Agenda packet, first session — Glendora City Council, December 13, 2022 (part 1 of 5)

SPECIAL NOTICE

IMPORTANT PUBLIC HEALTH AND SAFETY MESSAGE REGARDING

PARTICIPATION AT CITY COUNCIL MEETINGS

CHANGES AND ADDITIONAL OPPORTUNITIES RELATING TO PUBLIC MEETINGS All Brown Act meetings are subject to COVID-19 infection protocols. As of April 1, 2022, the City Council has determined that meetings will be considered in-person public “Brown Act” meetings for City of Glendora City Council, Board(s) and Commission(s) – for the period of time that the City is allowed to hold remote meetings under the cavalcade of public health orders, an elected or appointed official will have the ability to attend virtually, if needed. Due to the fluidity in which infection protocols are set and changed by Federal, State, and County the City will utilize a more flexible approach, that allows the City to conduct public meetings of the City via teleconferencing, in person and/or hybrid meetings pursuant to AB 361, or as long as the Governors Declaration of Emergency is extended.

Ways to participate?
 In-Person;
 Virtually via Zoom Video Communications;
To participate in the meeting from the comfort of your own home or office download zoom on any phone or computer device and use the following meeting ID# cityofglendora.org/zoom or https://zoom.us/j/9329247224 Want to watch?
All our City Council meetings can be watched live through Internet Streaming at www.cityofglendora.org, and/or through Spectrum cable television Channel 3 and Verizon Channel 31.

Ways to provide public comment?
You may give public comment at the commencement of the meeting when the presiding officer calls for public comment. Speakers are limited to three (3) minutes, speaking once, on both on- and off-agenda items. If there are public hearings scheduled, individuals will be given an additional opportunity to comment under said items. Please follow along with the meeting via www.cityofglendora.org/meeting, GlendoraTV cable channels, or City social media live feeds to ensure you call in at the appropriate time for your item(s). To ensure that the public is able to participate, the city is providing several methods in which the public can submit their comments:

OPTION 1: IN PERSON
Public Comments can be submitted via the Public Comment Card located in the back of the room and/or by the City Clerk desk at the front of the dais. Public Comment Cards should be submitted to the Clerk upon completion and before the closing of Public Comment or Public Hearing. When your name is called, please step to the podium and state your name before beginning your presentation.

OPTION 2: LIVE COMMENTS
Public is invited to participate via Zoom Video Communications by enter meeting ID# cityofglendora.org/zoom or https://zoom.us/j/9329247224. If you wish to address the governing board on any matter posted on the agenda or within subject matter jurisdiction should utilize one of the following protocols:

Utilizing “Raise Your Hand” Feature Utilizing “Chat” Feature Call In Step 1. Virtually “raise your hand”
using zoom,
Step 2. Wait to be called on by the City
Clerk, Step 3. Unmute your audio,
Step 4. Verbalize your comments (less
than 3 minutes)
Step 1. Utilizing “Chat” send a message to
webmaster and let them know which item(s)
you wish to comment on (aka: Public
Comment, Item #?)),
Step 2. Wait to be called on by the City Clerk,
Step 3. Unmute your audio,
Step 4. Verbalize your comments (less than 3
minutes)
Step 1. Dial (669) 900-6833,
Step 2. When prompted, enter the Meeting ID
932 924 7224. Once admitted, you will hear the
meeting live,
Step 3. At the beginning of public comment
and/or the public hearing item you wish to
comment, press Star 9 to request to speak,
Step 4. Once it is your turn, you will hear an
audio command asking you to press Star 6 to
unmute your mic.

OPTION 3: E-MAIL
Public Comments can be submitted via email to [email protected] with the subject “Public Comment – Insert Governing Body and Meeting Date”. Public Comments received will be added to the associated Agenda Packet before 5:00 p.m. each day leading up to meeting (weekends and holidays excluded). Emails received in real time and prior to the commencement of Public Comment Period or Public Hearing and not already incorporated in the agenda will be read out loud (up to 3 minutes).

OPTION 4: MAIL
Public comments may be mailed to 116 E. Foothill Boulevard, Glendora, ATTN: City Clerk’s Department-Public Comment. The City Clerk will read public comments received out loud (up to 3 minutes) into the public record if received before 5 p.m. on the date of the meeting. Otherwise, public comments will be considered late correspondence and incorporated into the meeting minute record.

If you have any questions, feel free to contact the City Clerk’s Department at (626) 914-8210.

Meeting Date: 12/13/2022 / Packet Page #: 1
Updated 12/12/2022
(Agenda Item 15 revised and
attachments added/revised)

CITY OF GLENDORA

CITY COUNCIL, SUCCESSOR AGENCY AND HOUSING AUTHORITY
AGENDA
TUESDAY, DECEMBER 13, 2022
COUNCIL CHAMBER, 116 E. FOOTHILL BOULEVARD
To participate virtually, download zoom on any phone or computer device and use the following meeting ID:
cityofglendora.org/zoom or https://zoom.us/j/9329247224

MAYOR/CHAIR
Karen K. Davis

MAYOR PRO TEM/VICE-CHAIR
Gary Boyer, District 3

COUNCIL/COMMISSIONERS
Michael Allawos
David Fredendall, District 2
Mendell Thompson, District 5

MEETING SCHEDULE
The regular meetings of the city council shall be held on the second and fourth Tuesday of each month, closed session business will commence at 6:00 p.m., when scheduled, and general business session will commence at 7:00 p.m.

BROWN ACT
Agendas are drafted to accurately state what the legislative body is being asked to consider. The legislative body can take action on “all items” listed on the agenda and be in compliance with the open meeting laws.

Pursuant to provisions of the Brown Act, no action may be taken on a matter unless it is listed on the agenda, or unless certain emergency or special circumstances exist. The governing body may direct staff to investigate and/or schedule certain matters for consideration at a future meeting.

COMMUNICATION AND ELECTRONIC DEVICES
To minimize distractions, please be sure all personal communication and electronic devices are turned off or on silent mode.

LIVE BROADCASTING AND REBROADCASTING
Regular City Council meetings are broadcast live every 2nd and 4th Tuesday of the month on City Website www.cityofglendora.org, Channel 3 (Cable) & Channel 31 (Verizon) and are replayed Thursday - Sunday the week following the meeting on Channel 3 (Cable) & Channel 31 (Verizon). All broadcasts can be viewed on Cox Communications Local Access Channel 3 and Verizon/Fios Channel 31. City Council meetings are also available via live webcast and at any time for replaying through the City's webpage at cityofglendora.org/citymeetings.

Meeting Date: 12/13/2022 / Packet Page #: 2
Updated 12/12/2022
(Agenda Item 15 revised and
attachments added/revised)

CITY OF GLENDORA

CITY COUNCIL, SUCCESSOR AGENCY AND HOUSING AUTHORITY
AGENDA
TUESDAY, DECEMBER 13, 2022
COUNCIL CHAMBER, 116 E. FOOTHILL BOULEVARD
7:00 PM GENERAL BUSINESS SESSION
NOTICE IS FURTHER GIVEN that to participate virtually, download zoom on any phone or computer device and use the following meeting ID: cityofglendora.org/zoom or https://zoom.us/j/9329247224

CALL TO ORDER

ROLL CALL

INVOCATION AND PLEDGE OF ALLEGIANCE
In permitting a nonsectarian invocation, the City does not intend to proselytize, advance, or disparage any faith or belief. Neither the City nor the City Council endorses any particular belief or form of invocation.  Invocation
 Pledge of Allegiance

STUDENT REPORTS - NONE

REORDERING OF AND ADDITIONS TO THE AGENDA

PUBLIC COMMENT
Three (3) Minute speaking time limit, speaking once, unless upon motion, such time is extended by the legislative body.

Any person may request to address a legislative body during a public meeting. Speakers are limited to three (3) minutes, speaking once, on both on- and off- agenda items, unless, upon motion, such time is extended by the legislative body. Such statements shall only be allowed during the Public Comment portion of the agenda. If there are any public hearings scheduled, individuals will be given an additional opportunity to comment under said items.

Speakers are not permitted to yield their time to another speaker. Public comment is limited to 30 minutes at each meeting, with the ability to extend if the legislative body so chooses by majority vote.

To ensure that the public is able to participate, the City may provide a variety of ways in which the public can submit their comment: in person, virtually, email, phone call, mail and any other method which may become available. Methods of participation may be subject to change during other such times when a State of Emergency, Health Order or State Executive Order limits in-person participation.

1. Public Comments received

MEMBER STATEMENTS/REPORTS

CITY MANAGER AND CITY ATTORNEY STATEMENTS

SPECIAL ITEMS

2. 2022 Oath of Office and City Council Reorganization
Meeting Date: 12/13/2022 / Packet Page #: 3

PUBLIC HEARINGS
Public hearings shall conform to the protocol established to conduct of public meetings, proceedings, and business in the City of Glendora. Following presentation of the staff report, the applicant/appellant will be allowed ten (10) minutes in which to make a presentation. Following the presentation of the applicant/appellant public testimony share be called, each speaker is limited to three (3) minutes, speaking once. The Presiding Officer may permit a five (5) minute rebuttal/summation by a representative of applicant/appellant. The public hearing will then be closed, and no member of the public shall be allowed to speak further unless, upon motion, and the public hearing is reopened by the governing body. Any person desiring to provide testimony during a Public Hearing item shall make his/her presence known to the Presiding officer. Speakers are entitled to submit written or other graphic evidence. All such evidence presented shall be retained by the City Clerk as part of the Clerk’s record.

PLEASE NOTE: If you challenge any of the proposed action(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing.

3. Consider the Appeal of Ms. Audrey Teasdale from Planning Commission Resolution No. PC 2022-11, Development Plan Review (PLN22-0016), Approving Two-story Residential Construction, Architectural and Plotting Changes to Homes Proposed for Construction in Tract 66608 (Phase 17-21 and Model Building / MBO; and Homes Proposed for Tract 66609 (Phase 22 / Meyer Lane); and to Eliminate 3 Homes from the Development Phasing Plan; and Compliance with the California Environmental Quality Act (CEQA) (Opened and Continued from November 8, 2022 meeting)
CITY RECOMMENDATION: 1. Conduct the required public hearing, opened and continued from November 8, 2022, on the appeal, pursuant the Glendora Municipal Code § 21.01.030, of Ms. Audrey Teasdale, 19005 East La Fetra Drive, Glendora CA 91741, of Planning Commission Resolution No. PC 2022-11; and 2. At the conclusion of the public hearing, and at City Council’s discretion, based on substantial evidence taken from the staff report (including all attachments), all correspondence timely received, and the public testimony entertained in the hearing, considered as a whole, take one of the following actions:

OPTION 1:
a. Adopt a City Council Resolution entitled “A RESOLUTION OF THE CITY

COUNCIL OF THE CITY OF GLENDORA, COUNTY OF LOS ANGELES, OVERRULING THE APPEAL OF MS. AUDREY TEASDALE AND AFFIRMING

THE DECISION OF THE PLANNING COMMISSION APPROVING
RESOLUTION NO. PC 2022-11, DEVELOPMENT PLAN REVIEW (PLN22-0016),

APPROVING TWO-STORY RESIDENTIAL CONSTRUCTION,

ARCHITECTURAL AND PLOTTING CHANGES TO HOMES PROPOSED FOR CONSTRUCTION IN TRACT 66608 (PHASE 17-21 AND MODEL BUILD OUT / MBO); AND HOMES PROPOSED FOR TRACT 66609 (PHASE 22 / MEYER LANE); AND TO ELIMINATE 3 HOMES FROM THE DEVELOPMENT PHASING PLAN,” and
b. Affirm and Adopt the Planning Commission’s findings that the California Environmental Quality Act (CEQA) Mitigated Negative Declaration (MND) was prepared for the Monrovia Nursery Specific Plan and Tract No’s 66608 and 66609 and adopted by the Glendora City Council on December 14, 2010, and INDEPENDENTLY ADOPT THE Addendum to the project’s CEQA Notice of Determination based upon the findings that no further environmental documentation is required for this project as there is no substantial evidence of information or changes as articulated under CEQA Guidelines § 15162 that would require the preparation of a subsequent MND; or
OPTION 2:
c. Adopt a City Council Resolution entitled “A RESOLUTION OF THE CITY

COUNCIL OF THE CITY OF GLENDORA, COUNTY OF LOS ANGELES, SUSTAINING THE APPEAL OF MS. AUDREY TEASDALE FROM PLANNING COMMISSION RESOLUTION NO. PC 2022-11, DEVELOPMENT PLAN REVIEW (PLN22-0016), APPROVING TWO-STORY CONSTRUCTION,

ARCHITECTURAL AND PLOTTING CHANGES TO HOMES PROPOSED FOR CONSTRUCTION IN TRACT 66608 (PHASE 17-21 AND MODEL BUILD OUT / Meeting Date: 12/13/2022 / Packet Page #: 4
MBO); AND HOMES PROPOSED FOR TRACT 66609 (PHASE 22 / MEYER LANE); AND TO ELIMINATE 3 HOMES FROM THE DEVELOPMENT PHASING PLAN; VACATING PLANNING COMMISSION RESOLUTION NO. PC 2022-11 AND REMANDING PLN22-0016 BACK TO THE PLANNING COMMISSION FOR

FURTHER REVIEW OF THE SAME CONSISTENT WITH THE GROUNDS
STATED IN APPEAL”
d. VACATE THE ADDENDUM TO THE PROJECT’S CEQA NOTICE OF

DETERMINATION BASED UPON THE FINDINGS THAT NO FURTHER

ENVIRONMENTAL DOCUMENTATION IS REQUIRED FOR THIS PROJECT AS

THERE IS NO SUBSTANTIAL EVIDENCE OF INFORMATION OR CHANGES AS ARTICULATED UNDER CEQA GUIDELINES § 15162 THAT WOULD

REQUIRE THE PREPARATION OF A SUBSEQUENT MND, AND REMAND THE

CEQA DETERMINATION BACK TO THE PLANNING COMMISSION FOR

FURTHER REVIEW OF THE SAME CONSISTENT WITH THE GROUNDS
STATED IN THE APPEAL or
OPTION 3:
e. Sustain the appeal of Ms. Audrey Teasdale of Planning Commission Resolution No.

PC 2022-11, in part, and overrule her appeal, in part, and direct staff to bring back to the next regularly scheduled City Council meeting a resolution consistent with the deliberations of the City Council following the close of the public hearing.

4. A Public Hearing to conduct Second Reading and Adoption of Ordinance No. 2074 adopting the 2022 California Building Codes
CITY RECOMMENDATION: Open and conduct the Public Hearing, accept evidence and testimony presented and in the absence of substantial evidence to the contrary: 1. Adopt on second reading an Ordinance No. 2074 entitled, “AN ORDINANCE OF THE CITY COUNCIL, ADOPTING THE 2022 EDITIONS OF THE CALIFORNIA FIRE CODE; CALIFORNIA BUILDING CODE; CALIFORNIA EXISTING BUILDING CODE; CALIFORNIA HISTORICAL BUILDING CODE; CALIFORNIA MECHANICAL CODE; CALIFORNIA PLUMBING CODE; CALIFORNIA ELECTRICAL CODE; CALIFORNIA RESIDENTIAL CODE; CALIFORNIA GREEN BUILDING STANDARDS CODE; AND CALIFORNIA ENERGY CODE; INCLUDING SELECTED APPENDICES THERETO,” by reading of the title only and waiving further reading.

5. A Public Hearing to Consider a Resolution Approving the General Plan Housing Element 2021-2029 for Compliance with the 6th Cycle Regional Housing Needs (Strategic Plan Item 1- ISED)
CITY RECOMMENDATION: Open and conduct the Public Hearing, accepted evidence and testimony presented and in the absence of substantial evidence to the contrary: 1. Adopt a Negative Declaration pursuant to the California Environmental Quality Act; 2. Adopt a City Council Resolution entitled: “A RESOLUTION OF THE CITY COUNCIL APPROVING A

GENERAL PLAN HOUSING ELEMENT, AND COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)”; and, 3. Authorize the Director of Community Development to submit the adopted Housing Element to the State Department of Housing and Community Development (HCD) and make non-substantive changes as necessary.

Meeting Date: 12/13/2022 / Packet Page #: 5

CONSENT CALENDAR
Items on the Consent Calendar will be enacted by one motion without individual discussion. There will be no separate discussion of these items unless a member of the governing body requests specific item(s) be removed from the Consent Calendar for separate action. Items removed from the Consent Calendar will be considered after the Consent Calendar is approved. Anyone wishing to address a Consent Calendar item should do so during the Public Comment Period.

6. Affirm minutes from November 8, 2022 Special and Regular Meetings CITY/AGENCY RECOMMENDATION: 1. Affirm the minutes as presented.

7. Review and affirm disbursements for November 2022 in the amount of $5,159,786.30 CITY/AUTHORITY RECOMMENDATION: 1. Review and affirm disbursements for November 2022 in the amount of $5,159,786.30

8. Consideration of a Resolution allowing for the continued use of "In-Person Hybrid Approach" for City of Glendora Brown Act Public Meetings December 30, 2022 through January 29, 2023, pursuant to the Ralph M. Brown Act and Assembly Bill No. 361 CITY RECOMMENDATION: 1. Adopt a City Council Resolution entitled, “A RESOLUTION

RE-RATIFYING THE PROCLAMATION OF A STATE OF EMERGENCY BY GOVERNOR NEWSOM ON MARCH 4, 2020, AND WHEN APPLICABLE REAUTHORIZING REMOTE TELECONFERENCE MEETINGS OF THE LEGISLATIVE BODIES OF THE CITY OF GLENDORA FOR THE 30-DAY PERIOD BEGINNING DECEMBER 30, 2022 THROUGH JANUARY 29, 2023 PURSUANT TO THE RALPH M.

BROWN ACT AND ASSEMBLY BILL NO. 361".

9. Due to the Appointment of a New Mayor consideration of a Resolution amending the City Council appointments for 2021-22 relating to the City Selection Committee Delegate, County Sanitation District No. 22 Delegate and Metro Gold Line Foothill Extension Construction Authority JPA alternate or delegate as required
CITY RECOMMENDATION: 1. Adopt a City Council Resolution entitled, " A

RESOLUTION AMENDING APPOINTMENTS FOR REGIONAL AND LOCAL BOARDS AND COMMITTEES FOR 2021-2022 TO COMPLY WITH THE REQUIREMENT THAT THE MAYOR OF THE CITY OF GLENDORA SERVE AS CITY’S REPRESENTATIVE IN THE FOLLOWING CAPACITIES: CITY SELECT COMMITTEE DELEGATE, COUNTY SANITATION DISTRICT NO. 22 DELEGATE, AND METRO GOLD LINE FOOTHILL

EXTENSION CONSTRUCTION AUTHORITY (JPA) DELEGATE OR ALTERNATE (AS REQUIRED), AND RESCINDING RESOLUTION CC 2021-09"; 2. Direct the City Clerk to insert the names of the newly appointed Mayor as assignments to the City Selection Committee, County Sanitation District No. 22 and Metro Gold Line Foothill Extension Construction Authority JPA as required; and, 3. All other appointments remain unchanged until the annual review which will take place in January 2023.

10. Second reading and adoption of Ordinance No. 2073 repealing and restating sections 2.40.010 through 2.40.160 to Chapter 2.40 "Purchasing System," of Title 2 "Administration and Personnel," of the Glendora Municipal Code
CITY RECOMMENDATION: 1. Waive full reading, read by title only and adopt on second reading Ordinance No. 2073 entitled, "AN ORDINANCE OF THE CITY COUNCIL REPEALING AND RESTATING SECTIONS 2.40.010 THROUGH 2.40.160 TO CHAPTER

2.40 "PURCHASING SYSTEM," OF TITLE 2 "ADMINISTRATION AND PERSONNEL," OF THE GLENDORA MUNICIPAL CODE."
Meeting Date: 12/13/2022 / Packet Page #: 6

11. Second Reading and Adoption of Ordinance 2072 Revising Sections 5.04.090 and 5.08.050 to Chapter 5.04 "LICENSES" and Chapter 5.08 “LICENSE TAXES,” of Title 5 "BUSINESS LICENSES AND REGULATIONS," of the Glendora Municipal Code (Strategic Plan Item 33- EMO)
CITY RECOMMENDATION: 1. Waive full reading, read by title only and adopt on second reading Ordinance No. 2072 entitled, "AN ORDINANCE OF THE CITY COUNCIL AMENDING SECTIONS 5.04.090 AND 5.08.050 TO CHAPTER 5.04 "LICENSES” AND CHAPTER 5.08 “LICENSE TAXES,” OF TITLE 5 "BUSINESS LICENSES AND REGULATIONS,” OF THE GLENDORA MUNICIPAL CODE."

12. City of Glendora and Glendora Successor Agency Investment Report for October 2022 CITY/AGENCY RECOMMENDATION: 1. Receive and file the Monthly Investment Activity Report for October 2022.

13. Second Reading and Adoption of Ordinance No 2071 replacing Section 21.03.100 of the Glendora Municipal Code regulating wireless telecommunication facilities on private and nonright of way property (PLN21-0043) CITY RECOMMENDATION: 1. Waive full reading, read by title only, and adopt on second reading Ordinance 2071 entitled, "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GLENDORA, CALIFORNIA REPEALING SECTION 21.03.100 OF THE GLENDORA ZONING CODE REGARDING THE REGULATION OF “ANTENNAE” AND ADDING A NEW SECTION 21.03.100 FOR THE REGULATION OF WIRELESS

TELECOMMUNICATIONS FACILITIES ON PRIVATE AND NON-RIGHT-OF-WAY PROPERTIES, REPEALING SECTION 21.10.230.C.10 OF THE ROUTE 66 CORRIDOR SPECIFIC PLAN (AREA-WIDE GUIDELINES), AND AMENDING TABLE 21.A.C TABLE C—PERMITTED AND CONDITIONALLY PERMITTED USES (PLN21-0043)."

14. Acceptance of Glendora Public Library Friends Foundation Grant Award for FY 2022-23 for Supplemental Funding for Programs and Services in the amount of $428,222 CITY RECOMMENDATION: 1. Approve the acceptance of $428,222 for supplemental funding for Library programs and services; and, 2. Authorize the necessary budget adjustments to increase estimated revenues and expenditures for the grant.

MEMBER AGENDA ITEMS - NONE

UNFINISHED BUSINESS - NONE

NEW BUSINESS

15. Approve changes to compensation and benefits for the Glendora Management Association (GMA), Executive Staff, and the City Manager and approve a tentative Agreement between the American Federation of State, County, and Municipal Employees Local 3915 (AFSCME) Meeting Date: 12/13/2022 / Packet Page #: 7
CITY RECOMMENDATION: 1. Adopt a City Council Resolution entitled, "A RESOLUTION OF THE CITY COUNCIL APPROVING A 2023-2025 MEMORANDUM OF UNDERSTANDING (MOU) WITH THE GLENDORA MANAGEMENT ASSOCIATION; 2.

Adopt a City Council Resolution entitled, "A RESOLUTION OF THE CITY COUNCIL

APPROVING AN AMENDMENT TO THE EXECUTIVE MANAGEMENT BENEFIT SCHEDULE; 3. Approve Amendment No. 6 to the City Manager Employment Agreement; and

4. Authorize the supplemental appropriation and budget adjustments necessary to fund the approved changes effective January 1, 2023; and 5. Adopt a Resolution entitled, “A

RESOLUTION OF THE CITY COUNCIL APPROVING A TENTATIVE AGREEMENT

BETWEEN THE AMERICAN FEDERATION OF STATE, COUNTY, AND MUNICIPAL EMPLOYEES LOCAL 3915 (AFSCME) FOR A THREE-YEAR TERM OF FEBRUARY 1, 2023 THROUGH JANUARY 31, 2026.”

MEMBER/STAFF CLOSING COMMENTS

ADJOURNMENT
I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda was posted on the Glendora City Hall bulletin board at 116 E. Foothill Boulevard and on the City of Glendora website at www.cityofglendora.org not less than 72 hours prior to the meeting in accordance with Government Code Section 54954.2.

Original Posting Dated: December 7, 2022
Revised: December 9, 2022 Kathleen R. Sessman, MMC
City Clerk/Communications Director
Meeting Date: 12/13/2022 / Packet Page #: 8

NOTICE TO THE PUBLIC
The City Council adopted new rules relating to the conduct of public meetings, proceedings, and business in the City of Glendora on February 9, 2021 (Resolution CC 2021-02) and go into effect on April 1, 2021.

City Council meetings are also available via live webcast and at any time for replaying through the City's webpage at cityofglendora.org/citymeetings. For more information, please contact the City Clerk’s office at (626) 914-8210.

MEETING SCHEDULE
Regular meetings of the City Council are held on the second and fourth Tuesday of each month, closed session business will commence at 6:00 p.m., when scheduled, and general business session will commence at 7:00 p.m. Agendas are available at the following locations:
• City Clerk's Office • Glendora Public Library Government Kiosk and Bulletin Board • Crowther Teen and Family Center Bulletin Board • City's web page at cityofglendora.org/citymeetings

PUBLIC COMMENT/PARTICIPATION
Any person may request to address a legislative body during a public meeting by submitting to the City Clerk a Speakers Request form and stating the topic to be addressed. Speakers Request forms shall be available at the Council Chambers throughout the council meeting.

Speakers are limited to three (3) minutes, speaking once, on both on- and off- agenda items, unless, upon motion, such time is extended by the legislative body. Such statements shall only be allowed during the Public Comment portion of the agenda. If there are any public hearings scheduled, individuals will be given an additional opportunity to comment under said items. Speakers are not permitted to yield their time to another speaker. Public comment is limited to 30 minutes at each meeting, with the ability to extend if the legislative body so chooses by majority vote.

CURFEW
In the absence of a motion duly adopted by majority vote of the City Council, the Presiding Officer may adjourn City Council meetings at 10:30 p.m. or as soon thereafter as is reasonably practicable. This means that under normal circumstance, the City Council will complete action on whatever agenda item is being discussed/debated at 10:30 p.m. after which the Presiding Officer shall adjourn the regularly scheduled meeting to a time certain at which time the meeting shall be reconvened as an Adjourned Regular Meeting of the City Council and action upon the published agenda continue.

STAFF REPORTS
As a general rule, staff reports, or other written documentation are prepared/organized with respect to each item of business listed on the agenda. Meeting agendas and staff reports are available at least 72 hours prior to the scheduled City Council meeting for public inspection at Glendora City Hall, via public kiosks located in the City Clerk’s office and at the Glendora Public Library during regular business hours, and on the City’s website at cityofglendora.org/citymeetings. In addition, meetings can be viewed live at the time posted on the agenda and related staff reports can be opened and viewed simultaneously along with the streaming of the meeting at cityofglendora.org/citymeetings.

SUPPLEMENTAL MATERIAL RECEIVED AFTER THE POSTING OF THE AGENDA Any supplemental writings or documents distributed to a majority of the City Council regarding any item on this agenda after the posting of the agenda will be available for public review in the City Clerk''s Office, 116 E. Foothill Boulevard, Glendora, California, during normal business hours. In addition, such writings or documents will be made available for public review at the respective public meeting and via the City’s website at cityofglendora.org/citymeetings.

SUBMITTAL OF INFORMATION BY MEMBERS OF THE PUBLIC FOR DISSEMINATION MEETINGS Any member of the public who desires to submit documentation in hard copy form may do so prior to the meeting by emailing their comments and/or information to [email protected]. This information will be disseminated.

CITY SERVICES TO FACILITATE ACCESS TO PUBLIC MEETINGS
It is the intention of the City of Glendora to comply with the Americans With Disabilities Act (ADA) in all respects. If, as an attendee or a participant at this meeting, you will need special assistance beyond what is normally provided, the City of Irvine will attempt to accommodate you in every reasonable manner. Please contact the City Clerk's Office at (626) 914-8210 no later than 72 hours prior to the meeting. (28 CFR 34.102.104 ADA TITLE II).

Assisted listening devices are available at the meeting for individuals with hearing impairments. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. (28 CFR 35. 102-35. 104 ADA Title II) For further information, please contact the office of the City Clerk at (626) 914-8210, or via e-mail at [email protected].

Meeting Date: 12/13/2022 / Packet Page #: 9

STAFF REPORT
TO: MAYOR AND COUNCIL MEMBERS DATE: DECEMBER 13, 2022
FROM: COMMUNITY DEVELOPMENT DISTRICT(S): 1
SUBJECT: CONSIDER THE APPEAL OF MS. AUDREY TEASDALE FROM PLANNING COMMISSION RESOLUTION NO. PC 2022-11, DEVELOPMENT PLAN REVIEW (PLN22-0016),

ENVIRONMENTAL QUALITY ACT (CEQA)

RECOMMENDATION
That the City Council:

1. Conduct the required public hearing, opened and continued from November 8, 2022, on the appeal, pursuant the Glendora Municipal Code § 21.01.030, of Ms. Audrey Teasdale, 19005 East La Fetra Drive, Glendora CA 91741, of Planning Commission Resolution No. PC 2022-11;

2. At the conclusion of the public hearing, and at City Council’s discretion, based on substantial evidence taken from the staff report (including all attachments), all correspondence timely received, and the public testimony entertained in the hearing, considered as a whole, take one of the following actions:

OPTION 1:
(a) Adopt a City Council Resolution entitled “A RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF GLENDORA, COUNTY OF LOS ANGELES, OVERRULING THE APPEAL OF MS. AUDREY TEASDALE AND AFFIRMING THE DECISION OF THE PLANNING COMMISSION APPROVING RESOLUTION NO. PC 2022-11, DEVELOPMENT PLAN REVIEW (PLN22-0016),

APPROVING TWO-STORY RESIDENTIAL CONSTRUCTION, ARCHITECTURAL AND PLOTTING CHANGES TO HOMES PROPOSED FOR CONSTRUCTION IN TRACT 66608 (PHASE 17-21 AND MODEL BUILD OUT / MBO); AND HOMES PROPOSED FOR TRACT 66609 (PHASE 22 / MEYER LANE); AND TO ELIMINATE 3 HOMES FROM THE DEVELOPMENT PHASING PLAN,” and
(b) Affirm and Adopt the Planning Commission’s findings that the California Environmental Quality Act (CEQA) Mitigated Negative Declaration (MND) was prepared for the Monrovia Nursery Specific Plan and Tract No’s 66608 and 66609 and adopted by the Glendora City Council on December 14, 2010, and INDEPENDENTLY ADOPT THE Addendum to the project’s CEQA Notice of Determination based upon the findings that no further environmental documentation is required for this project as there is no substantial evidence of information or changes as articulated under CEQA Guidelines § 15162 that would require the preparation of a subsequent MND; or
OPTION 2:
(c) Adopt a City Council Resolution entitled “A RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF GLENDORA, COUNTY OF LOS ANGELES, SUSTAINING THE APPEAL OF Item #3. Page 1
Meeting Date: 12/13/2022 / Packet Page #: 10
Staff Report Page 2 of 9
MS. AUDREY TEASDALE FROM PLANNING COMMISSION RESOLUTION NO. PC 2022-11, DEVELOPMENT PLAN REVIEW (PLN22-0016), APPROVING TWO-STORY CONSTRUCTION,

ARCHITECTURAL AND PLOTTING CHANGES TO HOMES PROPOSED FOR CONSTRUCTION IN TRACT 66608 (PHASE 17-21 AND MODEL BUILD OUT / MBO); AND HOMES PROPOSED FOR TRACT 66609 (PHASE 22 / MEYER LANE); AND TO ELIMINATE 3 HOMES FROM THE DEVELOPMENT PHASING PLAN; VACATING PLANNING COMMISSION RESOLUTION NO. PC 2022-11 AND REMANDING PLN22-0016 BACK TO THE PLANNING COMMISSION FOR FURTHER REVIEW OF THE SAME CONSISTENT WITH THE GROUNDS STATED IN APPEAL” (d) VACATE THE ADDENDUM TO THE PROJECT’S CEQA NOTICE OF

DETERMINATION BASED UPON THE FINDINGS THAT NO FURTHER ENVIRONMENTAL

DOCUMENTATION IS REQUIRED FOR THIS PROJECT AS THERE IS NO SUBSTANTIAL

EVIDENCE OF INFORMATION OR CHANGES AS ARTICULATED UNDER CEQA GUIDELINES § 15162 THAT WOULD REQUIRE THE PREPARATION OF A SUBSEQUENT MND, AND

REMAND THE CEQA DETERMINATION BACK TO THE PLANNING COMMISSION FOR

FURTHER REVIEW OF THE SAME CONSISTENT WITH THE GROUNDS STATED IN THE APPEAL or
OPTION 3:
(e) Sustain the appeal of Ms. Audrey Teasdale of Planning Commission Resolution No.

3. Consider waiving the remaining balance of the total “actual costs” incurred ($11,340.63) for the processing of this appeal.

EXECUTIVE SUMMARY
On October 4, 2022, the Planning Commission conducted a public hearing to consider a Development Plan Review application, PLN22-0016 (the “DPR”), which included a request for two- story residential construction, architectural and plotting changes to homes proposed for construction in Tract 66608 (Phase 17-21 and model build out/MBO), homes proposed for Tract 66609 (Phase 22/Meyer Lane), and to eliminate 3 homes from the development phasing plan. The proposed architectural changes would result in homes smaller in size than existing the existing approved plan and would incorporate updated architecture for the same (the so-called “La Colina/Monrovia Nursery Project”).

The revised homes would consist of one-story and two-story plan types. The plotting of the two-story homes (11 total) would conform to the Monrovia Nursery Specific Plan and none of the two-story homes will be located immediately adjacent to any existing neighborhood homes adjacent to Tract 66608. The three (3) homes removed from the existing development phasing plan would accommodate two debris basins near Yucca Ridge Road (on Lots 13, 14, and 15). The DPR application and the Planning Commission Staff Report are, collectively, Attachment A. Planning Commission Resolution No. PC 2022- 11 approving the same is Attachment B.

Planning Commission Resolution No. 2022-11 approved the following:
“[1] architectural and plotting changes to homes proposed for construction in Tract 66608 (Phase 17-21 and model build out/MBO); and homes proposed for Tract 66609 (Phase 22/Meyer Lane); and
[2] elimination of 3 homes from the development phasing plan of the MNSP project.” On October 19, 2022, the City Clerk’s Office received a timely appeal from Ms. Audrey Teasdale, 19005 East La Fetra Drive, Glendora CA 91741, appealing Planning Commission Resolution No. PC 2022-11 approving this DPR and making certain CEQA findings. The written appeal is Attachment C. The Item #3. Page 2
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correspondence to the Planning Commission from Ms. Teasdale and two (2) letters from her legal counsel, Attorney Christopher Sutton, are collectively attached to this staff report as Attachment D.

This appeal was set for a public hearing on the November 8, 2022 City Council agenda. However, during the Special City Council meeting of that same date, a letter was received from Attorney Sutton which neither the City Council nor staff had an opportunity to review or consider. As a consequence, and at the request of the City Attorney, the public hearing was opened and continued so as to allow the City Council, planning staff, the Office of the City Attorney, and counsel for the applicant/respondent time to consider to the same. Letters received from counsel for the applicant/respondent are attached to this staff report as Attachment E.

LEGISLATIVE HISTORY / PREVIOUS ACTIONS
The California Constitution, Article XI, § 7, and California Government Code §§ 65000 et seq., 38774, 38775, and 65850(b), grants local governments the authority under their police powers to regulate, review and approve land uses. Consistent with that land use authority, in December, 2010, the City Council adopted the Monrovia Nursery Specific Plan (MNSP) and Tract Nos. 66608 and 66609. The MNSP provides guidance and standards for the development of approximately 95 acres of land formerly used as a container nursery by the Monrovia Growers Association. The Specific Plan provides for 124 large single-family homes on 20,000+ square foot lots.

On December 10, 2010, the City Council adopted Resolution No. 2010-46 approving a Vesting Tentative Map for Tract 66608 of the La Colina/Monrovia Nursery Project.1 In 2012, the City approved Ordinance No. 1965, Resolution Nos. 2012-62, and Resolution 2012-63 for the La Colina/Monrovia Nursery Project.

Each of these legislative actions are attached as Attachments F, G, and H, respectively.

These resolutions and the ordinance approved modifications to the grading plan, two-story homes, a phasing plan, and an extension of the map. Finally, on July 14, 2015, the City Council approved the Final Map for the La Colina/Monrovia Nursery Project. The staff report reflecting that action is attached as Attachment I.

DISCUSSION
In her written appeal, Ms. Teasdale advised that she would “detail these violation of law later at or prior to the public hearing on the appeal.” Those “details” were provided on November 8, 2022, at approximately 4:30 p.m., as a second letter from Attorney Sutton. Staff, in consultation with the Office of the City Attorney, have carefully reviewed both of the Sutton letters and remain of the opinion the appeal of Ms.

Teasdale and the letters of her legal counsel raise issues that are unrelated to the DPR application presented to and considered by the Planning Commission. These issues are simply not appealable because the matters raised in the appellant’s “details” were never the subject of the DPR application or before the Planning Commission. Moreover, these “details” attempt to raise issues which are time-barred in any event.

In his second letter to the City Council, Attorney Sutton argues that an appeal to the City Council is not limited to issues raised at or objections asserted to the Planning Commission in connection with the approvals sought in the DPR application. For this proposition, he cites to Glendora Municipal Code §21.02.040 and all of its subsections.

However, the Glendora Municipal Code is to the contrary. First, Glendora Municipal Code § 21.01.040(F) provides that “any action of the director, committee, or commission may be appealed to the council by any person or two members of the council.” Sub-section (F)(2) further provides that “[i]f the matter which is the subject of an appeal was acted on or decided at a public hearing, a public hearing shall be held 1 Ms. Teasdale noted in her letter to the Planning Commission: “The Conditions of Approval for tract 66608 are missing numbers 28-36 on the document.” Staff responds there was a numbering error in Resolution No. 2010-

46. There were no missing condition nos. 28-36.

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as prescribed in subsection E of this section.” So appeals are, by code, limited to the actions of the Planning Commission in considering and approving the DPR application (PLN22-0016) as reflected in Planning Commission Resolution No. 2022-11.

As noted, the only “actions” of the Planning Commission were to approve “[1] architectural and plotting changes to homes proposed for construction in Tract 66608 (Phase 17-21 and model build out/MBO); and homes proposed for Tract 66609 (Phase 22/Meyer Lane); and [2] elimination of 3 homes from the development phasing plan of the MNSP project.” These are the only “actions” that can be appealed to the City Council.

Second, Glendora Municipal Code § 21.01.040(E) provides that appeals of the decision of the Planning Commission are governed by Glendora Municipal Code § 21.01.030, which specifically provides, at subsection “F,” as follows: “The council may affirm, modify or reverse the previous decision which is the subject of the appeal.” So, the City Council may only review the “previous decision” of the Planning Commission and either affirm, modify, or reverse the two actions reflected in Resolution No. PC 2022-11.

Glendora Municipal Code § 21.01.040(F)(2) “prescribes” “[i]f the matter which is the subject of an appeal was acted on or decided at a public hearing, a public hearing shall be held as prescribed an subsection E of this section.” Staff does not dispute that Ms. Teasdale is entitled to a “new full public hearing” of two actions of the Planning Commission in Resolution No. PC 2022-11, but that appeal hearing is necessarily limited to the subject matter(s) of the DPR application (PLN22-0016).

Nothing in Glendora Municipal Code § 21.01.030 affords an appealing party the right raise on appeal issues that were never the subject of the DPR application (PLN22-0016) or are beyond the two actions taken by the Planning Commission. Accordingly, in consultation with the Office of the City Attorney, staff views the objections raised by Ms. Teasdale or her legal counsel as fundamentally not eligible for consideration in this appeal hearing; hence these objections are not appealable. 1(a). The Monrovia Nursery Specific Plan prohibits new streets to extend from new residential developments inside the City of Glendora into adjoining cities or unincorporated areas.

The new proposed Rodriguez Way violates this prohibition. Tract No. 66608 is within the City of Glendora and Barranca Avenue is in L.A. County unincorporated area. 1(b). The City of Glendora General Plan, Circulation Element, prohibits new streets to extend from new residential developments inside the City of Glendora into adjoining cities or unincorporated areas. The new proposed Rodriguez Way violates this prohibition.2 Staff notes that a street extension was not the subject of the DPR application (PLN22-0016). As such, the objections raised by Ms. Teasdale and her legal counsel are not eligible for consideration in this appeal hearing. Equally important, staff notes the General Plan Circulation Element, to which Attorney Sutton makes reference, prohibits new connections only with adjoining “cities.” The Los Angeles County island adjacent to Barranca is not an adjoining city, but an unincorporated island within the City of Glendora’s sphere of influence. The Circulation Element provides, in relevant part, as follows:
“For new development, the City shall not permit vehicular connections into the 2 In her written communication to the Planning Commission, Ms. Teasdale characterized her objection in this manner: “The General Plan’s Circulation Element Goal 5 and supporting policies prohibit new vehicle connections between Glendora residential streets and other jurisdictions except for emergency access.” (Emphasis added.) As is noted in the body of this report, that is not how the relevant section of the Circulate Element actually reads. Citing to Glendora Municipal Code § 21.13.040, Ms. Teasdale further argues: “the current city of Glendora general plan policy no longer allows the extension of streets or completion of street links between the city of Glendora and other jurisdictions.” (Emphasis in her original.) Of course, this text makes reference to the City’s General Plan. The relevant section of the General Plan is the Circulation Element quoted verbatim in this report, which only prohibits “vehicular connections into the planning area from adjoining cities.” Hence the general language in Section

21.13.040 must give way to the specific language found in the General Plan’s Circulation Element.

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planning area from adjoining cities except where emergency access is deemed appropriate. The City shall require appropriate limited access devices and improvements in its environmental review and land development processes to ensure vehicular connections are limited to emergency vehicles only.” (Emphasis added.) Staff, in consultation with the Office of the City Attorney, are of the considered opinion this language in the Circulation Element does not apply to unincorporated Los Angeles County, nor has Ms. Teasdale or her legal counsel cited any authority to the contrary.

2. There have been extreme changed circumstances since the 2010 CEQA analysis was reviewed by the Glendora City Council. . . . A new traffic study is required to ensure that the higher increased traffic levels since 2007 can be addressed in new mitigation measures, such as stop signs of traffic signal along Barranca Avenue.

The DPR application (PLN22-0016) involves a reduction of the number of homes previously approved for construction. Alleged changes in traffic had nothing to do with the DPR application and are not eligible for consideration in this appeal hearing. Moreover staff, in consultation with the Office of the City Attorney, notes the final Mitigated Negative Declaration for the La Colina/Monrovia Nursery Project was adopted on or about December 10, 2010. Under California law, any challenge to this environmental action, including any studies undertaken in connection with the same, had to be brought as noted below, at the latest, within 180 days of the adoption of the Mitigated Negative Declaration for this project. That time period has long since expired.

Staff further note that changes in traffic volumes, standing alone, will not trigger a requirement for further environmental review (or new traffic studies). Subsequent traffic analysis may be required only if (a) there are substantial changes to the project; or (b) there are substantial changes in the project’s circumstances; or (c) new information that could not have been known at the time becomes available and such new information will lead to new significant environmental effects or a substantial increase in the severity of previously identified significant effects. (Pub. Res. Code § 21166(c); 14 Cal. Code Regs. § 15162(a)(3); American Canyon Community United for Responsible Growth v. City of American Canyon (2006) 154 Cal.App.4th 1062.)
Approval of the DPR does not represent a “substantial change” to the approved La Colina/Monrovia Nursery Project and there is no evidence (other than an assertion) presented by Ms. Teasdale or her legal counsel in their submissions that would meet the legal criteria for requiring a new or updated traffic study in connection with the Planning Commission’s approval of the DPR application.3 City staff prepared and there was adopted a “Mitigated Negative Declaration” in 2010. On page 3 of the Staff Report to the Planning Commission staff advised that a “Notice of Determination” was filed for the Mitigated Negative Declaration. Accordingly, 14 Cal. Code Regs. § 15112(c)(1) imposed a 30 day limitations period from the time such Notice was posted. Even if staff had not posted such a Notice, 14 Cal. Code Regs. § 15112(5)(A) imposed a 180 day limitations period from the date of project approval. Either way, all of the CEQA arguments raised by counsel for Ms. Teasdale are time-barred.

The Planning Commission adopted a CEQA “Addendum” for the DPR. An Addendum does not re-open the entirety of the underlying Mitigated Negative Declaration for the La Colina/Monrovia Nursery Project.

Rather, an addendum is prepared for minor or technical changes or additions are made to a project. (14 Cal. Code Regs. § 15164.) As detailed in the staff report to the Planning Commission, staff presented 3 In her letter to the Planning Commission Ms. Teasdale notes: “The Los Angeles County Dept of Public Works, County of LA Traffic Division sent Glendora City a letter 10/28/2010 stating the Traffic Impact Analysis report has NOT been completed accurately.” While that may have been the view of the County back in 2010, that was not the view of City staff or the City Council in 2010. As will be discussed later in this report, it is far to late for Ms. Teasdale to raise this letter as a basis for appealing the decision of the Planning Commission.

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findings that demonstrated the DPR did not present substantial environmental changes necessitating further review.

3. The “Development Review” is a misnomer. This is an amendment to Tract No, 66608.

The number of homes is being decreased and a new debris basin is being proposed. This is beyond of the scope of the “Development Review” allowed in the Glendora Zoning Code. A hearing on amending Tract Map No. 66608 must occur at the Glendora City Council.

The Glendora Municipal Code, commencing at Chapter 21.02, of Title 21, Zoning, provides for “development review” where existing “development plans can be reviewed to ensure orderly development, aesthetic design, safe and harmonious placement . . . .” The application presented to and approved by the Planning Commission called for review of two-story homes, architectural and plotting changes to future homes on remaining phases of the La Colina/Monrovia Nursery project and the elimination of three (3) homes from the development phasing plan. The homes to be removed from the development phasing plan will accommodate two basins near Yucca Ridge Road (on Lots 13, 14, and 15), the purpose of which is to accommodate updated mud debris flow analysis.

In staffs’ view this application was property characterized and processed as a DPR because the application sought to review “existing development plans,” to “ensure orderly development” and “harmonious placement” of the remaining homes in this La Colina/Monrovia Nursery Project. That finding is specifically incorporated into Planning Commission Resolution No. PC 2022-11:
“WHEREAS, GMC § 21.02.040 provides that the purpose of a DPR is to establish procedures “whereby development plans can be reviewed to ensure orderly development, aesthetic design, safe and harmonious placement and to:

1. Prevent or minimize adverse impacts on property in the vicinity;

2. Implement the general plan and applicable specific plans;

3. Protect the public health, safety and welfare;

4. Site structures and other improvements in a manner that is in harmony with the terrain and existing developments in the vicinity;

5. Encourage and promote energy-efficient design.”
The appellant claims the reduction in the number of single-family homes should require a specific plan amendment, relying on Glendora Municipal Code § 21.13.110(A)(1), because the northern portion of the specific plan east of Yucca Ridge includes 38 single-family residential lots, and that the reduction violates the specific plan. While the DPR application does reduce the number of homes by three; the number of lots will remain unchanged (Glendora Municipal Code § 21.13.410(C)(1)).

Instead of homes, lots 13, 14 and 15 are repurposed for two debris basins that are required to protect the new and existing residential neighborhoods. In determining the appropriate application for repurposing three lots, staff referenced Glendora Municipal Code § 21.13.410, which provides guidance on determining substantial conformance and permitting for the project.

Glendora Municipal Code § 21.13.410(A) through (E) identifies development activities which may be issued under an administrative determination, by approval of the Planning Commission, or by the City Council. Section Glendora Municipal Code § 21.13.410(C)(3) requires Planning Commission approval of a master building phasing plan and two-story single-family residences. Consequently, the processing of this DPR application with approval of the Planning Commission is entirely consistent with the municipal code.

As noted, Glendora Municipal Code § 21.13.410(C)(1) requires an amendment to the specific plan only when there is an increase or decrease in the number of lots. The number of lots will remain unchanged, so a specific plan amendment was not required. Lastly, Glendora Municipal Code § 21.13.410(B)(7) allows administrative approval for project infrastructure which satisfy the intent of the specific plan, provided no new environmental impacts are created beyond those evaluated for the project. The debris basins are consistent with the project entitlements, and the Planning Commission determined, through an Item #3. Page 6
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addendum to the Mitigated Negative Declaration, that no new impacts are created by the proposed modifications to the debris basins. Accordingly, consideration of the DPR application by the Planning Commission, followed by this appeal, was consistent with the City’s municipal code. 4(a). In 2015 the City Council imposed numerous continuing conditions on the development of Tract Map. No. 66608. The Planning Commission, as directed by the staff, is failing to consider those 2015 conditions of approval.
4(b). In 2010 the City Council imposed numerous continuing conditions on the development of Tract Map. No. 66608. The Planning Commission, as directed by the staff, is failing to consider those 2015 conditions of approval.

None of the actions of the City Council in 2010 or 2015 are the subject of the DPR application. As such these 2010 or 2015 conditions of development are not eligible for consideration in this appeal hearing.

Moreover, these conditions were adopted years ago, a re-opening of such conditions is time-barred in any event. This was explained in the recent case of Redondo Beach Waterfront, LLC v City of Redondo Beach (2020) 51 Cal.App.5th 982 as follows:
“Finding that the Developer's rights against the City vested in mid-2016 after the City deemed the application for a vesting tentative tract map to be complete—and well after the Developer committed significant resources to the Project—fulfills the Legislature's stated desire to provide stability for the private sector. In other words, at this point in the Project, it was reasonable for the Developer to ‘be able to rely upon an approved vesting tentative map prior to expending [further] resources and incurring [additional] liabilities without the risk of having the project frustrated by subsequent action by the approving local agency.’ (Gov. Code, § 66498.9, subd. (b).)” (Emphasis added.)
Planning Commission Resolution No. 2022-11 approved only the DPR application and no issues regarding the City Council actions in 2010 or 2015 were involved in that application. Moreover, were the City Council to grant this appeal, all of the entitlements previously approved by the City and reflected in the Final Map could proceed to full implementation in any event.

As noted, with the adopting of the 2010 MNSP the City prepared a Mitigation Negative Declaration and a subsequent Addendum thereto. At pages 5-6 of the Project Analysis attached to the Planning Commission Report, staff advised: “Additional [debris] basins have been anticipated with previously approved grading plans and new proposed modifications that relocate them entirely on Lots 13, 14, 15 which is substantially consistent with the Specific Plan, the Project’s conditions of approval, the project’s CEQA mitigation measures.” In addition, at page 6 of such Analysis, staff further advised: “City Council Resolution 2010-46, Condition #61, explains three possible solutions to address flooding and debris flow. The solutions include on[e] or more debris detention facilities, as reflected in the current proposal.” Thus, it is clear that the addition of up to two (2) debris basins were consistent with the MNSP, were contemplated in 2010, and covered by the Mitigated Negative Declaration. No additional CEQA analysis is required.

The fact counsel for Ms. Teasdale complains that a “secret hydrology study” was performed leading to the decision to add two debris basins, the same was not before either the Planning Commission because the probability of additional debris basins was taken into account back in 2010. CEQA analyses are to be performed early enough in the planning process to allow for meaningful consideration of potential environmental impacts of physical development, but not so late that “every curb and gutter is scrutinized.” In point of fact, the final hydrology study for the La Colina development was and is a matter of public record. Resolution No. 2010-46 (Attachment F), Condition of Approval No. 61, specifically required a final hydrology study to be completed prior to recordation of the Final Map. Review and approval of the final hydrology study is not a discretionary action requiring either Planning Commission or City Council review.

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Rather, the hydrology study is technical report that serves to implement the approved development in accordance with existing project entitlements. Recordation of the Final Map was approved by City Council in 2015 (Attachment, and approval of the final hydrology study was included in the action approving the Final Map (Attachment I). The developer's engineer used the approved 2014 final hydrology study to determine the appropriate size and configuration of the debris basins (discussed above).

5. California Government Code Section 65454 provides no specific plan may be adopted unless it is consistent with the City’s general plan. Likewise, the city cannot approve any subdivision unless it is also consistent with the General Plan. Actions approved by a city that are in conflict with City's general plan are void.

The MNSP was not a subject of the DPR application. The MNSP was not before the Planning Commission in the DPR application and is not eligible for consideration in this appeal hearing. The specific plan was adopted by Ordinance No. 1944 (Attachment J). Resolution No. 2010-46 approving a Vesting Tentative Map for Tract 66608 of the La Colina/Monrovia Nursery Project was adopted on December 10, 2010. In consultation with the Office of the City Attorney staff are advised that, pursuant to Government Code § 66499.37, any challenge to either the MNSP or the La Colina/Monrovia Nursery Project as being inconsistent with the City’s General Plan had to be filed in Superior Court not later than 90-days of the adoption of the same:
“Any action or proceeding to attack, review, set aside, void, or annul the decision of an advisory agency, appeal board, or legislative body concerning a subdivision, or of any of the proceedings, acts, or determinations taken, done, or made prior to the decision, or to determine the reasonableness, legality, or validity of any condition attached thereto, including, but not limited to, the approval of a tentative map or final map, shall not be maintained by any person unless the action or proceeding is commenced and service of summons effected within 90 days after the date of the decision.” (Government Code § 66499.37.)
(See, also, Government Code § 65009(c); Weiss v. City of Del Mar (2019) 39 Cal.App.5th 609.)

FISCAL IMPACT
The Master Fee Schedule provides a party appealing the decision of the Planning Commission shall reimburse the City for its “actual costs” in processing the appeal:
“The appellant shall, at the time of filing the appeal with the City, deposit a $2,000 initial deposit plus time and materials for expenses beyond initial deposit, as determined by the City. Subsequent deposits as determined by the City to cover the City's costs in increments of $1,000 shall be deposited until the appeal process is complete. The appellant's failure to deposit subsequent deposits with the City within seven (7) days of written notification by the City shall result in suspension of the appeal until the subsequent deposits are received by the City. If the City's costs are less than the amount of the deposit, the balance shall be returned to the appellant within 90 days of the City's final decision. Actual costs shall include all supervision, overhead, equipment, hourly wages and fringe benefits of the employees and consultants involved.” (Emphasis added.)
To date the “actual costs” to the City for staff time in processing this appeal totals approximately $13,340.63, which is due and owing from Ms. Teasdale. Staff has yet to provide written notification of these amounts to Ms. Teasdale and it rests with the sound discretion of the City Council to seek recovery of any, some, or all of these “actual costs.” Staff is recommending that the balance of the total cost incurred ($11,340.63) be waived given that the City’s existing code places a disproportionate cost burden on appellants.

It should be noted that this fee structure will be reviewed and updated as part of the upcoming two-year Item #3. Page 8
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budget process.

ENVIRONMENTAL DETERMINATION
In the event the City Council takes an action to overrule the appeal, the legal effect of the same would be to adopt the CEQA findings of the Planning Commission as reflected in resolution alternative (A). Should the City Council elect to grant the appeal, in whole or in part, and send the matter back to the Planning Commission, the CEQA findings of the Planning Commission may undergo further consideration as reflected in resolution alternative (B).

Prepared By William W. Wynder, City Attorney
Jeff Kugel, Community Development Director
Concurs With Paulette Koss, Planning Commission
Reviewed By Jeff Kugel, Community Development Director
Certified to Availability of Funds Marie Ricci, Administrative Services Director/City Treasurer Approved By Adam Raymond, City Manager
Legal Review William W. Wynder, City Attorney
CEQA Review Jeff Kugel, Community Development Director
ATTACHMENTS:

A. PLN22-0016 – Report and Application Package
B. Commission Resolution No. PC 2022-11
C. Teasdale Appeal
D. Teasdale & Sutton Letters
E. Andrew Fogg Letter
F. Council Resolution 2010-46
G. Ordinance No. 1965
H. Council Resolutions 2012-62 and 2012-63
I. July 14, 2015 Final Map Report
J. Ordinance No. 1944 (Exhibit A not included)
K. Resolution (A) – Overruling the Appeal
L. Resolution (B) – Sustaining the Appeal
M. Public Hearing Notice of Continuation from November 8, 2022 Meeting N. Presentation La Colina Appeal
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RESOLUTION NO. PC 2022-11

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

GLENDORA, CALIFORNIA, APPROVING A DEVELOPMENT PLAN

REVIEW (DPR) REQUEST SEEKING APPROVAL FOR

THE PLANNING COMMISSION
City of Glendora, California
WHEREAS, On March 15, 2022, a Development Plan Review (DPR) application (File No. PLN21-0016) was submitted by William Lyons (Taylor Morrison) requesting approval for architectural product change on 32 single-family residences in Tract 66608 in the North Tract and 5 single-family residences in Tract 66609 at Meyer Lane. The application also states that plotting of homes will be in conformance with the MNSP exhibit “One-Story Exhibit - lots were only single story structures will be allowed”; and
WHEREAS, the subject site areas have a General Plan (Community Plan 2025) designation of Low Density Residential and a zoning designation of Monrovia Nursery Specific Plan; and
WHEREAS, On December 14, 2010, the Monrovia Nursery Specific Plan (MNSP) and Tract No’s 66608 and 66609 were adopted by the Glendora City Council. The MNSP is incorporate in the Glendora Municipal Code as Title 21 Zoning – Chapter 21.13. The City Council adopted the Monrovia Nursery Specific Plan to provide guidance and standards for future development of the vacated Monrovia Nursery property located between Sierra Madre Avenue and the Metro railroad right-of-way and between the Azusa-Glendora City boundary and Barranca Avenue (Glendora Monrovia Nursery property); and
WHEREAS, the City Council of the City of Glendora adopted an addendum to the adopted mitigated negative declaration to expand the area to be annexed from Los Angeles County as part of the development of the Glendora Monrovia Nursery property at a public hearing held on December 13, 2011; and
WHEREAS, On September 25, 2012, the City Council adopted the following as part of the MNSP project:
 a Development Plan Review for 2-story residential construction and construction phasing for the MNSP development;
 amendment to the MNSP to incorporate technical changes relative to pad elevations, drainage facilities and retaining walls;
 minor technical changes to the MNSP and one year time extension.

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WHEREAS, since the 2012 approximately 81 homes within Tract No’s 66608 and 66609 have been completed or are under construction; and WHEREAS, Glendora Municipal Code (GMC) §21.02.040 establishes procedures for the review of development applications proposed through Development Plan Review (DPR) application; and
WHEREAS, GMC §21.02.040 provides that the purpose of a DPR is to establish procedures “whereby development plans can be reviewed to ensure orderly development, aesthetic design, safe and harmonious placement and to:

1. Prevent or minimize adverse impacts on property in the vicinity;

2. Implement the general plan and applicable specific plans;

3. Protect the public health, safety and welfare;

4. Site structures and other improvements in a manner that is in harmony with the terrain and existing developments in the vicinity;

5. Encourage and promote energy-efficient design.”; and WHEREAS, GMC §21.02.040(G) provides that the reviewing body (in this case, the Planning Commission) may impose such conditions as it deems necessary to ensure that the project will meet the development standards of the zone and the purpose and intent of the DPR; and
WHEREAS, a public hearing was held by the Planning Commission of the City of Glendora on October 4, 2022, after due notice was given as required by law, at which time oral and documentary evidence was introduced along with the written recommendation of the Planning Division staff of the City of Glendora.

NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF GLENDORA AS FOLLOWS:

SECTION 1. The Planning Commission hereby affirms that a California Environmental Quality Act (CEQA) Mitigated Negative Declaration (MND) was prepared for the Monrovia Nursery Specific Plan and Tract No’s 66608 and 66609 and adopted by the Glendora City Council on December 14, 2010. A Revised Addendum for the previously adopted MND was adopted by City Council September 25, 2012. The adopted MND and addendum included the full analysis for future construction of the residential homes currently under construction. It has been determined that the requested changes associated with the subject DPR application would not result in any new significant environmental effects beyond those impacts previously analyzed, therefore no additional subsequent environmental analysis is necessary for the proposed project.

An Addendum to the project’s CEQA Notice of Determination will be added in the project file for documentation (Attachment L) and based upon its findings, no further environmental documentation is required for this project as there is no substantial evidence of information or changes as articulated under CEQA Guidelines Section 15162 that would require the preparation of a subsequent MND.

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SECTION 2. The Planning Commission hereby approves and makes Findings With Facts, which are hereby incorporated in full.

FINDINGS FOR DEVELOPMENT PLAN REVIEW

1. The use is authorized pursuant to this title.

FACT: Approval of the development plan review allows architectural and plotting changes to future homes construction on remaining phases to an already approved and under construction project (La Colina/Monrovia Nursery project). Note only the two-story homes are subject to Planning Commission approval and single story homes are included for reference. Second story construction is authorized pursuant to §21.13.410.C and §21.02.040 of the Glendora Municipal Code. Elimination of 3 homes from the development phasing plan is needed to accommodate construction of two basins near Yucca Ridge Road (on Lots 13, 14, and 15), the purpose of which is to accommodate additional mud debris flow. Elimination of 3 houses from development plan (not a reduction in lots) is authorized pursuant to §21.13.410 of the Glendora Municipal Code.

2. The use is consistent with the General Plan and other applicable plans.

FACT: The subject property maintains a General Plan Land Use Designation of Low Density Residential (1.1 – 3 dwelling units per acre) and an implementing zone of Monrovia Nursery Specific Plan. The project proposes a single family residential density of approximately 0.8 dwelling units an acre which does not exceed the maximum allowable land use density. The project has minimum lot sizes of 20,000+ square feet which is consistent with the Monrovia Nursery Specific Plan.

The General Plan and Specific Plan contain goals and policies that support the already approved project and the proposed changes. In evaluating the proposal, staff found the following excerpts from the General Plan Land Use Element to be relevant:
 Goal LU-7: A diverse range of housing choices.
 Policy LU-10.1: Ensure the design and development of infill projects compliments existing development in terms of scale, character, and pedestrian quality.  Policy LU-10.4: Provide for a thorough evaluation of vacant and underutilizes sites within the City of Glendora, including…Monrovia Nursery… The City’s Housing Element, includes the following:
 GOAL 3: Provide suitable sites for housing development which can accommodate a range of housing by type, size, location, price, and tenure.  Policy 3.1: Implement land use policies that allow for a range of residential densities and products, including low-density single-family uses, moderate-density townhomes, and higher-density apartments, condominiums, and units in mixed-use development.
 Policy HU-3.3: Encourage compatible residential development in areas with recyclable or underutilized land.

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3. The site can accommodate the development standards of this title or as otherwise required.

FACT: The applicants have approved entitlements for a project of 121 single family residential homes on 20,000+ square foot lots with all street access and public utility systems consistent with the Monrovia Nursery Specific Plan. Approximately 81 homes have already been built to date. Conditions of approval for the original tentative tract maps and modifications, and this development plan review identify infrastructure improvements to accommodate the proposed homes. To accommodate updated mud debris flow analysis which has been identified, three homes will not be constructed and instead debris basins built (on Lots 13, 14, and 15).

4. The site is adequately served by streets, utilities and other services, facilities, and improvements.

FACT: The applicant has approved tract maps (66608 and 66609) which include the provisions for all necessary streets and public utility systems and storm drainage systems to accommodate the development. All residential development shall be served by new streets which will meet City standards. The applicant is required to provide all utilities including gas, electricity, sewer, and storm drainage systems for each lot of the proposed Glendora Monrovia Nursery Project. Existing utilities are available for connection including Southern California Edison, The Gas Company, Verizon phone system, Glendora and Los Angeles Sanitation Services sewer system, and Los Angeles County storm drainage system. Trash collection and recycling services is provided by the exclusive franchise agreement between the City and Athens Services.

5. The development or improvements of the lot will not adversely affect the character and integrity of the area, the utility and value of properties in the area, and the health, safety and welfare of the public.

FACT: The proposed changes and second story development is consistent with the Monrovia Nursery Specific Plan which incorporated standards and guidelines to preserve the character and integrity of the area and the utility and value of properties in the area. The proposed phasing is conditioned to require all infrastructure, storm drain systems and street improvements shall be installed prior to initiation of building construction. All construction must receive building permit and engineering permit approval. These requirements will ensure that the health, safety, and welfare of the public is protected.

SECTION 3. The Planning Commission hereby approves a Development Plan Review request seeking approval for architectural and plotting changes to homes proposed for construction in Tract 66608 (Phase 17-21 and model build out/MBO); and homes proposed for Tract 66609 (Phase 22/Meyer Lane); and to eliminate 3 homes from the development phasing plan of the MNSP project; as described and depicted by the report materials and project plans attached to the Planning Commission Agenda Report for PLN22-0016, and after determining that the project meets the requirements of the Monrovia Nursery Specific Plan and Monrovia GMC §21.02.040. The applicant shall comply with all applicable previously approved project conditions DocuSign Envelope ID: F13D2CBA-0EA9-4F7B-AB3B-57BF94C17830 Item #3. Page 58
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as outlined in City Council Resolutions CC2010-46 and CC 2012-62 and this approval subject to the following Conditions of Approval:

CONDITIONS OF APPROVAL

1. The City shall have the right of entry to inspect the premises to verify compliance with the Conditions of Approval and the Glendora Municipal Code.

2. The City shall retain the right and the jurisdiction to review the Development Plan Review (PLN17-0039) in the event the use conducted herein is modified, changed in scope, or the owner or operator seeks to expand, alter, reconfigure, or change the use.

This reservation of the right of review is in addition to, and not in lieu of, the right of the City to review and revoke the “Development Plan Review (PLN22-0016)” or to modify the permit for any violation of the Conditions imposed.

3. The applicant agrees as a condition of issuance of this entitlement to indemnify, protect, defend, and hold harmless, the City, and any agency or instrumentality thereof, and its elected and appointed officials, officers, employees and agents, from and against any and all liabilities, claims, actions, causes or action, proceedings, suits, damages, judgments, liens, levies, costs and expenses of whatever nature, including reasonable attorney’s fees and disbursements (collectively, “Claims”) arising out of or in any way relating to the issuance of this entitlement, any actions taken by the City related to this entitlement or the environmental review conducted under the California Environmental Quality Act, Public Resources Code Section 21000 et seq., for this entitlement and related actions.

Planning Division

4. The subject site shall be developed in substantial conformance with project plans attached to the Planning Commission Report for PLN22-0016, as modified by these Conditions of Approval.

5. Prior to issuance of permits for the City, the applicant shall:
a. Submit all necessary plans for plan check review to confirm project’s grading plan and building construction set compliance with applicable codes and projects’ Specific Plan.
b. Submit for approval by City Community Development Director, revised color schemes that increase visual diversity/color contrast and/or if allowed, add an additional 4th scheme.
c. Submit for new approval by City Community Development Director, a revised landscape plan that addresses all changes since last review.

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d. Provide to City documentation of any/all changes to projects CC&Rs and agreements related to debris basis for on Lots 13, 14, and 15. e. Reimburse City for any outstanding costs associated with processing the application (File No. PLN22-0016), which include newspaper advertising, and notice postage charges.

6. The applicant shall maintain consistency with the colors and materials submitted to the Planning Division for approval. No modifications(s) of the approved building elevations, including but not limited to change of finished material(s) or removal of building articulation shall be made during construction without prior written approval from the Community Development Director.

Los Angeles County Fire Department

7. The approval of this permit shall be contingent on applicable approvals by the Los Angeles County Fire Department. Any changes resulting from requirements of the Los Angeles County Fire Department shall be submitted to the Planning Division for review and approval prior to the commencement of construction.

Term

8. Construction shall commence within 30 months after the effective date of the approval or such other period specified as a condition of approval and shall be carried on diligently to completion. If construction work is not commenced within the required time and carried on diligently to completion, the permit shall become void; however, the Planning Commission may extend the time limit in the case of unavoidable delay. The applicant must submit a written request to the Planning Commissions for a time extension at least thirty days before the original time limit expires. Consideration of a time extension does not require a public hearing even if a hearing was required for the original permit. (GMC §21.02.010 E.)
Enforcement

9. The property owner shall pay the costs of any code enforcement activities, including attorney’s fees, resulting from the violation of any conditions of approval or any provision of the Glendora Municipal Code. (GMC §1.18)

10. Any violation of the Zoning Ordinance or any entitlement granted is considered a misdemeanor punishable by a fine not to exceed one thousand dollars ($1,000.00) and/or by imprisonment in the County jail for a period not exceed six (6) months. Each day or portion of a day during which any violation of the Zoning Ordinance occurs or continues constitutes a separate offense and shall be punishable as provided. (GMC §21.01.030 H.) SECTION 4. The Chair shall sign this Resolution and the Secretary shall attest and certify to the passage and adoption of this Resolution, and the same shall thereupon take effect on DocuSign Envelope ID: F13D2CBA-0EA9-4F7B-AB3B-57BF94C17830 Item #3. Page 60
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October 4, 2022, subject to a 15 calendar-day appeal and be enforced in accordance with the terms and Conditions thereof.

PASSED, APPROVED and ADOPTED this 4th day of October 2022.

Planning Commission of Glendora, California
BY: _____________________________________

PAULETTE KOSS
Chair
APPROVED AS TO FORM:

Aleshire & Wynder, LLP

LONA LAYMON
Assistant City Attorney

CERTIFICATION
I, Lorena Cordova, Planning Commission Recording Secretary of the City of Glendora, California, do hereby certify that the foregoing Resolution was duly adopted by the Planning Commission of the City of Glendora at a Regular meeting held on the 4th day of October 2022 by the following vote:

AYES: COMMISSIONERS: Becerra, Norwood, Koss.

NOES: COMMISSIONERS: None.

ABSENT: COMMISSIONERS: None.

ABSTAIN: COMMISSIONERS: Davis.

Dated: October 4, 2022
_____________________________________

LORENA CORDOVA
City Clerk Specialist
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Certificate Of Completion
Envelope Id: F13D2CBA0EA94F7BAB3B57BF94C17830 Status: Completed Subject: Complete with DocuSign: Resolution No. PC 2022-11 Approving Development Plan for Track 66608 & ...

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116 E Foothill Blvd
Glendora, CA 91741
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Record Tracking
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Lona Laymon
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Paulette Koss
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Lorena Cordova
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www.coxcastle.com Los Angeles | Orange County | San Francisco Cox, Castle & Nicholson LLP
2029 Century Park East, Suite 2100
Los Angeles, California 90067-3284
P: 310.284.2200 F: 310.284.2100
Andrew K. Fogg
310.284.2178
[email protected]
File No. 103326
November 30, 2022

VIA E-MAIL
City Council
City of Glendora
116 E. Foothill Boulevard
Glendora, CA 91741
Re: A22-02 - Appeal of PC Commission Development Plan Review Phase 17-21 and PLN22-0016
Honorable City Councilmembers:

We write on behalf of our client, Taylor Morrison and its affiliated entity William Lyon Homes, Inc. (collectively, “Applicant”), regarding the above referenced appeal and, specifically, to respond to the supplemental letter submitted by Appellant’s attorney at the close of business on the evening of November 8, 2022, immediately prior to the prior scheduled hearing.

As discussed in our prior letter, it is critical to focus on what the appeal concerns – the Appeal is limited to the actions taken by the Planning Commission, which include approval of two-story residential architecture on certain lots, replotting of the building footprints on those lots to accommodate the new home layouts (without making any changes to the lot configurations or areas), and a change to the phasing plan to reduce the number of homes in the Project by 3 to recognize the previous approval of additional drainage and debris basins implemented pursuant to the original conditions of approval for the Tract Map.

What this appeal is not about is the approval of the Tract Map or the configuration of its lots and circulation systems. Yet, that is precisely the focus of Appellant’s appeal. In addition to being completely irrelevant to the Planning Commission’s actions, these claims cannot legally be sustained at this time as they are time barred by more than a decade, and it would be illegal under the Subdivision Map Act for the City to seek to modify this long-recorded Tract Map.

As with their prior correspondence on the Appeal, Appellants make no mention of the Planning Commission’s decision to approve two-story residential architecture and the lot plotting changes associated therewith. As such, these matters will not be discussed further. The points raised by Appellant, though virtually all irrelevant to the issues actually before the City Council, are discussed below. Please note that in preparing our response we have attempted to group similar issues together where a common response is appropriate rather than presenting overly duplicative comments to the City.

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1. There are No Circulation Improvements Before the City Council The Tentative Tract Map for the Project was approved in 2010 and the Final Map was recorded in 2015. To the extent that Appellant was dissatisfied with either the improvement layout or the conditions of approval imposed therewith, she had 90 days under the Subdivision Map Act and the State Planning and Zoning Law to raise such objections in a lawsuit. See Government Code §§ 65009(b); 66499.37. She failed to act. She cannot come along more than 12 years later and assert claims that became time barred in 2010.

Further, there is nothing in the Planning Commission’s actions that impact the circulation system. Indeed, the reduction of three homes will actually have a small reduction in traffic generation, with corresponding reductions in both the Project’s vehicles miles travelled as well as any potential Project related impacts on the level of service on any intersections in the surrounding area. There is no nexus between what is pending before the City and any claims related to surrounding regional transportation infrastructure.

Appellant’s claims regarding transportation and circulation have no merit and do not serve as a basis for granting this Appeal.

2. The City Complied With CEQA
CEQA Guideline Section 15162 is directly on point to this matter; however, Appellant does not cite it anywhere in their letter. Where the City has certified an Environmental Impact Report, as was the case here, and there are changes to the Project (here, the revision of two-story residential architecture and removal of 3 homes from the approved phasing plan to accommodate previously approved additional storm and debris basins), the City is charged with evaluating whether there will be “new significant environmental effects or a substantial increase in the severity of previously identified significant effects.” CEQA Guideline § 15162.

Here, the City undertook the required analysis and concluded that there would be no such new significant environmental effects or a substantial increase in the severity of previously identified significant effects. This was documented in a CEQA-compliant Addendum to the EIR in accordance with CEQA Guideline Section 15164. The analysis demonstrated that rather than creating new impacts, the Project changes will lessen the traffic generation from the Project.

Upon this threshold showing and these circumstances, CEQA commands that “no subsequent EIR shall be prepared.” CEQA Guideline § 15162(a). The City has complied with CEQA fully and nothing further is required. Appellant’s CEQA arguments must be rejected.

3. There is no Amendment to the 2015 Final Map and The Challenge to the 2015 Final Map Cannot Be Sustained
Appellant alternatively argues that the recordation of the 2015 Final Map was improper and that the recorded map is being modified. Appellant is incorrect on both fronts. There are no modifications to any elements of the recorded Final Map. There are no new lots being created Item #3. Page 97
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nor removed from the Map. All streets remain exactly as proposed. All lot lines are in the exact same location. Though the use is changing on three lots, this is not a matter that is governed by the Subdivision Map Act and is not a modification of the Map.

Further, as explained above, these claims are time barred under the applicable statute of limitations and cannot be asserted here. Government Code § 66499.37. Had she believed that the recordation of the Final Map was improper, she could have asserted such claims in 2015.

However, she cannot do so now.

4. The Change to the Phasing Plan Does Not Violate the Specific Plan Appellant argues that the reduction by three homes in the Project’s phasing plan violates the Specific Plan. Appellant bases this argument on the unsupported assertion that the Specific Plan requires “a minimum” number of homes. Sutton 11/8 Letter at p. 8. This is incorrect. The Specific Plan permits development of up to 124 homes in the Plan Area, with up to 50 units in the northern portion of the plan area and up to 74 units in the southern portion. GMC § 12.13.110. There is nothing in the Specific Plan that states that a defined minimum number of units must be developed in the Project. Appellant is wrong and this argument must be rejected.

Appellant also argues that the additional previously approved basins are not permitted under the Specific Plan and that there will be a lack of funding to support maintenance of these improvements. Again, Appellant is wrong on the facts and the law.

As discussed in our prior letter, the Project’s original conditions of approval recognized that there were potential risks related to flooding and debris flow impacting the Project. As a result, the City properly imposed a number of conditions to ensure that Project residents, the City generally, and downstream County Flood Control systems would be protected in the event of severe flooding in the hills above the Project, including Conditions 18, 27, 41, and 61. Condition 61 specifically required updated hydraulic studies to be completed during Project development to ensure that there would be sufficient capacity to adequately address all storm events – both from water flooding and debris flow. These required hydraulic studies concluded that certain flood and debris basins included in the original Project design would need to be modified from their previously contemplated locations adjacent to certain lots within the Project into the adjacent lots. These modified basins were incorporated and previously approved as part of the City’s administrative review of the Project’s grading plans. Because the City has taken final, unchallenged, action to implement approval of Condition 61 through the approval of the Final Map and the grading plans, such approvals cannot now be challenged.

Further, there will be no issues with future funding for the Project’s infrastructure, including maintenance of the debris basins. There is a process for periodic review and adjustments of Homeowners’ Association budgets, expenditures, and associated assessments.

These matters are not within the City’s powers. Instead, those are matters that are subject to state law regarding formation and administration of Homeowners’ Associations. There is a process that is required of the Association to modify budgets and assessments, and that process Item #3. Page 98
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has been completed without incident through the state Department of Real Estate and statutorily compliant processes undertaken by the Homeowners’ Association. The City has no role in those processes. Whether or not the phasing plan is modified to recognize the removal of three homes, the Project’s Homeowners’ Association has been adequately funded with an appropriate budget to complete all required maintenance, including maintenance of the modified flood and debris basins.

As discussed in our prior letter, the City’s primary obligation in this context is to ensure that the public health and safety of the community has been protected, which the City did faithfully through the original imposition of the above-referenced conditions as well as the through the implementation of Condition 61 by approving the recordation of the Project’s Final Map and administrative approval of the Project Grading Plans. The City’s confirmation that the Project’s phasing plan contains a few less homes has no bearing on Appellant’s concerns regarding funding, which have been addressed fully through the applicable state-mandated processes.

5. The Appeal Is Limited to the Matters Pending Before the City Appellant asserts that the appeal is not limited to matters raised before the City Planning Commission and that the City Council’s review is a de novo hearing. No one has claimed anything to the contrary. However, the appeal is an appeal of the Planning Commission’s action, which, as discussed above, was to approve two-story residential architecture on certain lots, replotting of the building footprints on those lots to accommodate the new home layouts (without making any changes to the lot configurations or areas), and a change to the phasing plan to reduce the number of homes in the Project by 3 to recognize the previous approval of additional drainage and debris basins implemented pursuant to the original conditions of approval for the Tract Map. The Appeal does not and cannot challenge the underlying Project approvals. See Citizens for Beach Rights v. City of San Diego, 10 Cal.App.5th 1301 (2017) (action challenging subsequent approvals barred where challenge is really a challenge to underlying approvals for which applicable statutes of limitations have expired). To the extent that Appellant seeks to challenge matters not included in the application pending before the City (which is virtually the entirety of the points contained in Appellant’s letter), such challenges are time barred and must be rejected.

6. The City’s Standard Conditions of Approval Requiring Indemnification Have Not Influenced City Improperly
Appellant asserts that the inclusion of a standard condition of approval stating that Applicant will indemnify the City for claims arising from the Project Approvals creates an undue influence on the City. This claim is without foundation and must be rejected. Cities across California include indemnification language in virtually all project approvals as a matter of course. To hold that the inclusion of these standard conditions, which are not separately negotiated, create an undue influence would lead to government paralysis and put decision makers in the impossible situation of either declining all development proposals or putting the Item #3. Page 99
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November 30, 2022

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City’s General Fund at risk anytime that the City approves a project. There is no undue influence stemming from this standard condition, and the Appellant’s argument must be rejected.

7. The City Has Complied with All Required Noticing Under the Brown Act Appellant asserts that the City’s agenda for the November 8th hearing was defective.

Whether that is correct or not does not matter as no proceedings went forward on that date.

Further, Appellant was well aware of all matters pending before the City given the lengthy letter that Appellant submitted immediately prior to the start of the November 8th hearing. However, Applicant is confident that the City will prepare a proper agenda for the upcoming hearing on this Appeal, which has not issued as of the date of this letter.

8. Conclusion
Appellant has thrown a number of arguments at the wall to see what might stick.

However, volume is not a substitute for quality. As explained above, Appellant’s arguments are all without merit, and Applicant respectfully requests that the City deny the Appeal in full.

Thank you in advance for your time in addressing these matters. We look forward to answering any questions that you may have at the upcoming hearing on the appeal.

Sincerely,
Andrew K. Fogg
AKF
103326\16356886v1
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RESOLUTION NO. 2010-46

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

GLENDORA, CALIFORNIA, APPROVING A SUBDIVISION FOR
VESTING TENTATIVE TRACT MAP NO. 66608 TO ALLOW A 50

LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION PROJECT ON
CERTAIN PROPERTY LOCATED ON 34.5 ACRES, GLENDORA,
CALIFORNIA (SUB10-01)

THE CITY COUNCIL
City of Glendora, California

THE CITY COUNCIL OF THE CITY OF GLENDORA DOES HEREBY
RESOLVE AS FOLLOWS:

WHEREAS, the Monrovia Nursery has filed a subdivision application to create 50 single-family lots on 34.5 acres located in Glendora, California; and WHEREAS, the Planning Commission of the City of Glendora recommended a conditional approval of the request for a subdivision for Tentative Tract Map No. 66608 to allow a 50-lot single-family residential subdivision at a public hearing on November 16, 2010, after due notice was given as required by law, at which time oral and documentary evidence was introduced along with the written recommendation of the Planning and Redevelopment staff of the City of Glendora; and
WHEREAS, a public hearing was held by the City Council on December 14, 2010, after due notice was given as required by law, at which time oral and documentary evidence was introduced along with the recommendation of the Planning Commission,

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GLENDORA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. The City Council hereby adopts a Mitigated Negative Declaration for this project pursuant to the California Environmental Quality Act as recommended by the Planning Commission November 16, 2010.

SECTION 2. The City Council hereby makes findings with facts, which findings with facts are hereby set forth in full.

FINDINGS:

Subdivision (SUB10-01) for Tentative Tract Map No. 66608 I. The proposed map is consistent with applicable general and specific plans.

FACT: The proposed map is consistent with the Monrovia Nursery Specific Plan as amended by conditions of approval. The General Plan land use designation for the area involved in the subdivision is Low Density Residential (1-3 units per acre). The proposed Monrovia Nursery Specific Plan will implement the general Item #3. Page 101
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plan land use as it enforces the Low Density general plan land use designation.

For example, the number of lots proposed by the subdivision is 50 lots and the number of acres involved in the subdivision 34.5 acres. The corresponding density is 1.4 units per acre which falls within the allowable general plan density of 1-3 units per acre. The specific plan proposed for the property also identifies 50 lots for the area involved in the subdivision. Therefore the proposed map is consistent with the density of the City's general plan and the number of lots envisioned for this area of the specific plan.

2. The design or improvement of the proposed subdivision is consistent with applicable general or specific plans.

FACT: The proposed specific plan provides detailed direction on the development of the site including lot layout, infrastructure requirements, street layout, grading scheme, street cross sections, and open space. The proposed tentative map incorporates most of the features. Where the map is not consistent with the specific plan, conditions of approval have been added to the map to ensure the map is consistent with the specific plan.

3. The site is physically suitable for the type of development FACT: Studies prepared for the project identify characteristics of the land that may need to be remediated in order for the site to be developed. Undesirable characteristics of the land include possible flood hazard, unsuitable soils, hazardous materials in the soil, and inclusion of the site in a high fire hazard severity zone. Conditions of approval and environmental mitigation measures for the project require MI exploration of these possible hazards prior to the recordation of the map. Adequate conditions and mitigation measures are in place to protect development of the site against these potential hazards. These include completion of a final hydrology study and runoff management plan with debris flow analysis to ensure that the site is not impacted by off-site flood hazard, elimination of all unsafe soils and geologic conditions and recommendations for structural building designs, and removal of hazardous soil contaminants that exceed levels identified to be harmful. The subdivision must also comply with the requirements of the Los Angeles County Fire Department and the California Building Code to ensure the project complies with building requirements for the Very High Fire Hazard Severity Zone.

4. The site is physically suitable for the proposed density of development.

FACT: With the conditions and mitigation measures that address potential hazards on the site that have the capability to reduce density on the site, the proposed number of lots for the subdivision is physically suitable.

5. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially injure wildlife or their habitats.

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FACT: Biological studies prepared for the development of the site do not indicate the presence of wildlife or habitat. The property has been utilized as a commercial nursery for several decades but is currently fallow. Conditions and mitigation measures include safeguards to protect birds during nesting season and provide a tree-replacement program.

6. The design of the subdivision is not likely to cause serious public health problems.

FACT: Requirements for the development of the site include a requirement to reduce potentially harmful levels of arsenic to safe levels. Conditions and mitigation measures also require the implementation of measures to offset potential noise impacts during construction and reduce air-quality impacts during construction from heavy equipment. No other issues have the potential to cause health problems.

7. The design of the improvements will not conflict with easements acquired by the public at large for access through or use of the property within the proposed subdivision.

FACT: Easements exist on the site for road purposes to support the widening of Sierra Madre Avenue to the south from the present edge of pavement. The design of the subdivision will provide for the widening of Sierra Madre Avenue to the south, however, the easements in place will have to be vacated in order for the development to move forward. Sierra Madre Avenue has been modified substantially since the time the existing easements were given for road purposes.

What was once envisioned as a four-lane arterial is now a two-lane residential collector street. Existing easements are no longer needed, however, they still encumber the property. A condition of approval requires the easements to be quitclaimed prior to the recordation of the final map.

SECTION 3. The City Council hereby approves a subdivision for Tentative Tract Map No. 66608 to allow a 50 lot single-family residential subdivision project on certain property located on 34.5 acres in Glendora, California, subject to conditions.

CONDITIONS SUB10-01:

1. The subject property shall be developed in conformance with exhibit Subdivision (SUB10-01) subject to the provisions of the Monrovia Nursery Specific Plan and as modified by these conditions of approval.

2. Prior to the approval of a final map, the subdivider shall complete an annexation process bringing all unincorporated territory of the map into the City. The annexation process shall be completed no later than December 31, 2012, or the Vesting Tentative Map shall automatically become void pursuant to Section 66454 of the Government Code.

Extension of the time to complete the annexation process may be granted by the City Council.

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3. Approval for Subdivision (SUB10-01) for Vesting Tentative Tract Map 66608 shall expire within 24 months of the completion of annexation of unincorporated territory contained within the map unless an extension of the map is granted by the City Council.

The time for commencement of the map's 24-month approval period shall start on the date that the annexation is completed.

4. Prior to recordation of a final Tract or parcel map, the final map shall provide for no more than 50 dwelling units and minimum lot areas of 20,000sf, as approved by the City Engineer and the Los Angeles County Public Works, Surveyors Office.

5. Construction shall commence within 24 months of approval of recordation of the final map for Subdivision (SUB10-01) or any extension granted to the life of the tentative map. However, no building permits for any dwelling unit shall be issued until final map approval by the City Council and evidence of final map recordation has been provided to the City, and other applicable conditions have been met.

6. The applicant shall comply with all applicable requirements of the City, County, State, and other responsible agencies; including, but not limited to, NPDES; SUSMP; SWPPP; ADA; AQMD; the California Building Code and the CMP.

7. The conditional approval of this subdivision map shall be contingent on approval by the Los Angeles County Fire Department. Any changes resulting from requirements of the Los Angeles County Fire Department shall be submitted to the Department of Planning and Redevelopment for review and approval prior to the commencement of construction.

8. The applicant shall submit a map detailing the route to be followed by vehicles making deliveries of equipment, materials, and soils to and from the site to the Department of Planning & Redevelopment and Public Works prior to the issuance of any permits.

9. Prior to the issuance of building permits, the subdivider shall pay any fees not in place at the time of approval of this tentative map which can meet the criteria for the payment of fees pursuant to Section 65961 of the California Government Code.

10. The subdivider shall be responsible for the repair of all damages to public improvements in the public right-of-way resulting from construction-related activities, including, but not limited to, the movement and/ or delivery of equipment, materials, and soils to and/or from the site. Prior to the commencement of any site work or work in the public right-ofway, the subdivider shall prepare a video log of the right-of-way areas affected as determined by the City Engineer. The video log shall also be submitted to the City Engineer in a format to be designated by the City prior to the commencement of any work.

11. Soils shall be watered as necessary to minimize dust generation.

12. Prior to the commencement of any work, the subdivider shall provide a contact number for the public to call concerning dust complaints. The information may be posted along with information concerning project noise.

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13. Prior to the approval of the final map, the subdivider shall petition the City to annex the property into the appropriate lighting maintenance district

14. Prior to submittal of a rough grading plan, current (no older than 1 year) design level (1' contour levels and 5' on steep slopes) topographic mapping extending beyond the tract boundaries 100 feet and covering any off-site improvements shall be provided.

15. Prior to approval of a rough grading plan, all lots shall drain to the street or approved drainage easements (No cross lot drainage is allowed except as shown on the vesting tentative tract map). In addition, the grading plans will show and call out the construction of all drainage devices, elevation of all pads and all existing and proposed easement as approved by the City Engineer.

16. Prior to approval of a grading plan, all retaining walls shown on the tentative tract map shall be designed and submitted to the City Engineer for review and approval.

17. Prior to the approval of the final map the emergency access detail on Calera Avenue shall be revised to indicate the installation of electric gates with an approved limited access device for emergency access. Gates shall be activated from a single point of entry.

18. All storm drain and flood control facilities shall be designed and built in accordance with Los Angeles County standards.

19. Prior to the approval of the final map, the subdivider shall execute a subdivision improvement agreement with the City. The improvement agreement shall include provisions which require the necessary off-site improvements to serve the subdivision in conjunction with the improvement of Vesting Tentative Tract Map 66609. The agreement shall be subject to the review and approval of the City.

20. Prior to the approval of the final map, the subdivider shall execute an temporary drainage easement agreement in favor of future property owners of Vesting Tentative Tract Map 66609 which provides for the temporary improvement of a detention basin within the subdivision to mitigate storm water run-off impacting Vesting Tentative Tract Map 66609. The terms of the easement shall follow adopted mitigation measures for the project.

21. CC&Rs shall be prepared for the development including articles establishing a home owners' association (HOA). CC&Rs shall include HOA landscaping responsibilities for all common areas and landscape easement areas. The CC&Rs shall be submitted to the City Attorney for review and approval and shall be recorded concurrently with the final map. The subdivider shall provide a recorded copy of the CC&Rs prior to the issuance of occupancy. The subdivider shall reimburse the City for all legal costs associated with this condition.

22. The City shall have the right of entry to inspect the premises to verify compliance with the conditions of approval and the Glendora Municipal Code.

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23. The subdivider shall sign a statement indicating agreement with and acceptance of the adopted conditions of approval prior to issuance of permits and commencement of use.

The signed statement shall be returned to the Department of Planning & Redevelopment within 10 days of adoption by the City Council.

24. The subdivider agrees as a condition of issuance of this entitlement to indemnify, protect, defend, and hold harmless, the City, and any agency or instrumentality thereof, and its elected and appointed officials, officers, employees and agents, from and against any and all liabilities, claims, actions, causes or action, proceedings, suits, damages, judgments, liens, levies, costs and expenses of whatever nature, including reasonable attorney's fees and disbursements (collectively, "Claims") arising out of or in any way relating to the issuance of this entitlement, any actions taken by the City related to this entitlement or the environmental review conducted under the California Environmental Quality Act, Public Resources Code Section 21000 et seq., for this entitlement and related actions.

25. The subdivider shall defend, indemnify and hold harmless the City of Glendora, or its agents, officers, and employees, from any claim, action, or proceeding against the City of Glendora or its agents, officers, or employees to attack, set aside, void, or annul, an approval of the City of Glendora, the City of Glendora's advisory agency, Planning Commission and/or City Council concerning the subdivision, which action is brought within the time period provided for in Section 66499.37. The City of Glendora shall promptly notify the subdivider/ applicant of any claim, action, or proceeding and the City of Glendora shall cooperate fully in the defense of the claim, action or proceeding.

26. Prior to the issuance of any building permit, the developer will pay a pro rata share to reimburse the City for costs associated with the preparation of the specific plan. The pro rata share for each dwelling unit shall be based on the total number of units developed within the Monrovia Nursery Specific Plan area. This reimbursement shall be collected on a pro rata basis upon the issuance of building permits for each dwelling unit constructed. For purposes of calculating the reimbursement for each dwelling unit, the total number of units shall be 124.

27. Prior to the approval of a final map, the following plans and studies shall be provided to the City for review and approval by the Department of Planning & Redevelopment and/or Public Works Department. For any study the City may retain a third party to assist in its review and approval of proposed plans. The cost of retaining a third party reviewer shall be passed through to the developer.

Plans
a) Landscape and irrigation: A landscape and irrigation plan shall be submitted for common area landscaping such as landscaping in the public right-of-way, open space lots, and areas subject to maintenance by the HOA, and any other developer installed landscaping, to the City for review and approval subject to the requirements of the State Model Water Efficient Landscape Ordinance. Trees installed shall be minimum one-inch caliper. Approved landscaping shall be installed according to an approved landscape installation phasing plan. Prior to the granting of any occupancy, the Departments of Planning & Redevelopment and Community Services shall inspect developer-installed landscaping to ensure full coverage of all landscaped areas. The developer shall provide additional material as required. Approved landscape and irrigation improvements shall be installed prior to the issuance of any occupancy.

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b) Walls and fencing: A perimeter wall/ fence plan shall be submitted to the Department of Planning and Redevelopment for review and approval prior to the issuance of grading permits. The wall plan must account for existing historical water runoff between the subject property and contiguous properties. Installation of walls and fencing shall be installed in a manner that follows the approved development-phasing plan, except that perimeter lot walls which separate the project site from adjoining properties shall be installed prior to the issuance of building permits. Interior property-line fencing must be installed prior to the issuance of occupancy. Common area or public right-of-way walls and fencing shall be installed prior to the issuance of occupancy for any lot.
c) Lighting: Any public-area lighting proposed shall be submitted to the Departments of Planning & Redevelopment and Public Works prior to the installation of the lighting. d) Waste Management: A Waste Management Plan shall be submitted to the Department of Planning & Redevelopment for review and approval prior to the issuance of any permits. The plan shall comply with the City's Construction and Demolition Ordinance No. 1811. The approved plan shall be implemented upon start of demolition, grading and construction and maintained throughout the project until final approval of the last unit. The City may review and amend the plan as needed to ensure compliance with Ordinance 1811.
e) Grading: Prior to approval of a grading plan, all lot pads shall not exceed one foot in higher elevation but may be less as depicted in the Specific Plan as approved by the City Engineer.
0 Sewer: Prior to recordation of a Final Tract or Parcel Map, Sewer improvement plans shall be designed in accordance with the approved tentative map, engineering standards of the City of Glendora and other applicable agencies for approval by the City Engineer, L A County Sanitation District and LA County Department of Public Works, Sewer Maintenance Division.

Prior to recordation of a Final Tract or Parcel Map, Water improvement plans shall be designed in accordance with the approved tentative map, engineering standards of the City of Glendora and fire hydrants of the type and location (both onsite and offsite) as determined by the County of Los Angeles Fire Department. The Water mains shall be sized to accommodate the total domestic and fire-flow requirements. All water plans shall be submitted for approval by the City Engineer. h) Prior to recordation of a Final Tract or Parcel Map, storm drain improvement plans shall be designed in accordance with the approved tentative map, engineering standards of the County of Los Angeles and the City of Glendora and other applicable agencies for approval by the City Engineer and Los Angeles County Flood Control District.
i) Prior to recordation of a Final Tract or Parcel Map, street improvement plans with a minimum street grade of 1% and street trees as required by the Specific Plan shall be designed in accordance with the approved tentative map, engineering standards of the City of Glendora and other applicable agencies for approval by the City Engineer.

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j) Prior to recordation of a Final Tract or Parcel Map, the offsite street improvement plans for Sierra Madre which are to include showing City and County jurisdictional boundaries and additional dedication areas shall be designed in accordance with the typical section shown on the approved tentative map for approval by the City Engineer and LA County Public Works.
k) Prior to recordation of a Final Tract or Parcel Map, street improvement plans shall be approved by the City Engineer showing the east curb line of Yucca Ridge south of Street C to the southern boundary of Lot 17 to be paved to the center line. 1) Prior to recordation of a Final Tract or Parcel Map, a Storm Water Runoff Management plan including disposition of potential off-site debris flow shall be prepared and submitted for approval by the City Engineer and the County of Los Angeles Floods Control District.
m) Prior to recordation of a Final Tract or Parcel Map, storm drain/flood control infrastructure phasing plan for substantial conformance review and approval by the City Engineer and the Los Angeles Flood Control District. n) Temporary Access Plan for 1326 West Sierra Madre: Prior to the issuance of grading permits or the commencement of any demolition, grubbing and clearing, the subdivider shall prepare a temporary access plan providing access to 1326 East Sierra Madre Avenue during construction in the event permanent access has not been completed in Tract 66609. The plan shall be reviewed and approved by the Los Angeles County Fire Department, the Glendora Police Department and the City Engineer.

Studies
o) Prior to recordation of a Final Tract or Parcel Map, a sewer area study for the proposed subdivision must be prepared by a registered civil engineer and submitted to the City Engineer and Los Angeles County sewer maintenance division for review and approval. The approved sewer area study shall remain valid for two years after its approval. After the designated time period, an updated area study may be required by the City Engineer or LA County Sewer Maintenance Division. p) Prior to submittal of a rough grading plan, a comprehensive hydrology and hydraulics report including a debris-flow analysis shall be prepared by a registered Civil Engineer for the project including any off-site flows following the LA County Public Works guidelines and submitted for the approval by the City Engineer and Los Angeles County Flood Control District.
q) Prior to submittal of a rough grading plan, a comprehensive Geotechnical Report, including, but not limited to, potential liquefaction issues, seismic hazards and fault activity analysis, potential corrective grading criteria and other relevant information and data shall be prepared and submitted for the review and approval by the City Engineer.

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37. Prior to the approval of a final map, the subdivider shall prepare a landscape installation phasing plan. The plan shall be reviewed and approved by staff and follow the development-phasing plan.

38. Prior to the approval of a final map, the subdivider shall provide a landscape exhibit showing landscape areas to be maintained by the home-owners' association. The exhibit shall indicate that all landscaping within the public right-of-way shall be maintained by the HOA, Lettered Lots, the slope between Lots 27-35 and 36-47 shall be included along with the area between the west curb line of Barranca Avenue the east property lines of Lots 48-50 and Lot B, in addition to other areas required by the City for slope maintenance or project landscaping. The areas identified by the approved landscape exhibit shall be included in project CC&Rs.

39. Prior to recordation of a Final Tract or Parcel Map, landscape plans for all common (to be maintained by the Homeowners' Association) slopes 5' feet or higher adjacent to the public right of way or on the back of residential lots shall be designed in accordance with the approved tentative map, landscape standards of the City of Glendora and other applicable agencies for approval by the Planning Director.

40. Prior to the approval of a final map the subdivider shall prepare a project-phasing/ development-phasing infrastructure plan indicating the progression of the development of the site and the general time frames of when the various phases of the site may develop.

The plan shall be reviewed by the City for compliance with the provisions of the specific plan and approved mitigation measures for infrastructure and shall be used as a basis to install project landscaping and walls/ fencing as indicated.

41. The applicant shall implement one of the following: A. Prior to the recordation of a Final Tract or Parcel Map, provide the on-site and off-site drainage system required to drain the Street "C" cul-de-sac as shown on the approved tentative tract map; OR, B. Prior to recordation of a Final Tract or Parcel Map, provide the off-site discharge drainage system shown on the approved tentative tract map or provide and construct an alternate alignment from Basin 2B into the existing storm drain system in Leadora Avenue at Yucca Ridge. In either event, the City shall have the option to convey the system to the County or require the HOA to maintain the system.. In the event an alternate alignment is approved which provides for no discharge to Basin 2B, the discharge connection requirement for Basin 2B shall become null and void. In any event, the off-site drainage system including the water quality/detention basin at the northeast quadrant of Citrus Avenue and the railroad right-of-way as generally shown on Tentative Tract Map 66609 shall be constructed, approved and accepted by the City Council for the City of Glendora and the Board of Supervisors for LA County Flood Control District.

42. Prior to recordation of a Final Tract or Parcel Map, a current (no older than 6 months) title report with all backup documents and all easements plotted shall be submitted for use and review by the City Engineer.

43. Prior to issuance of a certificate of use and occupancy, any existing survey monumentation and centerline ties removed or damaged during construction, shall be replaced by a registered Civil Engineer or Licensed Land Surveyor.

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44. Prior to recordation of a Final Tract or Parcel Map, Easements and a maintenance agreement or CC&Rs for the common area landscape slopes, easements for the drainage facilities and any privately-maintained drainage devices delineated in accordance with the approved tentative map, shall be prepared for approval through the City Engineer's office.

45. Easements which interfere with the implementation of the map in the opinion of the City Engineer shall be quitclaimed or removed by quiet title prior to the approval of a final map.

The following conditions implement the approved Mitigation Monitoring Program and shall be carried out as specified:

Air Quality

46. The project is subject to applicable mitigation measures from the Regional Transportation Plan (See MM-AQ.3-AQ.14 of the RTP EIR and AQ1-AQ4 from the 2007 AQMP EIR which are incorporated herein by reference).

Biological Resources

47. Prior to the approval of the final map, the subdivider shall submit a tree-inventory plan to identify the number of tree inches to be removed. Replacement of trees is required at development. An in-lieu fee may also be provided to the City or the Glendora Conservancy to provide off-site replacement trees if replacement trees cannot be provided on-site. The minimum size tree acceptable for replacement is one-inch diameter.

48. Prior to the commencement of construction the applicant shall retain a qualified biologist to monitor impacts to raptors. The qualifications shall be reviewed and approved by the City. To offset the impacts during initial construction, including grubbing and clearing, the following mitigation measures are required to ensure nesting raptors and songbirds are protected: Removal of vegetation will be limited to time periods outside of the nesting season (February 15-August 15); or, a qualified biologist will be required to be on-site if vegetation is disturbed during nesting season to avoid disturbance to active nests. If any active nests are detected a buffer of 100-300 feet will be required as determined by the monitoring biologist.

49. Prior to the commencement of construction or grubbing and clearing, the developer shall notify the resource agencies of the alterations to the site to determine if the activity must be reviewed by the resource agencies (Section 404, 401, and 1602 authorizations from the USACOE, RWQCB, and CDFG). Impacts to wetlands and waters under the jurisdiction of CDFG and USACOE will need to be identified consistent with protocols for those agencies along with any mitigation required as a result of identified impacts.

The subdivider shall provide evidence of the respective agency's review and approval of the referenced authorizations to the City prior to the commencement of construction or grubbing and clearing.

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Cultural Resources

50. During initial grading, the applicant shall provide archeological monitoring of all grounddisturbing activities. Prior to the commencement of grading the subdivider shall provide the credentials of the monitor to the Department of Planning & Redevelopment.

51. During initial grading Native American monitoring of all ground-disturbing activities by a local Gabrieleno or a rotation of local Gabrelienos. Prior to the commencement of grading the subdivider shall provide the credentials of the monitor to the Department of Planning & Redevelopment.

Geology/Soils

52. Prior to the recordation of the final map, an addendum or update to the project geotechnical review is required to ensure that the requirements of the most current edition of the applicable building codes are followed.

53. Building design and construction shall follow the design recommendations of the geotechnical review.

Hazards and Hazardous Materials

54. Prior to the issuance of a grading permit, or grubbing and clearing, or site-demolition work, an update to the environmental site assessment shall be provided to the City to identify areas of the site which exceed the Department of Toxic Substances Control Standard for arsenic. The subdivider or subsequent developers shall also enter into agreements necessary with Los Angeles County or the Department of Toxic Substances Control to implement a clean-up program of the site which exceedS the background concentration level accepted by the Department of Toxic Substances Control. No permits shall be issued until required remediation activities have been completed and a closure letter (or its equivalent) is issued from the agency with oversight.

55. The subdivider shall obtain coverage under a Construction Activities Storm Water General Permit (2009-0009-DWQ Permit).

56. Consistent with the 1994 Federal Occupational Exposure to Asbestos Standards, a Licensed Asbestos Inspector shall be retained to determine the presence of asbestos and asbestos containing materials (ACMs) within structures to be demolished on the project site. If asbestos is discovered, a Licensed Asbestos Abatement Contractor shall be retained to safely remove all asbestos from the site prior to demolition activities.

57. For existing structures to be demolished on the project site, lead-based paint testing shall be conducted due to the deteriorating condition of many painted surfaces. All materials identified as containing lead shall be removed by a licensed lead-based paint/materials abatement contractor.

58. For demolition of structures and improvements containing asbestos, activities must be consistent with SCAQMD Rule 1403 to limit asbestos emissions from demolition activities.

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59. The project is subject to the requirements of AQMD Rule 1166. The subdivider shall consult with AQMD and obtain any approvals needed prior to the commencement of construction. Evidence of compliance with this condition shall be submitted to the Department of Planning & Redevelopment prior to and during construction.

Hydrology/Water Quality

60. Prior to recordation of a Final Tract or Parcel Map, title to 78 acre feet of surface water rights shall be transferred to the City of Glendora in a manner meeting the approval of the City Engineer.

61. Prior to the recordation of the final map, a final hydrology shall be completed and include a study of off-site debris flows. 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 tract may proceed with the installation of all of the improvements as described below:
• The developer is required to construct off-site facility G-1 and modify the Citrus Basin to its final configuration.
• The storm drain system needed to serve the subdivision, to divert new and existing surface flows into and from the subdivision to facility G-1, shall be installed.

Approvals from the Cities of Azusa and Glendora are required prior to the issuance of any permits to modify the Citrus Basin. The storm drain system needed to serve the subdivision, and to divert new and existing surface flows into and from the subdivision to facility G-1, shall also be installed prior to the issuance of the first occupancy.

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 facilities required to mitigate the threat as deemed necessary by the final hydrology study that do not alter the master development plan. Possible solutions include:
• A linear debris retention facility across the width of the project site south of Sierra Madre Avenue to intercept and detain the volume of debris identified by the final hydrology study. In implementing this mitigation, the final hydrology study must exhibit to L.A. County's satisfaction that the debris retention facility avoids the accumulation of sediment on the County's portion of the Sierra Madre Avenue right-of-way or diversion of debris and mudflow to downstream property owners.
• Construction of a "debris wall" on the project site south of Sierra Madre Avenue and outside of the public right-of-way and within the project site which captures the volume of debris identified by the final hydrology study. In implementing this mitigation, the final hydrology study must exhibit to L.A.

County's satisfaction that the debris wall avoids the accumulation of sediment on the County's portion of the Sierra Madre Avenue right-of-way or diversion of debris and mudflow to downstream property owners.

Resolution No. 2010-46 Page 12 of 15
Item #3. Page 112
Meeting Date: 12/13/2022 / Packet Page #: 121
• One or more debris retention facilities on the project site that intercept and detain the volume of debris identified by the final hydrology study. In implementing this mitigation, the final hydrology study must exhibit to L.A.

County's satisfaction that the debris retention facility properly collects sediment and avoids the accumulation of sediment on the County's portion of the Sierra Madre Avenue right-of-way or diversion of debris and mudflow to downstream property owners.

Construction of an off-site debris basin to mitigate any debris flow could also satisfy this condition.

In implementing the possible alternatives, standards and principles of the L.A. County Sedimentation Manual, Hydrology Manual and Design Manual for Debris Dams and Basins shall be used. Mitigation is also subject to the review and approval of the City Engineer.

Noise

62. Prior to the commencement of construction or grubbing and clearing, the developer shall submit a development-phasing plan to the City for review and approval as development progresses. The plan shall identify the order of the build-out of lots to the extent known at the time of plan submittal and general time frames as to when construction would commence.

63. The delivery of materials and equipment and the outdoor use of equipment, hammers, and power tools shall be limited to the hours between 7:00 a.m. and 6:00 p.m., Monday through Friday, with no work allowed on Saturdays, Sundays, or Federal holidays, with the exception of interior work. Outdoor yard work is permitted as long as it does not involve heavy equipment or noise-producing equipment.

64. Prior to the commencement of construction or grubbing and clearing, the construction contractor shall send written notifications of the construction schedule to residences within 500 feet of the construction areas. The construction contractor will designate a noise disturbance coordinator who will be responsible for responding to complaints regarding construction noise. The coordinator will determine the cause of the complaint and will ensure that reasonable measures are implemented to correct the problem. A contact telephone number for the noise disturbance coordinator will be conspicuously posted on construction site fences and will be included in the written notification of the construction schedule sent to nearby residents and staff. Evidence of compliance with this condition shall be provided to the City prior to and throughout construction.

65. During all site excavation and grading, the project contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers' standards.

66. The project contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors.

Resolution No. 2010-46 Page 13 of 15
Item #3. Page 113
Meeting Date: 12/13/2022 / Packet Page #: 122
City endora, California
BY:

KEN HERMAN, Mayor
0 D. WAYNE LE H, City Attorney

67. The construction contractor shall locate equipment staging in areas that will create the greatest distance between construction-related noise sources and noise-sensitive receptors nearest to the project site.

Transportation/Traffic

68. Prior to the recordation of a final map, the subdivider shall obtain approval of a striping plan from L.A. County to ensure appropriate lane transitions and striping are provided for new street improvements associated with the development and the County's Sierra Madre Improvement Project. Approved striping shall be installed prior to the issuance of the first project occupancy in Vesting Tentative Tract Map 66608 or a cash deposit may be paid to the City in lieu of the completion of the improvement in the event the County project is not ready to proceed. In such an event the City and County shall collaborate on an interim striping plan to provide adequate lane transitions and configurations to eliminate the potential for any unsafe conditions.

69. Temporary access shall be maintained at all times to 1326 Sierra Madre Avenue until permanent access is constructed. Any changes to the proposed access must be reviewed and approved by the City Engineer and the L.A. County Fire Department. Notice shall be provided to the resident of any changes to the access 30-days prior to any change in the access.

70. Prior to the approval of the final map, the subdivider shall provide evidence to the City Engineer that fair-share traffic fees have been paid to the County.

SECTION 4. This Resolution shall take effect immediately upon adoption. The Mayor shall sign this Resolution and the City Clerk shall attest and certify to the passage and adoption of this Resolution.

APPROVED and PASSED this 14` 11day of December, 2010.

APPROVED AS TO FORM:

Resolution No. 2010-46

Page 14 of 15 ends

Item #3. Page 114
Meeting Date: 12/13/2022 / Packet Page #: 123
HLEEN . SESSMAN, City Clerk
I, Kathleen R. Sessman, City Clerk of the City of Glendora, California, do hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of Glendora at a Regular Meeting held on the 14th day of December, 2010, by the following vote:

AYES: COUNCIL MEMBERS: Davis, Kent, Murabito, Tessitor, and Herman NOES:

COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
ABSTAIN: COUNCIL MEMBERS:

None
Dated: December 15, 2010
Resolution No. 2010-46 Page 15 of 15
Item #3. Page 115
Meeting Date: 12/13/2022 / Packet Page #: 124
ORDINANCE 1965

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

GLENDORA, CALIFORNIA, TO AMEND THE GLENDORA MUNICIPAL
CODE, TITLE 21 ZONING, CHAPTER 21.13 MONROVIA NURSERY

SPECIFIC PLAN TO INCORPORATE TECHNICAL CHANGES

RELATIVE TO PAD ELEVATIONS, DRAINAGE FACILITIES AND
RETAINING WALLS (ZA12-02)

THE CITY COUNCIL
City of Glendora, California

THE CITY COUNCIL OF THE CITY OF GLENDORA DOES HEREBY
ORDAIN AS FOLLOWS:

WHEREAS, the City Council approved the Monrovia Nursery Specific Plan on December 14, 2010; and
WHEREAS, the City Council adopted a Mitigated Negative Declaration for the Monrovia Nursery Specific Plan on December 14, 2010; and WHEREAS, the City Council adopted an Addendum to the adopted Mitigated Negative Declaration as authorized by the California Environmental Quality Act on December 13, 2011; and
WHEREAS, the City Council of the City of Glendora adopted a revised addendum to the previously adopted mitigated negative declaration at their meeting of September 25, 2012; and WHEREAS, the City has received new information regarding certain technical aspects including elevation benchmark datum points, hydrology and grading as part of implementation of the Monrovia Nursery Specific Plan; and
WHEREAS, Section 21.01.050 of the Glendora Municipal Code establishes procedures for amending the zoning code section of the Glendora Municipal Code; and WHEREAS, the Planning Commission of the City of Glendora recommended approval of Zone Amendment (ZA12-02) to the City Council at a public hearing on September 4, 2012 after due notice was given as required by law, at which time oral and documentary evidence was introduced along with the written recommendation of the Planning Department staff of the City of Glendora; and
WHEREAS, a public hearing was held by the City Council of the City of Glendora on October 9, 2012, after due notice was given as required by law, at which time oral and documentary evidence was introduced along with the recommendation of the Planning Commission of the City of Glendora.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GLENDORA,

CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:

Item #3. Page 116
Meeting Date: 12/13/2022 / Packet Page #: 125
SECTION 1. The City Council hereby affirms that the Revised Addendum for the previously adopted Mitigated Negative Declaration, which revised addendum was adopted by the City Council at their meeting of September 25, 2012, incorporates and addresses all CEQA issues related to this action based on findings pursuant to Section 15162 of the California Code of Regulations, Title 14, Chapter 3, CEQA Guidelines.

SECTION 2. The City Council hereby approves amendments to the Glendora Municipal Code Title 21 Zoning, Chapter 21.13 Monrovia Nursery Specific Plan as follows:

I. Figure 17: Grading Plan is deleted in its entirety.

2. A new Figure 17: Grading Plan is added as shown in Exhibit A which is attached to and made a part thereof this ordinance.

3. Figure 18: North Cross Sections "A-A," "B-B" is deleted in its entirety.

4. A new Figure 18: North Cross Sections "A-A," "B-B" is added as shown in Exhibit B which is attached to and made a part thereof this ordinance.

5. Figure 19: North Cross Sections "C-C," "D-D," "E-E" is deleted in its entirety.

6. A new Figure 19: South Cross Sections "C-C," "D-D," "E-E is added as shown in Exhibit C which is attached to and made a part thereof this ordinance.

7. Figure 29: One-Story Exhibit is deleted in its entirety.

8. A new Figure 29: One-Story Exhibit is added as shown in Exhibit D which is attached to and made a part thereof this ordinance.

SECTION 3. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held to be invalid or unenforceable by a court of competent jurisdiction, the remaining portions of this Ordinance shall nonetheless remain in full force and effect. The people of the City of Glendora hereby declare that they would have adopted each section, subsection, sentence, clause, phrase, or portion of this Ordinance, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions of this Ordinance be declared invalid or unenforceable.

SECTION 4. The Mayor shall sign this Ordinance and the City Clerk shall attest and certify to the passage and adoption thereof and cause same to be published at least once in the San Gabriel Valley Examiner, a weekly newspaper of general circulation, published in the City of Glendora, which newspaper is hereby designated for that purpose (GC § 40806); and thereupon, and thirty (30) days after its passage, this ordinance shall take effect and be in force.

PASSED, APPROVED and ADOPTED this 23" day of October, 2012.

City Council of Glendora, California
GENE MURABITO, Mayor
Ordinance 1965 Page 2 of 7
Item #3. Page 117
Meeting Date: 12/13/2022 / Packet Page #: 126
KATHL
rWl
'N R. SESSMAN, City Clerk
v
APPROVED AS TO FORM:
cv4>---
D. WAYNE LEECI-I, City Attorney

CERTIFICATION
I, Kathleen R. Sessman, City Clerk of the City of Glendora, do hereby certify that the foregoing Ordinance was introduced for first reading on the on the 9 thday of October, 2012, by the following roll call vote:

AYES: COUNCIL MEMBERS:

Davis, Nelson, Tessitor and Murabito
NOES: COUNCIL MEMBERS: Santoro
ABSENT: COUNCIL MEMBERS: None
ABSTAIN: COUNCIL MEMBERS: None
Thereafter, said Ordinance was duly approved and adopted at a regular meeting of the City Council on the 23 dday of October, 2012, by the following roll call vote:

AYES: COUNCIL MEMBERS: Davis, Nelson, Santoro, and Murabito NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: Tessitor
ABSTAIN: COUNCIL MEMBERS: None
I further certify that said Ordinance was published as required by law in a newspaper of general circulation in the City of Glendora, California on the P tday of November, 2012.

Dated: October 24, 2012
Ordinance 1965 Page 3 of 7
Item #3. Page 118
Meeting Date: 12/13/2022 / Packet Page #: 127
Figure 17: Grading Plan EXHIBIT A
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Item #3. Page 119
Meeting Date: 12/13/2022 / Packet Page #: 128
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(TO MATCH EXISTING)
Item #3. Page 120
Meeting Date: 12/13/2022 / Packet Page #: 129

RESIDENTIAL
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Figure 19: South Cross Sections "C-C," "DD," "E-E"

EXHIBIT C
Cross Section C-C
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Cross Section D-D
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Cross Section E-E
Not to Scale
Ordinance 1965

Page 6 of 7 ends

Item #3. Page 121
Meeting Date: 12/13/2022 / Packet Page #: 130
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Ordinance 1965 Page 7 of 7
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Item #3. Page 122
Meeting Date: 12/13/2022 / Packet Page #: 131
RESOLUTION CC 2012-62

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

GLENDORA FOR ADOPTION OF A DEVELOPMENT PLAN REVIEW

FOR TWO STORY RESIDENTIAL CONSTRUCTION AND

CONSTRUCTION PHASING FOR THE CITY VENTURES MONROVIA

NURSERY SPECIFIC PLAN DEVELOPMENT ON CERTAIN

PROPERTY LOCATED BETWEEN SIERRA MADRE AVENUE AND

THE RAILROAD RIGHT OF WAY AND BETWEEN THE
GLENDORA/AZUSA CITY BOUNDARY AND BARRANCA AVENUE.
(DPR12-01).

THE CITY COUNCIL
City of Glendora, California

THE CITY COUNCIL OF THE CITY OF GLENDORA DOES HEREBY
RESOLVE AS FOLLOWS:

WHEREAS, the City Council has adopted the Monrovia Nursery Specific Plan to provide guidance and standards for future development of the vacated Monrovia Nursery property located between Sierra Madre Avenue and the Metro Railroad Right of way and between the Azusa-Glendora City boundary and Barranca Avenue (Glendora Monrovia Nursery property); and
WHEREAS, the applicants, CV Glendora 3, LLC. (City Ventures) have submitted an application for development plan review approval for two story new residential construction and project phasing for the Glendora Monrovia Nursery property pursuant to Section 21.13.410.0 of the Glendora Municipal Code (The Monrovia Nursery Specific Plan); and WHEREAS, the City Council of the City of Glendora adopted a mitigated negative declaration for the Monrovia Nursery Specific Plan and Tentative Tract Map 66608 and Tentative Tract Map 66609 at their public hearing of December 14, 2010; and WHEREAS, the City Council of the City of Glendora adopted an addendum to the adopted mitigated negative declaration to expand the area to be annexed from Los Angeles County as part of the development of the Glendora Monrovia Nursery property at a public hearing held on December 13, 2011; and
WHEREAS, the City Council of the City of Glendora adopted a revised addendum to the previously adopted mitigated negative declaration at their meeting of September 25, 2012; and WHEREAS, the Planning Commission of the City of Glendora recommended approval of a development plan review to allow two story construction and construction phasing for the new residential housing project located on the Glendora Monrovia Nursery property to the City Council at a public hearing on September 4, 2012 after due notice was given as required by law, at which time oral and documentary evidence was introduced along with the written recommendation of the Planning Department staff of the City of Glendora; and Item #3. Page 123
Meeting Date: 12/13/2022 / Packet Page #: 132
WHEREAS, a public hearing was held by the City Council of the City of Glendora on October 9, 2012 , after due notice was given as required by law, at which time oral and documentary evidence was introduced along with the recommendation of the Planning Commission of the City of Glendora.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GLENDORA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. The City Council hereby affirms that the Revised Addendum for the previously adopted Mitigated Negative Declaration, which revised addendum was adopted by the City Council at their meeting of September 25, 2012, incorporates and addresses all CEQA issues related to this action based on findings pursuant to Section 15162 of the California Code of Regulations, Title 14, Chapter 3, CEQA Guidelines.

SECTION 2. The City Council hereby makes findings with facts, which findings with facts are hereby set forth in full:

FINDINGS Development Plan Review (DPR12-01):

1. The use is authorized by development plan review pursuant to the Zoning Code.

FACT: Approval of a development plan review to allow second story construction is authorized pursuant to Section 21.13.410.0 and Section 21.02.040 of the Glendora Municipal Code.

Approval of construction phasing is authorized pursuant to Section 21.13.410.0 of the Glendora Municipal Code.

2. The use is consistent with the General Plan and other applicable plans.

FACT: The subject property is zoned Monrovia Nursery Specific Plan with a General Plan land use designation of Low Density Residential (1.1 — 3 dwelling units per acre). The project proposes a single family residential density of approximately 0.8 dwelling units an acre which does not exceed the maximum allowable land use density. The project proposes minimum lot sizes of 20,000+ square feet which is consistent with the Monrovia Nursery Specific Plan. A zone amendment is recommended to make minor technical changes to the Monrovia Nursery Specific Plan to change the benchmark elevation datum, and to make minor adjustments to the pad elevations of 8 lots of TTM 66608. The Specific Plan is also proposed to be modified to allow some stepped retaining walls rather than tall 2:1 manufactured slopes for lots 8, 9, 10, 12, 17, 18, 19, 20, and 21of TTM 66608. TTM 66608 would also be modified to incorporate a debris basin and debris flow channel as required by hydrology reports and LA County Flood Control staff TTM 66609 would be adjusted to incorporate a double cul-de-sac for Milton Drive, one of the alternatives identified in the Monrovia Nursery Specific Plan. A condition is recommended to make approval of Development Plan Review (DPR12-02) contingent upon approval of Zone Amendment (ZA 12-01) to address these code modifications.

Resolution CC 2012-62 Page 2 of 10
Item #3. Page 124
Meeting Date: 12/13/2022 / Packet Page #: 133

3. The site can accommodate the development standards of this title or as is otherwise required.

FACT: The applicants have proposed to construct 121 single family residential homes on 20,000+ square foot lots with all street access and public utility systems consistent with the Monrovia Nursery Specific Plan. Conditions of approval for the original tentative tract maps and modifications, and this development plan review identify infrastructure improvements to accommodate the proposed 121 single family homes. See discussion in Fact 2 for modifications proposed for the Monrovia Nursery Specific Plan to address minor changes to accommodate the development. A condition is recommended to make approval of Development Plan Review (DPR12-01) contingent upon approval of Zone Amendment (ZA12-02) to address the code modifications.

4. The site is adequately served by streets, utilities and other services, facilities and improvements.

FACT: The applicants have proposed tentative tract maps 66608 and 66609 including the provision of all necessary streets and public utility systems and storm drainage systems to accommodate the development. All residential development shall be served by new private streets which meet City street standards. The applicant, City Ventures, is required to provide all utilities including gas, electricity, sewer, and storm drainage systems for each lot of the proposed Glendora Monrovia Nursery Project. Existing utilities are available for connection including Southern California Edison, The Gas Company, Verizon phone system, Glendora and Los Angeles Sanitation Services sewer system, and Los Angeles County storm drainage system.

Trash collection and recycling services is provided by the exclusive franchise agreement between the City and Athens Services.

5. The use will not adversely affect the character and integrity of the area, the utility and value of properties in the area, and the health, safety and welfare of the public.

FACT: The proposed second story development is consistent with the Monrovia Nursery Specific Plan which incorporated standards and guidelines to preserve the character and integrity of the area and the utility and value of properties in the area. The proposed phasing is conditioned to require all infrastructures, storm drain systems and street improvements shall be installed prior to initiation of building construction. All construction must receive building permit and engineering permit approval. These requirements will insure that the health, safety and welfare of the public are protected.

SECTION 3. The City Council hereby approves a development plan review to allow new two story construction and project construction phasing on certain property known as the Glendora Monrovia Nursery property between Sierra Madre Avenue and the Metro Railroad right of way and the Glendora/Azusa city boundary and Barranca Avenue, subject to the following conditions.

Conditions: DPR 12-01; Modification TTM 66608; and Modification TTM 66609 Standard Conditions

1. Development Plan Review (DPR12-01) allows for the construction of two story homes in substantial conformance with EXHIBIT "DPR12-01, Modification SUB10-01; and Modification SUB10-02" Dated August 27, 2012 as modified by these conditions.

Resolution CC 2012-62 Page 3 of 10
Item #3. Page 125
Meeting Date: 12/13/2022 / Packet Page #: 134

2. Development Plan Review (DPR12-01) allows for construction phasing for the Monrovia Nursery development as provided by these conditions of approval.

3. All conditions adopted by the City Council in Resolution 2010-46 for Tentative Tract Map 66608 and Resolution 2010-47 for Tentative Tract Map 66609 shall remain in full force and effect except as modified by these conditions.

4. The approval of Development Plan Review (DPR12-01) shall be contingent upon the approval of Zone Amendment (12-02).

5. The approval of Modification Subdivision (SUB10-01) for TTM 66608 shall be contingent upon the approval of Development Plan Review (DPR12-01) and Zone Amendment (ZA12- 02).

6. The approval of Modification Subdivision (SUB10-01) for TTM 66609 shall be contingent upon the approval of Development Plan Review (DPR12-01) and Zone Amendment (ZA12- 02).

7. Approval for Subdivision (SUB 10-01) for Tentative Tract Map No. 66608 shall be extended one year to expire on December 14, 2013, unless the Council approves the final map during that time period or unless the applicant requests an extension in writing to the Department of Planning and Redevelopment as authorized by the Subdivision Map Act prior to the expiration date. The request for extension must receive a recommendation from the Planning Commission and be approved by the City Council.

8. Approval for Subdivision (SUB10-02) for Tentative Tract Map No. 66609 shall be extended one year to expire on December 14, 2013, unless the Council approves the final map during that time period or unless the applicant requests an extension in writing to the Department of Planning and Redevelopment as authorized by the Subdivision Map Act prior to the expiration date. The request for extension must receive a recommendation from the Planning Commission and be approved by the City Council.

9. The City shall retain the right and the jurisdiction to review Development Plan Review (DPR12-01) in the event the use conducted herein is modified, changed in scope, or the owner or operator seeks to expand, alter, reconfigure, or change the use. This reservation of the right of review is in addition to, and not in lieu of, the right of the City to review and revoke Development Plan Review (DPR12-01) or to modify the permit for any violation of the conditions imposed.

10. Construction shall commence within 18 months of recordation of Final Maps for TTM 66608 and TTM 66609 as approved by the City Council and shall be carried on diligently to completion.

11. The applicant shall comply with the requirements of the National Pollutant Discharge Elimination System (NPDES).

12. The applicant shall comply with the Americans with Disabilities Act (ADA) prior to issuance of building permits.

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13. The applicant shall comply with all applicable requirements of the City, County, State, and other responsible agencies.

14. The approval of this permit shall be contingent on approval by the Los Angeles County Fire Department. Any changes resulting from requirements of the Los Angeles County Fire Department shall be submitted to the Department of Planning and Redevelopment for review and approval prior to the commencement of construction.

15. The applicant shall sign a Height Certification form stating their awareness of the maximum height limit of 25 feet for a single family dwelling and return the form to the Department of Planning and Redevelopment prior to the issuance of building permits.

16. At least two weeks prior to the proposed start of construction activity, including but not limited to clearing, demolition, grading, or the delivery of soils, equipment, or materials, the applicant shall mail or deliver written notice to all residents and businesses within 500 feet of the project site. The notice shall include a brief description of the project, the anticipated construction schedule, the City-imposed limits on hours of construction, and the name, phone number, and email of a representative of the applicant that the public can contact with any questions, concerns, or complaints about construction activity related to the project. The notice shall be approved by the Planning Department prior to mailing/delivery. The applicant shall provide a monthly report to the Planning Department regarding all complaints received during the prior month and what corrective action was taken to address each complaint, if applicable. If there are any substantive changes in the project schedule or scope of work, or a change in the contact name or information, the applicant shall immediately provide an updated notice in the manner described above.

17. Prior to the proposed start of construction activity, including but not limited to clearing, demolition, grading, or the delivery of soils, equipment, or materials, the applicant shall post signs on the project site in locations that are readily visible from all public rights-ofway. The dimensions and construction of the signs shall be consistent with the requirements for a large posted sign per Glendora Municipal Code Section 21.01.030. The signs shall include the project name or brief description, the anticipated construction schedule, the Cityimposed limits on hours of construction, and the name, phone number, and email of a representative of the applicant that the public can contact with any questions, concerns, or complaints about construction activity related to the project. The sign copy shall be approved by the Planning Department prior to posting. Building permits for the signs are required. If there are any substantive changes in the project schedule or scope of work, or a change in the contact name or information, the applicant shall immediately update the content of the sign. The sign shall remain posted on the subject property until all construction activity has concluded, including but not limited to landscaping and irrigation.

18. The applicants shall make improvements necessary to ensure that the City is in compliance with the Congestion Management Plan (CMP) Deficiency Plan. In ensuring compliance, the applicants must provide improvements as described in the Countywide Deficiency Plan Toolbox of Strategies or other means approved by the Metropolitan Transit Authority (MTA), and as approved by the Departments of Public Works and Planning and Redevelopment. In implementing this condition, the applicant is not permitted to rely on credits generated by improvements not provided by the applicant.

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19. The delivery of materials and equipment and the outdoor use of equipment, hammers, and power tools shall be limited to the hours between 7:00 a.m. and 6:00 p.m., Monday through Friday, with no work allowed on Saturdays, Sundays, or Federal holidays with the exception of interior work. Outdoor yard work is permitted as long as it does not involve heavy equipment or noise producing equipment.

20. The applicants shall comply with the colors and materials boards as approved by the City Council for DPR 12-01 and as revised by conditions of approval. All plans submitted for plan check shall reference the approved colors and materials. Approved colors and materials shall be installed prior to final occupancy for any building or landscape improvements.

21. The applicants shall comply with the approved perimeter wall/fence plan as approved by the City Council for DPR 12-01 as modified by conditions. The applicants shall obtain building permits for the approved fence/wall plans which shall be installed prior to occupancy of any construction phase and as described by these conditions.

22. A public areas street and landscape lighting plan shall be submitted to the Department of Planning and Department of Public Works for review and approval prior to the issuance of building permits. Street lighting shall be designed to reflect the design character outlined in the Monrovia Nursery Specific Plan and the approved architecture for the project. The approved lighting shall be installed prior to final occupancy following the phasing schedule.

23. A Waste Management Plan shall be submitted to the Department of Planning and Redevelopment for review and approval prior to issuance of any permits in compliance with the City's Construction and Demolition Ordinance No. 1811. The approved Waste Management Plan shall be implemented upon start of demolition, grading and construction and maintained throughout the project until final approval of the last unit. The City may review and amend the plan as needed. Guidelines are available from the recycling coordinator.

24. The City shall have the right of entry to inspect the premises to verify compliance with the conditions of approval and the Glendora Municipal Code.

25. The property owner shall pay the costs of any code enforcement activities, including attorney's fees, resulting from the violation of any conditions of approval or any provision of the Glendora Municipal Code.

26. Any violation of the Zoning Ordinance or any entitlement granted is considered a misdemeanor punishable by a fine not to exceed one thousand dollars ($1,000.00) and/or by imprisonment in the County jail for a period not exceed six (6) months. Each day or portion of a day during which any violation of the Zoning Ordinance occurs or continues constitutes a separate offense and shall be punishable as provided.

27. The applicant shall sign a statement indicating agreement with and acceptance of the adopted conditions of approval prior to issuance of permits and commencement of use. The signed statement shall be returned to the Department of Planning & Redevelopment prior to the commencement of construction.

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28. The applicant agrees as a condition of issuance of this entitlement to indemnify, protect, defend, and hold harmless, the City, and any agency or instrumentality thereof, and its elected and appointed officials, officers, employees and agents, from and against any and all liabilities, claims, actions, causes or action, proceedings, suits, damages, judgments, liens, levies, costs and expenses of whatever nature, including reasonable attorney's fees and disbursements (collectively, "Claims") arising out of or in any way relating to the issuance of this entitlement, any actions taken by the City related to this entitlement or the environmental review conducted under the California Environmental Quality Act, Public Resources Code Section 21000 el seg., for this entitlement and related actions.

Project Specific Conditions

29. The applicant shall submit landscape and irrigation plans for all public area landscape to the Plarming Department for review and approval based on the approved conceptual landscape plans approved by the City Council and as modified by conditions. A water efficient landscape application package shall accompany the submittal of the landscape and irrigation plans submitted to the Planning Department as required by the State Water Conservation in Landscaping Act (AB1881). Approved landscaping and irrigation shall be installed following the project phasing schedule listed in these conditions.

The applicant shall either (1) install landscaping for all front yard and steep slope and stepped retaining wall slopes on the privately owned lots as part of the landscape and irrigation plans submitted for City review and approval; or (2) include language in the CC&R's and Purchase and Sale Agreements to require each home owner to install front yard and any steep slope and stepped retaining wall landscaping within six months of close of escrow. The CC&R's shall require the homeowner to follow landscape guidelines outlined in the Monrovia Nursery Specific Plan and stepped retaining wall concepts approved by the Council. The CC&R's shall require all homeowner installed landscaping to submit a Water Efficient Landscape Plan application to the Planning Department for review and approval prior to installation of any landscape or irrigation.

The applicant shall provide landscape, irrigation and fencing plans for the detention basin in Tract 66609 and the debris basin in Tract 66608 to the Planning Department and LA County for review and approval prior to issuance of any building permits. Approved landscape, irrigation and fencing shall be installed prior to final approval for those improvements.

The wrought iron metal fence plans provided for the project indicate some fencing with decorative pilasters at 150 foot spacing and some fencing with no pilasters. In order to provide more continuity within the project, staff recommends that the applicant reduce the 150 foot spacing of pilasters along Sierra Madre Avenue to not less than 50 feet apart and require other wrought iron fencing for the project to incorporate decorative pilasters at minimum 30 feet apart for single family lots, detention basins and the west property line gap fencing.

30. The applicants shall work with staff to provide screening and a camouflage design consistent with LA County requirements for the debris flow channel identified for Tract 66608 prior to issuance of any permits for the debris basin. The approved design shall be installed as part of the construction of the debris basin for TTM 66608.

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31. The applicant proposes the following lots to be constructed with a Floor Area Ratio of 35 percent. These lots cannot add additional covered living area unless either a minor modification is granted or existing living area is reduced.

TTM 66608 lots TTM 66609 lots
28 .37
30 39
42 40
43 42
45 43
46 44
51 52
54 32. Construction Phasing Schedule. The following construction phasing schedules shall be followed unless a change is requested in writing and approved by the Planning Director:

Grading and Road Construction
No grading or road construction permits shall be issued until approval has been received from the City and LA County for final hydrological studies for TTM 66608 and 66609 and all toxic materials have been removed and all necessary clearance for the site has been provided by the State Department of Toxic Substance Control (DTSC).

Off-site improvements
Off-site improvements including all streets, public utilities and storm drain systems shall be installed for both TIM 66608 and TIM 66609 prior to issuance of any building permits for the Tracts 66608 and 66609 or as approved by the City Engineer. This condition excludes permits for the model homes as part of TTM 66609. This exclusion does not exclude the requirement to receive DTSC clearance for toxic material removal/remediation prior to construction of model homes.

Home construction phasing
North, Tentative Tract 66608
Phase 1
Phase 2
Phase 3
Phase 4
Phase 5
Phase 6
Phase 7
Phase 8
Lots 42 through 47
Lots 37 through 41
Lots 24 through 29
Lots 21 through 23 and Lots 30 through 33
Lots 18 through 20 and Lots 34 through 36
Lots 13 through 17
Lots 7 through 11
Lots 1 through 6
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South, Tentative Tract 66609
Model Phase
Phase 1
Phase 2
Phase 3
Phase 4
Phase 5
Phase 6
Phase 7
Phase 8
Phase 9
Lots 5 through 9
Lots 57 through 60 and Lots 66 through 69
Lots 53 through 56 and Lots 70 through 74
Lots 43 through 48
Lots 39 through 42 and Lots 53 through 56
Lots 20 through 25
Lots 10 through 15
Lots 29 through 38
Lots 1 through 4 and Lots 26 through 28
Lots 61 through 65
Landscape installation phasing

1. All approved landscape and irrigation and amenities for the linear park shall be installed prior to final occupancy for Phase 3 of Tract 66609.

2. All street entry landscape for the project entries for Tract 66608 on Barranca Avenue and Sierra Madre Avenue and Tract 66609 on Barranca Avenue shall be installed prior to final occupancy for phase 1 for each Tract.

3. All new street landscape and irrigation improvements shall be installed prior to final occupancy for the final phase of each Tract. If the developer proposes to install front yard and steep slope landscaping on private lots, these landscape improvements must be installed prior to final occupancy for each phase. If the developer wishes to allow home owners to install front yard landscaping, the developer shall incorporate language into the CC&R's and purchase and sale agreements to require installation of City approved front yard landscaping within 6 months of close of escrow.

4. All landscaping including planting and fencing of the detention basing for TTM 66609 shall be installed prior to final approval for these improvements.

5. All landscaping including planting and fencing of the debris basin and debris flow channel for TTM 66608 shall be installed prior to final approval for these improvements.

6. All landscaping along Sierra Madre Avenue and the slope below Sierra Madre Avenue shall be installed prior to final occupancy of Phase 3 of Tract 66608.

7. All approved perimeter walls and fencing for individual lots shall be completed prior to final occupancy for each Phase in both tracts.

8. The fence/wall gap along the west side of the project in the vicinity of the Fairmount Cemetery shall be installed along the project western boundary between lots 66, 64 and 65 of Tract 66609 prior to final occupancy of Phase 5 of Tract 66609. The applicant shall obtain City approval for perimeter fence/wall gap design prior to issuance of permits for the work.

9. Fairmount Cemetery perimeter landscape, fencing and retaining wall/buttressing The applicant shall ensure installation of all perimeter landscape and irrigation, cemetery fencing and cemetery retaining walls and buttressing prior to final occupancy approval of Phase 5 of Tract 66609. All proposed improvements shall receive grading and building permit approval from the City of Glendora and design approval from the Fairmount Cemetery Board of Trustees prior to issuance of permits for the work.

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D
Davis, Nelson, Tessitor and Murabito.

Santoro.

None.

KA(11111:::11:111‘. ;Clerk

10. Fairmount Cemetery Monument Sign
The applicant shall install a monument sign for the Cemetery as part of Phase 1 of Tract 66609. The monument sign shall not exceed 50 square feet in area. Exact location and design of the monument sign shall be approved by the City and Fairmount Cemetery Board prior to issuance of building permits for the sign. Total cost for the monument sign is expected not to exceed $10,000.00. If the applicant and the Fairmount Cemetery Board cannot agree on the design of the monument sign, the applicant shall provide the Fairmount Cemetery Board with a check for $10,000 to cover the cost of the monument sign.

33. The CC&R's prepared for the project shall incorporate language to require the Home Owners Association to maintain the drainage swales located on Lots 8, 9, 12, 17, 18, 19, 20, and 21 and lots 27 through 47 of Tract 66608.

SECTION 4. The City Clerk shall certify to the passage and adoption of this resolution and shall enter the same in the Book of Original Resolutions.

APPROVED and PASSED this 9thday of October, 2012.

City Council of Glendora, California
BY:

OENE MURABITO, Mayor
APPROVED AS TO FORM:

D. WAYNE LEECH, City Attorney
I, Kathleen R. Sessman, City Clerk of the City of Glendora, do hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of Glendora at a regular meeting held on the 9thday of October, 2012, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

COUNCIL MEMBERS:

Dated: October 10, 2012
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RESOLUTION CC 2012-63

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

GLENDORA APPROVING MINOR TECHNICAL CHANGES AND A

ONE YEAR TIME EXTENSIION TO A NEW EXPIRATION DATE OF
DECEMBER 14, 2013 FOR TENTATIVE TRACT MAP NO. 66608 ON

CERTAIN PROPERTY LOCATED BETWEEN SIERRA MADRE

AVENUE AND THE RAILROAD RIGHT OF WAY AND BETWEEN THE
GLENDORA/AZUSA CITY BOUNDARY AND BARRANCA AVENUE.
(Modification SUB10-01).

THE CITY COUNCIL
City of Glendora, California

THE CITY COUNCIL OF THE CITY OF GLENDORA DOES HEREBY
RESOLVE AS FOLLOWS:

WHEREAS, the City Council has adopted the Monrovia Nursery Specific Plan to provide guidance and standards for future development of the vacated Monrovia Nursery property located between Sierra Madre Avenue and the Metro Railroad Right of way and between the Azusa-Glendora City boundary and Barranca Avenue (Glendora Monrovia Nursery property); and
WHEREAS, the applicants, CV Glendora 3, LLC. (City Ventures) have submitted an application to allow the modification of Subdivision (SUB 10-01) for Tentative Tract Map 66608 for minor technical changes relative to elevations, retaining walls and lot configurations, and a one year time extension for the Glendora Monrovia Nursery property pursuant to Title 20 of the Glendora Municipal Code and Government Code Section 66452.6; and WHEREAS, the City Council of the City of Glendora adopted a mitigated negative declaration for the Monrovia Nursery Specific Plan and Tentative Tract Map 66608 and Tentative Tract Map 66609 at their public hearing of December 14, 2010; and 'WHEREAS, the City Council of the City of Glendora adopted an addendum to the adopted mitigated negative declaration to expand the area to be annexed from Los Angeles County as part of the development of the Glendora Monrovia Nursery property at a public hearing held on December 13, 2011; and
WHEREAS, the City Council of the City of Glendora adopted a revised addendum to the previously adopted mitigated negative declaration at their meeting of September 25, 2012; and WHEREAS, the Planning Commission of the City of Glendora recommended approval of the modification of Subdivision (SUB10-01) for Tentative Tract Map 66608 and a one year time extension to a new expiration date of December 14, 2013 to the City Council at a public hearing on September 4, 2012 after due notice was give as required by law, at which time oral and documentary evidence was introduced along with the written recommendation of the Planning Department staff of the City of Glendora; and
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WHEREAS, a public hearing was held by the City Council of the City of Glendora on October 9, 2012 , after due notice was given as required by law, at which time oral and documentary evidence was introduced along with the recommendation of the Planning Commission of the City of Glendora.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GLENDORA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 2. The City Council hereby makes findings with facts, which findings with facts are hereby set forth in full:

FINDINGS Modification Subdivision (SUB10-01) for Tentative Tract Map 66608:

1. The proposed modifications to the tentative tract map are consistent with applicable general and specific plans.

FACT: Tentative Tract Map No. 66608 was approved by the City Council on December 14, 2010. The applicant is requesting approval for minor technical changes to the tentative map to address updating the elevation benchmark datum, reconfiguration of some lots and use of stepped retaining walls to allow more usable pad areas. These changes do not impact the intent of the Monrovia Nursery Specific Plan to ensure the preservation of character and views for the surrounding existing neighborhoods. The map is also revised to address flooding concerns identified in required hydrology studies and as required by the Los Angeles County Flood Control District. The hydrology changes were identified as potential design options in the Monrovia Nursery Specific Plan. These minor changes also required an amendment to the Monrovia Nursery Specific Plan (ZA12-01). A condition is recommended to make approval of the modification of Subdivision (SUB10-01) for Tentative Tract Map 66608 contingent upon approval of Zone Amendment (ZA12-01). With the amendment to the Specific Plan, the proposed minor changes to the tentative tract map will be consistent with the Specific Plan and the General Plan.

2. The design or improvement of the proposed subdivision map is consistent with applicable general or specific plans.

FACT: The Monrovia Nursery Specific Plan provides detailed direction for site design, lot layout, infrastructure requirements, street layout, grading scheme, street cross sections, and open space. Tentative Tract Map 66608 is consistent with the Specific Plan in all major respects.

However, new technical information on more current elevation benchmark datum points has been recommended which requires revisions to the Specific Plan pad elevations. These changes do not change the relative elevations between proposed pads and surrounding developed properties. The applicant has requested increasing the elevations for eight lots over the allowed 1 foot change allowed by the Specific Plan. The changes are minor, ranging from 1.1 feet to 3.5 feet which will not create any significant visual change to the overall elevation layout. Indeed, Resolution CC 2012-63 Page 2 of 11
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many of the pads are proposed to be lower than the Specific Plan provides which will reduce impacts to the surrounding neighborhoods. •The technical changes also include the addition of stepped retaining walls rather than steep slopes identified in the Specific Plan and the minor adjustment in lot configuration for some of the lots which does not significantly impact pad elevations. The Tentative Tract Map is also being revised to reflect the results of hydrological studies and Los Angeles County Flood Control regarding installation of a debris basin and debris flow channel on the south side of Sierra Madre Avenue. This change was anticipated as a possibility in the Specific Plan. These changes are reflected in the modified TTM 66608 and also in the proposed zone amendment for the Monrovia Nursery Specific Plan. A condition is recommended to make approval of Modification Subdivision (SUB10-01) for TTM 66608 contingent upon approval of Zone Amendment (ZA12-02).

3. The site is physically suitable for the type of development.

FACT: Studies prepared for the Monrovia Nursery Specific Plan and original TTM 66608 provide detailed discussion of the improvements required to ensure the health and safety of residents in the future proposed development. Undesirable characteristics of the land include possible flood hazard, unsuitable soils, hazardous materials in the soil and inclusion of the site in a high fire hazard severity zone. Conditions of approval for the original SUB10-01 for TTM 66608 will remain in effect along with mitigation measures identified in the mitigated negative declaration adopted for the project. These conditions and mitigations require full exploration of these possible hazards prior to the recordation of the amp. Adequate conditions and mitigation measures are in place to protect development of the site against these potential hazards. These include completion of a final hydrology study and runoff management plan with debris flow analysis to ensure that the site is not impacted by off-site flood hazard, elimination of all unsafe soils and geologic conditions and recommendations for structural building designs and removal of hazardous soils contaminants that exceed levels identified to be harmful. The subdivision must also comply with the requirements of the Los Angeles County Fire Department and the California Building Code to ensure the project complies with building requirements for the Very High Fire Hazard Severity Zone. The proposed technical changes to elevation benchmark datum, minor increase in pad elevation in eight lots, and installation of stepped retaining walls rather than steep slopes are considered minor technical changes that will not impact any of the conditions adopted for the project. The inclusion of the debris basin and debris flow channel implements the requirements of the Specific Plan to ensure the suitability of the site for the proposed development.

4. The site is physically suitable for the proposed density of development.

FACT: Conditions and mitigation measures have been adopted to ensure the physical suitability of the site for the development. The site can adequately accommodate the proposed density of development which is proposed as approximately 0.8 dwelling units per acre. The General Plan allows a maximum of 3 dwelling units per acre for the Low Density Residential designation for the subject property.

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5. The design of the subdivision map or the proposed improvements is not likely to cause substantial environmental damage or substantially injure wildlife or their habitats.

FACT: Biological studies prepared for the development of the site do not indicate the presence of wildlife or habitat. The property has been utilized as a commercial nursery for several decades but is currently fallow. Conditions and mitigation measures include safeguards to protect birds during nesting season and provide a tree-replacement program.

6. The design of the subdivision map is not likely to cause serious public health problems.

FACT: Requirements for the development of the site include a requirement to reduce potentially harmful levels of arsenic to safe levels. Conditions and mitigation measures also require the implementation of measures to offset potential noise impacts during construction and reduce air quality impacts during construction from heavy equipment. No other issues have the potential to cause health problems.

7. The design of the improvements will not conflict with easements acquired by the public at large for access through or use of the property within the proposed subdivision map.

FACT: Easements exist on the site for road purposes to support the widening of Sierra Madre Avenue to the south from the present edge of pavement and the design of the subdivision will provide for the widening of Sierra Madre Avenue to the south. However, there are also existing easements in place on the north side of Sierra Madre Avenue which are planned to be vacated as part of the development process since the street will be widened on the south side and the north side easement is not expected to be needed to accommodate the proposed street width. The south side easement may need to be increased to accommodate the revised street width. A condition of approval for the original project (Resolution 2010-46) addresses the easement quitclaim process prior to recordation of the final map.

SECTION 3. The City Council hereby approves the modification of Subdivision (SUB10-01) to allow minor technical changes and a time extension to a new expiration date of December 14, 2013 for Tentative Tract Map No. 66608 on certain property known as the Glendora Monrovia Nursery property between Sierra Madre Avenue and the Metro Railroad right of way and the Glendora/Azusa city boundary and Barranca Avenue, subject to the following conditions.

Conditions: DPR 12-01; Modification TTM 66608; and Modification TTM 66609 Standard Conditions

2. Development Plan Review (DPR12-01) allows for construction phasing for the Monrovia Nursery development as provided by these conditions of approval.

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4. The approval of Development Plan Review (DPR12-01) shall be contingent upon the approval of Zone Amendment (12-02).

5. The approval of Modification Subdivision (SUB10-01) for TTM 66608 shall be contingent upon the approval of Development Plan Review (DPR12-01) and Zone Amendment (ZA12- 02).

6. The approval of Modification Subdivision (SUB10-01) for TTM 66609 shall be contingent upon the approval of Development Plan Review (DPR12-01) and Zone Amendment (ZA12- 02).

10. Construction shall commence within 18 months of recordation of Final Maps for TTM 66608 and TTM 66609 as approved by the City Council and shall be carried on diligently to completion.

11. The applicant shall comply with the requirements of the National Pollutant Discharge Elimination System (NPDES).

12. The applicant shall comply with the Americans with Disabilities Act (ADA) prior to issuance of building permits.

13. The applicant shall comply with all applicable requirements of the City, County, State, and other responsible agencies.

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22. A public areas street and landscape lighting plan shall be submitted to the Department of Plarming and Department of Public Works for review and approval prior to the issuance of building permits. Street lighting shall be designed to reflect the design character outlined in the Monrovia Nursery Specific Plan and the approved architecture for the project. The approved lighting shall be installed prior to final occupancy following the phasing schedule.

24. The City shall have the right of entry to inspect the premises to verify compliance with the conditions of approval and the Glendora Municipal Code.

28. The applicant agrees as a condition of issuance of this entitlement to indemnify, protect, defend, and hold harmless, the City, and any agency or instrumentality thereof, and its elected and appointed officials, officers, employees and agents, from and against any and all liabilities, claims, actions, causes or action, proceedings, suits, damages, judgments, liens, levies, costs and expenses of whatever nature, including reasonable attorney's fees and disbursements (collectively, "Claims") arising out of or in any way relating to the issuance of this entitlement, any actions taken by the City related to this entitlement or the environmental Resolution CC 2012-63 Page 7 of 11
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review conducted under the California Environmental Quality Act, Public Resources Code Section 21000 et seq., for this entitlement and related actions.

Project Specific Conditions

29. The applicant shall submit landscape and irrigation plans for all public area landscape to the Planning Department for review and approval based on the approved conceptual landscape plans approved by the City Council and as modified by conditions. A water efficient landscape application package shall accompany the submittal of the landscape and irrigation plans submitted to the Planning Department as required by the State Water Conservation in Landscaping Act (AB1881). Approved landscaping and irrigation shall be installed following the project phasing schedule listed in these conditions.

The applicant shall provide landscape, irrigation and fencing plans for the detention basin in Tract 66609 and the debris basin in Tract 66608 to The Planning Department and LA County for review and approval prior to issuance of any building permits. Approved landscape, irrigation and fencing shall be installed prior to final approval for those improvements.

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TTM 66608 lots TTM 66609 lots
28 37
30 39
42 40
43 42
AC LI5 43
46 44
51 52
54 32. Construction Phasing Schedule. The following construction phasing schedules shall be followed unless a change is requested in writing and approved by the Planning Director:

Grading and Road Construction
No grading or road construction permits shall be issued until approval has been received from the City and LA County for final hydrological studies for TIM 66608 and 66609 and all toxic materials have been removed and all necessary clearance for the site has been provided by the State Department of Toxic Substance Control (DTSC).

Off-site improvements
Off-site improvements including all streets, public utilities and storm drain systems shall be installed for both TTM 66608 and TTM 66609 prior to issuance of any building permits for the Tracts 66608 and 66609 or as approved by the City Engineer. This condition excludes permits for the model homes as part of TTM 66609. This exclusion does not exclude the requirement to receive DTSC clearance for toxic material removal/remediation prior to construction of model homes.

Home construction phasing
North, Tentative Tract 66608
Phase 1
Phase 2
Phase 3
Phase 4
Phase 5
Phase 6
Phase 7
Phase 8
Lots 42 through 47
Lots 37 through 41
Lots 24 through 29
Lots 21 through 23 and Lots 30 through 33
Lots 18 through 20 and Lots 34 through 36
Lots 13 through 17
Lots 7 through 11
Lots 1 through 6
South, Tentative Tract 66609
Model Phase Lots 5 through 9
Phase 1 Lots 57 through 60 and Lots 66 through 69
Phase 2 Lots 53 through 56 and Lots 70 through 74
Phase 3 Lots 43 through 48
Phase 4 Lots 39 through 42 and Lots 53 through 56
Phase 5 Lots 20 through 25
Phase 6 Lots 10 through 15
Phase 7 Lots 29 through 38
Phase 8 Lots 1 through 4 and Lots 26 through 28
Phase 9 Lots 61 through 65
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Landscape installation phasing
I. All approved landscape and irrigation and amenities for the linear park shall be installed prior to final occupancy for Phase 3 of Tract 66609.

4. All landscaping including planting and fencing of the detention basing for TTM 66609 shall be installed prior to final approval for these improvements.

5. All landscaping including planting and fencing of the debris basin and debris flow channel for TTM 66608 shall be installed prior to final approval for these improvements.

6. All landscaping along Sierra Madre Avenue and the slope below Sierra Madre Avenue shall be installed prior to final occupancy of Phase 3 of Tract 66608.

7. All approved perimeter walls and fencing for individual lots shall be completed prior to final occupancy for each Phase in both tracts.

9. Fairmount Cemetery perimeter landscape, fencing and retaining wall/buttressing.

The applicant shall ensure installation of all perimeter landscape and irrigation, cemetery fencing and cemetery retaining walls and buttressing prior to final occupancy approval of Phase 5 of Tract 66609. All proposed improvements shall receive grading and building permit approval from the City of Glendora and design approval from the Fairmount Cemetery Board of Trustees prior to issuance of permits for the work.

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SECTION 4. The City Clerk shall certify to the passage and adoption of this resolution and shall enter the same in the Book of Original Resolutions.

APPROVED and PASSED this 9 th day of October, 2012.

City Council of Glendora. California
BY yt /4„4,41
GENE MURABITO, Mayor
APPROVED AS TO FORM:

D. WAYNE LE CH, City Attorney
I, Kathleen R. Sessman. City Clerk of the City of Glendora, do hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of Glendora at a regular meeting held on the 9th day of October, 2012, by the following vote:

AYES: COUNCIL MEMBERS: Davis. Nelson, Tessitor and Murabito.

NOES: COUNCIL MEMBERS:

Santoro.

ABSENT: COUNCIL MEMBERS:

None.

ABSTAIN: COUNCIL MEMBERS: None.

Dated: October 10, 2012

0.4-ILLW
IIHHIHIIIILHEN /EH HHH:11714::1111 :iity Clerk
Resolution CC 2012-63 Page 11 of 11
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RESOLUTION CC 2022-___(A)

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GLENDORA, COUNTY OF LOS ANGELES, OVERRULING THE APPEAL OF MS.

AUDREY TEASDALE AND AFFIRMING THE DECISION OF THE
PLANNING COMMISSION APPROVING RESOLUTION NO. PC 2022-11, DEVELOPMENT PLAN REVIEW (PLN22-0016), APPROVING TWO-STORY

RESIDENTIAL CONSTRUCTION, ARCHITECTURAL AND PLOTTING
CHANGES TO HOMES PROPOSED FOR CONSTRUCTION IN TRACT 66608 (PHASE 17-21 AND MODEL BUILD OUT / MBO); AND HOMES PROPOSED FOR TRACT 66609 (PHASE 22 / MEYER LANE); AND TO ELIMINATE 3 HOMES FROM THE DEVELOPMENT PHASING PLAN; AND COMPLIANCE

WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)

THE CITY COUNCIL
City of Glendora, California
WHEREAS, the California Constitution, Article XI, § 7, and California Government Code §§ 65000 et seq., 38774, 38775, and 65850(b), grants local governments the authority under their police powers to regulate, review and approve land uses; and WHEREAS, on October 4, 2022, the Planning Commission heard an application for Development Plan Review (PLN22-0016) (simply “DPR”) which included a request for two- story residential construction, architectural and plotting changes to homes proposed for construction in Tract 66608 (Phase 17-21 and model build out/MBO), homes proposed for Tract 66609 (Phase 22/Meyer Lane), and to eliminate 3 homes from the development phasing plan. The proposed architectural changes would result in homes smaller in size than existing the approved plan and would incorporate updated architecture for the same (the so-called “La Colina/Monrovia Nursery Project”); and
WHEREAS, the DPR (PLN22-0016) proposed to revise homes consist of one-story and twostory plan types. The plotting of the two-story homes (11 total) and would conform to the Monrovia Nursery Specific Plan; none of the two-story homes would be located immediately adjacent to any existing neighborhood homes adjacent to Tract 66608. The DPR (PLN22-0016) proposed to remove three (3) homes from the existing development phasing plan to accommodate two debris basins near Yucca Ridge Road (on Lots 13, 14, and 15); and WHEREAS, on October 4, 2022, having conducted a duly noticed public hearing on the DPR (PLN22-0016), having considered the oral and written testimony of interested parties, having entertained the written and oral staff report, and having considered all written correspondence received prior to or at such public hearing, the Planning Commission duly adopt Resolution No. PC 2022-11 approving the DPR (PLN22-0016) for the La Colina/Monrovia Nursery Project and making certain CEQA findings consistent therewith; and
WHEREAS, on October 19, 2022, the City Clerk’s Office received a timely appeal from Ms.

Audrey Teasdale, 19005 East La Fetra Drive, Glendora CA 9174, appealing the actions of the Planning Commission in adopting its Resolution No. PC 2022-11 approving the DPR (PLN22- 0016) ; and
Item #3. Page 163
Meeting Date: 12/13/2022 / Packet Page #: 172
-2-
WHEREAS, the City Council has conducted a duly notice public hearing to consider this appeal, as provided in Glendora Municipal Code § 21.02.030, has entertained the written and oral staff report (and all attachments thereto) and has further considered the written on oral testimony provide at such public hearing by interested parties.

NOW, THEREFORE, the City Council of the City of Glendora DOES HEREBY FIND, DETERMINE AND RESOLVE as follows:

Section 1. Recitals. The City Council finds that all of the facts set forth in the recitals above of this Resolution are true and correct and incorporated herein.

Section 2. Administrative Record. The proceedings and all evidence introduced before the Planning Commission at the public hearing, including staff reports, attachments, and presentations, are hereby incorporated into the record of this proceeding. These documents, along with any staff reports, documents, testimony or evidence submitted to the City Council, including all documents specified under applicable State law including Public Resources Code § 21167.6(e), shall comprise the entire record of proceedings for any claims under CEQA.

Section 3. Appeal Overruled. Based on substantial evidence contained in the record of this public hearing and considered as a whole, the appeal of Ms. Audrey Teasdale is hereby overruled and denied for each and all of the reasons set forth in staff reports, documents, testimony or evidence submitted on the record at this public hearing which are incorporated herein as the findings of the City Council, including the CEQA analysis for Development Plan Review (PLN22-0016).

Section 4. Development Plan Review (PLN22-0016) Approved. For all the foregoing reasons, and each of them, the City Council upholds the Planning Commission Resolution No. 2022-

11. Further, for all of the foregoing reasons and based upon the substantial evidence in the record before it, and given that there is no substantial evidence in the administrative record that would warrant denial, the City Council also independently approves Development Plan Review (PLN22- 0016) .

Section 5. CEQA Findings. The CEQA findings made by the Planning Commission in Resolution No. PC 2022-11 are hereby affirmed and adopted in their entirely by this resolution; the appeal of the same is hereby overruled and denied.

Section 6. Effective Date. This Resolution shall become effective immediately.

PASSED, APPROVED and ADOPTED this __ day of December, 2022.

BY:

KAREN DAVIS
Mayor
Item #3. Page 164
Meeting Date: 12/13/2022 / Packet Page #: 173
-3-
APPROVED AS TO FORM:
_______________________________
WILLIAM W. WYNDER
City Attorney

CERTIFICATION
I, Kathleen R. Sessman, City Clerk of the City of Glendora, do hereby certify that the foregoing Resolution was adopted on the __ day of December, 2022, by the following roll call vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

Dated: November __, 2022
KATHLEEN R. SESSMAN
Item #3. Page 165
Meeting Date: 12/13/2022 / Packet Page #: 174
-1-
RESOLUTION CC 2022-___(B)

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GLENDORA, COUNTY OF LOS ANGELES, SUSTAINING THE APPEAL OF MS. AUDREY TEASDALE FROM PLANNING COMMISSION RESOLUTION NO. PC 2022-11, DEVELOPMENT PLAN REVIEW (PLN22-0016), APPROVING TWO-STORY

CONSTRUCTION, ARCHITECTURAL AND PLOTTING CHANGES TO
HOMES PROPOSED FOR CONSTRUCTION IN TRACT 66608 (PHASE 17-21 AND MODEL BUILD OUT / MBO); AND HOMES PROPOSED FOR TRACT 66609 (PHASE 22 / MEYER LANE); AND TO ELIMINATE 3 HOMES FROM THE DEVELOPMENT PHASING PLAN; VACATING PLANNING
COMMISSION RESOLUTION NO. PC 2022-11 AND REMANDING PLN22- 0016 BACK TO THE PLANNING COMMISSION FOR FURTHER REVIEW OF THE SAME CONSISTENT WITH THE GROUNDS STATED IN APPEAL;
AND VACATE THE ADDENDUM TO THE PROJECT’S CEQA NOTICE OF

DETERMINATION BASED UPON THE FINDINGS THAT NO FURTHER

ENVIRONMENTAL DOCUMENTATION IS REQUIRED

THE CITY COUNCIL
City of Glendora, California
WHEREAS, the California Constitution, Article XI, § 7, and California Government Code §§ 65000 et seq., 38774, 38775, and 65850(b), grants local governments the authority under their police powers to regulate, review and approve land uses; and WHEREAS, on October 4, 2022, the Planning Commission heard an application for Development Plan Review (PLN22-0016) (simply “DPR”) which included a request for two- story residential construction, architectural and plotting changes to homes proposed for construction in Tract 66608 (Phase 17-21 and model build out/MBO), homes proposed for Tract 66609 (Phase 22/Meyer Lane), and to eliminate 3 homes from the development phasing plan. The proposed architectural changes would result in homes smaller in size than existing the approved plan and would incorporate updated architecture for the same (the so-called “La Colina/Monrovia Nursery Project”); and
WHEREAS, the DPR (PLN22-0016) proposed to revise homes consist of one-story and twostory plan types. The plotting of the two-story homes (11 total) and would conform to the Monrovia Nursery Specific Plan; none of the two-story homes would be located immediately adjacent to any existing neighborhood homes adjacent to Tract 66608. The DPR (PLN22-0016) proposed to remove three (3) homes from the existing development phasing plan to accommodate two debris basins near Yucca Ridge Road (on Lots 13, 14, and 15); and WHEREAS, on October 4, 2022, having conducted a duly noticed public hearing on the DPR (PLN22-0016), having considered the oral and written testimony of interested parties, having entertained the written and oral staff report, and having considered all written correspondence received prior to or at such public hearing, the Planning Commission duly adopt Resolution No. PC 2022-11 approving the DPR (PLN22-0016) for the La Colina/Monrovia Nursery Project and making certain CEQA findings consistent therewith; and
Item #3. Page 166
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-2-
WHEREAS, on October 19, 2022, the City Clerk’s Office received a timely appeal from Ms.

Audrey Teasdale, 19005 East La Fetra Drive, Glendora CA 9174, appealing the actions of the Planning Commission in adopting its Resolution No. PC 2022-11 approving the DPR (PLN22- 0016) ; and
WHEREAS, the City Council has conducted a duly notice public hearing to consider this appeal, as provided in Glendora Municipal Code § 21.02.030, has entertained the written and oral staff report (and all attachments thereto) and has further considered the written on oral testimony provide at such public hearing by interested parties.

NOW, THEREFORE, the City Council of the City of Glendora DOES HEREBY FIND, DETERMINE AND RESOLVE as follows:

Section 1. Recitals. The City Council finds that all of the facts set forth in the recitals above of this Resolution are true and correct and incorporated herein.

Section 3. Appeal Sustained. Based on substantial evidence contained in the record of this public hearing and considered as a whole, the appeal of Ms. Audrey Teasdale is hereby sustained and upheld for each and all of the reasons set forth in staff reports, documents, testimony or evidence submitted on the record at this public hearing which are incorporated herein as the findings of the City Council, including the CEQA analysis for Development Plan Review (PLN22-0016).

Section 4. Development Plan Review (PLN22-0016) Vacated & Remanded. For all the foregoing reasons, and each of them, the City Council remands Planning Commission Resolution No. 2022-11 to the Planning Commission for further consideration consistent with the findings in this resolution. The City Council herby vacates the Planning Commission approval of Development Plan Review (PLN22-0016) and directs the Planning Commission to reconsider the same.

Section 5. CEQA Findings. The CEQA findings made by the Planning Commission in Resolution No. 2022-11 are hereby overruled and vacated in their entirely by this resolution; the DPR application (PLN22-0016) is hereby remanded back to the Planning Commission for a full reconsideration of the same in light of the findings in this resolution..

Section 6. Effective Date. This Resolution shall become effective immediately. / / /
/ / /
/ / /
Item #3. Page 167
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PASSED, APPROVED and ADOPTED this __ day of December, 2022.

BY:

KAREN DAVIS
Mayor
APPROVED AS TO FORM:
________________________________
WILLIAM W. WYNDER
City Attorney

CERTIFICATION
I, Kathleen R. Sessman, City Clerk of the City of Glendora, do hereby certify that the foregoing Resolution was adopted on the __ day of December, 2022 by the following roll call vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

Dated: November __, 2022
KATHLEEN R. SESSMAN
Item #3. Page 168
Meeting Date: 12/13/2022 / Packet Page #: 177

NOTICE OF CONTINUED PUBLIC HEARING

C I T Y C O U N C I L , S U C C E S S O R A G E N C Y A N D

H O U S I N G A U T H O R I T Y
_____________________________________________
NOTICE IS HEREBY GIVEN that the City Council, Successor Agency and Housing Authority of the City of Glendora opened and continued the following public hearing at its regular meeting of November 8, 2022, as follows:

Agenda Item #4 Consider the Appeal of Audrey Teasdale from Planning Commission Resolution No. PC 2022-11, Development
Plan Review (PLN22-0016) Approval of Architectural and
Plotting Changes to Homes Proposed for Construction in
Tract 66608 (Phase 17-21) and Model Buildout/MBO); and
Homes Proposed for Tract 66609 (Phase 22/Meyer Lane);
and to Eliminate 3 Homes from the Development Phasing
Plan; and Compliance with the California Environmental
Quality Act
Said public hearing was opened and continued to December 13, 2022, beginning at 7:00 p.m., or as soon thereafter as the matter can be heard, in the City Hall Council Chamber located at 116 E.

Foothill Boulevard.

Dated: November 9, 2022
Kathleen Sessman
City Clerk/Communications Director

AFFIDAVIT OF POSTING
State of California
County of Los Angeles ss.

City of Glendora
I, Kathleen Sessman, City Clerk/Communications Director, do hereby certify, under penalty of perjury under the laws of the state of California that this notice was posted on November 9, 2022 and that foregoing is true and correct. Said notice was posted at the following location(s):

City Hall
Library
X Other (Chamber Bulletin Board)
Item #3. Page 169
Meeting Date: 12/13/2022 / Packet Page #: 178
Appeal of Planning Commission Resolution No. PC 2022-11 approving two-story residential construction, architectural and plotting changes to homes in Tract 66608 and 66609; and eliminating three homes (File # PLN22-0016)
Community Development
City Council
Item #
December 13, 2022
Jeff Kugel, Community Development Director CityOfGlendora.org Item #3. Page 170
Meeting Date: 12/13/2022 / Packet Page #: 179
2 December 2010 – City adopts Monrovia Nursery Specific Plan and Vesting Tentative Maps 66608 & 66609 for La Colina
October 2012 – City approves two-story homes, construction phasing, and changes to grading plan
July 2015 – City approves Final Maps fand home construction begins Item #3. Page 171
Meeting Date: 12/13/2022 / Packet Page #: 180
3 October 4, 2022 – Planning Commission approves Development Plan Review (DPR)
• Two-story residential construction
• Architecture & Plotting of homes
• Elimination of three homes in Tract 66608 for
reconfigured debris basins
Item #3. Page 172
Meeting Date: 12/13/2022 / Packet Page #: 181
4 Tract 66608 - 2010
Item #3. Page 173
Meeting Date: 12/13/2022 / Packet Page #: 182
5 Approved Site Plan
(Tract 66608 – 2012)
Item #3. Page 174
Meeting Date: 12/13/2022 / Packet Page #: 183
6 Grading Plan - 2014
Item #3. Page 175
Meeting Date: 12/13/2022 / Packet Page #: 184
7 Modified Site Plan - 2022
(Tract 66608 – Eastern portion)
Item #3. Page 176
Meeting Date: 12/13/2022 / Packet Page #: 185
8 Proposed Site Plan
(Tract 66609 – Meyer Lane portion)
Item #3. Page 177
Meeting Date: 12/13/2022 / Packet Page #: 186
9 October 19, 2022 – Received appeal from Audrey Teasdale.

November 8, 2022 – Public Hearing on appeal opened and continued to review and respond to letter received from Attorney Sutton.

Item #3. Page 178
Meeting Date: 12/13/2022 / Packet Page #: 187
10 Review of Teasdale and Sutton Letters
The appeal letters raise issues that are not appealable • Issues raised are not a part of the DPR application
• Issues are “time-barred”
Item #3. Page 179
Meeting Date: 12/13/2022 / Packet Page #: 188
11 Audrey Teasdale Appeal – Items 1(a) and 1(b)
The Monrovia Nursery Specific Plan and Glendora General Plan prohibit new streets to extend from new developments inside the City of Glendora into adjoining jurisdictions. The proposed Rodriguez Way violates this prohibition
Item #3. Page 180
Meeting Date: 12/13/2022 / Packet Page #: 189
12 Item #3. Page 181
Meeting Date: 12/13/2022 / Packet Page #: 190
13 Item #3. Page 182
Meeting Date: 12/13/2022 / Packet Page #: 191
14 Item #3. Page 183
Meeting Date: 12/13/2022 / Packet Page #: 192
15 The General Plan
Circulation Element
pages 34-35
Item #3. Page 184
Meeting Date: 12/13/2022 / Packet Page #: 193
16 Audrey Teasdale Appeal – Item 2
There have been changed circumstances since the 2010 CEQA analysis. A new traffic study is required to ensure that higher traffic levels can be addressed in new mitigation measures, such as stop signs or a traffic signal along Barranca Avenue.

Item #3. Page 185
Meeting Date: 12/13/2022 / Packet Page #: 194
17 LLG Traffic Study – 2007
Section 8.1.5 Traffic Signal
Warrant Analysis
Item #3. Page 186
Meeting Date: 12/13/2022 / Packet Page #: 195
18 2010 Initial Study/Mitigated Negative Declaration Item #3. Page 187 Meeting Date: 12/13/2022 / Packet Page #: 196
19 Audrey Teasdale Appeal – Item 3
The “Development Review” is a misnomer. This is an amendment to Tract 66608. The number of homes is being decreased and a new debris basin is proposed. This is beyond the scope of a “Development Review” allowed in the Glendora Zoning Code. A hearing on amending Tract Map 66608 must occur at the Glendora City Council.

Item #3. Page 188
Meeting Date: 12/13/2022 / Packet Page #: 197
20 Audrey Teasdale Appeal – Items 4(a) and 4(b)
Staff is failing to consider the project Conditions of Approval for Tract 66608
Item #3. Page 189
Meeting Date: 12/13/2022 / Packet Page #: 198
21 Audrey Teasdale Appeal – Item 5
California Government Code Section 65454 provides that no specific plan may be adopted unless it is consistent with the City’s general plan.

Likewise, the city cannot approve any subdivision unless it is consistent with the General Plan. Actions approved by a city that are in conflict with the City’s general plan are void.

Item #3. Page 190
Meeting Date: 12/13/2022 / Packet Page #: 199
22 Consider the following :
(a) Adopt a Resolution Overruling the appeal, and upholding Planning Commission Resolution; or
(b) Adopt a Resolution Sustaining the appeal, vacating the Planning Commission Resolution, and remanding the application back to the Commission for review; or (c) Sustain the appeal in part, and overrule the appeal in part, and direct staff to bring back a resolution consistent the City Council deliberations at the close of this public hearing
Item #3. Page 191
Meeting Date: 12/13/2022 / Packet Page #: 200

STAFF REPORT
TO: MAYOR AND COUNCIL MEMBERS DATE: DECEMBER 13, 2022
FROM: COMMUNITY DEVELOPMENT DISTRICT(S): CITYWIDE
SUBJECT: A PUBLIC HEARING TO CONDUCT SECOND READING AND ADOPTION OF ORDINANCE NO. 2074 ADOPTING THE 2022 CALIFORNIA BUILDING CODES

RECOMMENDATION
That the City Council:

Open and conduct the Public Hearing, accept evidence and testimony presented and in the absence of substantial evidence to the contrary:

1. Adopt on second reading an Ordinance No. 2074 entitled, “AN ORDINANCE OF THE CITY OF GLENDORA, CALIFORNIA, ADOPTING THE 2022 EDITIONS OF THE CALIFORNIA FIRE CODE; CALIFORNIA BUILDING CODE; CALIFORNIA EXISTING BUILDING CODE; CALIFORNIA HISTORICAL BUILDING CODE; CALIFORNIA MECHANICAL CODE; CALIFORNIA PLUMBING CODE; CALIFORNIA ELECTRICAL CODE; CALIFORNIA RESIDENTIAL CODE; CALIFORNIA GREEN BUILDING STANDARDS CODE; AND CALIFORNIA ENERGY CODE; INCLUDING SELECTED APPENDICES THERETO,” by reading of the title only and waiving further reading.

EXECUTIVE SUMMARY
Every three years, the California Building Standards Commission (CBSC) adopts and publishes a new edition of codes that govern the design and construction of buildings, associated facilities and equipment.

Local jurisdictions are required by state law to enforce these codes. The new codes become effective six months from the CBSC publication date of July 1, 2022.

LEGISLATIVE HISTORY / PREVIOUS ACTIONS
First reading of ordinance occurred at City Council meeting on November 8, 2022.

DISCUSSION
The California Building Standards Code, known as Title 24, is the 24th title within the California Code of Regulations (CCR). Title 24 is reserved for state regulations that govern the design and construction of buildings, associated facilities and equipment. These regulations are defined as building standards in California Health and Safety Code (HSC) Section 18909 and apply to all building occupancies throughout the state of California (HSC Sections 18908 and 18938). Title 24 is also known as the California Building Standards Code (HSC Section 18902) and its publication is facilitated by CBSC (HSC Section 18942).

Title 24 applies to all building occupancies, and related features and equipment, throughout the state. It contains requirements for structural, mechanical, electrical, and plumbing systems, as well as requirements for energy conservation, sustainable design, construction and maintenance, fire and life safety, and accessibility. Cities and counties are required by state law to enforce Title 24.

Adoption of a code by reference requires somewhat unusual notice and hearing procedures, pursuant to Government Code § 50022.1 et seq. The first reading introduces the ordinance. The second reading requires a public hearing and special publication in the newspaper. The second reading is scheduled for December 13, 2022. Notice shall be published at least 5 days prior to the meeting, and another notice Item #4. Page 1
Meeting Date: 12/13/2022 / Packet Page #: 201
Staff Report Page 2 of 2
published within 15 days after adoption of the ordinance.

FISCAL IMPACT
There is no fiscal impact associated with the recommendations in this report.

ENVIRONMENTAL DETERMINATION
This activity is not a “project” as defined by Section 21065 of the Public Resources Code or Sections 15060(c)(2), 15060(c)(3), and 15378 of the CEQA Guidelines.

Prepared By David Collett, Building Official
Concurs With Not Applicable
Reviewed By Jeff Kugel, Community Development Director
Certified to Availability of Funds Kyle Johnson, Assistant Director - Finance Approved By Adam Raymond, City Manager
Legal Review William W. Wynder, City Attorney
CEQA Review Not Applicable
ATTACHMENTS:

A. Ordinance
Item #4. Page 2
Meeting Date: 12/13/2022 / Packet Page #: 202
ORDINANCE NO. 2074

AN ORDINANCE OF THE CITY OF GLENDORA, CALIFORNIA,
ADOPTING THE 2022 EDITIONS OF THE CALIFORNIA FIRE CODE; CALIFORNIA BUILDING CODE; CALIFORNIA EXISTING BUILDING
CODE; CALIFORNIA HISTORICAL BUILDING CODE; CALIFORNIA
MECHANICAL CODE; CALIFORNIA PLUMBING CODE;
CALIFORNIA ELECTRICAL CODE; CALIFORNIA RESIDENTIAL
CODE; CALIFORNIA GREEN BUILDING STANDARDS CODE; AND
CALIFORNIA ENERGY CODE; INCLUDING SELECTED APPENDICES

THERETO

THE CITY COUNCIL
City of Glendora, California
WHEREAS, pursuant to Government Code §§ 50022.1 et seq., the City of Glendora is authorized to enact an ordinance which adopts any code by reference; and WHEREAS, the California Building Standards Commission has adopted the triennial editions of the model codes (the “Codes”); and
WHEREAS, the City of Glendora has previously adopted the “Codes” and wishes to adopt the most recent versions of the “Codes”.

THE CITY COUNCIL OF THE CITY OF GLENDORA DOES ORDAIN AS FOLLOWS:

SECTION 1: Section 18.04.010 of the Glendora Municipal Code “California Fire Code” is hereby repealed in its entirety and restated as follows (new codes adopted in bold italics):
“Section 18.04.010 Adopted by reference. The City adopts by reference the California Fire Code, 2022 Edition, which contains substantial copyrighted material from the 2021 International Fire Code, which is copyrighted work owned by the International Code Council, Inc.; and said Code, including the Appendix Chapters 4, B, BB, C, CC, and H, is adopted in total as the law of the City. One copy of the Code has been, and is now, filed in the office of the Building Official, and the Code is adopted by reference as if incorporated and set out in full in this Chapter.”
SECTION 2. Section 19.02.010 of the Glendora Municipal Code “California Building Code” is hereby repealed in its entirety and restated as follows (new codes adopted in bold italics):
“Section 19.02.010 Adopted by reference: The City adopts by reference the California Building Code, 2022 Edition, which contains substantial copyrighted material from the 2021 International Building Code, which is a copyrighted work owned by the International Code Council, Inc.; and said Code, including the Appendix Chapters I, J, L and P, is adopted in total as the law of the City. One copy of the code has been, and is now, filed in the office of the Building Item #4. Page 3
Meeting Date: 12/13/2022 / Packet Page #: 203
Ordinance No. 2074 Page 2 of 5
Official, and the Code is adopted by reference as if incorporated and set out in full in this Chapter”.

SECTION 3. Section 19.03.010 of the Glendora Municipal Code “California Existing Building Code” is hereby repealed in its entirety and restated as follows (new codes adopted in bold italics):
“Section 19.03.010 Adopted by reference: The City adopts by reference the California Existing Building Code, 2022 Edition, which contains substantial copyrighted material from the 2021 International Existing Building Code, which is a copyrighted work owned by the International Code Council, Inc.; and said Code, including the Appendix Chapters A1, A2, A3, and A4, is adopted as the law of the City. One copy of the Code has been, and is now, filed in the office of the Building Official, and the Code is adopted by reference as if incorporated and set out in full in this Chapter.”
SECTION 4. Section 19.04.010 of the Glendora Municipal Code “California Mechanical Code” is hereby repealed in its entirety and restated as follows (new codes adopted in bold italics):
“Section 19.04.010 Adopted by reference. The City adopts by reference the California Mechanical Code, 2022 Edition, which contains substantial copyrighted material from the 2021 Uniform Mechanical Code, which is a copyrighted work owned by the International Association of Plumbing and Mechanical Officials; and said Code, including the Appendix Chapters B, C, and D, is adopted as the law of the City. One copy of the Code has been, and is now, filed in the office of the Building Official, and the Code is adopted by reference as if incorporated and set out in full in this Chapter.”
SECTION 5. Section 19.05.010 of the Glendora Municipal Code “California Historical Building Code” is hereby repealed in its entirety and restated as follows (new codes adopted in bold italics):
“Section 19.05.010 Adopted by reference. The City adopts by reference the California Historical Building Code, 2022 Edition, which contains regulations of the State Historical Building Safety Board. One copy of the Code has been, and is now, filed in the office of the Building Official, and the Code is adopted by reference as if incorporated and set out in full in this Chapter”.

SECTION 6. Section 19.08.010 of the Glendora Municipal Code “California Plumbing Code” is hereby repealed in its entirety and restated as follows (new codes adopted in bold italics):
“Section 19.08.010 Adopted by reference: The City adopts by reference the California Plumbing Code, 2022 Edition, which contains substantial copyrighted material from the 2021 Uniform Plumbing Code, which is a copyrighted work owned by the International Association of Plumbing and Mechanical Officials; and said Code, including the Appendix Chapters A, B, D, H, Item #4. Page 4
Meeting Date: 12/13/2022 / Packet Page #: 204
Ordinance No. 2074 Page 3 of 5
I, and J, is adopted as the law of the City. One copy of the Code has been, and is now, filed in the office of the Building Official, and the Code is adopted by reference as if incorporated and set out in full in this Chapter.” SECTION 7. Section 19.12.010 of the Glendora Municipal Code “California Electrical Code” is hereby repealed in its entirety and restated as follows (new codes adopted in bold italics):
“Section 19.12.010 Adopted by reference. The City adopts by reference the California Electrical Code, 2022 Edition, which contains substantial copyrighted material from the 2020 National Electrical Code, which is a copyrighted work owned by the National Fire Protection Association; and said Code is adopted in total as the law of the City. One copy of the Code has been, and is now, filed in the office of the Building Official, and the Code is adopted by reference as if incorporated and set out in full in this Chapter.” SECTION 8. Section 19.13.010 of the Glendora Municipal Code “California Residential Code” is hereby repealed in its entirety and restated as follows (new codes adopted in bold italics):
“Section 19.13.010 Adopted by reference. The City adopts by reference the California Residential Code, 2022 Edition, which contains substantial copyrighted material from the 2021 International Residential Code, which is a copyrighted work owned by the International Code Council, Inc.; and said Code, including the Appendix Chapters AH and AX, is adopted in total as the law of the City. One copy of the Code has been, and is now, filed in the office of the Building Official, and the Code is adopted by reference as if incorporated and set out in full in this Chapter.”
SECTION 9. Section 19.15.010 of the Glendora Municipal Code “California Green Building Standards Code” is hereby repealed in its entirety and restated as follows (new codes adopted in bold italics):
“Section 19.15.010 Adopted by reference. The City adopts by reference the California Green Building Standards Code, 2022 Edition, and said Code is adopted in total as the law of the City. One copy of the Code has been, and is now, filed in the office of the Building Official, and the Code is adopted by reference as if incorporated and set out in full in this Chapter.”
SECTION 10: Section 19.17.010 of the Glendora Municipal Code “California Energy Code” is hereby repealed it its entirety and restated as follows (new codes adopted in bold italics):
“Section 19.17.010 Adopted by reference. The City adopts by reference the California Energy Code, 2022 Edition; and said Code is adopted in total as the law of the City. One copy of the Code has been, and is now, filed in the office of the Building Official, and the Code is adopted by reference as if incorporated and set out in full in this Chapter.”
Item #4. Page 5
Meeting Date: 12/13/2022 / Packet Page #: 205
Ordinance No. 2074 Page 4 of 5
SECTION 11. References to prior codes. Unless superseded or expressly repealed, references in City forms, documents and regulations to the titles, chapters, and sections of the former City of Glendora Municipal Code, Title 18 and 19, shall be construed to apply to the corresponding provisions contained within the 2022 edited changes to Title 18 and 19 of the Glendora Municipal Code. City of Glendora Ordinance No. 2044 and all other ordinances or parts of ordinances in conflict herewith are hereby superseded and expressly repealed; otherwise, except as specifically amended by this Ordinance, all other provisions of Title 18 and 19 of the Glendora Municipal Code shall remain unchanged.

SECTION 12. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held to be invalid or unenforceable by a court of competent jurisdiction, the remaining portions of this Ordinance shall nonetheless remain in full force and effect. The City Council of the City of Glendora hereby declare that it would have adopted each section, subsection, sentence, clause, phrase, or portion of this Ordinance, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions of this Ordinance be declared invalid or unenforceable.

SECTION 13. The Mayor shall sign this Ordinance and the City Clerk shall attest and certify to the passage and adoption thereof and cause same to be published at least once in the San Gabriel Valley Examiner, a weekly newspaper of general circulation, published in the City of Glendora, which newspaper is hereby designated for that purpose (Government Code § 40806); and thereupon, and thirty (30) days after its passage, this ordinance shall take effect and be in force.

PASSED, APPROVED and ADOPTED this ____ day of December, 2022.

City Council of Glendora, California
BY: _________________________________
__________________
Mayor
APPROVED AS TO FORM:

Aleshire & Wynder, LLP
WILLIAM W. WYNDER
City Attorney
Item #4. Page 6
Meeting Date: 12/13/2022 / Packet Page #: 206
Ordinance No. 2074 Page 5 of 5

CERTIFICATION
I, Kathleen R. Sessman, City Clerk of the City of Glendora, do hereby certify that the foregoing Ordinance was introduced for first reading on November 8, 2022 , by the following roll call vote:

AYES: COUNCIL MEMBERS: Allawos, Fredendall, Thompson, Boyer and Davis.

NOES: COUNCIL MEMBERS: None.

ABSENT: COUNCIL MEMBERS: None.

ABSTAIN: COUNCIL MEMBERS: None.

Thereafter, said Ordinance was duly approved and adopted at a regular meeting of the City Council on _________________, 2022, by the following roll call vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

I further certify that said Ordinance was published as required by law in a newspaper of general circulation in the City of Glendora, California on the ______ day of _____________, 2022.

Dated: _____________________________________________
KATHLEEN R. SESSMAN
City Clerk/Communications Director
Item #4. Page 7
Meeting Date: 12/13/2022 / Packet Page #: 207

STAFF REPORT
TO: MAYOR AND COUNCIL MEMBERS DATE: DECEMBER 13, 2022
FROM: COMMUNITY DEVELOPMENT DISTRICT(S): CITYWIDE
SUBJECT: A PUBLIC HEARING TO CONSIDER A RESOLUTION APPROVING THE GENERAL PLAN HOUSING ELEMENT 2021-2029 FOR COMPLIANCE WITH THE 6TH CYCLE REGIONAL HOUSING NEEDS (STRATEGIC PLAN ITEM 1 - ISED)

RECOMMENDATION
That the City Council:

Open and conduct the Public Hearing, accepted evidence and testimony presented and in the absence of substantial evidence to the contrary:

1. Adopt a Negative Declaration pursuant to the California Environmental Quality Act;

2. Adopt a City Council Resolution entitled: “A RESOLUTION OF THE CITY COUNCIL

APPROVING A GENERAL PLAN HOUSING ELEMENT, AND COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)”; and,

3. Authorize the Director of Community Development to submit the adopted Housing Element to the State Department of Housing and Community Development (HCD) and make nonsubstantive changes as necessary.

EXECUTIVE SUMMARY
The General Plan encompasses policies related to the community’s growth and development over an extended period, typically 20 to 30 years. State law requires every city in California to have a General Plan composed of seven mandatory elements or chapters. The Glendora General Plan was last comprehensively updated in 2006, and it is intended to cover the period through 2025.

The General Plan mandatory elements include chapters on Land Use, Open Space, Conservation, Housing, Circulation, Noise, and Safety. The Housing Element is subject to detailed statutory requirements and mandatory review and certification by the State of California Department of Housing and Community Development (HCD). The Housing Element is required to be updated on regular schedules, referred to as cycles. The current 6th Cycle covers the period from October 2021 to October 2029.

LEGISLATIVE HISTORY / PREVIOUS ACTIONS
Enacted in 1969, the housing element law (California Government Code section 65580 et seq.) requires that all cities and counties in California engage in detailed planning for their residential needs by including housing as an element of their general plan. In the mid-1980s, the state established the Regional Housing Needs Assessment (RHNA) process. The RHNA process is a statewide effort to allocate housing units to the local level.

Glendora is part of the region covered by the Southern California Association of Governments (SCAG).

Under the RHNA process, SCAG is given a housing needs determination by the State of California and allocates units to each jurisdiction within the region.

Development of the SCAG region housing unit allocation for the 6th RHNA Cycle began in 2019. On Item #5. Page 1
Meeting Date: 12/13/2022 / Packet Page #: 208
Staff Report Page 2 of 3
March 4, 2021, SCAG adopted a RHNA Final Allocation for the region. The RHNA is the State’s projection of additional housing units needed to accommodate projected household growth at all income levels. Each locality’s RHNA is segmented into four income categories. Glendora’s 6th Cycle RHNA allocation by income category is shown below.

GLENDORA - 6th Cycle RHNA
Housing Unit Allocation by Income Category
Income Units
Very Low 735
Low 386
Moderate 388
Above Moderate 767
TOTAL 2,276

DISCUSSION
On November 17, 2020, the Planning Commission held a study session to kick-off the 6th Cycle Housing Element Update. At the meeting, staff introduced Veronica Tam and Associates (VTA), a consulting firm assisting the City with the update. Over the course of 2021, the Planning Commission held a series of public meetings on the Housing Element Update including in-depth discussion on the adoption of a housing sites inventory. Public meeting dates include April 6, 2021; May 4, 2021; June 3, 2021; and August 24, 2021.

The City of Glendora submitted a draft Housing Element to the Department of Housing and Community Development (HCD) on September 2, 2021. On November 2, 2021, HCD provided comments. Staff and VTA reviewed the comments and submitted a revised draft Housing Element to HCD on December 21, 2021. On February 18, 2022, HCD provided second round of review comments.

For reference, the draft Housing Element, HCD comment letters, record of meetings, CEQA and other background documents are available on the City’s website via the following link:
https://www.cityofglendora.org/departments/community-development/planning-division/housing-elementupdate To fully address comments from HCD and further engage the community on the Housing Element, the City held a joint meeting on April 25, 2022 of the City Council and Planning Commission to consider additional revisions. The Council and Commission ultimately adopted 31 Action Items to be incorporated into the Housing Element and submitted to HCD for consideration.

Staff incorporated the 31 Action Items into the 3rd draft Housing Element, along with additional data and analysis requested by HCD. On August 23, 2022, staff submitted a 3rd draft Housing Element for an informal review by HCD. The review resulted in minor comments from HCD staff, which have been addressed. Additional comments from HCD are not anticipated. On November 15, 2022, the Planning Commission held a public hearing and recommended approval of the Housing Element.

On December 1, 2022, a Notice of Public Hearing was published in the San Gabriel Valley Examiner.

FISCAL IMPACT
On June 9, 2020, the City Council awarded a contract with Veronica Tam & Associates (VTA) for an amount not to exceed $70,000. The contract is funded by a Local Early Action Plan (LEAP) Grant from the State of California.

ENVIRONMENTAL DETERMINATION
A Negative Declaration has been prepared and circulated. In compliance with State law, the City posted a Item #5. Page 2
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Staff Report Page 3 of 3
Notice of Intent to adopt the Negative Declaration on November 29, 2021 (SCH# 2021120003). During the 20-day review period, the City received written comments from the Los Angeles County Sanitation Districts and the California Department of Fish and Wildlife. The Los Angeles County Sanitation Districts letter contained no comments regarding the adequacy of the environmental analysis and requested review of individual project applications to estimate the volume of wastewater. The letter from Department of Fish and Wildlife included comments on the environmental analysis and a written response is included with the Negative Declaration.

Prepared By Jeff Kugel, Community Development Director
Concurs With Paulette Koss, Planning Commission
Reviewed By Jeff Kugel, Community Development Director
Certified to Availability of Funds Marie Ricci, Administrative Services Director/City Treasurer Approved By Adam Raymond, City Manager
Legal Review William W. Wynder, City Attorney
CEQA Review Jeff Kugel, Community Development Director
ATTACHMENTS:

A. Housing Element Resolution
B. Housing Element 2021-2029 - Revisions
C. Housing Sites Inventory
D. Ceqa Initial Study-Negative Declaration
E. Public Hearing Notice
Item #5. Page 3
Meeting Date: 12/13/2022 / Packet Page #: 210
RESOLUTION CC 2022-____

A RESOLUTION OF THE CITY COUNCIL APPROVING A GENERAL
PLAN AMENDMENT ADOPTING THE 2021-2029 GENERAL PLAN

HOUSING ELEMENT, AND COMPLIANCE WITH THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT (CEQA)

THE CITY COUNCIL
City of Glendora, California
WHEREAS, the City of Glendora has adopted a General Plan, which includes all the elements mandated by California Government Code Section 65302; and WHEREAS, Government Code Section 65583 requires that a city’s General Plan Housing Element consist of an identification analysis of existing and projected housing needs; a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing, and scheduled programs for the preservation, improvement, and development of housing; and the identification of adequate sites for housing, making adequate provision for the existing and projected needs of all economic segments of the community, and an analysis of the relationship of sites identified in the land inventory to the jurisdiction’s duty to affirmatively further fair housing; and WHEREAS, based on general development trends resulting from continuously rising land values, changes in desired land uses, COVID-impacted business shifts and closures, aging structures, deferred maintenance, underutilized properties, rising demand for housing, and other factors as identified in the development trends discussion in the Housing Element, the existing uses on the sites identified in the sites inventory to accommodate lower income RHNA are likely to be discontinued during the planning period, and therefore do not constitute an impediment to additional residential development during the planning period; and WHEREAS, Government Code 65583(c)(7) requires that the local government make a diligent effort to achieve public participation, the City advertised and held public workshop meetings with the Planning Commission on November 17, 2020, April 6, 2021, and May 4, 2021, and the City Council on June 3, 2021; and
WHEREAS, on August 24, 2021, the City Council authorized submittal of the draft Housing Element to the State Department of Housing and Community Development for review, received comments and submitted a first revised draft on December 21, 2021, and Pursuant to Government Code 65585(b)(1), the first revised draft was available in excess of 30 days for public review and comment; and
WHEREAS, the City has revised the draft Housing Element to comply with State housing element law; and
WHEREAS, the Planning Commission recommended approval of a negative declaration pursuant to the California Environmental Quality Act and approval of the 2021-2029 General Plan Housing Element at a public hearing on November 15, 2022 after due notice was given as required by law, at which time oral and documentary evidence was introduced; and Item #5. Page 4
Meeting Date: 12/13/2022 / Packet Page #: 211
Resolution CC 2022-_____ Page 2 of 3
WHEREAS, the City Council held a public hearing on December 13, 2022, after due notice was given as required by law, at which time oral and documentary evidence was introduced along with the recommendation of the Planning Commission.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GLENDORA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. The City Council hereby adopts a Negative Declaration pursuant to the California Environmental Quality Act.

SECTION 2. The City Council hereby approves a General Plan Amendment to adopt the 2021-2029 General Plan Housing Element, which is attached hereto as “Exhibit A” and made a part hereof.

SECTION 3. The City Council authorizes the Community Development Director to submit the 2021-2029 General Plan Housing Element to the State Department of Housing and Community Development and make technical non-substantive changes as required for State certification.

SECTION 4. The City Clerk shall certify to the passage and adoption of this resolution and shall enter the same in the Book of Original Resolutions.

APPROVED and PASSED this __ day of ________, 2022.

City Council of Glendora, CA
BY:
___________________________
Mayor
APPROVED AS TO FORM:

Aleshire & Wynder, LLP
WILLIAM W. WYNDER
City Attorney
Item #5. Page 5
Meeting Date: 12/13/2022 / Packet Page #: 212
Resolution CC 2022-_____ Page 3 of 3

CERTIFICATION
I, Kathleen R. Sessman, City Clerk of the City of Glendora, do hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of Glendora at a regular meeting held on the ___ day of ______, 2022, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

Dated:

KATHLEEN R. SESSMAN
City Clerk/Communications Director
Item #5. Page 6
Meeting Date: 12/13/2022 / Packet Page #: 213
City of Glendora
2021-2029 Housing Element
Draft August 2021
Revised November 2021, July 2022, and October 2022
Community Development Department
116 East Foothill Boulevard
Glendora, CA 91741
Item #5. Page 7
Meeting Date: 12/13/2022 / Packet Page #: 214
City of Glendora | 2021-2029 HOUSING ELEMENT
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Table of Contents
Table of Contents........................................................................................................................... i List of Tables................................................................................................................................. ii List of Figures .............................................................................................................................. iii

1. INTRODUCTION..................................................................................................................1 A. Community Context..............................................................................................................1 B. Role of Housing Element .....................................................................................................2 C. Data Sources .......................................................................................................................3 D. Public Participation...............................................................................................................3 E. Relationship to the General Plan .........................................................................................6

2. HOUSING NEEDS ASSESSMENT ..........................................................................................7 A. Population Characteristics ...................................................................................................7 B. Household Characteristics .................................................................................................11 C. Housing Stock Characteristics ...........................................................................................24 D. Housing Costs and Affordability .........................................................................................26

3. HOUSING CONSTRAINTS................................................................................................38 A. Market Constraints .............................................................................................................38 B. Governmental Constraints .................................................................................................40 C. Environmental Constraints .................................................................................................70

4. HOUSING RESOURCES...................................................................................................72 A. Availability of Sites for Housing..........................................................................................72 B. Financial Resources...........................................................................................................86 C. Administrative Resources ..................................................................................................88 D. Opportunities for Energy Conservation ..............................................................................88

5. HOUSING PLAN................................................................................................................92 A. Housing Goals and Policies ...............................................................................................92 B. Housing Programs and Implementing Measures ...............................................................96 C. Summary of Quantified Objectives...................................................................................120 Appendix A: Public Outreach .................................................................................................... A-1 Appendix B: Residential Sites Inventory ................................................................................... B-1 Appendix C: Review of Past Accomplishments ........................................................................ C-1 Appendix D: Assessment of Fair Housing (AFH)...................................................................... D-1 D.1 Introduction and Overview of AB 686............................................................................... D-1 D.2 Assessment of Fair Housing Issues................................................................................. D-1 D.3 Identification and Prioritization of Contributing Factors.................................................. D-64 Appendix E: Housing Element Glossary ................................................................................... E-1 Item #5. Page 8
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List of Tables
Table 1: Age Characteristics and Trends......................................................................................8 Table 2: Race and Ethnicity ..........................................................................................................9 Table 3: Employment Profile.......................................................................................................11 Table 4: Household Characteristics ............................................................................................12 Table 5: Income Distribution .......................................................................................................14 Table 6: Special Needs Groups ..................................................................................................14 Table 7: Disability Status (2018).................................................................................................16 Table 8: Licensed Community Care Facilities.............................................................................18 Table 9: Large Households by Tenure and Income Level, Glendora (2013-2017).....................19 Table 10: Homeless Facilities Around Glendora.........................................................................23 Table 11: Housing Stock Characteristics ....................................................................................25 Table 12: Median and Average Rents by Number of Bedrooms (2021) .....................................27 Table 13: Los Angeles County Affordable Housing Cost (2020) ................................................28 Table 14: Inventory of Assisted Housing ....................................................................................30 Table 15: Rental Subsidies Required .........................................................................................32 Table 16: Estimated New Construction Costs ............................................................................32 Table 17: Market Value of At-Risk Housing Units.......................................................................33 Table 18: Housing Assistance Needs of Lower Income Households (2013-2017).....................35 Table 19: Disposition of Home Purchase and Improvement Loan Applications (2019)..............39 Table 20: Residential Land Use Categories ...............................................................................41 Table 21: Residential Land Use Designations in Route 66 Corridor Specific Plan.....................44 Table 22: Residential Land Uses in Civic Center Area Plan.......................................................45 Table 23: Residential Land Uses in Arrow Highway Specific Plan .............................................45 Table 24: Residential Development Standards...........................................................................50 Table 25: Route 66 Corridor Specific Plan Development Standards ..........................................51 Table 26: Civic Center Area Plan Development Standards ........................................................52 Table 27: Housing Types Permitted by Zone..............................................................................54 Table 28: Uses Permitted in Route 66 Corridor Specific Plan ....................................................54 Table 29: Uses Permitted in Civic Center Area Plan ..................................................................54 Table 30: Uses Permitted in Arrow Highway Specific Plan.........................................................55 Table 31: Typical Processing Procedures by Project Type ........................................................63 Table 32: Development Plan Reviews ........................................................................................64 Table 33: Planning and Development Fees................................................................................66 Table 34: Off-Site Improvement Standards ................................................................................69 Table 35: Credits and Remaining RHNA ....................................................................................74 Table 36: Proposed Densities.....................................................................................................75 Table 37: Recycling Trends in Glendora and East San Gabriel Valley.......................................78 Table 38: Lot Consolidation Trends ............................................................................................80 Table 39: Residential Capacity for the 2021-2029 Housing Element .........................................81 Table 40: Adequacy of Sites in Meeting RHNA ..........................................................................82 Table 41: Housing Production Actions......................................................................................108 Table 42: Fair Housing Issues, Contributing Factors, and Meaningful Actions ........................115 Table 43: Quantified Objectives................................................................................................120 Item #5. Page 9
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List of Figures
Figure 1: Population Growth Trends .............................................................................................7 Figure 2: Educational Attainment................................................................................................10 Figure 3: Household Type...........................................................................................................11 Figure 4: Median Household Income ..........................................................................................13 Figure 5: Housing Type and Total Units (2020)..........................................................................24 Figure 6: Housing Age ................................................................................................................26 Figure 7: Median Home Sales Price (2021)................................................................................27 Figure 8: Overcrowding...............................................................................................................36 Figure 9: City of Glendora General Plan Land Use Map ............................................................42 Figure 10: City of Glendora Zoning Map.....................................................................................43 Figure 11: Route 66 Specific Plan Map ......................................................................................44 Figure 12: Sites Inventory ...........................................................................................................83 Item #5. Page 10
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1. INTRODUCTION
The Housing Element represents an awareness of the need within the City of Glendora to assure that housing is provided for all economic segments of the community. The Element also satisfies the legal requirements that housing policy be a part of the General Plan. This Glendora Housing Element is in compliance with the 2021-2029 6
th housing cycle update for jurisdictions in the
Southern California Association of Governments (SCAG) region.

A. Community Context
Located in Los Angeles County, at the base of the San Gabriel Mountains in the eastern San Gabriel Valley, Glendora began as a small citrus-producing community until the 1950s, when the community gradually transformed into a more diversified residential-based community. The City of Glendora has grown from a small community of approximately 2,000 residents around the time of its incorporation in 1911 to 51,773 residents according to the 2018 American Community Survey (ACS) five-year estimates.

Glendora remains a family-oriented community with large parks and open-space, excellent public and private schools, and one of the lowest crime rates in Los Angeles County. In addition, Glendora residents benefit from comprehensive community services, including a state-of-the-art library. Glendora is noted for its community spirit and extensive citizen participation in community life, reflected in its motto "Pride of the Foothills."
The City's housing stock offers a range of housing opportunities, from older single-family neighborhoods in the downtown Village area to newer homes in the northern foothills. Meanwhile, the southern portion of the City has more affordable housing opportunities. Although home prices have been significantly increasing recently, in 2018 SCAG reported that the median home sales price for Glendora was $587,000 for a single-family residence.

Although the improvement in the economy during the past few years has spurred residential development, it has caused a rapid increase in housing and land prices. These increases place an increasingly higher burden upon lower income individuals and families, seniors, the disabled, large families, and other persons with special housing needs.

Item #5. Page 11
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Glendora will face important housing issues during this housing element cycle including the following: a balance between employment and housing opportunities; a match between the supply of and demand for housing; preserving and enhancing affordability to provide housing for all segments of the population; preserving the quality of the housing stock; and providing new types of housing necessary to accommodate changes in the characteristics of the residents. This Housing Element provides policies and programs to address these issues.

B. Role of Housing Element
The Housing Element is concerned with specifically identifying ways in which the housing needs of the existing and future resident population can be met. This Housing Element covers the planning period of October 15, 2021 through October 15, 2029, and identifies strategies and programs that focus on:
• Conserving and improving existing affordable housing; • Providing adequate housing sites;
• Assisting in the development of affordable housing;
• Removing governmental and other constraints to housing development; and • Promoting equal housing opportunities.

An important goal of this Element is to preserve the character of existing single-family residential neighborhoods and continue to improve the higher density neighborhoods. Diversity in the types of housing in the City is necessary to accommodate a population with varying socioeconomic needs. This Housing Element provides policies and programs to address these issues.

The Glendora Housing Element consists of the following major components:
• Introduction: An overview of the purpose and contents of the Housing Element (Section 1);
• Housing Needs Assessment: An analysis of the demographic and housing characteristics and trends (Section 2);
• Housing Constraints: A review of potential market, governmental, and environmental constraints to meeting the identified housing needs (Section 3); • Housing Resources: An evaluation of resources available to address housing goals (Section 4);
• Housing Plan: A statement of the Housing Plan to address the identified housing needs, including housing goals, policies and programs (Section 5).

Item #5. Page 12
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C. Data Sources
Various sources of information were used to prepare the Housing Element. The 2018 American Community Survey (ACS)
1 five-year estimates provide the basis for population, household and demographic characteristics. The 2018 ACS is used because that is consistent with the data provided by SCAG for the Housing Element update and that is pre-approved by the State Department of Housing and Community Development. In addition, the 2018 ACS and 2010 Census data must be used in the Housing Element to ensure consistency with other Regional, State, and federal housing plans. However, several data sources were used to supplement and update the 2018 ACS and 2010 Census as follows:
• Housing market information, such as home sales, rents, and vacancies, is updated by City records and property tax assessor files;
• Public and nonprofit agencies are consulted for data on special needs groups, the services available to them, and gaps in the system; and • Lending patterns for home purchase and home improvement loans are provided through the Home Mortgage Disclosure Act (HMDA) database.

D. Public Participation
Opportunities for residents to recommend strategies, review, and comment on Glendora's Housing Element are an important component in addressing the City's housing needs. This section describes the public outreach process undertaken by the City in crafting the goals, policies, and programs in this Housing Element.

Housing Element Outreach Process
The City held a Public Workshop before the Planning Commission on November 17, 2020, to introduce the Housing Element Update process and to solicit information from the community on how to best address anticipated housing issues in the community. To ensure that all economic segments of the community maintain involvement throughout the Housing Element update process, the City advertised the Public Workshop through:
• Social Media Posts;
• Special invitations sent out to local service providers, housing developers, and community groups that serve lower income and special needs groups; and • Information posted on the City’s website
In addition, three public workshops were held to discuss potential opportunity sites for the Housing Element. Two opportunity site workshops were held with the Planning Commission on April 6, 2021 and May 4, 2021, and the City Council considered opportunity sites on June 3, 2021. City staff revised the sites inventory in response to comments received at the Planning 1 The 2010 Census no longer collects detailed household and demographic information through the “long form.” Instead, detailed information is collected through a series of smaller surveys known as the American Community Surveys (ACS). Different data are collected every one, three, or five years and vary depending on the size of the jurisdiction. Results are averages over the survey timeframe. Therefore, multiple ACS datasets are used in this Housing Element, depending on the specific variable in question. Also, because ACS datasets are sample data extrapolated to represent the entire community, the extrapolated total does not precisely equal to the 100 percent of the population. The Census Bureau recommends when using ACS data, focuses on the relative magnitude based on proportions rather than absolute figures.

Item #5. Page 13
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Commission workshops. The revised approach to the sites inventory was then presented to the City Council and their recommendations were addressed in the Draft Housing Element available for public review. No additional public comments were received during these meetings.

On August 24, 2021, the City held a public study session before the City Council to introduce the Public Review Draft Housing Element. To ensure that all economic segments of the community maintained involvement throughout the Housing Element update process, the City advertised the study session through the same venues as previously noted. The Draft Housing Element was available for public review along with the posting of the agenda. The Draft Housing Element was made available to the public on August 17, 2021.

On April 25, 2022, the City conducted a joint Planning Commission and City Council meeting to review actions recommended by staff to address constraints and to facilitate the development of housing in the City. A series of recommendations to address development standards (such as height and density) and to address review process (such as noticing requirements and approval bodies) were presented to the Planning Commission and City Council. Members of the Planning Commission and City Council discussed each of the proposed actions for its merits and appropriateness for the community.

The City sent direct emails to groups that serve or represent the interest of lower income and special needs residents to engage those populations. Additionally, meetings were posted on the City’s social media accounts. The City reached out to the following groups and organizations:
• Californians for Homeownership
• Catholic Charities of Los Angeles
• Church of the Brethren
• Cornerstone Bible Church
• East San Gabriel Valley Coalition for the Homeless
• First Christian Church
• Foothill Church
• Glendora Alliance Church
• Glendora Community Church
• Glendora Coordinating Council
• Glenkirk Presbyterian Church
• Grace Church of Glendora
• Hawkey Consulting
• Heritage Housing Partners
• Hollywood Community Housing Corporation
• Hope Lutheran Church
• Housing Rights Center
• Inland Valley Hope Partners
• Jamboree Housing
• Journey Seventh-Day Adventist
• League of Women Voters
• Ludwick Family Foundation
• Making Housing Happen
• New Beginning Community Ministries
• New Community Four Square
• Pomona Valley Habitat for Humanity
Item #5. Page 14
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• Project Sister Family Services
• Prototypes – Women, Children & Communities in Need
• Saint Dorothy’s Catholic Church
• San Gabriel Valley COG Homeless Coordinator
• SGV Habitat for Humanity
• TELACU
• Tri-City Mental Health Center
Several residents spoke against complying with State housing mandate and one resident spoke in support staff recommendations. Residents were most concerned with height limit and density.

After careful deliberations, the Council approved most of the recommended actions, which have been incorporated into the Housing Plan section of this Housing Element.

The City Council’s decision to adopt the recommended actions will remove many barriers to housing development and streamline the process to approve housing development. Actions include consistent noticing requirements, modifying development standards, and eliminating discretionary review of small housing projects. These actions will function to reduce the cost and time to review development applications and issue construction permits.

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E. Relationship to the General Plan
The 2021 Housing Element is one of the seven mandatory elements of the City's comprehensive General Plan. The City of Glendora completed an update of its General Plan (called the Glendora Community Plan 2025) in 2006. The City's adopted General Plan is currently comprised of the following seven required elements: (1) Land Use Element; (2) Circulation Element; (3) Conservation Element; (4) Open Space/Recreation Element; (5) Safety Element; (6) Noise Element; and (7) Housing Element. The City has also opted to include two additional elements comprised of Air Quality and Historic Preservation. As portions of the General Plan are amended in the future, the Housing Element will be reviewed along with other elements to ensure internal consistency is maintained.

The City will be updating the Safety Element to comply with recent changes in State law regarding high fire hazards and severe weather conditions as well as adding an Environmental Justice Element.

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2. HOUSING NEEDS ASSESSMENT
A. Population Characteristics
Population characteristics affect the type and amount of housing needed in a community. Issues such as population growth, age characteristics, race/ethnicity, and employment trends combine to influence the type of housing needed and ability to afford housing. This section details the various population characteristics affecting housing needs in the City of Glendora.

1. Population Trends
Since incorporation in 1911, the City has grown from a small citrus-producing community of 2,000 persons to 51,773 persons by 2018. Historically, the City's population growth was due to annexation of surrounding unincorporated land, especially during the 19402 through 1960s when much of the City’s existing housing stock was constructed. From 1980 to 1990, annexations led the City's population to grow by about 10,000. Whether from annexation, natural growth, or inmigration, population growth can bring about change in the community’s demographic composition, including age, race and ethnicity, household income, and other population characteristics that can affect housing need.

According to the Census, the City’s population was 51,773 persons in 2018. This represents an approximately three-percent increase from the 2010 Census figure of 50,073. This growth is consistent with the previous time period of 2000 to 2010 which also and had an approximate one-percent population increase of 49,415 to 50,073 respectively. This increase represents a total population growth of 1,471 persons from 2010 to 2018.

As shown in Figure 1, Glendora's population growth was approximately three percent between 2010 and 2020. Among nearby jurisdictions, the City of La Verne’s population increased by nearly three percent, San Dimas saw a population growth of around one percent, and Azusa’s population increased by nearly eight percent. The City of Covina saw a population decline of nearly one percent.

Figure 1: Population Growth Trends
Source: Bureau of the Census (1990-2010) and American Community Survey (ACS), 2018, Five-Year Estimates.

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2. Age Characteristics
Glendora's housing needs are determined largely by the age characteristics of residents. For instance, each age group has distinct lifestyles, family type and size, income levels, and housing preferences. As people move through each stage, their housing needs and preferences also change. As a result, evaluating the changing age characteristics of a community is an important factor in addressing future housing needs of residents.

Table 1 illustrates the age characteristics of residents from 2000 to 2018. As shown below, between 2010 and 2018 the numbers of Preschool Age children increased by sixteen percent, while the number of School Age children decreased by six percent. The City’s College Age population experienced the largest numerical decrease of approximately twenty percent, while the number of Young Adults increased by eight percent. This younger segment of the adult population typically occupies rental units, condominiums, or smaller and more affordable singlefamily homes.

The Middle Age population saw a minimal increase of five percent. Middle-aged adults typically prefer larger homes as they form families and raise children. The largest numerical increase was the Senior Adult population, which increased eighteen percent. In terms of housing need, Senior Adults typically live in single-family homes, but may begin to consider trading-down their larger homes for more affordable housing such as smaller homes and condominiums.

The largest discernible changes in the City’s age profile have been the decrease in the proportion of College Age individual (+30 percent in 2010 versus -20 percent in 2018) and the increase in the proportion of Preschool children (-19 percent in 2010 versus +16 percent in 2018). These shifts were notable, but not substantial, and could have been caused by younger families moving into the City. Glendora does have a significant older adult and senior population, however, and the City’s proportion of Middle Age and Senior Adults has increased since 2000 and 2010. As the City’s population continues to age, there may be less pressure on the housing market for larger homes and greater need for smaller, more affordable homes.

Table 1: Age Characteristics and Trends
Age Groups
2000 Census 2010 Census 2018 ACS % Change
Persons Percent Persons Percent Persons Percent 2000-2010 2010-2018 Preschool (under 5 years) 3,103 6% 2,506 5% 2,901 6% -19% 16% School Age (5-17) 10,546 21% 9,251 19% 8,696 17% -12% -6% College Age (18-24) 3,737 8% 4,912 10% 3,890 7% 31% -20% Young Adults (25-44) 14,373 29% 11,842 24% 12,781 25% -17% 8% Middle Age (45-64) 11,473 23% 14,483 29% 15,150 29% 26% 5% Senior Adults (65+) 6,183 13% 7,079 14% 8,355 16% 15% 18% Total 49,415 100% 50,073 100% 51,773 100% 1% 3%
Median 36.9 40.2 41.4 -- --
Source: Bureau of the Census (2000-2010) and American Community Survey (ACS), 2018, Five-Year Estimates.

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3. Race and Ethnicity
Race and ethnicity2 provide valuable insight about the housing needs of a community because housing preference varies along cultural lines. Different cultures have different housing needs.

For example, some cultures are accustomed to living with extended family members or other relatives or having a large family size. Understanding changes in race/ethnicity provides a basis for addressing housing needs.

The City of Glendora, like most communities throughout San Gabriel Valley, has experienced gradual changes in the racial and ethnic composition of its population. From 2010 to 2018, the City’s total population increased by 1,660 persons. Shifts in Glendora’s race and ethnicity profile have continued to occur since 2010. As shown in Table 2, there have been significant increases in the City’s Hispanic population since 1990. These shifts are due to two factors: 1) actual changes in the City’s demographic profile; and 2) a change in the way the Census reports race and ethnicity.

As of 2018, Whites continued to make up the majority of the population accounting for 49%, followed closely by Hispanics accounting for 34% of the population. Asian-Americans account for 10% of the population and African Americans account for 2%. The White population in Glendora was the only racial/ethnic category to experience a decrease (of about 11 percent) since 2010. The number of Black residents in the City has climbed steadily over the years, but the proportion of Black residents has remained fairly steady.

Table 2: Race and Ethnicity
Race/Ethnicity 2000 2010 2018 % Change
Persons Percent Persons Percent Persons Percent 2000-2010 2010-2018 White 33,564 68% 28,565 57% 25,456 49% -15% -11%
Hispanic 10,740 22% 15,348 31% 17,564 34% 43% 14%
Asian-American 3,003 6% 3,898 8% 5,389 10% 30% 38%
Black or AfricanAmerican 704 1% 834 2% 983 2% 18% 18%
All Other 1,404 3% 1,428 3% 2,341 5% 2% 64%
Total 49,415 100% 50,073 100% 51,733 100% 1% 3%
Source: Bureau of the Census (1990- 2010) and American Community Survey (ACS), 2018, Five-Year Estimates.

4. Employment and Education Level
Education and employment have an important impact upon housing needs to the extent that housing affordability is tied to household income. According to the 2018 American Community Survey (ACS), an estimated total of 26,308 Glendora residents were in the labor force, with approximately 1,801 residents unemployed. Glendora’s unemployment rate (4.3 percent) was lower than the overall unemployment rate for Los Angeles County (6.8 percent). 2 The Census distinguishes racial groups from ethnic groups. It counts ethnicity as either being of Hispanic or Latino origin or not being of Hispanic of Latino origin. The groups are based on social and political considerations, not scientific or anthropological ones and the Census asks respondents to indicate whether or not they are of Hispanic origin as well as the racial group they identify with.

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The Covid-19 global pandemic has had a significant impact on the economy, resulting in a sharp increase of unemployment in 2020. According to the State Employment Development Department (EDD) the highest unemployment rate since the onset of the pandemic was May 2020. At that time Los Angeles County’s unemployment rate was 20.7 percent and Glendora and the surrounding foothill communities’ rate was nearly 18 percent.

As of November 2020, Glendora’s unemployment rate dropped to 8.3 percent and Los Angeles County dropped to 10.6 percent. The total number of Glendora residents in the workforce declined from 26,308 to 25,000, with approximately 2,100 residents unemployed. As the pandemic subsides it is anticipated that the unemployment rate will continue to improve.

The education level of Glendora residents was higher than that of County residents (Figure 2).

The City had less than half the percentage of residents over age 25 without a high school diploma, as compared to the County. Glendora also had a higher percentage of residents with some college education, Associate degrees, four-year degrees and graduate or professional degrees which usually translate into greater income-earning potential.

Figure 2: Educational Attainment
Source: American Community Survey (ACS), 2018, Five-Year Estimates Table 3 summarizes the occupations of Glendora residents. As of 2018, the largest proportion of residents were employed in education, healthcare and social service occupations (29 percent), followed closely by residents employed in sales and service occupations (26 percent). Individuals employed in education, healthcare and social service positions typically have higher incomes, while those employed in service or agriculture related occupations typically earn lower incomes.

In 2018, the City had 184 residents employed in farming, fishing, and forestry occupations, representing less than one percent of the civilian employed population 16 years and over.

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Table 3: Employment Profile
Occupations
2018 Employment
Persons Percent
Education, Healthcare, and Social Services 7,098 29%
Management, Business and Information 4,995 20%
Production, Transportation, and Material Moving 4338 18% Retail and Service 6,516 26%
Construction and Natural Resources 1,560 7%
Total 24,507 100%
Source: American Community Survey (ACS), 2018, Five-Year Estimates B. Household Characteristics
Household type and size, income levels, the presence of special needs populations, and other household characteristics influence the type of housing that is suitable to meet the diverse housing needs of residents. This section details the various household characteristics affecting housing needs.

1. Household Type
The 2018 ACS reports that Glendora had 16,984 households. The distribution of households is also estimated in the 2018 ACS. As shown in Figure 3, the majority of the City's households were families (77.6 percent). Of total households in the City, 23 percent were comprised of married couples with children under age 18. Married couples with no children made up the largest group of households at 34 percent. Non-Married Families made up 21 percent and Singles comprised of 22 percent of households residing in Glendora. Of the total households 34 percent have children, 43 percent have one or more people 60 years of age or older, and near 9 percent are households with people 65 years of age or older.

Figure 3: Household Type
Source: American Community Survey (ACS), 2018, Five-Year Estimates.

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Table 4 illustrates changes in the composition of households from 2010 to 2018. During this period, the distribution of families and non-families remained fairly stable, with families still comprising over three-quarters of all households in Glendora. Although the proportion of “Family” households has remained fairly constant, the prevalence of certain types of family households in the City did change. The proportion of married families with children, for example, has decreased over the years while the proportion of other families (such as single-parent or extended families) has increased.

Table 4: Household Characteristics
Household Type
2000 2010 2018 % Change
Units Percent Units Percent Units Percent 2000-2010 2010-2018 Families 12,985 77% 13,014 76% 13,178 78% <0% 1%
Married With Children 5,065 30% 4,325 25% 3,838 23% -15% -11% Married Without Children 5,205 31% 5,523 32% 5,817 34% 6% 5% Other Families 2,715 16% 3,166 19% 3,523 21% 17% 11%
Non-families 3,955 23% 4,127 24% 3,806 22% 4% -8%
Singles 3,254 19% 3,256 19% 3,037 18% 0% -7%
Other 701 4% 871 5% 769 4% 24% -12%
Total 16,940 100% 17,141 100% 16,984 100% 1%
Average Household Size 2.88 2.88 2.99 0% 0.1%
Source: American Community Survey (ACS), 2018, Five-Year Estimates

2. Household Income
Income is the most important factor in determining whether a household or family is able to balance housing costs with basic necessities of life while avoiding housing problems such as cost burden and overcrowding. Income levels can vary considerably among households, based upon tenure, household type, location of residence, and race/ethnicity, among others.

According to the 2018 ACS, the estimated median household income for Glendora was $92,674.

Figure 4 compares the City's median household income with that of nearby communities in the San Gabriel Valley and Los Angeles County. As shown, four out of the five East San Gabriel Valley cities had higher median household incomes than the County.

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Figure 4: Median Household Income
Source: American Community Survey (ACS), 2018, Five-Year Estimates.

To facilitate the analysis of income distribution among households in communities, the State Department of Housing and Community Development (HCD) groups households into categories by income. Income categories are determined as a percentage of the Area Median Income (AMI) and then adjusted for household size in the following manner:
• Extremely Low Income - less than 30 percent of the AMI • Very Low Income - between 31 and 50 percent of the AMI • Low Income - between 51 and 80 percent of the AMI
• Moderate Income - between 81 and 120 percent of the AMI • Above Moderate Income - greater than 120 percent of the AMI Collectively, extremely low, very low, and low income households are referred to as lower income households (up to 80 percent AMI).

The Census does not collect information on the number of households belonging to each of the income categories described above. However, household income data was tabulated by HUD for 2013-2017 (Table 5). As shown below, between 2013 and 2017, approximately 36 percent of the City’s households earned lower incomes, while approximately 64 percent had earned incomes of moderate or above.

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Table 5: Income Distribution
Income Group Number of
Households Percent of Total
Extremely Low (30% or less) 1,745 10.2%
Very Low (31 to 50%) 1,905 11.1%
Low (51 to 80%) 2,575 15.1%
Moderate and Above (> 81%) 10,865 63.6%
Total 17,090 100.0%
Source: HUD (2013-2017).

3. Special Needs
Certain segments of the population have greater difficulty in finding decent, affordable housing due to special circumstances. Special circumstances may be related to one's employment and income, family characteristics, disability, and household characteristics among others. As a result, certain groups within Glendora may experience a higher prevalence of lower income, overpayment, overcrowding, or other housing problems.

These “special needs” households include seniors, persons with disabilities, large households, single-parent households, people living in poverty, farm workers, and the homeless. Table 6 summarizes the special needs groups within the City.

Table 6: Special Needs Groups
Special Needs Groups
Number of
Households/
Persons
Owners Renters Percent of
Total
Household/
Persons
Number Percent Number Percent
Households that include at least one Senior
(person age 65 or over) 5,514 n.a. n.a. n.a. n.a. 32%
Senior-Headed Households 4,756 3940 83% 816 17% 28%
Senior Living Alone 1,519 1,074 71% 445 29% 9%
Persons with Disabilities 5,867 n.a. n.a. n.a. n.a. 11.5% Large Households 1,983 1,348 68% 635 32% 12%
Single-Parent Households 3,525 n.a. n.a. n.a. n.a. 21%
Female-Headed Households With Children 2,494 n.a. n.a. n.a. n.a. 15% People Living in Poverty 4,539 n.a. n.a. n.a. n.a. 9%
Farmworkers (persons) 184 n.a. n.a. n.a. n.a. <1%
Homeless* 145 n.a. n.a. n.a. n.a. <1%
Notes:
*=2020 Point In Time Homeless Count
n.a. = Data not available.

Sources: Bureau of the Census (2010), and American Community Survey (ACS), 2018, Five-Year Estimate.

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Seniors
Seniors often have special housing needs due to income, location concerns, health care costs, and disabilities. According to the 2018 American Community Survey (ACS) five-year estimate, 16 percent of Glendora’s population (8,355 persons) was comprised of seniors, defined as 65 years and older. Furthermore, 28 percent of all households in Glendora were headed by a senior.

Some of the special needs of seniors are as follows:
• Disabilities. Of the senior population, 32 percent have a disability. • Limited Income. Many seniors have limited income for health expenses. Because of their retired status, 26 percent of senior households in Glendora earned extremely low or very low incomes, defined as below 30 percent and 50 percent of the AMI, respectively. • Overpayment. Because of the limited supply of affordable housing, about 59 percent of senior renter-households and 27 percent of senior owner-households were overpaying for their housing, defined as spending more than 30 percent of household income on housing costs.

Senior heads of households have a greater level of need than householders of other age groups.

Many seniors have fixed incomes and experience financial difficulty in coping with rising housing and living costs. Senior homeowners often require help in meeting ongoing housing costs, especially utility and related costs, and many are forced to defer necessary repairs. The prevalence of disabilities in the City’s senior population can further present unique challenges and housing needs for this population.

Resources Available
The special needs of seniors can be met through a range of services, including congregate care, rent subsides, shared housing, and housing rehabilitation assistance. For the frail or disabled elderly, housing can be modified with features that help ensure continued independent living arrangements. Elderly with mobility/self-care limitations also benefit from public transit alternatives.

According to Community Care Licensing Division records, 18 licensed residential care facilities for the elderly are located in Glendora with a total capacity of 195 beds. Larger community care facilities, convalescent homes, and other similar uses for more than six persons are permitted in the Medical Services (MS) Zone and in the TCMU and CRR subdistricts of the Route 66 Corridor Specific Plan, and assisted living and convalescent care is also allowed in the Arrow Highway Specific Plan, subject to a conditional use permit. The City’s Zoning Code differentiates between small residential care facilities (that serve six or fewer persons) and large residential care facilities (that serve seven or more people). Pursuant to the Lanterman Act, licensed residential care facilities for six or fewer persons are treated as a regular residential use and permitted where residential uses are permitted.

The Los Angeles County Housing Authority currently provides Housing Choice Vouchers (Section 8) to assist very low income households in Glendora. The Human Services Division of the City’s Community Services Department and the La Fetra Center for Seniors provide programs and services for seniors to promote dignity and self-esteem, foster independence, facilitate social interaction, and dispel negative stereotypes. Services include the following: information and referral; education classes and leisure activities; social activities; recreational activities; nutrition Item #5. Page 25
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program; legal aid; notary services; health screening for hearing, blood pressure and sugar; and tax preparation. The La Fetra Center’s program schedule is detailed in a seasonal brochure distributed by the Community Services Department. For seniors and permanently disabled persons in need of transportation services, Glendora’s Dial-A-Ride program offers curb-to-curb transportation.

Persons with Disabilities (including Developmental Disabilities) Physical, mental, and/or developmental disabilities may prevent a person from working, restrict one’s mobility, or make it difficult to care for oneself. Thus, persons with disabilities often have special housing needs related to limited earning capacity, a lack of accessible and affordable housing, and higher health costs associated with a disability. An additional segment of residents suffer from disabilities that require living in an institutional setting. Because of these conditions, persons with disabilities have special housing needs.

According to 2018 ACS five year estimate data, approximately 11.5 percent of Glendora residents had a disability. The ACS also tallied the number of disabilities by type for residents with one or more disabilities. Among the disabilities tallied, ambulatory difficulties were most prevalent (50 percent), while cognitive (36 percent) and independent living (34 percent) difficulties were both also highly prevalent. Among the senior population, ambulatory (61 percent) and independent living (41 percent) difficulties were the most common (Table 7).

Table 7: Disability Status (2018)
Disability Type
% of Disabilities Tallied
Under 18 Age 18 to
64 Age 65+ Total
With a hearing difficulty 5% 18% 39% 27%
With a vision difficulty 14% 14% 18% 16%
With a cognitive difficulty 89% 38% 24% 36%
With an ambulatory difficulty 12% 46% 61% 50%
With a self-care difficulty 17% 20% 25% 22%
With an independent living difficulty 35% 41% 34%
Total Persons with Disabilities 523 2,650 2,694 5,867
Notes:

1. Persons under 5 years of age are not included in this table.

2. Persons may have multiple disabilities.

Source: American Community Survey (ACS) 2018, Five-Year Estimates.

The living arrangement of persons with disabilities depends on the severity of the disabilities and finances. Many persons live at home in an independent arrangement or with other family members. To maintain independent living, persons living with disabilities may need assistance.

Four factors – affordability, design, location, and bias – significantly limit the supply of housing available to households of persons with disabilities. The most obvious housing need for persons with disabilities is housing that is adapted to their needs.

State and federal legislation mandate that a percentage of units in new or substantially rehabilitated multi-family apartment complexes be made accessible to individuals with limited physical mobility. Most single-family homes, however, are inaccessible to people with mobility and sensory limitations. Housing may not be adaptable to widened doorways and hallways, Item #5. Page 26
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access ramps, larger bathrooms, lowered countertops, and other features necessary for accessibility. Location of housing is also an important factor for many persons with disabilities, as they often rely upon public transportation to travel to necessary services and shops.

Persons with Developmental Disabilities
State law requires that the Housing Element discuss the housing needs of persons with developmental disabilities. As defined in Section 4512 of the Welfare and Institutions Code, developmental disability means “a disability that originates before an individual attains age 18 years, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual. As defined by the Director of Developmental Services, in consultation with the Superintendent of Public Instruction, this term shall include mental retardation, cerebral palsy, epilepsy, and autism. This term shall also include disabling conditions found to be closely related to mental retardation or to require treatment similar to that required for individuals with mental retardation but shall not include other handicapping conditions that are solely physical in nature.”
The Census does not record developmental disabilities. According to the U.S. Administration on Developmental Disabilities, an accepted estimate of the percentage of the population that can be defined as developmentally disabled is 1.5 percent. This equates to 766 persons in the City of Glendora with developmental disabilities, based on the ACS 2018 five-year estimate population of 51,773 residents.

According to the State’s Department of Developmental Services (DDS), the San Gabriel/Pomona Regional Center serves the cities of El Monte, Monrovia, Pomona and Glendora. The San Gabriel/Pomona Reginal Center served about 519 Glendora residents in the 2019-2020 fiscal year. Most of these individuals (about 400) were residing in a private home with their parent of guardian and about 10 percent of these persons in independent living or supported living.

Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

Resources Available
Under State and federal laws, local governments are required to provide “reasonable accommodation” to persons with disabilities when exercising planning and zoning powers. In 2008, the City revised its Zoning Ordinance to include standards and policies to reasonably accommodate the housing needs of persons with disabilities.

The City contracts with the Housing Rights Center to provide comprehensive Fair Housing Services Programming for the City of Glendora. Their services include five core programs (1) Fair Housing Counseling; (2) Mediation; (3) Discrimination Complaint Investigation; (4) Outreach and Education; and (5) Fair Housing Legal Services. It is estimated the Housing Rights Center assists approximately 60 people with counseling and approximately 1,200 Glendora residents with outreach and education each year.

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In addition, community care facilities within the City provide a supportive housing environment to persons with special needs in a group situation. Twenty-nine licensed community care facilities are located in Glendora. As shown in Table 8, three types of facilities are tabulated: adult residential facility, residential care facility for the elderly, and adult day care. Larger community care facilities, convalescent homes, and other similar uses for more than six persons are permitted in the Medical Services (MS) Zone and in the TCMU and CRR subdistricts of the Route 66 Corridor Specific Plan, subject to a conditional use permit.

The City amended its Zoning Code to differentiate between small residential care facilities (that serve six or fewer persons) and large residential care facilities (that serve seven or more people).

Pursuant to the Lanterman Act, licensed residential care facilities for six or fewer persons are treated as a regular residential use and permitted where residential uses are permitted.

Table 8: Licensed Community Care Facilities
Type of Facility # of Facilities Total Capacity
Adult Residential Facility 7 34
Residential Care for the Elderly 20 207
Adult Day Care 2 190
Source: State Department of Social Services, Licensing Division, 2021.

Additional community services offered to residents with disabilities include Glendora’s Mini-Bus service, which offers curb-to-curb transportation. Mini-Bus program details along with information on how to access additional paratransit services are available on the City’s website and are included in the City’s seasonal Community Services brochure. In partnership with the non-profit, Glendora Public Library Friends Foundation, temporarily or permanently disabled adults who are homebound can have library materials delivered to their home. The foundation also operates the Glendora READS! – Adult Literacy program, which sponsors outreach programs for adults who are homebound or disabled in health care-retirement facilities. Other services offered to homebound residents include meals delivered twice daily Monday through Friday through the YWCA’s Meals-on-Wheels Program. For residents who have vision disorders, the Eye-DAS (Eye Diseases are Serious) program by the Eye-DAS Foundation provides an educational and social environment, which meets on a regular basis, to ensure that visually impaired residents are informed about current medical and social issues as well as the latest in available resources. La Fetra also provides free manicures and haircuts to residents 6 years and older, and blood pressure, sugar, and hearing screenings for residents 18 and older. Recently the City approved a Minor Conditional Use Permit for a day care use for adults with developmental disabilities. It will be run by the Easterseals and accommodate an estimated average attendance of 45 persons.

Large Households
Large households are defined as those with five or more members. A large household may be a large family (e.g., parents with children and/or extended family members), two or more families sharing the same housing unit, more than five unrelated individuals living together, or any of these combinations. Large households are identified as a group with special housing needs based on the limited availability of affordable, adequately sized housing units. It is not uncommon for large households to have lower incomes or consist of more than one family. To save on housing costs, many lower income large households resort to residing in smaller units, frequently resulting in overcrowded living conditions. Large households can also put a physical strain on the housing stock, resulting from the greater wear-and-tear that more inhabitants can have on a unit.

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According to the 2018 ACS, five-year estimates, Glendora had 1,983 large households, which made up 12 percent of the City’s total households. Of these 1,348 were owner occupied and 635 were renter occupied. The housing needs of large households are typically met through larger units. According to the 2018 ACS, Glendora had a total of 12,548 housing units with three or more bedrooms that could reasonably accommodate large families without overcrowding. The ACS also identified 303 owner occupied, and 362 rental occupied households had more than 1.0 occupants per room which meets the ACS definition of overcrowding. 93 owner-occupied and 90 renter-occupied had more than 1.5 occupants per room, which meets the ACS definition for severe overcrowding.

Table 9 shows that, between 2013 and 2017, large households were more likely to experience housing problems, when compared to total households in the City. Housing problems that are taken into consideration include, cost burden (overpayment) greater than 30 percent of income and/or overcrowding and/or without complete kitchen or plumbing facilities.

Table 9: Large Households by Tenure and Income Level, Glendora (2013-2017) Household by Type, Income, & Housing
Problem
Renters Owners Total
Households Large Related
(5 or more)
Total
Renters
Large Related
(5 or more)
Total
Owners
Household Income <=30% AMI 60 875 60 870 1,745
With any Housing Problem 100.0% 81.7% 83.3% 81.0% 81.4% Cost Burden >30% 100.0% 80.6% 83.3% 81.0% 80.8%
Cost Burden >50% 100.0% 71.4% 83.3% 70.7% 71.1%
Household Income >30 to <=50% AMI 115 770 60 1,135 1,905 With any Housing Problem 100.0% 85.7% 50.0% 51.5% 65.4% Cost Burden >30% 100.0% 85.1% 41.7% 50.2% 64.3%
Cost Burden >50% 43.5% 50.0% 41.7% 37.0% 42.3%
Household Income >50 to <=80% AMI 85 980 195 1,595 2,575 With any Housing Problem 88.2% 75.0% 87.2% 58.9% 65.0%
Cost Burden >30% 88.2% 74.0% 79.5% 57.4% 63.7%
Cost Burden >50% 11.8% 4.1% 17.9% 21.3% 14.8%
Household Income >80% AMI 270 2,410 980 8,455 10,865
With any Housing Problem 42.6% 15.8% 28.6% 18.7% 18.0%
Cost Burden >30% 7.4% 8.0% 14.8% 16.4% 14.6%
Cost Burden >50% 0.0% 0.2% 3.6% 2.0% 1.6%
Total Households 530 5,035 1,295 12,055 17,090
With any Housing Problem 68.9% 49.5% 40.9% 31.6% 36.9%
Cost Burden >30% 50.9% 45.3% 29.0% 29.7% 34.3%
Cost Burden >50% 22.6% 20.9% 11.2% 12.8% 15.2%
Source: HUD, CHAS, 2013-2017.

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Resources Available
Lower and moderate income large households can benefit from various affordable housing programs. For example, Housing Choice Vouchers can be used to help relieve overcrowding for very low income households.

The City’s Recreation Division offers a variety of recreational, educational, and social activities to the residents of Glendora. Programs include special community events, youth sports leagues, educational classes, fitness classes, and leisure activities and trips. The Crowther Teen & Family Center offers free drop-in services specifically to youth residents in grades sixth through eighth, while other facilities throughout the City offer supervised activities to youth of all ages. Program schedules and details for the services detailed above are accessible to residents through the City’s website and are included in the seasonal brochure distributed through the Community Services Department.

For residents in need of aid with childcare, the Citrus College Orfalea Family Children’s Center provides low and moderate income Glendora households with access to licensed family day care and pre-school services for their children.

Single-Parent/Female-Headed Households
Single-parent households, particularly female-headed families with children, often require special consideration and assistance as a result of their greater need for affordable housing, accessible day care, health care, and other supportive services. Because of their relatively lower incomes and higher living expenses, single-parent households usually have more limited options for affordable, decent, and safe housing. As a result, single parents are considered to be among the most at-risk groups facing poverty.

According to the 2018 ACS, five-year estimates, 2,494 female-headed households, approximately 15 percent of total households, were residing in Glendora. Of these female-headed households, 40 percent (1,001 households) have children. Female-headed households with children in particular, tend to have lower incomes, thus limiting housing availability for this group. Overall, 851 (five percent) of all families in Glendora were living below the poverty level. By comparison, 408 female-headed households were living below the poverty level, or 16 percent. For femaleheaded families with children, 12 percent were living below the poverty level.

Resources Available
General programs and policies outlined in the Housing Plan section will help to provide affordable housing for single-parent female-headed households, with and without children.

In addition, various nonprofit organizations provide supportive services to assist lower income families. Through the YWCA – Wings program, battered women and their children up to age 18 have access to emergency shelter and prevention and intervention services. The Glendora Welfare Association offers assistance in financial emergencies by providing services such as, food vouchers, gasoline vouchers, bus tokens, rental assistance, and utility payments. For assistance with childcare the Citrus College Orfalea Family Children’s Center provides low and moderate income households with access to licensed family day care and pre-school services for their children.

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Residents Living Below the Poverty Level
Families with incomes below the poverty level, typically those households with extremely low and very low incomes, are at greatest risk of becoming homeless and typically require special programs to assist them in meeting their rent and mortgage obligations so as to not become homeless. The 2018 ACS five-year estimates identified five percent, or 851 Glendora residents as living below the poverty level. These households need assistance with housing subsidies, utility and other living expense subsidies, as well as other supportive services.

Resources Available
Persons with limited income can benefit from single room occupancy (SRO) housing. The City amended the Zoning Code to permit SRO units by-right in the CRR subdistrict of the Route 66 Corridor Specific Plan.

Additional services are available in the City to aid households living in poverty. Through the Glendora Welfare Association assistance is provided in cases of financial emergencies by providing services such as, food vouchers, gasoline vouchers, bus tokens, rental assistance, utility payments, and referrals to services outside of the City. For assistance with childcare the Citrus College Orfalea Family Children’s Center provides low and moderate income households with access to licensed family day care and pre-school services for their children.

Farmworkers
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or support activities on a generally year-round basis. When workload increases during harvest periods, the labor force is supplemented by seasonal labor, often supplied by a labor contractor. For some crops, farms may employ migrant workers, defined as those whose travel distance to work prevents them from returning to their primary residence every evening.

According to the 2018 ACS five-year estimate, only 184 Glendora residents were employed in the agriculture, forestry, fishing and hunting, and mining industry, representing less than one percent of the residents in 2018. The City has no agriculturally designated land. Within Los Angeles County, there were 413 farms, employing 3,266 farmworkers, according to the U.S. Department of Agriculture’s 2017 Census of Agriculture. Among these, 22 farms employed 395 migrant farmworkers.

Resources Available
Because farmworkers make up such a small percentage of the City’s population, no specific programs are necessary.

Homeless Persons
State law (Government Code §65583(a)(7)) mandates that Housing Elements address the special needs of homeless persons. “Homelessness” as defined by the U.S. Department of Housing and Urban Development (HUD), describes an individual (not imprisoned or otherwise detained) who:
• Lacks a fixed, regular, and adequate nighttime residence; and • Has a primary nighttime residence that is:
o A supervised publicly or privately operated shelter designed to provide temporary living accommodations (including welfare hotels, congregate shelters, and transitional housing for the mentally ill);
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o An institution that provides a temporary residence for individuals intended to be institutionalized; or
o A public or private place not designed for, or ordinarily used as, a regular sleeping accommodation for human beings.

This definition does not include persons living in substandard housing, (unless it has been officially condemned); persons living in overcrowded housing (for example, doubled up with others), persons being discharged from mental health facilities (unless the person was homeless when entering and is considered to be homeless at discharge), or persons who may be at risk of homelessness (for example, living temporarily with family or friends.) Homelessness is a regional (and national) problem, and in a major metropolitan region, individual municipal governments lack the resources to implement solutions to eliminate homelessness.

While the exact number of homeless people in the City on any given night is unknown, a relatively small share of the region’s homeless population is found in Glendora. The 2020 Greater Los Angeles Homeless Count, completed by the Los Angeles Homeless Services Authority (LAHSA), estimated that there were 145 homeless people in Glendora.

Resources Available
There are three major types of facilities that provide shelter for homeless individuals and families:
emergency shelters, transitional housing, and service-enriched housing. These types of facilities are defined below:

Emergency Shelter: Provides overnight shelter and fulfills a client's basic needs (i.e. food, clothing, and medical care) either on-site or through off-site services. The permitted length of stay can vary from one day at a time to two months, depending upon whether the shelter is short-term or long-term.

Transitional Housing: Provides housing for up to two years. Residents of transitional housing are usually connected to rehabilitative services, including substance abuse and mental health care interventions, employment services, individual and group counseling and life skills training.

Permanent Supportive Housing: Refers to permanent housing that is affordable in the community and/or "service-enriched" permanent housing that is linked with on-going supportive services (on-site or off-site) and is designed to allow formerly homeless clients to live at the facility on an indefinite basis.

In response to changes in the State Housing Element law, the City amended the Zoning Code in 2011 to specifically identify emergency shelters as a permitted use at two locations in the City.

The two locations include twelve parcels, with a total area of 122,416 square feet (2.81 acres).

No emergency shelters and transitional housing facilities are located in Glendora. However, several regional facilities serve the homeless in the Eastern San Gabriel Valley (Table 10).

In addition, City Council approved a Glendora Homelessness Plan in 2018. There are two staff members from the Human Services Division in the Community Services Department assigned to the implementation of the City’s Homelessness Plan. The City received grant funds or services for the City’s homeless population through the County of Los Angeles, Measure H Homeless Initiative, and the San Gabriel Valley Council of Governments (SGVCOG). The City also partners with Union Station Homeless Services in Pasadena and contracts with Union Station for Housing Navigators. City staff and Housing Navigators conduct outreach and assess the homeless in Item #5. Page 32
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Glendora for resources that can be provided to them, such as: motel vouchers, shelter housing, bridge housing, permanent supportive housing, medical needs, mental health services, apply for benefits such as Calfresh, SSI, Identification card through DMV. The City website also provides a Homeless Resource Guide that includes referrals for basic needs, food pantries, shelters and services. City staff also works with Los Angeles County and Los Angeles Homeless Service Authority for Homelessness (LAHSA).

Table 10: Homeless Facilities Around Glendora
Facility Beds Clients Type Location
East San Gabriel Valley Coalition for
the Homeless 130 Single Men and Women (18+ years, no children) Winter Shelter Pomona East San Gabriel Valley Coalition for
the Homeless 10 Families with Children Job’s Shelter El Monte California Hispanic Commission on
Alcohol and Drug Abuse 32 Families with Children Emergency Shelter El Monte California Hispanic Commission on
Alcohol and Drug Abuse 28 Single Women (18+ years) Emergency Shelter Pomona Casitas Esperanza 14 Single Men and Women (18+
years, no children) Transitional Housing El Monte
Casitas Pacificas 14 Single Men and Women (18+
years, no children) Transitional Housing El Monte
Casitas Tranquilas 15 Single Men and Women (18+
years, no children) Transitional Housing El Monte
Women in Need Growing Strong
(WINGS) 32 Victims of Domestic Violence Emergency Shelter West Covina Our House Shelter 17 Families with Children Emergency Shelter Pomona Pomona Neighborhood Center
(PNC Cares) 100 Single Men and Women (18+ years, no children) Winter Shelter Pomona Ryan Manor 12 Single Men and Women (18+
years, no children) Transitional Shelter Pomona
City of Pomona 5 Veterans Transitional Shelter Pomona
House of Ruth 35 Victims of Domestic Violence Transitional Shelter Pomona Gateway Transitional Housing 13 Families with Children Transitional Shelter Pomona Prototypes 30 Single Women (18+ years) Women’s Center Pomona Pomona Apartments 52 Families with Children Transitional Shelter Pomona Foothill AIDS Project 10 Mixed Populations Shelter Plus Care Pomona Tri-City Mental Health Center 14 Single Men and Women (18+ years, no children) Shelter Plus Care Pomona
Prototypes-Pomona Apartments 52 Families with Children Permanent Supportive Housing Pomona
Project Home Key Homeless Temporary Covid 19
program
County Wide
Volunteers of America LA 75 Women Winter Shelter La Puente Volunteers of America LA 15 Co-Ed Winder Shelter Hacienda Heights
Volunteers of America LA 47 Co-Ed Weather Activated Altadena Union Station Homeless Services Co-Ed Emergency/
Transitional
San Gabriel
Valley
Source: Los Angeles Homeless Services Authority Continuum of Care, 2021.

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C. Housing Stock Characteristics
This section of the Housing Element assesses various housing characteristics and conditions that affect the well-being of City residents. Housing factors evaluated include the following: housing stock and growth; tenure and vacancy rates; age and condition; and housing costs and affordability.

1. Housing Growth
The City experienced rapid housing growth between the 1940s and the 1980s, the majority of which was due to annexation of adjacent unincorporated land. Since 1990, however, residential housing development has slowed significantly due primarily to the scarcity of vacant land and a reduction in demand. Between 1990 and 2000, the number of housing units in the City increased by 1.6 percent, from 16,876 units to 17,145 units. By 2010, the number of housing units in Glendora grew to 17,778, an increase of 3.7 percent since 2000. According to the California Department of Finance Population and Housing Estimates 2020, Glendora has a total of 18,488 housing units, representing a 4 percent increase since 2010. The most prevalent housing type in Glendora is single-family detached with 13,306 units.

Figure 5: Housing Type and Total Units (2020)
Source: CA Department of Finance, E-5 Population Estimates (2020). 13,306
1,412
731
2,369
670
0 2,000 4,000 6,000 8,000 10,000 12,000 14,000
Single-Family Detached
Single-Family Attached
Multifamily 2-4 units
Multifamily 5+ units
Mobil Homes
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2. Housing Type and Tenure
Table 11 summarizes various characteristics of Glendora's housing stock. The composition of the current housing stock has remained essentially unchanged since 2011. Single-family detached homes continued to make up approximately three-quarters of the housing stock, while multiplefamily units increase to 17 percent of total housing units. There was, however, a slight decrease in the number of mobile homes.

Table 11: Housing Stock Characteristics
Housing Type
2011 2020
No. of Units % of Total No. of Units % of Total
Single-Family
Detached
Attached
12,830
1,125
74%
7%
13,306
1,412
72%
8%
Multiple-Family
2-4 Units
5+ Units
707
1,863
4%
11%
731
2,369
4%
13%
Mobile homes 733 4% 670 4%
Total 17,258 100% 18,488 100%
Vacancy Rate 5.3% 4.0%
Source: CA Department of Finance, E-5 Population Estimates(2020).

Between 2011 and 2020 the vacancy rate in the City decreased from 5.3 percent to 4 percent.

The vacancy rate was highest for rental units at 4.3 percent, while the vacancy rate for homeowners was 0.8 percent. (The “ideal” vacancy rate for mobility is considered to be two percent for owner units and five percent for renter units.)

3. Housing Age and Condition
Housing age is an important indicator of housing condition within a community. Like any other tangible asset, housing is subject to gradual deterioration over time. If not maintained, housing can deteriorate and depress neighboring property values, discourage reinvestment, and eventually impact the quality of life in a neighborhood. Thus, maintaining and improving housing quality is an important goal for the City.

Figure 6 below summarizes the distribution of housing by the year built in the City. As of 2018, approximately 89 percent the City's housing was over 30 years old and 65 percent was over 50 years old. A general rule of thumb in the housing industry is that structures older than 30 years begin to show signs of deterioration and require reinvestment to maintain their quality. Homes older than 50 years, unless properly maintained, require major renovations to keep the home in good working order.

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Figure 6: Housing Age
Sources: American Community Survey (ACS), 2018, Five-Year Estimates.

The City’s Community Preservation Division is responsible for enforcing City ordinances related to property maintenance, building conditions, and other regulations affecting the maintenance of private residential properties. With a staff of two full-time Community Preservation officers, the Community Preservation Division handles an average of 120 cases a month. In addition to complaints, the Division provides an average of 20 contacts per month with local businesses, approximately 132 calls per month for information and other referrals and serves 130 residents in person per month at its office. Building code violations are referred to the Building Division. The majority of the code enforcement activities are not serious structural deficiency issues. The City estimates 2-3percent of the City’s housing stock is substandard requiring replacement.

D. Housing Costs and Affordability
The cost of housing is directly related to the extent of housing problems in a community. If housing costs are relatively high in comparison to household income, there will be a correspondingly higher prevalence of overpayment and overcrowding. This section summarizes the cost and affordability of the housing stock to Glendora residents.

1. Ownership Costs
According to the SCAG pre-certified housing data collected from August 2020, the median home sale prices in Glendora was $587,000. Zillow, a company that collects real estate data, reported the median home value in Glendora for May 2021 was $726,437, that was slightly below the County’s average of $756,963. This is a significant increase in home value since 2012 when the City’s median home sales price was $360,750. The following figure shows typical home values compared to surrounding communities. 272 88 807 722
2,184
2,180
4,053
5,883
621
877

B U I L T
2 0 1 4 O R
LATER

B U I L T
2 0 1 0 T O
2013

B U I L T
2 0 0 0 T O
2009

B U I L T
1 9 9 0 T O
1999

B U I L T
1 9 8 0 T O
1989

B U I L T
1 9 7 0 T O
1979

B U I L T
1 9 6 0 T O
1969

B U I L T
1 9 5 0 T O
1959

B U I L T
1 9 4 0 T O
1949

B U I L T
1 9 3 9 O R

E A R L I E R
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Figure 7: Median Home Sales Price (2021)
Source: Zillow 2021
Rental Costs
Table 12 provides a summary of rents in Glendora. Apartment rents range widely in the City: high end units and single-family homes can cost two to three times more than lower end and smaller apartment units, depending on the quality of amenities offered and location of the unit. Rental listings posted on Craigslist.org and Zillow for available rental housing in Glendora were reviewed during June 2021. Table 1212 lists the median and average rents for rental housing by number of bedrooms.

Table 12: Median and Average Rents by Number of Bedrooms (2021) Number of
Bedrooms Number Listed Median Rent Average Rent Rent Range 1 5 $1,675 $1,636 $1,350-$2,068
2 11 $1,950 $2,089 $1,695-$2,703
3 7 $2,700 $2,750 $2,250-$3,300
4 4 $3,500 $3,500 $3,500
Totals 27 $2,325 $2,494 $1,350 to $3,500
Source: Craigslist.org and Zillow, June 2021.

Housing Affordability
The costs of home ownership and renting can be compared to a household’s ability to pay for housing to determine the general affordability of a community’s housing stock. The federal Department of Housing and Urban Development (HUD) conducts annual household income surveys nationwide to determine a household’s eligibility for federal housing assistance. Based on this survey, HCD developed income limits that can be used to determine the maximum price that could be affordable to households in the upper range of their respective income category.

Households in the lower end of each category can afford less by comparison than those at the $726,437
$560,245
$644,209
$782,816 $751,732
$-
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
$700,000
$800,000
$900,000
Glendora Azuza Covina La Verne San Dimas
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upper end. Table 13 illustrates maximum affordable mortgage payments and rents for various household sizes in Los Angeles County earning the top end of their respective income categories.

For homeownership, Table 13 assumes a 30-year mortgage at a four-percent interest rate and a 10 percent down payment. A comparison of Table 13 with previous exhibits (Figure 7 and Table 12) shows that ownership housing in Glendora is beyond the financial reach of lower income households. Larger moderate income households may be able to afford a home, but finding adequately sized affordable housing still poses a challenge for these households.

Table 13: Los Angeles County Affordable Housing Cost (2020) Annual
Income Limits
Affordable
Monthly
Housing
Costs
Utilities
Taxes, Ins.,
HOA
(Ownership
only)
Affordable
Rent
Affordable
Home
Price
Extremely Low Income (0-30% AMI)
1-Person (studio) $23,700 $593 $151 $207 $442 $61,790
2-Person (1 bedroom) $27,050 $676 $166 $237 $510 $72,096 3-Person (2 bedroom) $30,450 $761 $190 $266 $571 $80,244 4 Person (3 bedroom) $33,800 $845 $223 $296 $622 $86,069 5 Person (4 bedroom) $36,550 $914 $264 $320 $650 $86,953 Very Low Income (31-50% AMI)
1-Person $39,450 $986 $151 $345 $836 $129,241
2-Person $45,050 $1,126 $166 $394 $960 $149,182
3-Person $50,700 $1,268 $190 $444 $1,077 $166,966
4 Person $56,300 $1,408 $223 $493 $1,185 $182,427
5 Person $60,850 $1,521 $264 $532 $1,257 $191,020
Low Income (51-80% AMI)
1-Person $63,100 $1,578 $151 $552 $1,427 $230,524
2-Person $72,100 $1,803 $166 $631 $1,637 $265,026
3-Person $81,100 $2,028 $190 $710 $1,837 $297,157
4 Person $90,100 $2,253 $223 $788 $2,030 $327,179
5 Person $97,350 $2,434 $264 $852 $2,170 $347,334
Moderate Income (81-120% AMI)
1-Person $64,900 $1,623 $151 $568 $1,472 $238,233
2-Person $74,200 $1,855 $166 $649 $1,689 $274,020
3-Person $83,500 $2,088 $190 $731 $1,897 $307,435
4 Person $92,750 $2,319 $223 $812 $2,096 $338,527
5 Person $100,150 $2,504 $264 $876 $2,240 $359,325
Assumptions: 2020 HCD income limits - LA County; LACDA Utility allowance schedule, 2020; VTA and Associates, 2021.

Based on: 3% interest rate; 30.0% affordable housing cost; 35.0% of monthly affordable cost for taxes and insurance; 10.0% down payment.

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Affordability by Household Income
Table 13 shows the maximum amount that a household can pay for housing each month (e.g., rent, mortgage, and utilities) without exceeding the 30 percent income-to-housing cost ratio that is the threshold for overpayment. This amount can be compared to current market prices for single-family homes, condominiums, and apartments to determine what types of housing opportunities a household can afford.

Extremely Low Income Households: Extremely low income households earn 30 percent or less of the AMI. Based on financing criteria noted earlier, the maximum affordable home price for an extremely low income household ranges from $61,790 to $86,953 based on 2020 income limits. Homeownership is out of reach for all extremely low income households. Similarly, after deductions for utilities, an extremely low income household can afford to pay $442 to $650 in rent per month, depending on the household size. In practical terms, this means that even a fiveperson extremely low income household cannot afford an average priced one-bedroom without severe overpayment or overcrowding.

Very Low Income Households: Very low income households earn 50 percent or less of the AMI. Based on the 2020 income limits, the maximum affordable home price for a very low income household ranges from $129,241 for one-person to $191,020 for a five-person households.

Based on the sales data presented in Figure 7, very low income households cannot afford the median sales price for a home in the City, regardless of size. As illustrated in Table 13, a very low income household can afford to pay $836 to $1,257 in monthly rent, after deductions for utilities and depending on household size. As a result, very low income families cannot afford to rent in Glendora.

Low Income Households: Low income households earn 51 percent to 80 percent of the AMI.

The maximum affordable home price for a low income household ranges from $230,524 for a one-person household to $347,334 for a five-person household. Based on the sales data presented, low income households cannot afford to purchase a single-family home. However, some low income households may be able to afford small rental units.

Moderate Income Households: Moderate income households earn 81 percent to 120 percent of the AMI. The maximum affordable home price for a moderate income household ranges from $238,233 for a one-person household to $359,325 for a five-person household. Some moderate income households can afford smaller homes and are generally able to afford rents in the City.

Larger households though, may still have difficulty finding affordable large rental units.

4. Assisted Housing At-Risk of Conversion
Existing housing that receives governmental assistance is often a significant source of affordable housing in many communities. State law requires the City to identify, analyze, and propose programs to preserve existing multi-family rental units that are currently restricted to low income housing use and that will become unrestricted and possibly be lost as low income housing (i.e., “units at risk” or “at-risk units”). State law requires the following:
• An inventory of restricted low income housing projects in the City and their potential for conversion;
• An analysis of the costs of preserving and/or replacing the units at risk and a comparison of these costs;
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• An analysis of the organizational and financial resources available for preserving and/or replacing the units “at risk”; and
• Programs for preserving the at-risk units.

The following discussion satisfies the first three requirements of State law listed above pertaining to the potential conversion of assisted housing units into market rate housing for this housing cycle. The Housing Plan section includes a program for preserving the at-risk units, which meets the final requirement of State law.

Three assisted rental housing projects are located in Glendora. None of the projects are in jeopardy of converting to market-rate in the next ten years (Table 14). The following is a summary of the assisted rental housing projects:

Glendora Gardens has 105 units that are rent-restricted as a result of a HUD Section 8 contract.

The former City Redevelopment Agency also assisted in financing the acquisition of this site, the relocation of the school facilities, and the improvement of off-site public facilities. Pursuant to HUD, the project’s Section 8 contract will not expire until 2034. • Heritage Oaks apartment has a total of 157 units, of which 52 are rent-restricted through an agreement with the City. Heritage Oaks has a ground lease agreement with the former Redevelopment Agency to deed restrict units at affordable housing costs for very low and low income seniors through 2065
• Elwood Family Apartments was completed in 2008. This project has 87 units, all of which are reserved for extremely low, very low, and low income families. It was funded through a combination of redevelopment funds, HOME funds, and Low Income Housing Tax Credits (LIHTC). The affordability requirements will be in effect until 2065. • The former Redevelopment Agency completed an affordable housing project with Habitat for Humanity. The project is a single dwelling located at 252 S. San Jose Avenue. The house was completed and occupied in 2011. A covenant requiring that the house be owned and occupied by a low-income household are in effect until 2056.

Table 14: Inventory of Assisted Housing
Project Name Total
Units Affordable Units Unit Mix (Bedrooms) Funding Source(s) Expiration of Affordability Non At-Risk
Elwood Family
Apartments 87
9 Extremely Low
52 Very Low
25 Low
1 Manager
33 (2-bedroom)
41 (3-bedroom)
12 (4-bedroom)
1 (3-bedroom)
Glendora RDA
HOME Funds
LIHTC
2065
Heritage Oaks 157 52 Low and Very Low 43 (1-bedroom)
4 (2-bedroom)
Glendora RDA setaside funds 2065
Habitat for
Humanity 1 1 Low 1 Single Family Residence
Glendora RDA
Habitat for Humanity 2056
Glendora
Gardens 105 105 Very Low
28 (0-bedroom)
76 (1-bedroom)
1 (2-bedroom)
Glendora RDA setaside funds, CHFA
and Section 8
2034
Source: City of Glendora, 2021.

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Preservation and Replacement Options
To maintain the existing affordable housing stock, the City works to preserve the existing assisted units or facilitate the development of new units. Depending on the circumstances of at-risk projects, different options may be used to preserve or replace the units. Preservation options typically include: 1) transfer of project to non-profit ownership; 2) provision of rental assistance to tenants using other funding sources; and 3) purchase of affordability covenants. For purposes of compliance with Government Code §65583, the following describes actions to preserve the affordability of at-risk units. None of the existing affordable housing developments are at-risk during this planning period. The development that will come at-risk first will be the Glendora Gardens development which consists of 105 units, and its affordability is set to expire in 2034.

Planning ahead to ensure preservation of the units potential preservations options are outlined below. Such options could be undertaken by any entity.
• Transfer of Ownership: Transferring ownership of an at-risk project to a non-profit housing provider is generally one of the least costly ways to ensure that the at-risk units remain affordable for the long term. By transferring property ownership to a non-profit organization, low income restrictions can be secured indefinitely and the project would become potentially eligible for a greater range of governmental assistance. • Rental Assistance: Rental subsidies using non-Section 8 funding sources can be used to maintain affordability of the 105 at-risk units. These rent subsidies could be structured to mirror the Section 8 program. Under Section 8, HUD pays the difference between what tenants can pay (defined as 30 percent of household income) and what HUD estimates as the fair market rent (FMR) for the unit. In Los Angeles County, the 2020 FMR was $1,279 for a studio unit, $1,517 for a one-bedroom unit and $1,956 for a two-bedroom unit.

The feasibility of this alternative is highly dependent upon the availability of a sustainable funding source to make rent subsidies available and the willingness of the property owner to participate in the program. As indicated in Table 15, the total cost of subsidizing the rents at all 105 at-risk units is estimated at $55,819 per month or $669,756 annually. With the dissolution of the redevelopment agency, the City has no ability to sustain a rent subsidies program.

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Table 15: Rental Subsidies Required
Unit Size Total
Units
Fair
Market
Rent1
Household
Size
Very Low
Income
(50% AMI)2
Affordable
Cost –
Utilities3
Monthly
Per Unit
Subsidy
Total
Monthly
Subsidy
Very Low Income Units
Studio 28 $1,279 1 $39,450 $836 $443 $12,404
1-br 76 $1,517 2 $45,050 $960 $557 $42,332
2-br 1 $1,956 3 $50,700 $1,077 $879 $1,077
Total 105 $55,813
Notes:

1. FY 2020 Fair Market Rent (FMR) is determined by HUD.

2. Los Angeles County 2020 Area Median Household Income (AMI) limits set by the California Department of Housing and Community Development (HCD).

3. Affordable cost = 30% of household income minus utility allowance. • Purchase of Affordability Covenants: Another option to preserve the affordability of the at-risk project is to provide an incentive package to the owner to maintain the project as affordable housing. Incentives could include writing down the interest rate on the remaining loan balance, and/or supplementing the Section 8 subsidy received to market levels. The feasibility of this option depends on whether the complex is too highly leveraged.
• Construction of Replacement Units: The construction of new lower income housing units is a means of replacing the at-risk units should they be converted to market-rate units. The cost of developing housing depends upon a variety of factors, including density, size of the units (i.e. square footage and number of bedrooms), location, land costs, and type of construction. Assuming an average construction cost of $162,292 per unit, it would cost approximately $17 million (excluding land costs) to construct 105 new assisted units.

Including land costs, the total cost to develop replacement units would be even higher.

Table 16: Estimated New Construction Costs
Unit Size
(A) (B) (C) (D)
Total Units Estimated Average
Unit Size (sq. ft.)
Estimated Gross
Building Size
Estimated Gross
Building Costs
Studio 28 450 15,120 $3,628,800
1-br 76 600 54,720 $13,132,800
2-br 1 850 1,020 $244,800
Total 105 70,860 $8,615,690
Average Per Unit Cost: $17,006,400
Notes:

1. (C) = (A) x (B) x 1.20 (i.e. 20% inflation to account for hallways and other common areas).

2. (D) = (C) x $192 (per square foot construction costs) x 1.25 (i.e. 25% inflation to account for parking and landscaping costs).

3. $192 per square foot estimate based on UC Riverside, School of Business February 2020 Economy White Paper Series, Demystifying the High Cost of Multi-Family Housing Construction in Southern California.

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Cost Comparisons
Current market value for the Glendora Gardens development is estimated on the basis of potential annual income and operating and maintenance expenses at the Glendora Gardens project. As indicated below, the estimated market value of the project is approximately $11.1 million. (This estimate is provided for the purpose of comparison and understanding the magnitude of costs involved and does not represent the precise market value of the projects.) Table 17: Market Value of At-Risk Housing Units
Unit Information Total
Studio Units 28
1-bedroom Units 76
2-bedroom Unit 1
Total Units 105
Annual Gross Income $1,836,720
Annual Operating Cost $315,250
Net Annual Income $1,521,470
Estimated Market Value $16,736,170
Market value for project is estimated with the following assumptions:

1. Average market rent based on Fair Market Rents (FY 2020) established by HUD ($1,279 for a studio unit, $1,517 for a one-bedroom unit and $1,956 for a three-bedroom unit).

2. Average unit size is estimated at 450 square feet for a studio unit, 650 square feet for a onebedroom unit and 1,050 square feet for a three-bedroom unit.

3. Vacancy rate is assumed at 0% as the projects are usually fully occupied.

4. Annual operating expenses per square foot are estimated to be $5.00.

5. Market value = Annual net project income x multiplication factor.

6. Multiplication factor for a building in moderate condition is 11.

The above analysis attempts to estimate the cost of preserving the Glendora Gardens project under various options. The hypothetical cost of acquiring the at-risk units and transferring ownership to non-profit housing organizations is high ($16.7 million). In comparison, the annual costs of providing rental subsidies to preserve the 105 assisted units are relatively low ($669,756); however, long-term provision of rental subsidies for at least 55 years would cost more than $36 million. The option of constructing 105 replacement units is also costly ($17 million, excluding land costs) and constrained by a variety of factors, including growing scarcity of land zoned for residential use and rising land costs.

Resources for Preservation
Available public and non-profit organizations with the capacity to preserve assisted housing developments include Los Angeles County and various non-profit developers, such as Jamboree Housing Corporation. Financial resources available include federal CDBG, HOME, Section 8 rental assistance, and Low Income Housing Tax Credits.

5. Existing Housing Problems
The SCAG data estimating the number of households at each income level presented earlier does not provide any detail on the specific housing needs and problems faced by the City’s lower income households. The Comprehensive Housing Affordability Strategy (CHAS) developed by the Census Bureau for HUD, however, provides detailed information on housing needs by income level for different types of households in Glendora. Detailed CHAS data based on the 2013-2017 Item #5. Page 43
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ACS data is displayed in (Table 18). Housing problems considered by CHAS include:
• Units with physical defects (lacking complete kitchen or bathroom); • Overcrowded conditions (housing units with more than one person per room); • Housing cost burden, including utilities, exceeding 30 percent of gross income; or • Severe housing cost burden, including utilities, exceeding 50 percent of gross income.

Housing Cost Burden
Most lower and moderate income households cope with housing cost issues either by assuming a cost burden, or by occupying a smaller than needed or substandard unit. Specifically, according to CHAS, 83 percent of the City’s very low income households and 63 percent of low income households experienced one or more housing problems (e.g., cost burden, overcrowding, or substandard housing condition) between 2013 and 2017.
3 The types of housing problems
experienced by Glendora households vary according to household income, type, and tenure.

Some highlights include:
• In general, renter-households had a higher level of housing problems (50 percent) compared to owner-households (41 percent).
• Large renter-families had the highest level of housing problems regardless of income level (69 percent).
• Approximately 81 percent of extremely low income (households earning less than 30 percent of the AMI) and 65 percent of very low income households (households earning between 31 and 50 percent of the AMI) had housing problems.

About 65 percent of extremely low income elderly households spent more than 50 percent of their income on housing, including 54 percent of elderly renters and 72 percent of elderly owners within this income category.
3 U.S. Department of Housing and Urban Development, Comprehensive Housing Affordability Strategy (CHAS) data based on 2013-2017 ACS.

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Overcrowding
Overcrowding is defined by the State Department of Housing and Community Development (HCD) as a household with more than one person per room (excluding bathroom, kitchen).

Severe overcrowding is one with more than 1.5 persons per room.4 Overcrowding typically occurs when housing costs are so high relative to income that families double-up or take on roommates or boarders to devote income to other basic needs, such as food and medical care. Overcrowding also tends to result in deterioration of homes and shortage of on-site parking. Therefore, 4 A housing unit with more than one person per room is considered by HCD and HUD as overcrowded. In calculating overcrowding, living and dining rooms are included but kitchens and bathrooms are excluded.

Table 18: Housing Assistance Needs of Lower Income Households (2013-2017) Household by Type,
Income,
and Housing Problem
Renters Owners Total
Elderly Households Small
Families
Large
Families
Total
Renters Elderly LargeFamilies
Total
Owners
Extremely Low Income
(0-30% AMI) 280 275 60 875 440 275 60 870
With any housing problem 78.6% 90.9% 100.0% 81.7% 78.4% 92.7% 83.3% 81.0% With cost burden >30% 78.6% 90.9% 100.0% 80.6% 78.4% 92.7% 83.3% 81.0% With cost burden >50% 53.6% 87.3% 100.0% 71.4% 71.6% 70.9% 83.3% 70.7% Very Low Income
(31-50% AMI) 155 340 115 770 595 385 60 1,135
With any housing problem 87.1% 83.8% 100.0% 85.7% 37.8% 71.4% 50.0% 51.5% With cost burden >30% 87.1% 83.8% 100.0% 85.1% 36.1% 71.4% 41.7% 50.2% With cost burden >50% 51.6% 52.9% 43.5% 50.0% 21.0% 58.4% 41.7% 37.0% Low Income
(51-80% AMI) 160 615 85 980 775 475 195 1,595
With any housing problem 62.5% 78.9% 88.2% 75.0% 37.4% 71.6% 87.2% 58.9% With cost burden >30% 62.5% 77.2% 88.2% 74.0% 37.4% 69.5% 79.5% 57.4% With cost burden >50% 0.0% 1.6% 11.8% 4.1% 12.3% 29.5% 17.9% 21.3% Moderate & Above
Income (>80% AMI) 220 1,500 270 2,410 2,105 4,740 980 8,455 With any housing problem 18.2% 12.3% 42.6% 15.8% 9.7% 19.2% 28.6% 18.7% With cost burden >30% 13.2% 7.7% 7.4% 8.0% 9.0% 18.4% 14.8% 16.4% With cost burden >50% 1.8% 0.0% 0.0% 0.2% 1.4% 1.6% 3.6% 2.0% Total Households 815 2,730 530 5,035 3,915 5,875 1,295 12,055 With any housing
problem 60.7% 44.1% 68.9% 49.5% 27.2% 30.3% 40.9% 31.6% With cost burden >30% 59.4% 41.2% 50.9% 45.3% 26.6% 29.4% 29.0% 29.7% With cost burden >50% 28.7% 15.8% 22.6% 20.9% 14.4% 10.8% 11.2% 12.8% Note: Data presented in this table are based on special tabulations from the American Community Survey (ACS) data. Due to the small sample size, the margins for error can be significant. Interpretations of these data should focus on the proportion of households in need of assistance rather than on precise numbers.

Source: HUD Comprehensive Housing Affordability Strategy (CHAS), (2013-2017).

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maintaining a reasonable level of occupancy and alleviating overcrowding is an important contributor to quality of life.

Overall overcrowding in Glendora has increase since 2011. According to the ACS, 2018 5-year estimates, overcrowding in rental units increased 4 percent from 3.1 to 7.1 percent, while owner units increased slightly from 2.2 to 2.5 percent. According to the SCAG pre-certified local housing data, the incidence of overcrowding in Glendora was substantially lower than the SCAG region, where overcrowding affected 15.6% percent of rental households and 4.9% of owner households (Figure 8).

Figure 8: Overcrowding
Source: American Community Survey (ACS) 2018, Five-Year Estimates.

12.5%

3.1%

7.1%
5%

2.2% 2.5%

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%
2000 2011 2018
Renter Owner
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Cost Burden (Overpayment)
Housing cost burden, also known as overpayment, is defined as a housing cost that exceeds 30 percent of a household’s gross income. A severe cost burden is a housing cost that exceeds 50 percent of a household’s gross income.5 Housing cost burden is particularly problematic for low and moderate income households in that it leaves little resources for a household to pay for other living expenses. Housing overpayment occurs when housing costs increase faster than income.

Like most urban communities in California, it is not uncommon to overpay for housing. However, to the extent that overpayment is often disproportionately concentrated among the most vulnerable members of the community, maintaining a reasonable level of housing cost burden is an important contributor to quality of life.

The 2013-2017 CHAS data estimated that 30 percent of the City’s owner-households and 45 percent of renter-households were overpaying for housing. As market rents were generally affordable to moderate income households, renters in this income group were not as impacted by cost burden. Among the different household types large-family renters and small-family renters in the lower income groups were most impacted by cost burden, compared to other household types.

Overall, housing cost burden was most prevalent among extremely low income households in Glendora (81 percent). Housing cost burden for very low income and moderate income households were also high with 64 percent of households overpaying for housing. Housing cost burden was most severe among extremely low income, and very low income large family renterhouseholds; 100 percent of these households experienced a severe housing cost burden. 5 A household spending more than 30 percent of its gross household income on housing is considered costburdened both by the State Department of Housing and Community Development (HCD) and the U.S. Department of Housing and Urban Development (HUD).

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3. HOUSING CONSTRAINTS
A variety of factors can encourage or constrain the development, maintenance, and improvement of housing in Glendora. These include market mechanisms, government rules and regulations, and physical and environmental constraints. This section addresses these potential constraints and actions taken to mitigate them.

A. Market Constraints
Land costs, construction costs, and market financing contribute to the cost of housing reinvestment and potentially can hinder the production of new affordable housing. Although many constraints are driven by market conditions, jurisdictions have some leverage in instituting policies and programs to address and mitigate the constraints. This section discusses the potential market constraints in Glendora.

1. Development Costs
Development costs include land, construction costs, and financing. The costs of labor and materials have a direct impact on the price of housing and are the main components of housing cost. Residential construction costs vary greatly depending upon the quality, size, and the materials being used. A major component of the cost of housing is the cost of building materials, such as wood and wood-based products, cement, asphalt, roofing materials, and plastic pipe.

Prices for these goods are affected primarily by the availability and demand for such materials.

The costs of building materials in Los Angeles County in general and in Glendora in particular are moderate and, therefore do not constitute a constraint to the development of affordable housing.

A major cost component of new housing is labor. Product design and consumer expectations also influence the types and styles of units being constructed in this area. Today's new homes are quite different than those produced during the 1960s. Numerous interior and exterior design features (larger master bedroom suites, gourmet kitchen, or energy efficiency features) make it difficult to make direct comparisons in costs over the years. In a highly competitive market, many consumers consider these amenities as necessities when buying a new home. While the basic shelter house has met with varying degrees of consumer acceptance, the high costs of homeownership may lead to a return to less complicated designs. A significant constraint for many families is the specific design features (lack of recreational facilities or unit size and design) in individual projects that are not suited for children. In addition, design features such as stairs, hallways, doorways, counters, and plumbing facilities may restrict access to disabled persons.

One indicator of construction costs is Building Valuation Data compiled by the International Code Council (ICC). The unit costs compiled by the ICC include structural, electrical, plumbing, and mechanical work, in addition to interior finish and normal site preparation. The data are national and do not take into account regional differences, nor include the price of the land upon which the building is built. In 2021, according to the latest Building Valuation Data release, the national average for development costs per square foot for apartments and single-family homes in February 2021 are as follows:
• Type I or II, R-2 Residential Multifamily: $165.73 to $179.04 per sq. ft. • Type V Wood Frame, R-2 Residential Multifamily: $120.47 to $125.18 per sq. ft. • Type V Wood Frame, R-3 Residential One and Two Family Dwelling: $130.58 to $138.79 per sq. ft.

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• R-4 Residential Care/Assisted Living Facilities generally range between $152.25 to $211.58 per sq. ft.

A reduction in amenities and the quality of building materials (above a minimum acceptability for health, safety, and adequate performance) could result in lower sales prices. In addition, prefabricated factory-built housing may provide for lower priced housing by reducing construction and labor costs. Another factor related to construction costs is the number of units built at one time. As the number of units increase, the per-unit cost of construction is lower due to economies of scale.

Another key component is the price of raw land and any necessary improvements. The diminishing supply of residential land combined with a fairly high demand for such development keeps land costs relatively high in communities across Southern California. A search on Zillow of available underutilized or vacant land in the City, identify that land costs average approximately $35-$55 per square foot. Overall, construction and land costs in the City are comparable to costs elsewhere in the region.

2. Median Home Costs
According to Southern California Association of Government (SCAG), between 2000 and 2018, median home sales prices in Glendora increased 167 percent while prices in the SCAG region increased by 151 percent. Recently home prices have continued to increase. According to CoreLogic6, a California Home Sale database that provides monthly sale reports, the Glendora area sold 46 homes in May 2021 with a median home price of $847,000. The median price for February 2020 was $689,000 representing a 22.9 percent increase.

3. Mortgage and Rehabilitation Financing
The availability of financing affects a person's ability to purchase or improve a home. Under the Home Mortgage Disclosure Act (HMDA), lending institutions must disclose information on the disposition of loan applications by the characteristics of applicants. This applies to all loan applications for home purchases and improvements, whether financed at market rate or through government assistance. Table 19 summarizes the disposition of applications submitted to financial institutions for home purchase and home improvement loans within Glendora in April 2021.

Table 19: Disposition of Home Purchase and Improvement Loan Applications (2019) Loan Type Total
Applications
Percent
Approved
Percent
Denied Percent Other
Home Purchase Loans 1,066 75% 7% 18%
Home Improvement Loans 251 65% 17% 18%
Notes:

1. Percent Approved includes loans approved by the lenders whether or not accepted by the applicant.

2. Percent Other includes loan applications that were either withdrawn or closed for incompleteness.

Source: https://ffiec.cfpb.gov/data-publication/ April 2021. 6 https://www.corelogic.com/wp-content/uploads/sites/4/2021/06/CA-Home-Sale-Activity-by-City-May-2021.pdf Item #5. Page 49
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Home Purchase and Improvement Loans
In 2019, a total of 1,066 households applied for loans, either conventional or government-backed, to purchase homes in Glendora. For home purchase loans, the approval rate for the City was 75 percent. During the same time, a total of 251 households in Glendora applied for home improvement loans. The approval rate for home improvement loans in Glendora was 65 percent.

Given the relatively high rates of approval for home purchase and improvement loans, financing was generally available.

4. Lesser Densities and Approval Times
Market can also constrain the timing between project approval and requests for building permits.

In Glendora, the average time between project approval and request for building permit is typically three to six months. Recent housing construction in the City has primarily been single-family units. Therefore, the City has not experienced projects proposing to develop below the allowable density.

B. Governmental Constraints
Local policies and regulations can impact the price and availability of housing and in particular, the provision of affordable housing. Land use controls, site improvement requirements, fees and exactions, permit processing procedures, and various other factors may present constraints to the maintenance, development and improvement of housing. This section discusses potential governmental constraints in Glendora.

1. Land Use Controls
The Land Use Element of the Glendora General Plan sets forth the City's policies for guiding local development. These policies, together with existing zoning regulations, establish the amount and distribution of land allocated for different uses within the City. As described below in Table 20, the General Plan has six primary residential designations permitting a varying level of densities for open space, rural, and urban residential uses. As part of the City’s General Plan update (Community Plan 2025), the City introduced a new Village Mixed Use designation, which covers the downtown Village area.

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Table 20: Residential Land Use Categories
General Plan Land
Use
Zoning
District(s)
Density
(du/ac) Allowable Residential Types
Hillside Very Low
Density Residential RHR and E7 0.1-1
Least intensive residential land use and is intended for steep hillsides and other areas least suited for
development.

Low Density
Residential E-5, E-6 1.1-3
Intended to serve as transitional areas between hillside areas and more intensive single-family residential areas.

Low/Medium Density
Residential E-3, E-4, and R-1 3.1-6
This residential zone is the most intensive designation for single-family residences and includes most non-hillside areas.

Medium Density
Residential LGA and GA 6.1-11
Allows for various multiple and single-family attached
housing, including apartments, duplexes, townhouses, and patio homes.

Medium/High
Density Residential R-2 11.1-15
This district functions as a transitional zone. Housing permitted includes apartments, duplexes, townhomes, and patio homes.

High Density
Residential R-3 15.1-25
This is the most intensive residential land use designation and is designed for higher density residential land uses, such as apartments.

Village Mixed Use Civic Center Area
Plan 15-30
Encourages development of professional offices,
public/quasi-public facilities, retail businesses, small-lot single-family and multi-family residential developments.

Source: Land Use Element, City of Glendora General Plan (2006); and Glendora Municipal Code (2021).

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Figure 9: City of Glendora General Plan Land Use Map
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Figure 10: City of Glendora Zoning Map
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Route 66 Corridor Specific Plan
The Route 66 Corridor Specific Plan area is considered to be the core commercial corridor within the City of Glendora. Analysis of the Specific Plan area has determined that the corridor is not maximizing its potential as a primary business and activity corridor. In response, the City hopes to improve the economic vitality and livability of the corridor through the establishment of a comprehensive strategy to retain existing business and attract additional commercial, industrial, office, retail and residential opportunities. The development standards for the Route 66 Corridor Specific Plan allow for significantly greater residential densities than the rest of the City. The actual densities vary by zoning subdistrict and are detailed in Table 21.

Table 21: Residential Land Use Designations in Route 66 Corridor Specific Plan Land Use
Sub-District Zoning Density (du/ac) Residential Type
Town Center
Mixed Use TCMU 30.0
Mixed use district that emphasizes a mix of single-family and multiple-family residential, commercial uses and smaller-scale street-oriented retail development.

Barranca
Gateway BG 20.0
Envisioned to capitalize on adjacent market potential introduced by Azusa Pacific University and Citrus College. Uses appropriate for this zoning subdistrict include mixed use, retail sales, restaurants, offices, and other service uses
Route 66
Residential CRR 30.0 Intended to contribute to the mix of housing choices through the provision of multiple-family residential development Figure 11: Route 66 Specific Plan Map
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Civic Center Area Plan
The Civic Center Area Plan (CCAP) area covers the historic downtown village core of Glendora.

The CCAP is intended to maintain the village area as a vibrant pedestrian oriented area with a mix of commercial and residential uses. The CCAP includes a parking reduction district and parking exemption district, both of which provide reduced parking requirements for residential and commercial development. The CCAP includes three subdistricts; the allowed densities and development types for each subdistrict are detailed in Table 22.

Table 22: Residential Land Uses in Civic Center Area Plan Zoning Density (du/ac) Residential Type
T-4 Village Edge 30.0 Residential district intended for single-family and multiple-family residential development
T-5 Village Core 30.0 Mixed use district intended for residential on upper floors and commercial uses on ground floors along the main street
T-5A Village Transition 30.0 Mixed use district intended for single-family, multiple-family, and mixed use development
Arrow Highway Specific Plan
The Arrow Highway Specific Plan is a comprehensive document implementing the City of Glendora’s vision for its southernmost corridor. As part of the Southern California Association of Government’s Compass Blueprint Program, Glendora and its neighboring jurisdictions initiated a planning process to improve the corridor’s mobility, foster livable communities, and promote sustainable development. That effort resulted in initial guidance for the Arrow Highway Specific Plan; however, the Specific Plan goes beyond the preliminary concepts to establish a clear vision and implementation program fostering livability, housing, retail, and service options; improving and integrating open space and community spaces; encouraging catalytic projects; and improving mobility. This plan introduced residential as a use to several zoning areas where it previously was prohibited.

Table 23: Residential Land Uses in Arrow Highway Specific Plan Zoning Density (du/ac) Maximum Height & Related Standards Corridor High Density Residential (C-HR) 25
3 stories, not to exceed 35 feet
Ground floor shall provide a minimum of 10
feet in interior height (finished floor to ceiling)
Corridor Medium High Density Residential (C-R3) 20 2 stories, not to exceed 25 feet Corridor Buffer Residential (C-BR) 20 2 stories, not to exceed 25 feet 1 acre minimum parcel size
Corridor Medium Density Residential (C-R2) 15 2 stories, not to exceed 25 feet Transition Mixed-Use (MU-T) Mixed-Use (Residential/
Commercial): 25 DU/AC 0.85 FAR
Single Use: Commercial 0.5 FAR
Single Use: Residential 25 DU/AC
3 stories, not to exceed 35 feet Ground floor
10’ minimum interior Minimum parcel for mixeduse development is 1 acre Commercial Core Mixed-Use (MU-CC) Mixed-Use (Residential/ Commercial): 25 DU/AC 0.85 FAR
Single Use: Commercial 0.5 FAR
Single Use: Residential 25 DU/AC
3 stories, not to exceed 35 feet; 40 feet allowed
only for mixed-use. Residential (single use or
mixed-use) - Ground floor shall provide a
minimum of 10 feet in interior (finished floor to
ceiling) height. Nonresidential (single use or
mixed-use) - Ground floor shall provide a
minimum of 14 feet in interior (finished floor to
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Table 23: Residential Land Uses in Arrow Highway Specific Plan Zoning Density (du/ac) Maximum Height & Related Standards ceiling) height, subject to review and exception
by the Planning Director.

Minimum parcel for mixed-use or residential is
1 acre.

Neighborhood Commercial Mixed-Use (MU-NC) Mixed-Use (Residential/ Commercial) 25 DU/AC 0.85 FAR
Single Use: Commercial 0.50 FAR
Single Use: Residential 25 DU/AC
2 stories, not to exceed 35 feet
Residential (single use or mixed-use) - Ground
floor shall provide a minimum of 10 feet in
interior (finished floor to ceiling) height.

Nonresidential (single use or mixed-use) -
Ground floor shall provide a minimum of 14
feet in interior (finished floor to ceiling) height,
subject to review and exception by the
Planning Director.

Minimum parcel for mixed-use or residential is
1 acre.

Source: Arrow Highway Specific Plan, Adopted 2018
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Figure 2: Arrow Highway Specific Plan
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Hillside Development
Since its incorporation, the City has been known as the “Pride of the Foothills." Given the surge in development and the potential degradation of environmental features resulting from hillside grading, the City enacted a Hillside Management Ordinance in 1994 which updated previously adopted regulatory policies concerning management of the City’s significant foothill acreages.

The ordinance was amended to be more sensitive to the use of land in hillsides so that natural characteristics (e.g., land forms, vegetation, wildlife, scenic qualities and open space) could be maintained. Specific goals of the ordinance are as follows:
(1) Preserve unique and significant geological, biological, and hydrological features; (2) Encourage alternative approaches to hillside development through land use patterns and intensities that are consistent with natural characteristics; (3) Protect prominent vistas of hillside areas in order to maintain the identity, image, environmental quality, and aesthetic quality of the City; and (4) Protect the public health and safety from potentially hazardous conditions related to hillside development.

All parcels with an average slope of ten percent or greater fall under purview of the Ordinance.

To construct residential units, an approved development plan review is required. This ordinance does not restrict the ability of the City to address its RHNA given that all the homes in the hillsides would only be affordable to upper income households.

Toward the end of 2001, the Glendora City Council accepted applications and appointed members for an “Ad Hoc Committee to Preserve the Foothills” to proactively address the development issues in Glendora that other local hillside communities have faced in recent years.

The Ad Hoc Committee detailed its suggestions to the City for managing hillside development in a formal document called the Recommended Hillside Strategy. The Hillside Strategy has four components:
(1) Open Space Preservation: This component calls for the city to acquire hillside properties from willing private property owners in order to ensure the greatest ability to preserve open space. The Hillside Strategy identifies three priority acquisition areas, including undeveloped areas in the eastern portion of the Glendora foothills, the South Hills area, and the northwestern portion of Harrow Canyon.
(2) Controlled Development: This component steers development towards the lower hillside slopes by decreasing the allowable densities as slopes increase, and avoiding ridgelines, canyons, streams, channels, and habitat corridors.
(3) Design Guidelines for New Development: This component calls for the establishment of guidelines that minimize the visual intrusiveness of new development by designing new residences to fit with the natural character of the hillside areas. (4) Clarification of Ambiguities: This final component of the hillside strategy aims to clarify existing ambiguities in the General Plan and zoning code. Proposed clarifications include: the removal of residences as an allowable use in the Open Space land use designation and the creation of a hillside residential General Plan designation that would include the residential uses removed from the Open Space designation.

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Overlay Districts
The City's Special Height Overlay zone is designed to accommodate land uses that require a greater building height than is permitted in certain zones. The Special Height Overlay can be applied to the C-2, C-3, CM, MS, M-1, IP and the PR zones. Pursuant to this zone, a building may exceed the height limitation in the underlying zone, but shall not exceed eight stories or 80 feet.

The minimum front setback must be 25 feet, while the minimum side yard shall be 20 feet plus four feet for each additional story.

The Historic Preservation Overlay (HPOZ) is intended to promote the general welfare, cultural enrichment, and economic prosperity of the people by providing for the identification, protection, preservation, and enhancement of areas of the city having historic, architectural, or cultural significance. Areas designated as an HPOZ exemplify or reflect special elements of the City’s cultural, social, economic, political, aesthetic, engineering, or architectural history.

Glendora has established a Mobilehome Park Overlay zone to provide appropriate locations where mobilehome parks may be established and maintained. There are currently 670 mobile homes in Glendora. Mobile home parks provide an important source of affordable housing within the community for lower-income households. These regulations are intended to promote an orderly and pleasant residential environment in harmony with surrounding land uses. The minimum lot area for a mobilehome park in this overlay is 12 acres.

The Grand-Foothill multifamily residential overlay enacts unique zoning policies intended to promote well planned, multiple-family development through the logical redevelopment of properties located within the overlay area’s boundaries, and reward development that consolidates property and/or integrates energy conservation and environmental stewardship into project design. The objective of the overlay area is to obtain a comprehensively planned development area with two and three-story residential buildings, an efficient internal circulation system, and a visually pleasing landscaped perimeter around the overlay area.

Flexibility in Development Standards
The Specific Plan process and Planned Redevelopment Zone (PR Zone) are the primary means to provide appropriate relief from literal application of zoning regulations and development standards, where appropriate, to facilitate new development. According to the Glendora Zoning Code, the purpose of the PR Zone is "to provide for development on a comprehensive basis by using site planning techniques not permitted through literal application of zoning and subdivision regulations." The Zoning Code does not set residential development standards for the PR zone.

Pursuant to development plan review process, the residential standards, covenants, and conditions are established by the City Council. Therefore, projects of any size, type, and density can be considered for approval.

The PR zone has been used to facilitate construction of affordable housing that is compatible with adjacent land uses. The Glendora Gardens project was a combination of one- and two-story structures situated in an R-2 zone. The Heritage Park Apartments was a two-story project located in front of a slight hill, thus providing an enclave for the structure in an area where the zoning of the adjacent land uses varies from open space to R-1. Both projects were rezoned to PR to facilitate development.

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2. Residential Development Standards
The City regulates the type, location, density, and scale of residential development primarily through the Zoning Code. Zoning regulations are designed to protect and promote the health, safety, and general welfare of residents as well as implement the policies of the City's General Plan. The Zoning Code also serves to preserve the character and integrity of existing neighborhoods. Table 24 summarizes the most pertinent development standards for single-family and multiple-family housing.

Table 24: Residential Development Standards
Development
Standard
General Plan Residential Land Use Category (Zone)
Hillside
Very Low
Density
(E-7, RHR)
Low Density
(E-5, E-6,
E-7)
Low/
Medium
Density
(E-4, E-3,
R-1)
Medium
Density
(LGA and
GA)
Medium/
High
Density
(R-2)
High
Density
(R-3)
Building Standards
Max. Density E7 = 0.05-2.2
RHR = 0.1-1
E5 = 4.1
E6 = 2.9-3.5
E7 = 0.05-2.2
E4/E3 = 5
R1 = 5.8
LGA = 7.9
GA = 10.9
R-2: 14.5 R-3: 19.8
Max. Building
Height 2 stories 2 stories 2 stories 2 stories 2 stories 2 stories Min. Unit Size
(sq. ft.) n/a n/a n/a 600 sq. ft. for a studio + additional 200 sq. ft. for each bedroom Max. Floor
Area
RHR=n/a
E-7=35% 35% 35% 400 sq. ft. usable open space per residential unit Lot Standards
Min. Lot Area
(sq. ft.) E-7= 200,000 /
500,000
800,000
RHR=43,560
E-5=10,500
E-6=12,500 to
15,000
E-7= 200,000/
500,000
800,000
E-3=8,000
E-4=8,500
R-1=7,500
40,000 10,000 10,000
Min. Lot Area per
Unit (sq. ft.)
LGA = 5,500
GA = 4,000 3,000 2,200
Min. Lot Width
(ft.)
RHR=200
E-7=100
E-5=85
E-6=100
E-7=100
R-1/ E-3=70
E-4=75
120 80 80
Min. Lot Depth
(ft.)
RHR=200
E-7=100 100 100 125
Front Yard (ft.)
RHR=40 (or
10% of lot
depth)
E7=25
25 R-1=20/ E-3 &
E-4=25 20
Side Yard (ft.) RHR=30
E7=7 7
R-1=5/ E-3 &
E-4=7 5 (one-story); 10 (two-story)
Rear Yard (ft.)
RHR=50 (or
20% of lot
depth)
E7=35
35 R-1=25/ E3&E-4=35 20
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Table 24: Residential Development Standards
Development
Standard
General Plan Residential Land Use Category (Zone)
Hillside
Very Low
Density
(E-7, RHR)
Low Density
(E-5, E-6,
E-7)
Low/
Medium
Density
(E-4, E-3,
R-1)
Medium
Density
(LGA and
GA)
Medium/
High
Density
(R-2)
High
Density
(R-3)
Parking
Single-Family 2 spaces in a garage
Accessory Dwelling
Unit N/A
Multiple-Family 1 enclosed and 1 open space or additional enclosed space/unit + 0.2 spaces per bedroom per unit for units with over 2 bedrooms
Mobilehome 9 spaces for every 4 mobilehome units
Guest Space 0.4 spaces per unit for multiple-family units and mobilehomes.

Source: Glendora Municipal Zoning Code 2021.

Parking requirements for residential uses in Glendora are summarized in Table 24. Glendora’s parking standards are comparable to those of surrounding jurisdictions. Requirements for multifamily developments are equal to, or less than, requirements for single-family detached dwellings.

Guest space requirements for multi-family developments are reasonable because these types of developments do not have private driveways for each unit to accommodate parking for guests.

Nonetheless, because the cost of providing parking can make financing the development of housing affordable to lower and moderate income households more difficult, reduced parking and other incentives, concessions, or waivers and modifications of development standards are available for developers of affordable projects that are eligible for a density bonus.

Development standards for residential development in the Route 66 Corridor Specific Plan area and the Civic Center Area Plan area are different from citywide standards and are detailed in Table 25 and Table 26. In general, the Route 66 Corridor Specific Plan and the Civic Center Area Plan allows for taller buildings, greater maximum floor area, and smaller setbacks. Residential development standards in the Arrow Highway Specific Plan area are presented earlier in Table

23. Table 25: Route 66 Corridor Specific Plan Development Standards Town Center Mixed
Use (TCMU)
Barranca Gateway
(BG)
Route 66 Residential
(CRR)
Building Standards
Maximum Building Height 45 feet
3 stories
35 feet
2 stories
45 feet
3 stories
Maximum Floor Area Ratio 0.50 (commercial)

1.0 (mixed-use)

0.35 (commercial)

0.75 (mixed-use) 0.30
Lot Standards
Front Yard (ft.) 15 15 15
Rear Yard (ft.) 0 0 10
Side Yard (ft.) 0 0 10
Parking Same as citywide parking standards (see Table 24) Source: Glendora Municipal Zoning Code.

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Table 26: Civic Center Area Plan Development Standards
T-4 Village Edge T-5 Village Core T-5A Village
Transition
Building Standards
Maximum Building Height 25 feet
2 stories
45 feet
3 stories
45 feet
3 stories
Maximum Floor Area Ratio NA NA NA
Lot Standards
Front Yard (ft.) 20 0-5 5-10
Rear Yard (ft.) 20 0 0-15
Side Yard (ft.) 5 0 0-10
Parking
In parking exemption district: 1 space per bedroom; in parking reduction district: 1 space per bedroom plus 0.1 guest spaces per bedroom; elsewhere: same as citywide parking standards Source: Glendora Municipal Zoning Code.

Development Incentives
The City encourages mixed use and residential development, particularly affordable housing development, and facilitates redevelopment through a variety of development incentives.

Affordable Housing: The City adheres to the State density bonus law to provide density bonuses and regulatory incentives, including parking requirement reductions, for senior housing projects and projects that set aside a portion of the units as housing affordable to lower and moderate income households. In February 2013, the City Council approved an update to the Zoning Ordinance to maintain consistency with State law. Since 2013, the State has passed several changes to the State Density Bonus law.

AB 1763 requires the City to grant developers providing 100 percent of the units to lower income households additional density, concessions and incentives, and height increases. The law allows up to 20 percent of the total units in the development for moderate-income households. Under the revised law, density bonus projects must be allowed four incentives or concessions, and for developments within ½ mile of a major transit stop, a height increase of up to three additional stories or 33 feet. A density bonus of 80 percent is required for most projects, with no limitations on density placed on projects within 0.5 mile of a major transit stop. The bill also allows developers to request the elimination of minimum parking requirements for rental units affordable to lowerincome families that are either supportive housing or special needs housing, as defined. SB 1227 provides density bonus for student housing development for students enrolled at a full-time college, and to establish prioritization for students experiencing homelessness. AB 2345 signed by the Governor in September 2020 further incentivizes the production of affordable housing by revising the requirements for concessions and incentives and the maximum density bonus provided. This Housing Element includes a program to amend the City’s Density Bonus Ordinance.

Mixed Use Development: The City also encourages the development of mixed use projects within the BG, and TCMU zoning subdistricts of the Route 66 Corridor Specific Plan area.

Nonconforming Lot Ordinance: The City Council recognized the need to facilitate the reasonable use and development of nonconforming lots. In 2000, the City Council passed a Nonconforming Lot Item #5. Page 62
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Ordinance that recognizes and affirms the development rights of legally subdivided lots. The ordinance facilitates such development by allowing parcels that do not meet the minimum lot size or dimensions of the zone to be fully developed provided that other development standards are fully met.

The ordinance facilitates development by allowing the merging of nonconforming lots with conforming or nonconforming lots to create lots that conform more closely to the standards of the underlying zone. However, if a nonconforming lot cannot be developed or improved in conformance with existing standards (excluding lot size and dimensions), a Nonconforming Lot Development Plan Review Permit may be granted to allow development or improvement of the lot.

3. Short Term Rentals
As home-sharing websites have risen in popularity in recent years, there has been a significant increase in the number of homes being offered on a short-term basis to generate rental income.

On October 13, 2020, the City Council adopted Short-Term Rental Ordinance 2055 to regulate the operation licensing of short-term rentals. The purpose of the ordinance is to balance the City’s desire to promote economic development and tourism with the City’s legitimate need to mitigate the adverse impacts often associated with short-term rentals, including excessive noise, overcrowding, disruptive and unruly parties, the accumulation of refuse, reduction of street parking vehicular violations and disruptions to safe traffic flow. Regulations for short term rentals are intended to minimize the adverse impacts short-term rentals have on surrounding properties.

4. Provisions for a Variety of Housing
Housing Element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of various types of housing for all economic segments of the population. This includes single-family housing, multiple-family housing, factory-built housing, mobile homes, housing for persons with disabilities, emergency shelters and transitional housing, among others. Table 27 summarizes housing types permitted within the primary residential zones. Table 28 summarizes the housing types permitted in the Route 66 Corridor Specific Plan, Table 29 summarizes the housing types permitted in the Civic Center Area Plan, and Table 30 summarizes the housing types permitted in the Arrow Highway Specific Plan.

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Table 27: Housing Types Permitted by Zone
Housing Types
Permitted
General Plan Land Use Category (Zone)
RHR
E-3, E-4,
E-5, E-6,
and E-7
R-1
LGA and
GA R-2 R-3 MHP MS PD
Residential Uses
Single-Family P P P P P P -- -- --
Duplex (2 units) -- -- -- P P P -- -- --
Multiple-Family
(3 or more) -- -- -- P P P -- -- --
Factory-Built P P P P P P P -- --
Accessory Dwelling
Unit P P P P P P -- -- --
Planned Development P P P P P P -- -- P
Special Needs Housing
Senior Housing -- -- -- P P P -- CUP --
Community Care
Facility -- -- -- -- -- -- -- CUP --
Source: Glendora Municipal Zoning Code
Table 28: Uses Permitted in Route 66 Corridor Specific Plan TCMU BG CRR Special Requirements
Multiple-Family
Residential P P P Apartments, condominiums, townhomes
Assisted Living
Facilities CUP CUP CUP For more than six persons.

Mixed Use
(Retail/Office and
Residential)
P P — 1 acre minimum lot size required
Residential Care
Homes CUP — CUP For more than six persons.

Table 29: Uses Permitted in Civic Center Area Plan
T-4 T-5 T-5A Special Requirements
Single-Family
Residential P - P
Multiple-Family
Residential P P P
Not allowed fronting Glendora Avenue in T-5 zone
on the ground floor.

Mixed Use - CUP CUP Not allowed fronting Glendora Avenue in T-5 zone on the ground floor.

Source: Glendora Municipal Zoning Code
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Table 30: Uses Permitted in Arrow Highway Specific Plan C-HR C-R3 CBR C-R2 C-C3 C-I MU-I MU-T
MUCCMUNC
Multi-Family P P P P - - - P P P
Mixed-Use (horizontal or Vertical)
Condominiums/Townhomes P P P P - - - P P P
Single Family - - P P - - - P P P
In the Grand Foothill multifamily residential overlay multiple-family uses and related accessory buildings are permitted. Additionally, senior housing, community care, convalescent and nursing facilities are conditionally permitted.

Besides single-family housing opportunities, the City offers the following housing opportunities that are available for all economic segments of the community as well as more vulnerable members of the community, including those earning lower income, seniors, and the homeless, among others. These include multiple-family units, accessory dwelling unit, mobile homes, and other more affordable housing opportunities.

Factory-Built Units: Manufactured or factory built units meeting State and federal standards and installed on permanent foundations are treated as regular residential units and therefore permitted where residential uses are permitted.

Multiple-Family Units: The Zoning Ordinance permits multiple-family housing in the GA, LGA, R-2, and R-3 zones. The permitted density is 7.92 units per acre for Limited Garden Apartments (LGA) and 10.89 units per acre Garden Apartments (GA), 14.52 units per acre in the R-2 zone, and

19.8 units per acre in the R-3 zone. Approximately 17 percent of the City's housing stock is multiplefamily residences.

Accessory Dwelling Units: Accessory Dwelling Units (ADUs) are attached or detached dwelling units that provide complete independent living facilities for one or more persons including permanent provisions for living, sleeping, cooking and sanitation. ADUs may be an alternative source of affordable housing for lower income households and seniors.

California law requires local jurisdictions to adopt ordinances that establish the conditions under which second dwelling units are permitted (Government Code § 65852.2). A jurisdiction cannot adopt an ordinance that precludes the development of an ADU unless findings are made acknowledging that allowing ADUs may limit housing opportunities of the region and result in adverse impacts on public health, safety, and welfare.

On September 8, 2020, Glendora adopted Ordinance No. 2053 establishing regulations to ADU’s in accordance with Government Code § 65852.2, including recent state legislation SB 13, AB 68, AB 881, and other applicable state law. As such, ADUs are permitted on all lots with an existing single-family residence, or in conjunction with a proposed single-family residence in the City’s residential zoning districts. ADUs are all permitted on lots with an existing multi-family residence or on conjunction with a proposed multi-family residence in the Mixed-Use overlay.

ADUs are permitted on parcels zoned for single-family or multiple-family residential uses under the following conditions:

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• An accessory dwelling unit shall be located on a lot that is zoned to allow single or multifamily residential uses and includes a proposed or existing dwelling. • One accessory dwelling unit on a lot located within a single-family zone. • The accessory dwelling unit is either attached to the existing primary dwelling unit or detached and located on the same lot.
• Attached units maximum size: 50 percent of primary dwelling but not more than 1,000 square feet.
• Detached units maximum size: 1,000 square feet subject to development standards of the zone.
• An accessory dwelling unit shall not be permitted in a very high fire hazard severity zone where the lot is not served by a public or private street that meets city standards. • An accessory dwelling unit must be located on the same lot as the proposed or existing primary dwelling.
• An existing detached accessory structure may be converted to an accessory dwelling unit.

No setback is required for the conversion or replacement of an existing living area, garage, or accessory structure to an accessory dwelling unit where the dimensions and location of the existing structure will not change.
• Two accessory dwelling units are permitted on a lot with an existing or proposed multifamily dwelling.
• Portions of a multifamily dwelling structure that is not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages may be converted to an accessory dwelling unit if each unit complies with state building standards for dwelling. The number of accessory dwelling units created by converting nonlivable space shall not exceed twenty-five percent of the multifamily dwelling units. Where the number of existing dwelling units is seven or less, one accessory dwelling unit by conversion may be created.
• An accessory dwelling unit may be either attached or detached from the primary dwelling. • Attached or detached accessory dwelling units shall provide a separate entrance from the primary dwelling.
• An accessory dwelling unit may have one or two bedrooms. • An accessory dwelling unit shall comply with the lot coverage, floor area ratio, open space requirements, and limitations on the number and size of accessory structures of the zone, except that application of these standards shall not preclude the construction of an accessory dwelling unit that is eight hundred square feet and maintains four-foot side and rear setbacks, and is otherwise in compliance with all other local design, development standards.
• The architectural design and detailing, roof pitch and material, and exterior color and finish materials of an accessory dwelling unit shall match or complement the primary dwelling. • An accessory dwelling unit may not be sold or otherwise conveyed separate from the primary dwelling.
• Neither the primary dwelling nor the accessory dwelling unit shall be rented for a period of less than thirty days.

After the ADU Ordinance was adopted, the City submitted the Ordinance to the HCD for their review.

HCD informed the City that the limitation on number of bedrooms was inconsistent with State law, Item #5. Page 66
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and required revising as part of the Housing Element review. Housing Program No. 13 includes the requirement to update the existing ordinance to be consistent with state law.

Junior Accessory Dwelling Units: Junior Accessory Dwelling Units are permitted on parcels zoned for single-family residential uses under the following conditions:
• A junior accessory dwelling unit shall not exceed five hundred square feet and shall be constructed within the existing walls of an existing or proposed single-family dwelling. An additional one hundred fifty square feet beyond the physical dimensions of the existing structure is permitted to accommodate ingress and egress to the junior accessory dwelling unit.
• One junior accessory dwelling unit on a lot located within a single-family zone. • A junior accessory dwelling unit may be allowed on the same lot as an accessory dwelling unit provided the accessory dwelling unit is detached and the junior accessory dwelling unit is within the proposed or existing space of a primary single-family dwelling. • A junior accessory shall include a separate exterior entrance from the main entrance to the primary dwelling unit.
• A junior accessory dwelling unit shall include at least an efficiency kitchen which shall include all of the following: (i) a cooking facility with appliances; and (ii) a food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.
• A junior accessory dwelling unit may include separate sanitation facilities or share sanitation facilities with the existing primary dwelling. • A junior accessory dwelling unit shall require owner-occupancy of the primary dwelling or the junior accessory dwelling unit. Before permit issuance, the City shall be provided a copy of a recorded deed restriction which shall include: (i) restrictions on the size and attributes of the junior accessory dwelling unit; (ii) prohibition of the sale of the junior accessory dwelling unit separate from the primary dwelling; (iii) if the junior accessory dwelling unit or primary dwelling is rented, the term shall not be for a period of less than thirty days; (iv) requirement that either the junior accessory dwelling or the primary dwelling be occupied by the property owner; and (v) a statement that the deed restriction shall be enforced against future owners.

Since 2018, the City has permitted over 50 accessory dwelling units. This averages to around 17 units per year and the number is increasing annually.

Mobile Homes
The Glendora Zoning Ordinance permits mobile homes within a specially designated Mobile home Overlay Zone. Currently there are 670 mobile homes within the community, according to the American Community Survey. No other types of residential structures are allowed in this zone.

The MHP Overlay Zone was designed to protect existing mobile home uses. Specific development standards have also been established to promote an orderly and pleasant residential environment in harmony and compatible with surrounding land uses. Lower income individuals and/or families occupy many of these homes.

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Senior Housing
Senior housing is permitted as regular multi-family housing in GA, LGA, R-2, and R-3 zones, as well as conditionally permitted in the Grand-Foothill multifamily residential overlay, the Route 66 and Arrow Highway Specific Plans, and MS zone.

Emergency Shelters and Low Barrier Navigation Center
In response to changes in the State Housing Element law, the City amended the Zoning Code in 2011 to specifically identify emergency shelters as a permitted use at two locations in the City.

The two locations include twelve parcels, with a total area of 2.8 acres. These parcels are currently developed with underutilized commercial uses, including vehicle repair, retail and office uses. These types of uses are undergoing recycling to higher intensity uses throughout the region.

A few of these parcels have limited improvements on site and are primarily used for parking or outdoor storage. They are located along Grand Avenue at Big Dalton Wash and Arrow Highway with access to public transportation and services.

The Zoning Code provides objective standards for emergency shelters to regulate the following, as permitted under State law, including:
• The maximum number of beds permitted;
• Parking based on demonstrated need;
• The size/location of exterior and interior onsite waiting and client intake areas; • The provision of onsite management;
• The proximity of other emergency shelters, provided that emergency shelters are not required to be more than 300 feet apart;
• The length of stay;
The State’s adoption of AB 139 and SB 101 will require the City to amend the Zoning Code to address the new laws to address emergency shelters and low barrier navigation centers.

Specifically, AB 139 requires the City to base the needs for emergency shelter on the most recent homeless point-in-time count conducted before the start of the planning period, the need for emergency shelter based on number of beds available on a year-round and seasonal basis, the number of shelter beds that go unused on an average monthly basis within a one-year period, and the percentage of those in emergency shelters that move to permanent housing solutions.

The City’s current zoning limits the total number of shelter beds in the City at 20 beds. The 2020 Point-in-Time Count estimates 145 unsheltered homeless persons in Glendora. Therefore, the City’s Emergency Shelter zoning must allow at least 145 shelter beds. Furthermore, the City’s ordinance establishes a separation requirement of at least 300 feet, whereas State law limits the separation to no more than 300 feet. To address these inconsistencies with State law, the City has included Housing Program No. 14 to increase the bed count as required and modify the building separation requirements to be consistent with the legislation. The City will amend the municipal code to remove the bed limit. With this change, the City can adequately accommodate its unsheltered homeless in the Emergency Shelter overlay. For example, a typical standard for emergency shelter is 75 to 100 square feet of space per bed. For 145 beds, the total square footage can be estimated at 14,500 square feet or an FAR of 0.33, within the allowable FAR of the area. Considering the 2.6 acres identified by the City, and a maximum FAR of 0.35, the identified sites could theoretically accommodate over 350 shelter beds.

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AB 139 also changes the way local governments can regulate parking requirements for emergency shelters. Local governments may include parking requirements for emergency shelters specifying that adequate parking must be based solely on shelter staffing level, but overall parking requirements for shelters may not exceed the requirements for residential and commercial uses in the same zone. The City’s current parking regulations for emergency shelters per Glendora Municipal Code § 21.03.120(C) requires one space per employee and up to five visitor spaces for service providers based on actual need as determined by the city. If on-street parking is available, a reduction of up to two spaces may be granted.

AB 101 requires cities to allow a Low Barrier Navigation Center development by right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements. A “Low Barrier Navigation Center” is defined as “a Housing First, low-barrier, service enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” Low Barrier shelters may include options such as allowing pets, permitting partners to share living space, and providing storage for residents’ possessions. AB 101 also sets a timeline for jurisdictions to act on applications for Low Barrier Navigation Center developments. The requirements of this bill are effective through the end of 2026, at which point they are repealed.

The Housing Plan of this Housing Element includes a program to amend the Zoning Ordinance to comply with State law on emergency shelters and to allow Low Barrier Navigation Centers by right in areas zoned for mixed use and nonresidential zones permitting multi-family uses.

Transitional Housing
Under Housing Element law, transitional housing is defined as buildings configured as rental housing developments, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months (California Health and Safety Code § 50675.2).

This definition does not encompass all forms of transitional housing. Transitional housing is a type of housing used to facilitate the movement of homeless individuals and families to permanent housing. Transitional housing can take several forms, including group quarters with beds, singlefamily homes, and multiple-family apartments and typically offers case management and support services to return people to independent living (usually between six and 24 months).

The City amended the Zoning Code to address transitional housing. For transitional housing facilities that operate as regular housing developments, meeting the Health and Safety Code definition, such uses are permitted by right where housing is permitted.

For transitional housing facilities that operate as group quarters, such facilities are permitted as community care facilities. Potential conditions for approval of transitional housing for more than six persons in a group quarters setting may include hours of operation, security, loading requirements, noise regulations, and restrictions on loitering. Conditions would be similar to those for other similar uses and would not serve to constrain the development of such facilities.

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Supportive Housing
Under the Housing Element law, supportive housing is defined as housing with no limit on length of stay that is occupied by a target population, and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community (California Health and Safety Code §50675.14 (b)).

Target population includes adults with low incomes having one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health conditions, or individuals eligible for services provided under the Lanterman Developmental Disabilities Services Act (Division 4.5, commencing with Section 4500, of the Welfare and Institutions Code) and may, among other populations, include families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, or homeless people (California Health and Safety Code 53260 (d)).

Similar to transitional housing, supportive housing can take several forms, including group quarters with beds, single-family homes, and multiple-family apartments. Supportive housing usually includes a service component either on- or off-site to assist the tenants in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.

The Zoning Code was amended to address supportive housing. For supportive housing facilities that operate as regular housing developments, such uses are permitted by right where housing is permitted. For supportive housing facilities that operate as group quarters, such facilities will be permitted as residential care facilities. Potential conditions for approval of supportive housing for more than six persons in a group quarters setting may include hours of operation, security, loading requirements, noise regulations, and restrictions on loitering. Conditions would be similar to those for other similar uses and would not serve to constrain the development of such facilities.

State law requires transitional and supportive housing to be defined as a residential use and subject only to the same regulations as comparable residential uses. Recently approved AB 2162 further requires supportive housing projects of 50 units or fewer to be permitted by right in zones where multi-family and mixed-use developments are permitted, when the development meets certain conditions. The City may choose to allow larger supportive housing projects by right in these zones. The bill prohibits minimum parking requirements for supportive housing within 0.5 mile of a public transit stop. The Glendora Zoning Ordinance defines transitional and supportive housing in accordance with state law and allows them subject to the restrictions that apply to other residential dwellings of the same type in the same zone. The Housing Plan of this Housing Element includes a program to amend the Zoning Ordinance to clarify where supportive housing developments are permitted by right, and that there are no minimum parking requirements for supportive housing within 0.5 mile of public transit.

Employee Housing: The City of Glendora defines “Employee Housing” as accommodations for six or fewer employees, as described, defined, and regulated by the Employee Housing Act, Section 17000 et seq. of the California Health and Safety Code.

Single-Room Occupancy (SRO): SRO units are one-room units intended for occupancy by a single individual. They are distinct from a studio or efficiency unit, in that a studio is a one-room unit that must contain a kitchen and bathroom. Although SRO units are not required to have a Item #5. Page 70
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kitchen or bathroom, many modern SROs have one or the other. The City amended the Zoning Code to permit SRO units by-right in the CRR subdistrict of the Route 66 Corridor Specific Plan.

Housing for Persons with Disabilities: The City of Glendora recognizes the importance of addressing the housing needs of persons with disabilities. This section reviews potential governmental constraints to the development and improvement of housing for persons with disabilities.

Definition of Family
Local governments may unintentionally restrict access to housing for households failing to qualify as a “family” by the definition specified in the Zoning Code. Specifically, a restrictive definition of “family” that limits the number of and differentiates between related and unrelated individuals living together may illegally limit the development and siting of group homes for persons with disabilities, but not housing for families that are similarly sized or situated. The City amended the Zoning Code in 2010 to remove the definition of “family.” Community Care Facilities
The Glendora Municipal Code does not offer any guidelines on residential care facilities.

However, it defines a “Community Care Facility” as a facility licensed by the state or county, which provides lodging, meals, nursing, dietary or other personal services to convalescents, invalids or the elderly for six or more patients, but does not include surgery or the care of substance abusers or persons with communicable diseases. This definition does not include nor mention facilities serving six or fewer patients. Larger community care facilities, convalescent homes, and other similar uses for more than six persons are permitted in the Medical Services (MS) Zone and in the TCMU and CRR subdistricts of the Route 66 Corridor Specific Plan, subject to a conditional use permit. The City amended its Zoning Code to differentiate between small residential care facilities (that serve six or fewer persons) and large residential care facilities (that serve seven or more people). Pursuant to the Lanterman Act, licensed residential care facilities for six or fewer persons are treated as a regular residential use and permitted where residential uses are permitted. This Housing Element includes a program to review and revise Zoning Code as appropriate to remove the constraints to development of large community care facilities.

According to the State Department of Social Services, a total of 27 residential care facilities are located in the City of Glendora. In addition, there are two adult day care facilities. These include:
• 7 Adult Residential Facilities (34 beds)
• 20 Residential Care Facilities (207 beds)
• 2 Adult Day Care facilities (190 persons)
Most of these are small facilities for six or fewer persons. However, a few large adult residential facilities are also located in the City.

Parking Standards
Development in the City is required to meet parking standards for people with disabilities as required by state law, including requirements for the number and design of disabled parking spaces. The City is flexible and works with the developers of special needs housing and will reduce parking requirements if the applicant can demonstrate a reduced need for parking. For Item #5. Page 71
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example, the Zoning Ordinance authorizes the Planning Commission/City Council to make exceptions to development standards through the Planned Development zone standards, including off-street parking requirements, for senior housing developments.

Reasonable Accommodation
Both the federal Fair Housing Act and the California Fair Employment and Housing Act direct local governments to make reasonable accommodations (i.e., modifications or exceptions) in their zoning laws and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling. For example, it may be reasonable to accommodate requests from persons with disabilities to waive a setback requirement or other standard of the Zoning Code to ensure that homes are accessible for the mobility impaired. Whether a particular modification is reasonable depends on the circumstances.

The City Council adopted Ordinance No. 1904 in September 2008 to establish a process and procedure to consider and approve development requests to accommodate persons with disabilities. Pursuant to the ordinance, the following criteria are considered when evaluating a request for reasonable accommodation:
(1) Whether the request for accommodation is reasonable and necessary to afford the applicant with an equal opportunity to access publicly funded buildings, facilities and programs, or privately funded housing, including single and multiple-family dwelling units, and public accommodations on an equal basis with citizens who are not disabled; (2) Whether there are feasible alternatives to the requested accommodation that may provide an equivalent level of benefit;
(3) The physical attributes of and any proposed changes to property and structures; (4) Whether the requested accommodation will impose an undue financial or administrative burden on the City;
(5) Whether the requested accommodation will require a fundamental alteration of the city’s rules, policies, practices or procedures;
(6) If a zoning related issue, whether the requested accommodation would result in a detriment of the residential character of that neighborhood; and (7) Any other factor(s) that may have a bearing on the request.

The conditions for approval include:
(1) Inspection of the affected premises periodically, as specified in the conditions, to verify compliance with any applicable conditions of approval;
(2) Prior to any transfer of interest in the premises, notice to the transferee of the existence of the modification, the personal status of the modification and the requirement that the transferee apply for a new modification is necessary;
(3) Removal of the improvements, where removal would not constitute an unreasonable and unfair financial burden, if the need for which the accommodation was granted no longer exists;
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(4) Time limits and/or expiration of the approval if the need for which the accommodation was granted no longer exists;
(5) Other necessary conditions deemed necessary to protect the public health, safety and welfare.

The requests are reviewed and determined by the appropriate department head(s).

Permits and Fees: There is no fee for the City to consider a request for reasonable accommodation. Typical building permit fees would apply.

5. Development Permit Procedures
Certainty and consistency in permit processing procedures and reasonable processing times is important to ensure that the process does not discourage developers of housing or add costs (including carrying costs on property) that would make the project economically infeasible. The City is committed to maintaining comparatively short processing times. Total processing times vary by project, but the following timelines can be used as a general guide:
• Non-hillside single-family project: less than 60 days • Large single-family subdivisions: one year (for environmental review) • Multiple-family project: 90 days
• Multiple-family project with subdivision map: 90 to 180 days Table 31 provides a detailed summary of the typical processing procedures and timelines of various types of projects in the City.

Table 31: Typical Processing Procedures by Project Type Single-Family
(non-hillside)
Large Single-Family
(with subdivisions)
MultipleFamily
Multiple-Family
(with
subdivision)
Mixed-Use
Approvals
Required
None if singlestory. Only
requires “Over
the Counter”
approval.

Subdivision Map
Development
Plan Review
Development
Plan Review
Development Plan
Review (Required
in CCAP)
Environmental Review
Subdivision Map
EIR (typically required for
hillside subdivisions due
to presence of biological
resources)
Estimated
Total
Processing
Times
Less than 60
days 1 year 60-90 days 90 to 180 days 60-90 days
The City of Glendora can encourage the ongoing construction, maintenance, and improvement of housing by decreasing, to the extent possible, the time and uncertainty involved in gaining approvals for various development permits. One such example is the Permit Streamlining Act, Item #5. Page 73
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which establishes timelines for development review processes. This section outlines the procedures for gaining project approvals in Glendora.

Glendora provides for various ways to process minor and major development projects. Different levels of review are based accordingly on the complexity of the project and whether a variation in development standards, existing land use, or operating conditions is requested. Table 32 summarizes the varying levels of review and the minimum time frames required to process permits prior to scheduling before a hearing. Of particular note, for projects involving multiple requests, all applications are processed concurrently.

Table 32: Development Plan Reviews
Director Planning
Commission
City
Council Processing Time
Administrative Changes (e.g. Minor
Conditional Use Permit and Minor
Modification, etc.)
Yes n/a n/a 2 months
Minor Permits (Minor Conditional Use
Permit)
Yes n/a n/a 2 months
Major Permits (Conditional Use Permit,
Variance) n/a Yes n/a 2-3 months
Tentative Tract Map n/a Yes Yes 3-6 months
General Plan Amendment n/a Yes Yes 6 months
Zone Change & Development Agreements n/a Yes Yes 6 months Development Plan Review Yes Yes n/a 2-3 months
Planned Development n/a Yes Yes 6 months
Planned Redevelopment n/a Yes Yes 6 months
Source: Planning Department, City of Glendora.

N/A = Review is not applicable.

Development Plan Review: Development plans are reviewed by the City to ensure orderly development, aesthetic design, safe and harmonious placement. The following types of projects require a Development Plan Review (the reviewing body is also included in parenthesis):
• Hillside Development (Planning Commission)
• All multiple-family projects (Planning Commission)
• Planned redevelopment (Planning Commission, City Council) • Planned development (Planning Commission, City Council) • Civic Center Area Plan development, exclusive of permits for signage and awnings (Planning Commission)
• Mobile home park overlay development (Planning Commission) • Second story construction for all single-family residential zones including hillside lots (Planning Director)
Most reviews are conducted by the Planning Commission, including reviews of hillside developments and multiple-family projects. Once a completed application is submitted, a meeting between staff and applicants is also arranged in order to review ideas, identify processes and requirements, ask questions, and discuss potential issues, solutions and approaches. The reviewing body looks at the following characteristics during a Development Plan Review:

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• Consistency with the general plan and other applicable plans • Whether the site is adequately served by streets, utilities and other services, facilities and improvements
• Whether the use will adversely affect the character and integrity of the area, the utility and value of properties in the area, and the health, safety and welfare of the public Potential development in the Route 66 Corridor Specific Plan area, Arrow Highway Specific Plan area, and the Civic Center Area Plan area must also undergo additional review and adhere to a specific set of design guidelines.

The City has established design guidelines for the Route 66 Corridor Specific Plan area. The purpose of the design guidelines is to provide consistent design guidance for the development and redevelopment of the Route 66 Corridor that reflects the community’s commitment to quality design and economic development. The following projects are subject to the Route 66 Corridor Specific Plan Design Guidelines:
• Any construction requiring a building permit
• Projects/uses requiring a discretionary zoning application such as a Development Plan Review or Conditional Use Permit
• Any construction (whether or not a building permit or zoning application is required) that affects the exterior elevation of an existing building or structure (e.g., replacing doors or windows)
• A change in the exterior appearance of a building (e.g., painting, reroofing, replacing siding) or similar changes
• A change in the use of an existing building that requires additional parking The overall objective is to ensure that the intent and spirit of the guidelines are followed and that the project respects its surroundings in terms of scale, character, and orientation.

Each of the Specific Plan’s seven sub-districts has a set of district-specific guidelines, which vary depending on the character of the area. Multiple-family residential projects must also adhere to a set of design guidelines, which include specifications for:
• Building location and orientation
• Open space requirements
• Architecture (including scale, height, façade, building materials, etc.) • Landscaping
Parking and circulation
Conditional Use Permits
Certain types of land uses require special consideration in a particular zone or in the City as a whole.

These land uses require a Conditional Use Permit (CUP). Every application for a CUP requires a public hearing. The reviewing body looks at the following when deciding to approve a CUP application:
• Consistency with the general plan and other applicable plans • Whether the site is adequately served by streets, utilities and other services, facilities and improvements
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• Whether the use will adversely affect the character and integrity of the area, the utility and value of properties in the area, and the health, safety and welfare of the public

6. Fees and Exactions
Glendora collects fees from developers to cover the costs of processing permits and providing the necessary services and infrastructure related to new development. Fees are calculated based on the average cost of processing a particular type of case. The City regularly performs a full cost analysis to update user fees and periodically assesses ways to streamline organizational processes. Table 33 summarizes common fees.

Most communities also charge development impact fees to cover the cost of added services required by new residential development. City of Glendora impact fees include: a school fee of $3.36 per square foot of living area, a park development fee $2,273 per single-family unit and $1,591 per multiple-family unit) and a sanitation connection fee ($1,660 per single-family unit, $1,245 per condominium unit, and $996 per other multiple-family unit).

Table 33: Planning and Development Fees
Type of Fee Service Provided Single-Family Units Multiple-Family Units Planning
Conditional Use Permit $2,425
Variance $2,224
Zone Change $4,0000
Tentative Subdivision Map
$4,006
Tentative Parcel Map/Lot Split
(including SB-9)
$5,286 +$192 per each land &/or air
lot/unit
Tentative Tract Map
General Plan Amendment $4,0000
Environmental Review (Initial Study) Hourly Rate
Environmental Impact Report Hourly Rate
Development
Development Plan Review
$2,483 Minor Director Review
$3,297 Minor Commission Review
$5,000 Major Council Review
Planned Development $10,000
Planned Redevelopment $10,1000
Building Permit Depends on Valuation
Public Works
Engineering Plan Check and
Inspection
5 percent of estimated construction cost of
proposed public improvements
Sewer Connection Permit $145 per house
Water Main Connection Charge $8/front foot
Street Lights
$350 per light
Deposit:
$3,000 - Marbelite;
$4,200 - Double Davit”
Street Trees $295-$950
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Table 33: Planning and Development Fees
Type of Fee Service Provided Single-Family Units Multiple-Family Units Development Impact
Transportation Impact Fee None
School Impact Fee $3.36 square foot
Park Development Fee $2,273 $1,591
Sanitation Connection Fee $1,660 $1,245 - $996
Source: City of Glendora, FY 2023 update.

For a typical single-family residential project, typical planning and development fees total approximately $14,500 per unit (based on a 3,000-square-foot residence). For a typical multifamily project, typical fees total $6,500 (based on development of a three-unit project). These fees are generally lower or comparable to neighboring communities. While fees add to the cost of construction, the City offers a range of incentives that can off-set the impacts of such fees.

7. Building Codes and their Enforcement
Glendora adopted the 2019 California Building Code, which includes the 2018 International Building Code, in 2019. The 2019 California Building Code establishes standards and requires inspections at various stages of construction to ensure code compliance. The California Building Code also requires new residential construction to comply with the federal Americans with Disabilities Act. Although these standards and the time required for inspections increase housing production costs and may impact the viability of rehabilitation of older properties which are required to be brought up to current code standards, the intent of the codes is to provide structurally sound, safe, and energy-efficient housing.

The City enforces the California Building Code (CBC), which regulates the access and adaptability of buildings to accommodate persons with disabilities. Furthermore, Government Code §12955.1 requires that 10 percent of the total dwelling units in multi-family buildings without elevators consisting of three or more rental units or four or more condominium units are subject to the following building standards for persons with disabilities:
• The primary entry to the dwelling unit shall be on an accessible route unless exempted by site impracticality tests.
• The public and common areas shall be readily accessible to and usable by persons with disabilities.
• All the doors designed to allow passage into and within all premises shall be sufficiently wide to allow passage by persons in wheelchairs.
• All premises within covered multifamily dwelling units shall contain the following features of adaptable design:
o An accessible route into and through the covered dwelling unit. o Light switches, electrical outlets, thermostats, and other environmental controls in accessible locations.
o Reinforcements in bathroom walls to allow later installation of grab bars around the toilet, tub, shower stall, and shower seat, where those facilities are provided. o Useable kitchens and bathrooms so that an individual in a wheelchair can maneuver about the space.

Compliance with provisions of the Code of Regulations, CBC, and Federal Americans with Disabilities Act (ADA) is assessed and enforced by the Building and Safety Division of the Item #5. Page 77
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Community Development Department as a part of the building permit submittal. The City has not adopted any amendments to the CBC that might diminish the ability to accommodate persons with disabilities. In fact, the City of Glendora rigorously enforces the disabled access provisions found in Chapters 11A (Housing Accessibility) and 11B (Accessibility to Public Buildings, Public Accommodations, Commercial Buildings and Publicly Funded Housing) of the CBC.

The City's Code Enforcement Division is responsible for enforcing both State and City regulations governing maintenance of all buildings and property. The City has two full-time code enforcement officers to enforce local codes. The City seeks voluntary code compliance through administrative processes. Approximately 120 cases are handled per month, primarily related to property maintenance, building code issues, and inoperative vehicles among others.

8. Site Improvements and Infrastructure
Site improvements and infrastructure are an important component of new development and include water, sewer, circulation, and other infrastructure needed to make development feasible. New residential construction will occur either as infill, where infrastructure is already in place, or in hillside areas, where adequate facilities will be required. The City of Glendora owns and maintains their water and sewer systems (County by contract maintains sewer lines for City) and requires developers to construct offsite extensions of the public infrastructure (i.e., water, sewer, streets, and storm drain systems, etc.) needed to serve previously undeveloped property. If the property is adjacent to existing public infrastructure that has exceeded its useful life, the City requires the developer to replace the existing aged infrastructure in kind. With the added benefit of the City owning and operating the water and sewer system, developments with affordable to lower income housing units are ensured priority water and sewer services.

Gas and Electric services are provided by Sothern California Edison (SCE) and SoCal Gas Company. Both utilities’ services are readily available and existing in Glendora. Each of these utility companies is responsible for installing and providing service to Glendora residents. Each development is required to obtain a will serve letter to ensure adequate capacity and infrastructure exists for development. According to the 2020 California Gas report prepared by the California Gas and Electric Companies, California benefits from substantial gas storage capacity and has adequate supply for future development in the City. SCE can also meet existing and future demands and has plans to invest approximately $15 billion over the next three years to improve infrastructure to their service area. With the increased use of solar panels 80 percent of their energy is provided by independent power producers.

Large developments are required to fund the preparation of a traffic impact study to determine what, if any, impacts the development would have on the City’s existing circulation system. Any mitigations that are recommended by the study would be funded by the development (e.g., installation or modification of traffic signals). The City requires the developer to construct all internal streets, sidewalks, curb, gutter, affected portions of off-street arterials, landscaping along arterials, and other standard conditions. If the City is planning a capital improvement project to upgrade infrastructure in the vicinity of a new development, the City may choose to allow the developer to pay a pro-rata share to the City to assist in funding the project. Developers are required to provide sufficient water rights to serve a proposed development or to provide an inlieu fee. The City’s street standards are specified in Table 34.

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Table 34: Off-Site Improvement Standards
Street Type Right of Way Curb to Curb
Major 100’ 84’
Secondary 80’-84’ 64’
Collector 60’ 40’
Local 50’ 36’
Requiring developers to construct site improvements and/or pay pro-rata shares toward other infrastructure costs, the provision of public services, as well as needed utility systems will increase the cost of developing homes and the final sales price of housing. While site improvements increase housing costs, requiring developers to pay for on- and off-site improvements is necessary to maintain the high quality of life desired by City residents, and is also consistent with the City's adopted General Plan goals. Moreover, it is important to ensure that public services and facilities are in place at the time of need, thus avoiding the overloading of existing urban service systems.

Environmental Review
Environmental review is required for all development projects under the California Environmental Quality Act (CEQA). Most residential projects in Glendora are either Categorically Exempt or require an Initial Study and a Mitigated Negative Declaration. Developments that have the potential of creating significant impacts that cannot be mitigated require the preparation of an Environmental Impact Report. Once deemed complete, most residential projects that require a Mitigated Negative Declaration take two to three months to complete, inclusive of mandatory public review periods. Categorically Exempt developments require a minimal amount of time. As a result, state-mandated environmental review does not pose a significant constraint to housing development.

Transparency in Development Process, Zoning and Development Standards To increase transparency and certainty in the development application process as required by law, the City posts planning and development regulations and resources online:
• General Plan:
www.cityofglendora.org/departments-services/planning/applications-documents/generalplan-specific-plans/glendora-general-plan • Planning Forms:
www.cityofglendora.org/departments-services/planning/applications-documents • Zoning Code:
www.qcode.us/codes/glendora/
• Planning Fee Schedule:
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C. Environmental Constraints
While the City is extensively developed, there are vacant and underutilized lands on which new development can be accommodated. Many of these, however, are impacted by environmental constraints. The largest concentration of undeveloped land extends into the hillsides in the northern portion of the City. These areas are likely to contain constraints on development, such as steep slopes, endangered or protected flora and fauna, and wild/brush fire potential.

The following are more detailed discussions of the City's environmental constraints and hazards which affect, in varying degrees, existing and future residential developments.

1. Environmental Protection
State and federal regulations require environmental review of proposed discretionary projects (e.g., subdivision maps, development review permits, etc.). Costs resulting from the environmental review process are also added to the cost of housing and are passed on to the consumer. These costs include the preparation of environmental analyses, and from delays caused by the mandated public review periods. However, the presence of these regulations helps preserve the environment and ensure environmental safety to Glendora residents. Furthermore, recent State laws have established exemptions from CEQA for infill and affordable housing projects.

2. Seismic Hazards
The dominant geologic feature is the Sierra Madre fault zone along the foot of the San Gabriel Mountains. With few exceptions, geology, soil, and seismic hazards do not restrict development, but require detailed investigations prior to development. The U.S. Department of Agriculture maps classify the City's soil as having moderate hazard potential, meaning that some soils are unfavorable to development but construction can take place with special design and planning features.

3. Flood Hazards
Flood control facilities have been constructed by the Los Angeles County Flood Control District, which place the developed areas of the City outside of the 100 year flood plain. The major threat of flooding is from dam failure by earthquake, seiche, or structural fault. Big Dalton and San Dimas are two dams which serve the City. In case of dam failure, the County Flood Control District has established an Emergency Plan to evacuate residents to Citrus College, the nearest major shelter.

The City’s floodplain administrator reviews all base flood data available from other federal or state agencies and uses it to identify flood-prone areas within the jurisdiction of the City of Glendora. Any proposed building in a flood-prone area is required to be designed (or modified) to prevent flotation, collapse, or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads, including the effects of buoyancy. Construction materials must also be resistant to flood damage.

4. Fire Hazards
The most serious threat of fire in the City occurs at the interface between hillsides and the urban areas. The hillside areas contain large quantities of combustible plants which subject structures within close proximity to potentially extreme fire hazards. Certain areas of the city are designated as a fire hazard severity zone due to geographical, topographical, and climatic conditions. These conditions include: large, natural growths of chaparral and other volatile weeds and vegetation, exposure to hot, high-velocity winds during the “Santa Ana” conditions common to Southern Item #5. Page 80
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California, steep terrain making access difficult for fire-fighting personnel and equipment, and generally lower water pressure availability for fire suppression purposes. These areas are subject to a much higher incident of fire hazards than any other areas of the city and certain changes and modifications in the state mandated uniform construction regulations are necessary for the protection of life and property in these areas.

Structures in the fire hazard severity zone are required to have fire-resistant protection of exterior walls and openings, unenclosed underfloor areas, and automatic sprinkler systems. Wood-shingle and wood-shake roofs are also prohibited in the fire hazard severity zone.

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4. HOUSING RESOURCES
The extent of housing needs in a community often exceeds the resources available. The City of Glendora must pull together limited resources and use them efficiently in order to address the current and projected housing needs of its residents. This section of the Housing Element provides an overview of resources available to the City.

A. Availability of Sites for Housing
Through its various land use policies, the City provides development potential for a range of housing opportunities.

1. Regional Housing Needs Allocation (RHNA)
State Housing Element law requires that a local jurisdiction accommodate a share of the region’s projected housing needs for the planning period. This share, called the Regional Housing Needs Allocation (RHNA), is important because State law mandates that jurisdictions provide sufficient land to accommodate a variety of housing opportunities for all economic segments of the community. Compliance with this requirement is measured by the jurisdiction’s ability in providing adequate land to accommodate the RHNA. The Southern California Association of Governments (SCAG), as the regional planning agency, is responsible for allocating the RHNA to individual jurisdictions within the region.

The RHNA is distributed by income category. For the 2021 Housing Element update, the City of Glendora is allocated a RHNA of 2,276 units as follows:
• Extremely Low Income (up to 30 percent of AMI):7368 units (16 percent) • Very Low Income (31 to 50 percent of AMI): 367 units (16 percent) • Low Income (51 to 80 percent of AMI): 386 units (17 percent) • Moderate Income (81 to 120 percent of AMI): 388 units (17 percent) • Above Moderate Income (> 120 percent of AMI): 767 units (34 percent) This income distribution includes an “impaction correction” factor to allocate a higher proportion of lower income households to Glendora than the regional average in order to balance the income distribution across the region. The City must ensure the availability of residential sites at adequate densities and appropriate development standards to accommodate these units.

It is important to note that local government are not required to build housing or financially subsidize the development of new housing. However, cities are responsible to ensure that adequate sites are available during the planning period that are adequate to accommodate housing at the designated affordability levels.
7 The Regional Housing Needs Allocation (RHNA) does not include the extremely low income category. However, State law requires that the jurisdiction project the housing needs for extremely low income households. Two approaches for estimating that future need are offered under State law – an even split of the very low income RHNA into extremely low and very low incomes; or a proportional split based on data on income distribution in the City.

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2. Anticipated Accessory Dwelling Units (ADUs)
New State laws passed since 2017 have substantially relaxed the development standards and procedures for the construction of Accessory Dwelling Units (ADUs). As a result, the City has seen an increase in ADU activities in the community, increasing from 8 units in 2018, 15 units in 2019, and 27 units permitted in 2020. Based on this upward trend, the City has permitted 18 ADUs in 2021 as of July 2021. In 2020, the City updated its Accessory Dwelling Unit (ADU) Ordinance, resulting in significantly increased ADU interests. This Housing Element also includes a program to facilitate the development ADUs. For the purpose of RHNA credits, the City assumes 20 ADUs annually for a total of 160 ADUs over the eight-year planning period of the Housing Element. This Housing Element also includes a program to facilitate and monitor the development of ADUs to insure the City is meeting its anticipated goal.

Following the SCAG Regional Accessory Dwelling Unit Affordability Analysis, the City assumed the following affordability distribution for ADUs:
• 108 Lower Income
• 3 Moderate Income
• 49 Above Moderate

3. Pending Projects
The City currently has 84 units that either have been approved or are in the entitlement process.

These units are credited towards the City’s above moderate income RHNA. The following projects have been identified:
• 531 and 555 E. Arrow Highway – Currently in review for entitlement and will provide 33 above moderate income units. This project is the recycling of commercial retail and restaurant uses.
• 905 E. Arrow Highway – Approved project with 16 above moderate income units. This project is the adaptive reuse of commercial building into food hall and new townhome construction on vacant portion of site.
• 1121 and 1123 E. Arrow Highway – Currently in review for entitlement and will provide 19 above moderate income units. This project is the recycling of commercial uses and duplex units.
• 501 Route 66 – Approved with 8 above moderate residential townhomes. This project is on vacant land.
• 1620 South Glendora Blvd – Approved with 8 above moderate multi-family rental units.

Existing use is a single-family home.

These pending projects demonstrate the trend of recycling existing commercial uses and lower intensity residential uses into multi-family development.

4. Credits and Remaining RHNA
For 6
th cycle Housing Element update, the City of Glendora is allocated a RHNA of 2,276 units.

The City will credit anticipated ADUs and pending projects towards the overall RHNA number.

The City has a remaining RHNA as follows: 1,013 low income units, 385 moderate income units, and 634 above moderate income units (Table 35.).

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Table 35: Credits and Remaining RHNA
Lower Moderate Above Moderate Total
RHNA 1,121 388 767 2,276
Credits 108 3 133 244
ADU 108 3 49 160
Pending Projects 0 0 84 84
Remaining RHNA 1,013 385 634 2,032

5. Developing the Residential Sites Inventory
The development of a sites inventory for the 6th Cycle RHNA started with review of sites from the 5 th Cycle that remain available for housing development. Sites carried over from the 5th Cycle are added to new sites identified for the 6th Cycle.

Since 2013, when the City adopted the 5th Cycle Housing Element Update, the City has made some significant changes to zoning regulations. In 2017, the City reduced density and eliminated residential zoning from certain areas as part of revisions to the Route 66 Specific Plan.

In 2018, the City adopted a specific plan for the Arrow Highway Corridor (AHCSP). Many of the new 6th Cycle sites are located on Arrow Highway where large portions of the corridor are now zoned for housing and mixed-use. With the adoption of the AHCSP, the City is beginning to see increased interest in residential development. Specifically, three of the City’s recent projects (see discussions under Pending Projects) are residential-only projects in AHCSP. Prior to the adoption of this new plan, housing was not allowed in this area. The improvement to land ratio was used as one of the factors in identifying sites because a less than 1.0 ratio would demonstrate that the properties are not developed to their potential. With the introduction of housing in the area, the more valuable use is housing.

Route 66 Corridor Specific Plan Sites
Within the Route 66 Specific Plan there are 21 sites (64 acres) that have been identified as being feasible for development based on staff knowledge of redevelopment potential, developer interest, or site owner interest for selling/redevelopment or being considered for rezoning. The sites have the potential to yield 140 above moderate income units, 402 moderate income units, and 741 lower income units based on net potential and a conservative assumption of development at 80 percent of the allowable density. Detailed information on the existing conditions of these sites can be found in Appendix B.

Arrow High Specific Plan Sites
Within the Arrow Highway Specific Plan there are 20 sites (36 acres) that have been identified for this sites inventory based on Staff knowledge of redevelopment potential, developer interest, or site owner interest for selling/redevelopment. All of these sites within the Arrow Highway Specific Plan are proposed to increase the allowable density to 30 units per acre. The sites have a potential to yield 101 above moderate income units and 533 lower income units based on net potential and a conservative assumption of development at 80 percent of the allowable density.

Detailed information on the existing conditions of these sites can be found in Appendix B.

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Other Vacant and Underutilized Sites
There are also sites identified in the residential sites inventory that are located on vacant and underutilized parcels outside of the Route 66 Corridor Specific Plan and the Arrow Highway Specific Plan areas. These 20 sites (44 acres) were selected based on staff knowledge of redevelopment potential, developer interest, or site owner interest for selling/redevelopment.

Collectively, these sites have the potential to accommodate 289 housing units, the vast majority of which (278 units) can be counted towards the City’s above moderate income RHNA based on the allowable density of the parcels. A total of 11 units on one site can be counted towards the moderate income RHNA. All unit calculations were based on existing zoning and a conservative assumption of development at 80 percent of the allowable density. Detailed information on the existing conditions of these sites can be found in Appendix B.

Proposed Density Increases
In order to meet the RHNA, the City utilized sites in the Route 66 Corridor Specific Plan, specifically the Town Center Mixed-Use (TCMU), Central Route 66 Residential (CRR), and Barranca Gateway (BG) zoning districts, Arrow Highway Specific Plan (AHSP), Civic Center Area Plan (CCAP) and other scattered sites throughout the City.

To foster additional residential growth and maintain the buffer for the lower income RHNA, the City will restore the permitted density in the BG Zoning District of the Route 66 Specific Plan from 20 dwelling units per acre and two stories, to 30 dwelling units per acre and increase the height limit to three stories. In addition, the City will increase allowable density in the Arrow Highway Specific Plan from 25 dwelling units per acre and 2-3 stories, to 30 dwelling units per acre and three stories.

Table 36 presents the current densities and the densities that the City will be implementing within three years of the Housing Element statutory deadline.

Table 36: Proposed Densities
Route 66 - TCMU Route 66 – CRR Route 66 - BG Arrow Highway Current
Units per Acre 30 30 20 25
Stories Max 3 3 2 2 and 3
Proposed Changes
Units per Acre 30 30 30 30
Stories Max 3 3 3 3
Rezoned Sites
On top of restoring/increasing permitted densities, the City is proposing to rezone two sites identified by staff as being feasible for redevelopment based on local knowledge and discussions with owners/developers. Both of these sites are within a ½ mile of the future light rail stop and prior to 2017, both areas permitted housing and mixed-use development. The two sites and their proposed rezoning are as follows:

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1. Route 66/Glendora Site: This 3.67-acre site comprised of 12 parcels is currently zoned as Route 66 Service Commercial (RSC). Based on the location of this site and its original zoning in the Route 66 Specific Plan that allowed residential development, the City is proposing to rezone this site to Route 66 TCMU to permit 30 units per acre consistent with its previous zoning and the adjacent zoning. This site can potentially yield 71 net units for lower income RHNA, conservatively assuming development at 80 percent of the allowable density. This site also has opportunities for lot consolidation for housing or mixed-use.

2. 100 W. Route 66: This almost four-acre property is comprised of 15 parcels and is an underutilized commercial property currently zoned as Route 66 Service Commercial (RSC). This site was chosen as having potential for redevelopment and its location being within a half mile of the future Gold line Station will encourage and facilitate development of housing. The City is proposing to rezone the site to Route 66 TCMU to permit 30 units per acre consistent with surrounding zones. This site has the potential to yield 87 net units for low income RHNA, conservatively assuming development at 80 percent of the allowable density.

Estimating Net Realistic Capacity
Recent developments in the City have achieved a range of densities. Townhome projects typically range from 12 to 19 units per acre. Mixed use projects, on the other hand, typically achieve higher densities. For example, a mixed use project of 280 units achieved the maximum allowable density and received additional density bonuses for mixed use and lot consolidation, resulting in an overall density of 51 units per acre. These project densities were determined by the housing type and market preference, but also demonstrate that a project can reach the allowable density.

Therefore, in estimating the capacity of the sites, this analysis utilizes a density factor of 80 percent of the maximum density permitted, accounting for internal circulation, landscaping, and parking/setback requirements. The City has also seen little to no commercial development with the majority of projects. Even in zones allowing commercial uses, redevelopment has been predominately residential since 2015. Specifically, within commercial/mixed use zones that allow residential uses, the City has seen only one nonresidential project during the last eight years. As discussed later in the recycling trends in San Gabriel Valley section, as building structures reach 30 years of age and improvement-to-land value ratio goes below 1.0, they begin to show signs of being outdated.

In reviewing the development trends in the neighboring cities of San Dimas and Azusa, multifamily and mixed-use development typically yields about 26 units per acre or 86 percent of the allowable density. Both Cities however have taken a more conservative approach to their sites inventory capacity calculations. Glendora’s neighboring City of Azusa is assuming 80 percent of maximum density to take into consideration site constraints and development standards that may limit development on residential sites. This is the same approach that Glendora will also use when calculating sites inventory capacity. Therefore, the City’s assumption is consistent with the trends in the East San Gabriel Valley area, especially the City of Azusa which borders Glendora on the West.

The sites identified in this analysis are also characterized by a low structural improvement to land value ratio, older buildings, and a low lot coverage ratio on top of the conservative density assumption for allowable density. This information is broken down site by site and can be seen in the Sites Inventory Appendix.

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Factors Used in Identifying Sites
In identifying available sites for future residential development, the following factors are used:

1. Vacant sites, parking lots, or lots that are used for auto storage that have minimum improvements

2. Nonvacant sites with at least three of the following factors:
a. Existing uses are the similar types of uses being recycled in Glendora and in the San Gabriel Valley.
b. Property owner or developer interest.
c. Vacant buildings.
d. Property is located near and similar to properties that have been recently developed. This shows synergy of redevelopment activities and developer interests and market demand in the neighborhood.
e. Building age is at least 30 years (unless there is limited improvement on site) or building is vacated. Building older than 30 years often require significant improvements to update the systems and difficult to meet ADA requirements as warranted with substantial rehabilitation.
f. Existing Floor Area Ratio (FAR) that is less than 0.50. This threshold is established because mixed use zones in Glendora generally allow an FAR of between 0.35 and 0.50 PLUS 30 units per acre. If existing commercial uses are developed below this threshold, redevelopment of site can at least gain 30 units per acre.

Furthermore, redevelopment of existing uses in San Gabriel Valley has shown a wide range of existing FARs, including beyond FAR of 1.0. g. Improvement to Land Ratio (ILR) of less than 1.0, indicating the land is worth more than the structures on site. However, exceptions to the rule are sites with large structures such as older shopping centers, office buildings, motels, and warehouses. Often these high improvement values may serve as financial liability to property owners if the uses are not generating adequate revenues but are still subject to high property taxes. These sites are also included due to other factors. h. Property is located withing ¼ mile of Gold Line and therefore conducive to transit oriented development.
i. Property is in obvious conditions of deferred maintenance, Appendix B provides a parcel-by-parcel identification of these factors used in selecting the sites.

Redevelopment Trends and Suitability of Nonvacant Sites Few vacant properties remain in Glendora. Development projects are beginning to take place by redeveloping existing uses that are underutilized and/or declining. With limited demand for commercial spaces, redevelopment of existing uses has primarily been for residential uses. As shown in Table 37 below, the recent and pipeline projects in Glendora are being developed on existing commercial land. Similar uses are also being redeveloped in the San Gabriel Valley.

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Table 37: Recycling Trends in Glendora and East San Gabriel Valley Locality Project Zoning Units Previous Uses Characteristics Glendora 531 and 555 E.

Arrow Highway AHSP-MU-CC 33 Retail, restaurant
Year Built: 1950/1963
ILR: 0.54
FAR: 0.05-0.06
Glendora 905 E. Arrow
Highway
AHSP-MU-NC 16 Retail, neighborhood
market, restaurant
Year Built: 1951
ILR: 0.18
FAR: 0.16
Glendora 1121 and 1123 E.

Arrow Highway AHSP-C-HR 19 Duplex
Year Built: 1980
ILR: 1.27
FAR: 0.41
Glendora 533, 614-647 W.

Foothill Blvd R-3 144 Light Industrial Year Built: 1960FAR: 0.31-0.39 Glendora 350-436 W. Route
66 RT66 TCMU &
R-1
126 Motel, Mobile homes,
and residential
Not available – However, it is
reasonable to assume higher
FAR and ILR for the motel use.

Duarte 1405-1437
Huntington Drive CG 161 Mobile home park, car sales lot Year Built: 1978 Rosemead 7419-7459 Garvey
Avenue MU 378
Auto-related services
and adjacent vacant
lot
Not available
Rosemead 8002-8026 Garvey
Ave MU 109 Commercial, parking lot for patrons
Year Built: 1972
FAR: 1.0
Rosemead 8449 Garvey MU 35 Car sales lot Year Built: 1972 FAR: 0.12
Monterey
Park
420 North Atlantic
Boulevard MU 84 Motel and adjacent vacant lot Year Built: 1978 Monterey
Park Celadon C-B 109
retail, offices, parking
lot, Multi-family,
vacant
Not Available: Housing it is
reasonable to assume higher
FAR and ILR due to the office
and multi-family uses
Note: Characteristics of existing uses are usually not available or are incomplete for projects that have been developed or sites cleared for development. The Assessor data has already been updated to reflect the current status and no historical records are available to provide the previous conditions. Limited characteristics information is based on parcel data that have not yet been completely deleted from the assessor’s database.

Below are additional discussions on the existing conditions and trends relating to sites/locations included in the inventory and their feasibility for redevelopment:
• Mobile Home Parks: Mobile home parks in the City are mostly in poor condition. The City has found that in most of the parks the mobile homes are not owned by the occupants.

Rather the park owner buys older units that cannot be moved and rents them until they completely wear out. This means that there is very poor quality housing serving low income households. The City’s goal is to encourage recycling of these sites to produce affordable housing. There are requirements in State law and incentives that the City believes will help accomplish this goal. The City has had meetings with an affordable housing builder about opportunities in the City, especially mobile home parks with persisting poor conditions. The City has also received inquiries from a broker representing an owner of a mobile home park to discuss the possibility of a low income project.

Furthermore, the City’s Elwood Family Apartments, a 100 percent affordable housing project, was achieved by redeveloping a mobile home park.

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• Gold Line Proximity: The Gold Line Phase 2B is under construction with service expecting to start in 2025. Metro and the Glendora City Council have approved a first-last mile plan that will invest approximately $6 million in improvements around the future station. This investment is intended to support future development in the area.

Additionally, the City is utilizing SB 2 and LEAP grant funds to analyze infrastructure capacity, develop site plans for key infill sites around the future station, remove barriers in the zoning code to housing development, and create objective development standards.

All of these planning efforts will address development in the City, which is anticipated to increase housing production, considering demand in the market. • Arrow Highway Auto Repair Uses: During the development of the Arrow Highway Specific Plan, the City noted the high concentration of auto repair shops and how many of those existing uses have been rezoned to accommodate housing. There is an oversupply of auto repair in the market, and the rezoning to housing that yields a higher return to investors is expected to continue as a development trend. In addition, as the number of electric vehicles increases, the need for auto repair facilities that serve older vehicles is anticipated to decline over time.

When the Arrow Highway Specific Plan was developed in 2016, the City conducted a land use feasibility analysis. The purpose of this analysis was to provide insight into what land uses may be most viable in the short to medium term given current and future market conditions, so that land use designations may be optimized to help the City realize its goals for land development. As part of the analysis, multiple developers were interviewed, including City Ventures, Olson Company, and Forest City Commercial Development. The analysis concludes that overall demand for housing in the San Gabriel Valley is high, and Glendora is an appealing residential city. The Arrow Highway corridor, as a transitioning area, will quickly grow into a market where residential development is replacing existing older industrial/commercial uses. On the other hand, due to the considerable amount of existing retail space in and near Glendora, new retail development is not feasible unless greater residential density is present.
• Route 66 Specific Plan: In 2016, the City also conducted a feasibility analysis of various types of development in this Specific Plan. The analysis concludes that residential townhome use has the highest development potential at the time. However, with major public improvements as catalytic investment, such as the Gold Line Station, the market would become feasible for rental housing.

In 2019, Cal Poly San Luis Obispo planning students completed a study on Route 66 – Rethinking Downtown Glendora, CA: Linking the Village to Route 66. The study, based on assessments of SWOT (Strengths, Weaknesses, Opportunities, and Threats), proposes various land use alternatives for the area that would capitalize on the new Gold Line Station. Each alternative proposes a mixed of housing types in the area to optimize benefits to the City and the residents.

Lot Consolidation Trends
For the purposes of the sites inventory, parcels are grouped together that have the same zoning/rezoning designation, are contiguous, and are the appropriate size to facilitate low income housing. Review of Housing Elements in the San Gabriel Valley indicates that lot consolidation is a typical trend for residential and mixed use development. Also, few 100 percent affordable housing projects have been completed in recent years. It is primarily a function of the lack of funding for affordable housing, not because lot consolidation precludes or impedes affordable Item #5. Page 89
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housing construction. Therefore, density bonus and development agreement through negotiation are the primary strategies for including some affordable units in a project.

Discussion with National CORE, a major nonprofit affordable housing developer in Southern California, funding programs such as Low Income Housing Tax Credits (LIHTC) do not penalize funding applications that require lot consolidation. Discussions with experienced developers that are active in the San Gabriel Valley also indicate that they have acquisition teams to proactively reached out to property owners to purchase their properties. It is common practice for developers to approach owners of adjacent properties to the one listed for sale in order to consolidate parcels for a larger site. The following residential and mixed use projects in Glendora and nearby jurisdictions have consolidated small lots (less than 0.5 acre) into larger sites (over 0.5 acre) for housing construction. This Housing Element also includes a program for lot consolidation.

Table 38: Lot Consolidation Trends
Locality Project Zoning Units Affordability Lot Consolidation Glendora 1121 and 1123 E.

Arrow Highway AHSP-C-HR 19 19 Above Moderate 2 parcels into 0.9 acre Glendora 501 Route 66 RT66 TCMU &
R-3
8 8 Above Moderate 3 parcels into 0.7 acre
Duarte 3rd Street Townhomes R3 18 18 Above Moderate 6 parcels into 1.65 acres Duarte 946 Huntington Drive R4 25 25 Above Moderate 4 parcels into 1.25 acres Azusa 820 N. Soldano TOD 6 6 Above Moderate 2 parcels into 0.26 acre Rosemead 7801-7825 Garvey
Avenue MU 60 60 Above Moderate 6 parcels into 1.14 acres Rosemead 8002-8026 Garvey
Avenue MU 109 109 Above Moderate 11 parcels into 1.61 acres Rosemead 8408 Garvey Avenue MU 46 7 Lower
39 Above moderate 5 parcels into 1.15 acres
Rosemead 8449 Garvey Avenue MU 35 6 Lower
29 Above Moderate 2 parcels into 0.85 acre
Covina 1201 W. Badillo Street HDR 28 28 Above Moderate 4 parcels into 1.22 acres Item #5. Page 90
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Summary of Residential Capacity
Table 39 provides a summary of the City’s residential capacity for the 2021-2029 Housing Element planning period including sites that have
Table 39: Residential Capacity for the 2021-2029 Housing Element Zoning Maximum
Density* Lower Moderate Above Moderate Total
Route 66 Corridor Specific Plan Sites
RT66-BG 30 117 73 140 330
RT66-CRR 30 58 78 0 136
RT66-TCMU 30 566 251 0 817
Subtotal -- 741 402 140 1,283
Arrow Highway Specific Plan Sites
AHSP MU-T 30 31 0 62 93
AHSP MU-CC 30 76 0 38 114
AHSP MU-NC 30 199 0 0 199
AHSP C-HR 30 127 0 29 156
AHSP C-CR 30 76 0 0 76
AHSP C-BR 30 55 0 34 89
Subtotal -- 564 0 163 727
Other Vacant and Underutilized
CCAP-T-5 30 0 11 89 100
R-3 25 0 0 22 22
R-2 15 0 0 31 31
R-1 5 0 0 83 83
GA 15 0 0 23 23
E-5 3 0 0 14 14
E-6 3 0 0 16 16
Subtotal -- 0 11 278 289
Total -- 1,305 413 581 2,299
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4. Comparison of Sites Inventory and RHNA
The City can realistically accommodate 2,543 net housing units through pending projects and its residential sites inventory. This capacity is adequate to accommodate the City’s 2021-2029 RHNA of 2,276 units, and also provide a sizeable buffer for the lower income units and have excess capacity to cover the above moderate income units (Table 40).

Table 40: Adequacy of Sites in Meeting RHNA
Extremely Low/Very Low/
Low Moderate Above Moderate Total
RHNA 1,121 388 767 2,276
Credits
Pending Projects 0 0 84 84
Projected ADUs 108 3 49 160
Subtotal 108 3 133 244
Sites Inventory
Route 66 Corridor Specific Plan Sites 741 402 140 1,283 Arrow Highway Specific Plan Sites 564 0 163 727
Vacant and Underutilized Sites 0 11 278 289
Subtotal 1,305 413 581 2,299
Total Sites Capacity and Credits 1,413 416 714 2,543
Sites Capacity vs. RHNA +292 +28 -53 +267
% Surplus/Shortfall +26% +7% -7% +12%
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Figure 12: Sites Inventory
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5. Availability of Infrastructure and Services
As noted earlier, the City expects much of its future residential growth to occur in the Route 66 Corridor Specific Plan and the Arrow Highway Specific Plan areas. As part of the review process these specific plans had to analyze and plan for potential impacts of new development by identifying the full range of infrastructure improvements that would be necessary to meet longterm infrastructure needs. The Route 66 Corridor Specific Plan and the Arrow Highway Specific Plan are located in a part of the City that is served by all utilities (i.e., water, sewer and storm drains) and other public services (i.e., police, fire, schools and solid waste). All of these existing facilities can be readily extended to serve proposed development.

Route 66 Specific Plan
To determine the impact on water systems, the City performed a water demand analysis for the Route 66 Corridor Specific Plan. Peak water usage for the Specific Plan area, following project implementation, would be approximately 1.41 million gallons per day (mgd), representing an increase of 432,783 gallons per day (gpd) over existing conditions. Since this increase in demand is not equivalent to, or greater than, the amount of water required for a 500-dwelling unit project (750,000 gpd), the impact on Glendora’s water infrastructure is less than significant. However, the City is also taking the following mitigation measures:
• The Zone 1, 6- and 8-inch diameter pipelines within Route 66, between Barranca and Lorraine Avenue, shall be up-sized to a minimum 14-inch pipeline to serve domestic demands and meet current capacity requirements per the City’s Water Master Plan. • The Zone 2, 8-inch diameter pipelines within Route 66, from Lorraine Avenue east to Amelia Avenue, shall be upsized to 14-inch or dual 12-inch diameter pipelines to achieve the anticipated 5,000 gpm fire flow requirements of the “Route 66 Commercial” land use district.

An analysis of the City’s wastewater system was conducted as well. The analysis estimated sewer flows by land use district to provide an understanding of potential flow differences between existing conditions and proposed conditions within the Route 66 Corridor Specific Plan area. The existing average wastewater flow for the planning area is 0.79 mgd and the average wastewater flow for the proposed conditions is only 1.06 mgd, a 34 percent increase. Build-out of the Route 66 Corridor Specific Plan would not result in the generation of wastewater that would exceed the capacity of any of the City’s wastewater lines. City staff has also indicated that the existing wastewater collection system is adequate for serving the proposed development in the Route 66 Corridor Specific Plan area. However, to ensure that wastewater capacity is not exceeded, the City plans to install flow monitors, in order to determine with certainty whether existing trunk sewers require upsizing or realigning, at the following locations:
• Elwood Avenue and Route 66;
• East end of Mauna Loa Avenue;
• Glendora Avenue and Route 66;
• Baseline Road and Glendora Avenue;
• Grand Avenue and Route 66;
• Baseline Road and Grand Avenue; and
• Barranca Avenue and Baseline Road.

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Impacts on any of the City’s other infrastructure systems are also expected to be minimal. The proposed demolition and construction activities, in addition to increased residential and commercial land uses, in the Specific Plan area are expected to increase the volume of solid waste generated. However, the City’s AB 939 waste reduction requirements would reduce the amount of solid waste produced and reduce overall impacts to a less than significant level. The establishment of developer impact fees for parks and schools would also minimize impacts on these public services. The Environmental Impact Report (EIR) for the Route 66 Corridor Specific Plan has concluded that, even at full residential build-out, there will be no significant impacts on any of the City’s infrastructure systems.

Arrow Highway Specific Plan
The Arrow Highway Specific Plan EIR analyzed impacts on the City’s infrastructure including sewer, water and storm drain systems. Several agencies and jurisdictions provide municipal services to the Specific Plan area. These include the cities of Glendora, Covina, and San Dimas, and the County of Los Angeles. Thus, the infrastructure systems and the service provision involve shared responsibility.

For sewer facilities, future development projects are required to confirm collection and treatment capacity or add additional relief sewer lines, as necessary. The Specific Plan’s Land Use Plan is anticipated to increase peak discharge by an estimated 62,500 gpd or 5 percent. The LACSD reports the system can collect increased flows associated with Land Use Plan’s implementation.

Groundwater, the City’s primary source of potable water, is pumped from the City’s active wells in the Upper San Gabriel Canyon Basin and in the San Gabriel Basin’s Glendora Sub-basin. The Specific Plan area has a reliable system of domestic water provided by the Covina Irrigating Company (CIC), Suburban Water Systems, and the City of Glendora. The CIC operates a subregional feeder line including a well water treatment plant on Arrow Highway. These water providers indicate adequate capacity to serve future development without plans for expansion or extensions. According to Glendora’s Urban Water Management Plan (2015), the City has a diverse water supply portfolio. A single dry year or a multiple dry year period will not compromise the City’s ability to provide a reliable supply of water to its customers.

The Los Angeles County Department of Public Works maintains the storm drain and catch basin system serving Arrow Highway. The Los Angeles County Flood Control District maintains the San Dimas Wash, an open channel traversing the Specific Plan area. These systems operate well without any record of overtopping or street flooding. Typical for new development proposals, development applicants will need to conduct a project specific hydrology study identifying any required mitigation for increased flows. Since the Specific Plan area has mostly impervious surfaces, new development is not expected to require significant improvements to the storm drainage system. However, most properties in the Specific Plan area have not implemented stormwater Quality Best Management Practices (BMP). New development will be required to comply with the Los Angeles County Standard Urban Stormwater Mitigation Plan (SUSMP) and Regional Water Quality Control Board, National Pollution Discharge Elimination System (NPDES), and related Municipal Separate Storm Sewer System (MS4) permit requirements. New developments are expected to use onsite BMPs such as rain gardens, dry wells, and bioswales due to excellent percolation rates in the area.

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B. Financial Resources
The City of Glendora has access to a number of funding sources to facilitate the development of new affordable housing and potentially for the preservation of housing units at risk of converting to market rate.

1. Community Development Block Grant (CDBG) Funds
The CDBG program provides funds for a range of community development activities. The program is flexible in that the funds can be used for a range of activities. The eligible activities include, but are not limited to: acquisition and/or disposition of real estate or property; public facilities and improvements; relocation, rehabilitation and construction of housing; homeownership assistance; and also clearance activities. During 2020, Glendora received a total of $304,584 in CDBG funds.

CDBG funds are allocated to Fair Housing and CIP projects. HUD recommends the City complete one project a year due to limited funding.

2. SB2/LEAP Grants
In 2017, Governor Brown signed a 15-bill housing package aimed at addressing the State’s housing shortage and high housing costs. Specifically, it included the Building Homes and Jobs Act (SB 2, 2017), which establishes a $75 recording fee on real estate documents to increase the supply of affordable homes in California. Because the number of real estate transactions recorded in each county will vary from year to year, the revenues collected will fluctuate. The first year the state administered Planning Grants knowns as SB2 Grants, and the following year a second grant program, Local Early Action Planning, or LEAP grants, was made available to cities. Glendora applied for and obtained founding for both of these grant opportunities.

SB 2 Grant
On October 25, 2019, the City of Glendora applied for $160,000 in SB2 grant funding for the completion of three projects. The projects include the following:
• Project 1 – Standardize the City’s review and approval process and install electronic plan review technology,
• Project 2 – Revise existing and add new objective design guidelines in specific plans/residential zones, and
• Project 3 – Review and revised the zoning code and general plan to further support housing development.

Projects under the SB2 Grant must be completed prior to September 2023. The proposed projects are anticipated to be complete prior to the September 2023 deadline.

LEAP Grant
On June 30, 2020, the City of Glendora applied for $150,000 in LEAP grant funding for the completion of three projects. The projects include the following:
• Project 1- Update General Plan Housing Element for the 6th Cycle RHNA, • Project 2 – Site planning and conceptual yield study with development plan scenarios, and • Project 3 – Infrastructure planning for water and sewer systems to support new housing and new residents.

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Projects under the LEAP Grant must be completed prior to December 31, 2023. Project 1 is currently underway, with all three projects scheduled to be completed by February 2023.

3. Low-Income Housing Tax Credit Program
The Low-Income Housing Tax Credit Program was created by the Tax Reform Act of 1986 to provide an alternate method of funding low-and moderate- income housing. Each state receives a tax credit, based upon population, toward funding housing that meets program guidelines. The tax credits are then used to leverage private capital into new construction or acquisition and rehabilitation of affordable housing. Limitations on projects funded under the Tax Credit programs include minimum requirements that a certain percentage of units remain rentrestricted, based upon median income.

4. Mortgage Credit Certificates (MCC)
This program provides a federal tax credit for income- qualified homebuyers equivalent to 15% of the annual mortgage interest. Generally, the tax savings are calculated as income to help buyers qualify to purchase a home. Using an MCC, first-time buyers can save between $700 and $2,500 a year on their annual federal tax bill. The program is initiated by the homebuyer applying through a participating lender, who then submits an application to the Los Angeles County Development Authority. The City is not involved in administering this process or approving loans.

5. HOME Funds
The HOME program provides federal funds for the development and rehabilitation of affordable rental and ownership housing for households with incomes not exceeding 80 percent of area median income. The program gives local governments the flexibility to fund a wide range of affordable housing activities through housing partnerships with private industry and non-profit organizations. HOME funds can be used for activities that promote affordable rental housing and homeownership by low-income households. The City of Glendora does not receive entitlement HOME funds from HUD. While the City had in the past applied to the State for HOME funds administered by the Department of Housing and Community Development (HCD), the City faces a significant challenge in using this funding source in the future. The HOME program has a 25- percent local match requirement. In the past the City was able to use Redevelopment Housing Set-Aside funds to meet the local match requirement. With the dissolution of the Redevelopment Agency, the City has limited ability to meet this requirement.

6. Housing Choice Vouchers (Section 8 Rental Assistance) The Housing Choice Voucher (Section 8) program is a federal program that provides rental assistance to very low-income persons in need of affordable housing. The Housing Choice Voucher program offers a voucher which pays the difference between the payment standard (an exception to fair market rent) and what a tenant can afford to pay (e.g. 30 percent of their income).

A voucher also allows a tenant to choose housing that may cost above the payment standard, with the tenant paying the extra cost.

7. Affordable Housing Fund
As part of approving a conversion of approximately 27 acres of underutilized commercial property to a planned residential community (the “Arboreta Specific Plan”), the City negotiated the payment of a one-time in-lieu housing fee of $2 million to use for the development of affordable housing.

As of August 2013, $1.4 million has been used to acquire property at 350 E. Route 66. A project Item #5. Page 97
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was approved for the site that constructed 20 single-family residences and 106 townhomes; however, since the project did not include an affordable housing component, the loan was repaid to the City with interest in the amount of $1.57 million dollars. The fund is also used for personnel costs associated with administrative services related to housing. The funds projected balance for the end of Fiscal Year 2021 is $1,643,992.

C. Administrative Resources
The following active non-profit agency that may have the capacity to develop, acquire, and/or manage affordable housing, including housing projects that are at risk of converting to marketrate housing.

Glendora Housing Investors, LP: Glendora Housing Investors, LP is a limited partnership made up of Global Premier, SunAmerica, and TELACU. The organization worked with the City’s former Redevelopment Agency on the construction of the Elmwood Family Apartments, which was completed in 2008 and has 87 units reserved for extremely low, very low, and low income families.

Global Premier Development, Inc. and its joint venture partners specialize in the development of low-income housing, under tax exempt bond financing. The company has already completed dozens of affordable housing projects throughout the state of California, including several in the San Gabriel Valley. SunAmerica is the nation's leading investor in low-income housing tax credits.

The company has invested in more than 1,200 properties in 49 states, comprising more than 156,000 units of affordable housing, since 1988. TELACU is a non-profit community development corporation founded in 1968 dedicated to building of quality affordable homes. TELACU builds, owns and manages affordable housing available for senior citizens and physically challenged individuals. The organization has already developed thousands of affordable units in cities throughout Southern California, including Alhambra, Baldwin Park, Hawthorne, Los Angeles, Montebello, Monterey Park, Moreno Valley, National City, Pasadena, Pacoima, and Whittier.

D. Opportunities for Energy Conservation
Energy-related housing costs can directly impact the affordability of housing. While state building code standards contain mandatory energy efficiency requirements for new development, the City and utility providers are also important resources to encourage and facilitate energy conservation and to help residents minimize energy-related expenses.

1. State Regulations
Title 24 of the California Administrative Code establishes energy conservation standards that must be applied to all new residential buildings. The regulations specify energy saving design for walls, ceilings, and floor installations, as well as heating and cooling equipment and systems, gas cooling devices, conservation standards and the use of non-depleting energy sources, such as solar energy or wind power. Compliance with the energy standards is achieved by satisfying certain conservation requirements and an energy budget. Among the alternative ways to meeting the energy standards are the following:
• Alternative 1: The passive solar approach which requires proper solar orientation, appropriate levels of thermal mass, south facing windows, and moderate insulation levels. • Alternative 2: Generally, requires higher levels of insulation than Alternative 1, but has no thermal mass or window orientation requirements.
• Alternative 3: Also is without passive solar design but requires active solar water heating in exchange for less stringent insulation and/or glazing requirements.

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Residential developers must comply with these standards while localities are responsible for enforcing the energy conservation regulations.

2. State and Federal Programs
The California Department of Community Services and Development in partnership with the network of local community services agencies that assist lower-income households, administers the Low Income Home Energy Assistance Program (LIHEAP). LIHEAP provides financial assistance to lower income households to offset the costs of heating and/or cooling their residences.

3. City Incentives
The City provides opportunities for energy conservation with its emphasis on mixed-use development. Compact development encourages pedestrian activity and transit use while reducing automobile use and travel time. Electrical and water-delivery systems are more efficient in higher-density mixed-use communities than low-density suburbs. Mixed-use areas also allow for the possibility of district energy systems (where a central plant supplies heating and cooling to groups of buildings). This type of system maximizes energy efficiency, because commercial and residential structures typically utilize these services at different times of the day.

The City also offers an Environmental Stewardship and Energy Efficiency Density Bonus in its Grand-Foothill Multi-Family Residential Overlay Zone. New residential development projects in the Overlay Zone that that obtain LEED Silver certification from the U.S. Green Building Council (or its equivalent) can be granted a five-dwelling unit per acre density bonus. If both density bonus incentives are utilized in the Grand-Foothill Multi-Family Residential Overlay Zone the density bonus cannot be greater than ten additional dwelling units per acre.

State law (Government Code §65583(a)(7)) requires all new construction to comply with "energy budget" standards that establish maximum allowable energy use from delectable sources (Title 24 of the California Administrative Code). These requirements apply to such design components as structural insulation, air infiltration and leakage control, setback features on thermostats, water heating system insulation (tanks and pipes) and swimming pool covers if a pool is equipped with a fossil fuel or electric heater. State law also requires that a tentative tract map provide for future passive or natural heating or cooling opportunities in the subdivision, including designing the lot sizes and configurations to permit orienting structures to take advantage of a southern exposure, shade or prevailingbreezes.

Southern California Edison (SCE) and the Southern California Gas Company offer energy conservation programs to residents of Glendora including audits of home energy use to reduce electricity consumption, refrigerator rebates, appliance repair and weatherization assistance to qualified low income households, buyer’s guides for appliances and incentives, by the Gas Company, to switch from electric to gas appliances. Direct assistance to low-income households is provided by the Gas Company through the California Alternate Rates for Energy (CARE) Program and by SCE through its Energy Management Assistance Program.

Both companies have programs to encourage energy conservation in new construction. SCE’s energy rebate program applies to residential developers as well as individual customers. SCE also offers an Energy STAR new home program, and Sustainable Communities Program offering design assistance and financial incentives for sustainable housing development projects. The Gas Company’s Energy Advanced Home Program is offered to residential developers who install Item #5. Page 99
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energy-efficient gas appliances that exceed California energy standards by at least 15%.

Some of the most readily available measures for conserving energy in new residential development, as well as in other homes, are described below.

Insulation and Weatherproofing
More than one-third of the homes in Glendora were built prior to 1960, when there was little concern for the use of electricity, oil and natural gas for heating purposes. To conserve the heat generated by older heating units and minimize the heat loss ratio, these homes can be insulated in the attic space and exterior walls. Windows and exterior doors can be fitted with airtight devices, caulking or other means to maximize heating and cooling efforts.

Solar Energy and Natural Lighting
Daytime interior lighting costs can be significantly reduced or eliminated with the use of properly designed and located skylights. Skylights can be easily installed at reasonable expense in existing houses, thereby substantially reducing electricity costs and energy consumption.

Solar energy is a practical, cost effective, and environmentally sound way to heat and cool a home. In California, with its plentiful year-round sunshine, the potential uses of solar energy are numerous. With proper building designs, this resource provides for cooling in the summer and heating in the winter; it can also heat water for domestic use and swimming pools and can generate electricity.

Unlike oil or natural gas, solar energy is an unlimited resource, which will always be available.

Once a solar energy system is installed, the only additional costs are for the maintenance or replacement of the system itself. The user is not subject to unpredictable fuel price increases.

Moreover, solar energy can be utilized without any serious safety or environmental concerns.

Solar heating and cooling systems are of three general types: passive, active, or a combination of both. In passive solar systems, the building structure itself is designed to collect the sun's energy, then store and circulate the resulting heat, similar to a green house. Passive buildings are typically designed with a southerly orientation to maximize solar exposure and constructed with dense materials such as concrete or adobe to better absorb the heat. Properly placed windows and overhanging eaves also contribute to keeping a house cool.

Active systems collect and store solar energy in panels attached to the exterior of a house. This type of system utilizes mechanical fans or pumps to circulate the warm/cool air, while heated water can flow directly into a home's hot water system.

Although passive systems maximize use of the sun's energy and are less costly to install, active systems have greater potential for both cooling and heating a home and providing hot water. This may mean lower energy costs for residents presently dependent on conventional fuels. The City encourages the use of passive solar systems in new residential construction to improve the energy efficiency of housing units.

4. Utility Provider Programs
Southern California Edison participates in the California Alternate Rates for Energy (CARE) program, which offers income-qualified customers a discount of 30 percent or more on their monthly electric bill. The Multifamily Energy Efficiency Rebate Program offers property owners and managers incentives on a broad list of energy efficiency improvements in lighting, HVAC, insulation, and window categories. These improvements are to be used to retrofit existing Item #5. Page 100
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multiple-family properties of two or more units. Edison also operates the Energy Savings Assistance program, which helps income-qualified households conserve energy and reduce their electricity costs. Southern California Edison pays all the costs of purchasing and installing energy-efficient appliances and equipment, which are free to eligible customers. Services include weatherization, energy efficient lighting and cooling, and refrigerator replacement. And, finally, Edison has an Energy Assistance Fund (EAF) in place, designed to help low-income customers pay their electric bills. A maximum of $100 is available to income-qualified customers once every 12-month period.

The Southern California Gas Company offers various rebate programs for energy-efficient appliances to its customers. The Comprehensive Mobile Home Program provides qualifying mobile home customers with no-cost energy conservation evaluations, installations of low-flow showerheads and faucet aerators, and gas energy efficiency improvements, such as duct test and seal of HVAC systems. The Energy Savings Assistance Program offers no-cost energysaving home improvements and furnace repair or replacement services for qualified limitedincome renters and homeowners. The Gas Company also operates the Gas Assistance Fund (GAF), which helps low-income households pay their gas bills through a one-time grant, not exceeding $100. Southern California Gas participates in the state’s CARE program, which provides a 20 percent discount on the monthly gas bills of income-eligible households.

In addition, the Gas Company participates in the Medical Baseline Allowance Program.

Customers with a qualifying medical condition are eligible for a free medical baseline allowance of 0.822 therms per day. Under this program additional gas usage is billed at the baseline rate, which is the lowest rate for residential customers. In addition to The Gas Company’s programs, customers may qualify for other energy assistance programs. The Low-Income Energy Assistance Program (LIHEAP) is a federally funded energy assistance program that offers income-qualified households assistance with paying their utility bill. Customers may also benefit from the LIHEAP Weatherization Assistance Program to help make their homes more energy efficient.

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5. HOUSING PLAN
Previous sections of the Housing Element established the housing needs, constraints, opportunities and resources in the City of Glendora. The Housing Plan presented in this section sets forth the City’s goals, policies and programs to address Glendora’s identified housing needs:
• Goals are the results that the City desires to achieve over the housing planning period.

They are general expressions of values or preferred outcomes, and therefore, are abstract in nature and may not be fully attained. The goals are the basis for City policies and actions during this period.
• Policies are specific statements that will guide decision-making. Policies serve as the directives to developers, builders, service providers, decision makers and others who will initiate or review new development projects or seek to provide housing-related services in Glendora. Some policies stand alone as directives, but others require that additional actions be taken. These additional actions are listed under "programs" below. • Programs are the core of the City’s housing strategy. Programs translate goals and policies into actions. These include on-going programs, procedural changes, zoning ordinance changes, and other actions that implement the housing policies and help achieve housing goals. Each program identifies the responsible agency, funding source, timeframe for implementation, and specific objectives.

A. Housing Goals and Policies

1. Conserve and Improve the Condition of the Existing Affordable Housing Stock.

Housing and neighborhood conservation are important to maintaining and improving quality of life. While the majority of housing in Glendora is in good condition, some of the older housing units show signs of deterioration. Efforts to improve and revitalize housing must address existing conditions, but also focus on encouraging preventive efforts to ensure that housing stock quality is maintained. The policies listed below address the issue of housing and neighborhood conservation.

GOAL 1: Assure the quality, safety, and habitability of existing housing and the continued high quality of residential neighborhoods.

Policy 1.1 Continue to monitor and enforce building and property maintenance codes in residential neighborhoods.

Policy 1.2 Continue to provide City services designed to maintain the quality of the housing stock and the neighborhoods.

Policy 1.3 Continue to promote the repair, revitalization, and rehabilitation of residential structures that have fallen into disrepair.

Policy 1.4 Support the preservation and maintenance of historically and architecturally significant buildings and neighborhoods.

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Policy 1.5 Preserve the unique environmental aspects of the community, including hillsides, canyons, and other environmental amenities.

2. Assist in the Development of Housing for those with Limited Incomes or Special Needs.

Providing affordable and accessible housing is essential for a healthy community. In addition to a diverse mix of housing types, it is necessary to make available housing for residents of all income levels. Seeking funding from varied sources increases the opportunities for development of affordable housing units. The City actively works with both non-profit and for-profit developers in the production of affordable for-sale and rental housing.

GOAL 2: Assist in the provision of housing that meet the needs of economic segments of the community.

Policy 2.1 Use density bonuses and other incentives to facilitate the development of new housing for extremely low, very low, and low income households.

Policy 2.2 Address the housing needs of special populations and extremely low income households through emergency shelters, transitional housing, supportive housing, and single-room occupancy units through land use policies and zoning standards.

Policy 2.3 Pursue all appropriate public and private sources of financial support to provide housing assistance for lower income households (including extremely low income households) and those with special needs (elderly, disabled/developmentally disabled, large households, female-headed households, and homeless).

Policy 2.4 Inform the City’s residents of housing resources and opportunities available to lower income households and special needs populations.

Policy 2.5 Encourage accessible housing and reduce barriers for persons with disabilities, and enforce state accessibility standards for new residential construction.

3. Identify Adequate Residential Sites
A major element in meeting the housing needs of all segments of the community is the provision of adequate sites of all types, sizes, and prices of housing. Persons and households of different ages, types, incomes, and lifestyles have a variety of housing needs and preferences that evolve over time and in response to changing life circumstances. Providing an adequate supply and diversity of housing accommodates changing housing needs of residents. The Glendora General Plan and Zoning Ordinance establish where housing may locate. To provide adequate housing and maximize use of limited land resources, new development should be constructed at appropriate densities that maximize the intended use of the land. To facilitate new residential development, the City plays an important role in both assisting in the identification and promotion of potential sites for future development
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GOAL 3: Provide suitable sites for housing development which can accommodate a range of housing by type, size, location, price, and tenure to accommodate the City’s share of the regional housing need.

Policy 3.1 Implement land use policies that allow for a range of residential densities and products, including low-density single-family uses, moderate-density townhomes, and higher-density apartments, condominiums, and units in mixed-use development.

Policy 3.2 Encourage development of residential uses in strategic proximity to employment, recreational facilities, schools, neighborhood commercial areas, and transportation routes.

Policy 3.3 Maintain an up-to-date residential sites inventory and provide to interested developers with information on available development incentives.

Policy 3.4 Promote mixed-use development and accessory dwelling units (ADUs) to facilitate smart growth and reduction in automobile trips, vehicle miles traveled, and associated energy consumption.

Policy 3.5 Ensure that residential development sites have appropriate and adequate services and facilities, including water, wastewater, and neighborhood infrastructure.

Policy 3.6 Support the assembly of small vacant or underutilized parcels to enhance the feasibility of infill development.

4. Address and Remove Governmental Constraints to the Maintenance, Improvement, and Development of Housing.

Market factors and government regulations can significantly impact the production and affordability of housing. Although market conditions are often beyond the direct influence of any jurisdiction, efforts can be directed at ensuring the reasonableness of land use controls, development standards, permit-processing, fees and exactions, and governmental requirements to encourage housing production.

GOAL 4: Where appropriate, mitigate unnecessary governmental constraints to the maintenance, improvement, and development of housing.

Policy 4.1 Periodically review the City's regulations, ordinances, fees/exactions to ensure they do not unduly constrain the production, maintenance, and improvement of housing.

Policy 4.2 Offer regulatory incentives and concessions for affordable housing, such as relief from development standards, density bonuses, or fee waivers where deemed to be appropriate.

Policy 4.3 Provide for streamlined, timely, and coordinated processing of residential projects to minimize holding costs and encourage housing production.

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Policy 4.4 Support infill development at suitable locations and provide, where appropriate, incentives to facilitate their development.

5. Affirmatively Furthering Fair Housing
The City seeks to expand the range of housing opportunities provided in Glendora, including housing for seniors on fixed incomes, lower and moderate income residents (including extremely low income households), the disabled, large families, female-headed households with children, and the homeless. In order to make adequate provision for the housing needs of all segments of the community, the City must ensure equal and fair housing opportunities are available to all residents whether through mediating disputes, investigating bona fide complaints of discrimination, or through the provision of education services. The provision of fair housing services is an important tool to ensure fair and equal access to housing. Implementation of place-based strategies to address equal access to resources is also a theme of the affirmatively furthering fair housing goal. The following policies are designed to continue implementation of applicable fair housing laws.

GOAL 5: Ensure that all residents have equal housing opportunities, regardless of their special characteristics as protected under State and Federal fair housing laws.

Policy 5.1 Affirmatively further fair housing and promote equal housing opportunities for persons of all socioeconomic segments of the community.

Policy 5.2 Promote housing along with supportive services to meet the special housing needs of seniors, homeless individuals and families, and the disabled.

Policy 5.3 Encourage the provision of housing to meet the needs of families of all sizes.

Policy 5.4 Facilitate increased participation among traditionally underrepresented groups in the public decision-making process.

Policy 5.5 Provide increased outreach and education for the broader community of residents, residential property owners and operators, regarding fair housing practices and requirements, especially through non-traditional media.

Policy 5.6 Promote increased enforcement of fair housing laws.

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B. Housing Programs and Implementing Measures
The goals and policies outlined in the prior section address Glendora’s identified housing needs and are implemented through a series of housing programs offered primarily through the City’s Community Development Department. Housing programs define the specific actions the City will undertake to achieve the stated goals and policies with the eight-year (2021-2029) planning period. The City’s housing programs for addressing community housing needs is described according to the following five issue areas.
• Housing Conservation and Improvement
• Housing Assistance • Provision of Adequate Housing Sites • Removal of Governmental Constraints
• Promotion of Equal Housing Opportunity
This section describes the programs that Glendora will implement to address these areas. The housing programs described as follows contain existing, modified, and new programs needed to address the housing needs identified, in Sections 2 through 4. Below is a summary of each program, the eight-year quantified objective, the proposed funding source, and the agency responsible for implementing the program.

1. Conserve and Improve Existing Affordable Housing
Conserving and improving the housing stock is an important goal for the City of Glendora.

Approximately 89 percent of housing units in Glendora were constructed prior to 1990 and are therefore more likely to have rehabilitation needs than newer housing units. Due to the advanced age of the City’s housing stock, programs to address building conditions will facilitate the upkeep of housing for the benefit of resident health. Programs to monitor, preserve, and improve the existing supply of affordable housing can also help accomplish the City’s goal to build stronger and more vibrant residential neighborhoods
Program 1: Community Preservation Activities
The enforcement of existing property maintenance codes is a primary means to preserve housing and the quality of neighborhoods. The Community Preservation Division is responsible for enforcing City ordinances related to property maintenance, building conditions, and other issues.

Administered by the City of Glendora Police Department, the City continues its code enforcement activities throughout the community.

Responsible Agency: Glendora Police Department
Financing: General Fund
Actions and Timeframe:
• To encourage the conservation and maintenance of existing units in compliance with building code, zoning and environmental standards, on an annual basis the City will provide public educational information on their social media sites about property maintenance requirements. Information on common code violations will be provided at the public counter, on the City’s website, and periodically in the City newsletter.
• Ongoing implementation and annual monitoring throughout the planning period.

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Qualified Objectives: One annual educational campaign about maintenance requirements on social media. Address substandard
housing conditions for five units annually.

Program 2: Neighborhood Improvements
The City applies for and receives an annual allocation of CDBG funds from HUD. These funds are used to install and upgrade public facilities (streets, curb, gutter, drainage facilities, and utilities) in lower income neighborhoods. The infrastructure improvements encourage increased private market investment in declining or deteriorating neighborhoods.

As the Metro L (Gold) Line gets closer to opening, the City of Glendora is preparing ways to make it easier and safer to get to the station. Known as “first/last mile” improvements, the City is working to make getting to the new Glendora Station by bicycling and walking fun, efficient, and safe. At the same time, the City is continuing to implement urban trails along the flood control channels within the city.

Dubbed the People Movement Project, the combination of urban trails and first/last mile improvements will see over 10 miles of active transportation investments across the City.

Features of these projects include fully separated bicycle and walking paths, protected bicycle lanes, protected intersection, roundabout, and improved street crossings for pedestrians. In total, the People Movement Project is estimated to cost $21 million and will be implemented over the next five years.

In particular, the People Movement Project, addresses mobility strategies in low-income census tracts. These improvements will enhance the City’s mobility network by connecting pedestrian and bike pathways across residential, commercial and transit connections.

Low-income Census Tract 4011.02 will include improvements along Glendora Avenue and Foothill Boulevard including bicycle lanes, protected intersections, crossing enhancements and connections to the Gold (“L”) line transit station and nearby Foothill Transit bus stops. A pedestrian trail along the Little Dalton Wash will connect with Glendora Avenue to the aforementioned improvements.

Low-income Census Tract 4039.02 will include portions of a Class 1 bicycle and pedestrian paths.

The pathway will connect residential to commercial and bus transit stops throughout the community.

Responsible Agency: Glendora Housing Authority /
Community Development Department
Financing: CDBG; San Gabriel Valley of Council of Governments Measure M Subregional funds; Rivers and Mountains
Conservancy funds; City CIP funds
Actions and Timeframe:
• Annually apply to HUD for CDBG funds and other funding sources to implement public improvements in low income areas, including the People Movement Project to support transit-oriented development around the metro station.

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Qualified Objectives: Complete eight infrastructure and public facility improvement projects that serve lower income
neighborhoods by 2029.

Program 3: Preservation of Assisted Housing Developments The City has three assisted housing developments. All three developments have affordability covenants that extend past the 6
th planning cycle period and therefore are not currently at risk of being converted to market-rate housing. However, it is important to continually monitor the developments to ensure their future preservation as affordable housing in the community.

Responsible Agency: Glendora Housing Authority
Financing: General Fund/CDBG
Actions and Timeframe:
• Monitor status of existing and future affordable housing projects. • Upon receipt of Notice of Intent to convert from property owners, coordinate with the Los Angeles County Development Authority to connect tenants of at-risk units to the Section 8 Housing Choice Voucher program. (Pursuant to new State law, property owners opting to convert to market rate housing must provide three-year, one-year, and six-month noticing.)
• Conduct annual monitoring of Elwood Family Apartments, a City RDA-funded affordable housing project, to ensure compliance with income and occupancy requirements, as well as Housing Quality Standards.
• Conduct quarterly and annual monitoring of the 52 affordable “low income” units at Heritage Oaks Senior Apartments, a City RDA-funded affordable housing project, to ensure compliance with income requirements and affordable housing costs.

Qualified Objectives: Annually review assisted housing developments to ensure compliance with affordability covenants and continued longterm affordability.

Program 4: Mobile Home Rent Stabilization
In 1995, the City passed an ordinance to establish the Mobile Home Park Rent Stabilization to address the affordability of mobile home space rents. The ordinance also establishes a process for rent mediation with the mediation committee, comprising of representatives from the owners of the affected park, representatives from the tenants at the park, a mediator, and a mobile home park rent review officer. Allowable rent increase is set at seven percent or the current consumer price index.

Responsible Agency: Glendora Housing Authority /
Community Development Department
Financing: General Fund
Actions and Timeframe:
• Continue to maintain the Rent Stabilization ordinance and offer rent review as authorized by the ordinance.

Qualified Objectives: Provide rent stabilization for approximately 670 mobile homes.

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2. Assist in the Provision of Affordable Housing
The City seeks to assist the real estate market provide decent housing and a suitable living environment for all Glendora residents. The following programs provide assistance to developers of new affordable housing development or expand housing choices for income qualified residents of Glendora.

Program 5: Housing Choice Vouchers (Section 8)
The Los Angeles County Development Authority (LACDA) administers the Section 8 Program on behalf of the City of Glendora. The Section 8 Program extends rental subsidies to very low income households (50% AMI), including families, seniors, and persons with disabilities. The program offers a voucher that pays the difference between the current fair market rent (FMR) as established by HUD and what a tenant can afford to pay (i.e., 30% of household income). The voucher allows a tenant to choose housing that costs above the payment standard, providing the tenant pays the extra cost.

Responsible Agency: LACDA
Financing: HUD Section 8 allocation
Actions and Timeframe:
• Continue to promote the Housing Choice Voucher to residents and property owners through dissemination of brochures and public counters, providing information on the City’s website, and referring residents and property owners to LACDA.
• Work with LACDA to promote acceptance of Housing Choice Vouchers through outreach and education to renters and rental property managers. Specifically, California legislature passed SB 329 in 2019, which redefines source of income as “lawful, verifiable income paid directly to a tenant or to a representative of a tenant, or paid to a housing owner or landlord on behalf of a tenant, including federal, state or local public assistance, and federal, state, or local housing subsidies, including, but not limited to, federal housing assistance vouchers issues under Section 8 of the United States Housing Act of 1937.” SB 222 passed in 2019 also extends the same protection to VASH (Veterans Affairs Supportive Housing) voucher recipients.
• Add a housing resources page to the City’s website by the end of 2021 to provide links to LACDA programs.

Qualified Objectives: Annually promote the use of Housing Choice Vouchers by providing informational materials to rental property
managers.

Program 6: Energy Conservation
The City is committed to creating healthy interior environments, using natural resources wisely and preserving natural resources. To demonstrate this commitment, in 2019, the City adopted, and now implements, the California Green Building Standards Code that took effect January 2020. The City has also established an architectural Green Building Program for the William Lyon Homes Arboreta Specific Plan area. All homes in the Specific Plan area are subject to the green building program.

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Under this program, the builder is required to educate homebuyers about the green building components included in their new home and in the overall community by way of sales office displays and as part of sales brochure documents. Developers are required to provide all components of the green program as it is written. The Green Building Program’s design guidelines include the following water and energy conservation measures:
• Automatic zone irrigation systems
• Rain gauges, rain sensors and moisture sensors
• Low flow water fixtures
• High efficiency water heaters
• Hot water re-circulating pumps
• Natural cross ventilation in all primary rooms
• High performance HVAC
• Energy Star appliances
• Insulated glass—dual pane seal systems
• Fluorescent lighting in all units
• Environmentally preferable materials for exterior elevations • Recycled content carpets,
• Low formaldehyde insulations or alternative cotton/cellulose, • Water based wood finished optional,
• Natural lighting by maximizing window locations
• Recycle at minimum fifty percent of all construction, demolition and land clearing materials Currently the Program is self-governing; monitoring implementation and measuring results is the responsibility of the builder.

The City also offers density incentives for green building efforts in certain portions of Glendora.

New residential development projects in the Grand-Foothill Multi-Family Residential Overlay Zone that obtain LEED Silver certification from the U.S. Green Building Council (or its equivalent) can be granted an Environmental Stewardship and Energy Efficiency Density Bonus of five dwelling units per acre. In addition, the City is demonstrating its commitment to energy and resource conservation by encouraging mixed-use, compact development in its Route 66 Corridor Specific Plan Arrow Highway Specific Plan areas.

Responsible Agency: Community Development and Public Works Financing: None Required
Actions and Timeframe:
• Promote density incentives for green building to developers. • Continue to explore additional ways to promote energy conservation and sustainability.

Qualified Objectives: Provide information on the City’s Planning Division website on how to obtain density incentives for development of
green buildings.

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Program 7: Affordable Housing Incentives
Lower income (including those with extremely low income) and special needs populations have more difficulty obtaining affordable housing. Special needs groups include the elderly, disabled (including developmentally disabled), large households, female-headed households, and homeless. The City of Glendora joined the San Gabriel Valley Regional Housing Trust (SGVRHT) in March of 2020. The SGVHRT is a joint powers authority authorized by SB 751 (Rubio), which allows San Gabriel Valley cities to band together to bring additional affordable housing resources to the San Gabriel Valley region. The purpose of the SGVRHT is to secure public and private financing in order to provide funding for the planning and construction of housing of all types for the homeless population and persons and families of extremely low, very low and low income as defined in Section 50093 of the Health and Safety Code within the boundaries of the member cities.

To encourage and facilitate affordable housing development in Glendora, the City will provide the following incentives to private developers, along with information regarding the availability of funding, through federal and state housing assistance:
• Provide technical assistance to developers regarding mixed-use developments and density bonus incentives;
• Create and distribute affordable housing information to affordable housing developers, about opportunity sites and development information including how to obtain various density bonuses;
• Affordable housing trust fund available to support the development of affordable housing. • Provide fee underwriting, fee deferral, and/or permit fast-tracking, for projects that include housing affordable to lower income households, prioritizing projects that include units affordable to extremely low income households;
• As needed to enhance project feasibility, provide relaxed development standards projects that include an affordable housing component;
• Encourage well-planned and designed mixed use development by allowing higher building intensities, reduced parking requirements, reduced set-back and yard requirements, increased building height, and greater floor area ratios; and • In addition to density bonuses, the City provides development concessions consistent with State law. Examples of concessions may include, but are not limited to:
o Reduced minimum outdoor and/or private outdoor living area. o Increased maximum building height and/or stories.
o Reduced onsite parking standards, including the number or size of spaces and garage requirements.
o Reduced minimum building separation requirements.
o Reduced street standards, e.g., reduced minimum street widths o Waived, reduced, or deferred planning, plan check, construction permit, and/or development impact fees (e.g., capital facilities, park, or traffic fees).

Responsible Agency: Community Development Department
Financing: General Fund
Actions and Timeframe:
• Continue to be an active participant in the SGVHRT joint powers authority.

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• Outreach to affordable housing developers annually to explore opportunities for affordable housing. Outreach should include developers with experience in development projects that include units affordable to extremely low income households and households with special needs.
• Continue to provide regulatory and technical assistance to affordable housing developers.
• Annually explore various sources (e.g., HCD and HUD) for funding opportunities, including those available for housing for extremely low income and special needs households.
• Apply for, or support, applications for affordable housing funds, for projects or programs that are consistent with the goals and objectives of the Housing Element. • See also Actions #25-29 in Program 16 for additional actions to facilitate affordable housing development.

Qualified Objectives: Facilitate the development of affordable housing - 100 units over eight years.

3. Provide Adequate Sites for a Variety of Housing
Meeting the housing needs of all segments of the community requires the provision of adequate sites for all types, size and prices of housing. The City’s General Plan and Zoning Ordinance determine where housing may locate, thereby affecting the supply of land available for residential development.

Program 8: Provide Adequate Residential Sites Inventory and Monitoring of No Net Loss Glendora is almost entirely developed and few vacant residentially zoned sites remain in the City.

Recent and future residential development relies primarily on the redevelopment of nonvacant properties, particularly along the City’s major corridors where mixed use development is permitted. Given the City’s small size, Glendora is able to monitor the status of potential sites and will continue to provide sites information to interested developers. To ensure that the City monitor its compliance with SB 166 (No Net Loss), the City will develop a procedure to track:
• Unit count and income/affordability assumed on parcels included in the sites inventory. • Actual units constructed and income/affordability when parcels are developed. • Net change in capacity and summary of remaining capacity in meeting remaining Regional Housing Needs Allocation (RHNA).

The City’s current zoning does not enable Glendora to meet our RHNA requirements or provide a buffer to ensure an adequate inventory of opportunity sites is maintained throughout the planning period. The City without rezoning and or increasing permitted densities has a shortfall of 572 units. To foster additional residential growth, and maintain the necessary buffer of opportunity sites, the City will restore density in the BG Zoning District of the Route 66 Specific Plan from 20 dwelling units per acre and two stories, to 30 dwelling units per acre and three stories. In addition, the City will increase density in the Arrow Highway Specific Plan from 25 dwelling units per acre and 2-3 stories, to 30 dwelling units per acre and three stories. Two sites are also being rezoned back to RTE66-TCMU from RTE RSC commercial to again allow for residential development of 30 dwelling units per acre.

Responsible Agency: Community Development Department
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Financing: General Fund
Actions and Timeframe:
• Develop a procedure in 2022 to monitor the development of vacant and nonvacant sites in the sites inventory and ensure that adequate sites are available to meet the remaining RHNA by income category.
• Provide information on available sites and development incentives to interested developers and property owners on City website.
• Within one year of the 6
th Housing Element statutory deadline (by October 15,
2022), the City will increase permitted densities in the BG Zoning District of the Route 66 Specific Plan from 20 dwelling units per acre and two stories, to 30 dwelling units per acre and three stories. The City will Increase land area zoned for housing in the Route 66 Specific Plan TCMU subdistrict, by restoring land previously rezoned from mixed-use to commercial. In addition, the City will increase density in the Arrow Highway Specific Plan from 25 dwelling units per acre and 2-3 stories, to 30 dwelling units per acre and three stories. Pursuant to AB 1397, the rezoned sites will meet the requirements of Government Code §65583.2, including but not limited to a minimum density of 20 units per acre (low end of the zoning density range), minimum site size to permit at least 16 units on site, and zoned to allow ownership and rental housing by right in which at least 20 percent of the units are affordable to lower income households. As the City will be accommodating the lower income RHNA shortfall with mixed use sites, the sites identified for rezoning must allow 100 percent residential use and require residential use to occupy at least 50 percent of the floor area in a mixed use project.

Qualified Objectives: Provide adequate sites to accommodate the City’s entire RHNA allocation of 2,276 units (735 very low income; 386 low income; 388 moderate income; and 767 above
moderate income), and complete Specific Plan
amendments in the Route 66 Specific Plan and Arrow
Highway Specific Plan to increase permitted densities within one year from October 15, 2021.

Program 9: By-Right Approval for Projects with 20 Percent Affordable Units Pursuant to AB 1397 passed in 2017, the City will amend the Zoning Ordinance to require byright approval of housing development that includes 20 percent of the units as housing affordable to lower income households, on sites being used to meet the 6th cycle RHNA that represent a “reuse” of sites previously identified in the 4th and 5th cycles Housing Element. The “reuse” sites are specifically identified in the inventory (see Appendix B) Responsible Agency: Community Development Department
Financing: None Required
Actions and Timeframe: Amend Zoning Ordinance within one year of Housing Element adoption.

Qualified Objectives: Identify and promote redevelopment of the reuse sites subject to this new provision and facilitate development that includes an affordable housing component.

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Program 10: Replacement Housing
Development on nonvacant sites with existing residential units is subject to replacement requirement, pursuant to AB 1397. The City will amend the Zoning Code to require the replacement of units affordable to the same or lower income level as a condition of any development on a nonvacant site consistent with those requirements set forth in State Density Bonus Law.

Responsible Agency: Community Development Department
Financing: None Required
Actions and Timeframe: Amend Zoning Ordinance within one year of Housing Element adoption.

Qualified Objectives: Mitigate the displacement effect of new residential development on existing tenants.

Program 11: Lot Consolidation and Multi-Family Development The City will play an active role in facilitating lot consolidation, particularly as it relates to parcels listed in the sites inventory. In addition, the City is amending the Zoning Code to facilitate multifamily development, which would in turn encourage lot consolidation.

Responsible Agency: Community Development Department
Financing: None Required
Actions and Timeframe: Identify sites with consolidation potential on the inventory, assist developers in identifying sites available for
development, and facilitate discussions between interested property owners and developers. Continue to process lot line adjustments as ministerial actions unless other
discretionary decisions are required. Facilitate the
consolidation of small lots and encourage multi-family
housing projects by amending Zoning Code within one year of Housing Element adoption to:
• Remove constraints for lot line adjustments (Action #17 of Program 16)
• Streamline development review by increasing the
threshold of multi-family project requiring a Planning
Commission hearing (Action #2)
• Eliminate minimum residential unit sizes for multi-family projects (Action #8)
• Reduce setback requirements (Action #9)
• Allow for reduced open space alternatives (Action #8) • Ministerial procedures to reduce parking requirements for special needs housing (Action #25)
• Reduce, waive or modify parking and development
standards for affordable housing development (Action
#26)
• Provide fast-track permit processing and ministerial
approval for low-income housing development (Action
#27)
• Adopt an “Assist in Development Program” for
affordable projects, which may include development
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agreements, financing, fee waivers, and other
assistance (Action #28)
Qualified Objectives: Develop tools to facilitate lot consolidation and streamline development within 12 months of Housing Element adoption as outlined in Program 16. Facilitate lot consolidation on the 140 parcels (comprising 36 sites) in the sites inventory (Appendix B) to accommodate a potential of 1,623 units.

4. Remove Governmental Constraints
Under State law, the Housing Element must address, and where legally possible, remove governmental constraints affecting the maintenance, improvement, and development of housing.

The following programs are designed to mitigate government constraints on residential development and facilitate development of housing affordable to lower and moderate income households, including seniors, persons with disabilities, large families, single-parents, and homeless individuals and families.

Program 12: Density Bonus Ordinance
The State has recently passed several bills that change the State Density Bonus law. These include:
• AB 1763 (Density Bonus for 100 Percent Affordable Housing) – Density bonus and increased incentives for 100 percent affordable housing projects for lower income households.
• SB 1227 (Density Bonus for Student Housing) - Density bonus for student housing development for students enrolled at a full-time college, and to establish prioritization for students experiencing homelessness.
• AB 2345 (Increase Maximum Allowable Density) - Revised the requirements for receiving concessions and incentives, and the maximum density bonus provided.

Responsible Agency: Community Development Department/Planning Financing: None Required
Actions & Timeframe:
• Revise the Zoning Code to update density bonus provisions consistent with State law in 2022 (see Action #29 of Program 15).
• Promote the use of density bonus incentives and provide technical assistance to developers in utilizing density bonus provisions to maximize feasibility and meet local housing needs.

Qualified Objectives: Not applicable
Program 13: Objective Design Standards
Pursuant to SB 330, local jurisdictions must utilize objective design standards in its review of project proposals. The City applied for the SB 2 grants to develop objective design standards.

Responsible Agency: Community Development Department/Planning Financing: None Required
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Actions & Timeframe:
• Complete object design standards by June 2023.

Qualified Objectives: Not applicable
Program 14: Accessory Dwelling Units
Accessory Dwelling Units (ADU) represent an important affordable housing option to lower- and moderate-income households. The State has passed multiple bills in recent years to remove constraints to the development ADUs (including AB 587, AB 671, AB 68, and SB 13, among others). The City has updated its ADU ordinance to comply with State law. In addition, the City will consider incentives and tools to facilitate ADU construction.

Responsible Agency: Planning
Financing: General Fund
Actions & Timeframe:
• Amend the ADU ordinance by the end of 2022 to be consistent with state law, including but not limited to, eliminating the limit on the number of bedrooms. • Develop incentives and tools to facilitate ADU construction by December 2022.

Incentives may include:
o Pre-approved site/floor plans;
o Expedited review; or
o Website information on resources and technical assistance. • In 2024, monitor the ADU development trend annually to ensure production is in line with the estimate presented in the Housing Element, this includes monitoring of affordability assumptions. If production falls short of estimate, by 2025 reassess the City’s sites inventory for RHNA and ensure adequate capacity remains to accommodate the City’s RHNA for all income levels. By the end of 2025, develop additional incentives and actions to encourage ADU production.

Qualified Objectives: Facilitate the construction of 160 ADUs over eight years.

Program 15: Housing for Special Needs
Recent changes to State law regarding housing for the homeless and persons with special needs also warrant amendments to the Zoning Code. These include:
• Low Barrier Navigation Centers (AB 101): AB 101 requires cities to allow a Low Barrier Navigation Center development by right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements. A “Low Barrier Navigation Center” is defined as “a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” Low Barrier shelters may include options such as allowing pets, permitting partners to share living space, and providing storage for residents’ possessions.
• Emergency Shelters (AB 139): Local governments may include parking requirements for emergency shelters specifying that adequate parking must be provided for shelter staff Item #5. Page 116
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only, but overall parking requirements for shelters may not exceed the requirements for residential and commercial uses in the same zone.

In addition, adequacy of the City’s Emergency Shelter Ordinance in accommodating its unsheltered homeless must be based on the most current Point-in-Time Count. The City’s ordinance currently allows up to a total of 20 beds, below the 2020 Point-in-Time County of 145 unsheltered homeless. Furthermore, the separation requirement in the City’s ordinance is at least 300 feet, inconsistent with State law requirement of no more than 300 feet. The City will amend the Zoning Code to remove the bed limit and to revise the separation requirement to a maximum of 300 feet.
• Supportive Housing (AB 2162): AB 2162 requires supportive housing projects of 50 units or fewer to be permitted by right in zones where multi-family and mixed-use developments are permitted, when the development meets certain conditions. The bill also prohibits minimum parking requirements for such supportive housing within ½ mile of a public transit stop.
• Community Care Facilities: Review and revise the Zoning Code to similarly permit large community care facilities by right in zones where residential uses are permitted. • Affordable Housing Streamlined Approval (SB 35): Establish a streamlined ministerial review process for qualifying multi-family residential projects.

Responsible Agency: Planning
Financing: None Required
Actions & Timeframe: Revise the Zoning Ordinance by the end of 2022.

Qualified Objectives: Not applicable
Program 16: Facilitate Housing Production
The matrix contains in Table 41 is a set of code revisions and programs to facilitate housing production and to promote economic development consistent with community expectations. In addition, many of these actions have the impact of affirmatively furthering fair housing, especially in fostering housing mobility by facilitating multi-family, and special needs housing and introducing housing in higher resource areas by emphasizing on the equitable treatment between singlefamily and multi-family housing and streamlining approval of affordable and special needs housing.

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Table 41: Housing Production Actions
Action Process
Timeline
(from HE
Certification)
Objectives
Process StreamliningRegulatory ConstraintsDevelopment IncentivesAffordable HousingFair HousingReduced Cost/TimeEconomic Development Process Streamlining
Action #1: CEQA streamlining - update Arrow Highway and Route 66 Specific Plans to reduce CEQA analysis required for individual projects. CEQA review involving an initial study takes many months to complete and increases the cost of development.

The intent of an updated program level EIR is to provide a single document to cover typical development applications versus requiring separate analysis for each project.

CEQA 12 months ✓ ✓ ✓ ✓ ✓ ✓
Action #2: Increase threshold for a Planning Commission public hearing. Currently, all multifamily projects require a Planning Commission hearing. Instead, allow the following:
▪ 1-10 units – If the project is code compliant, allow by-right. Applicants apply directly for building permits
▪ 11-25 units – If the project is code compliant, a minor development plan review (DPR) is required. A minor DPR is a discretionary application and requires mailed notices to nearby property owners but does not require a public hearing.
▪ 26+ units – Major DPR required, which includes a Planning Commission Public Hearing.

Zoning Code
\Amendment 12 months ✓ ✓ ✓ ✓ ✓
Action #3: Increase threshold for large, posted notification sign boards to projects greater than 10 residential units. Currently just five residential units requires a large sign. Commercial projects of 10,000 sf and larger also require a large posted sign.

To supplement noticing, create page with information on housing development applications greater than 10 units. Seek out technology that will allow development information to be presented in a map-based format. When an interactive map is created, consider eliminating the large posted sign for all projects.

Zoning Code
amendment and
technology
integration
24 months ✓ ✓ ✓ ✓ ✓
Action #4: Reduce mailed notices for public hearings to 300-foot radius, the state law minimum requirement. Current code requires 500 feet.

Zoning Code
amendment 12 months ✓ ✓ ✓ ✓ ✓
Action #5: Eliminate requirement for large, posted signs for general plan amendments initiated by property owners to designate non-residential property for Zoning Code
amendment 12 months ✓ ✓ ✓ ✓ ✓
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Table 41: Housing Production Actions
Action Process
Timeline
(from HE
Certification)
Objectives
Process StreamliningRegulatory ConstraintsDevelopment IncentivesAffordable HousingFair HousingReduced Cost/TimeEconomic Development residential use or increase residential density. Instead, require large, posted signs only for projects of 10 units or more as noted in Action #3, including the creation of an interactive map.

Action #6: Eliminate final subdivision map review by Planning Commission. Go directly to City Council for approval of final maps.

Subdivision Code
amendment 12 months ✓ ✓ ✓ ✓
Action #7: Add a Certificate of Compliance section to GMC Chapter 20, which will facilitate the development of lots created by grant deed prior to March 4, 1972.

Subdivision Code
amendment 12 months ✓ ✓
Regulatory Constraints
Action #8: Eliminate minimum individual residential unit sizes for multifamily projects. Current standards require minimum size based on bedroom count. Size includes 800 sf for a one-bedroom; 1,000 sf for a two-bedroom; and 1,200 sf for a three-bedroom. Regulation may be considered unfair to multifamily housing as there is no minimum size requirement for single-family housing. Building Code (R304.1) states that habitable rooms shall have a minimum area of 70 square feet.

Zoning Code
amendment 12 months ✓ ✓ ✓ ✓ ✓
Action #9: Revise side and rear setbacks in the single family residential (SFR) zones (R-1, E-3, E-4, E-5, E-6, E-7) and multifamily residential (MFR) zones (R-2, R3, GA, LGA) to be 4 feet to match allowance for ADUs. Current side setbacks in SFR is 5 feet or 7 feet and in MFR it is 5 feet. Current rear setback in SFR is 25 feet and 35 feet and in MFR it is 20 feet. Change would only be for first floor (new 4-foot setback) but second floor rear setbacks would remain (SFR is 25 feet and 35 feet and MFR is 20 feet).

Zoning Code
amendment 12 months ✓ ✓ ✓
Action #10: Allow approval of time extension by director and eliminate fee.

Developers are taking longer to submit for building permits, which may be due to cost and complexity of development.

Zoning Code
amendment 12 months ✓ ✓ ✓
Action #11: Eliminate 2,000-foot radius notice requirement for general plan amendments designating non-residential property for residential or increasing residential density. Instead, notice property owners within 300 feet as required by State law.

Zoning Code
amendment 12 months ✓ ✓ ✓ ✓
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Table 41: Housing Production Actions
Action Process
Timeline
(from HE
Certification)
Objectives
Process StreamliningRegulatory ConstraintsDevelopment IncentivesAffordable HousingFair HousingReduced Cost/TimeEconomic Development Action #12: Eliminate supplemental notice requirement for small-posted signs in the public right-of-way when designating non-residential property for residential use or increasing residential density. The small-posted signs duplicate large posted signs, and are not required of projects that are not housing. The City will seek out technology that will enable the creation of an interactive project location map on the City's website.

Zoning Code
amendment 12 months ✓ ✓ ✓ ✓
Action #13: If a housing development is proposed on a non-conforming lot, but is otherwise code compliant, the additional application to develop a non-conforming lot in GMC 21.02.045 shall not be required.

Zoning Code
amendment 12 months ✓ ✓ ✓
Action #14: Allow existing residential dwellings on Route 66 with valid building permits to be deemed conforming regardless of the underlying zone. Allow improvements and increase in residential units, provided the overall project improves conformity with standards. This change would provide an economic incentive for property owners to invest in deteriorating housing stock.

General Plan
Update, Zone
Change, and
CEQA
24 months ✓ ✓ ✓
Action #15: Increase the standard time limit for construction to begin following entitlement from 18 to 24 months. In recent years, developers are taking longer to prepare and submit construction plans. This may be related to factors including increasingly complex regulations, cost, and a tight market for qualified design and construction professionals.

Zoning Code
amendment 12 months ✓ ✓ ✓
Action #16: Eliminate the 20’ height requirement for projects in a multi-family zone that are within 40 feet of a single-family zone. Allow 25 feet max height in multifamily zones regardless of proximity to a single-family zone. This regulation may be viewed as unfair to multi-family housing as single-family housing regardless of location is allowed to be 25 feet tall.

Zoning Code
amendment 12 months ✓ ✓ ✓ ✓
Development Incentives
Action #17: Allow lot line adjustments which result in lots that are more conforming to code but may fall short of development standards. Current code does not allow a lot line adjustment unless the resulting lot is within 10% of the zone requirements.

Zoning Code
amendment 12 months ✓ ✓ ✓ ✓
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Table 41: Housing Production Actions
Action Process
Timeline
(from HE
Certification)
Objectives
Process StreamliningRegulatory ConstraintsDevelopment IncentivesAffordable HousingFair HousingReduced Cost/TimeEconomic Development Adoption would make it easier to combine small non-conforming lots on Route 66 and Arrow Highway for development. The current code hinders the consolidation of non-conforming lots.

Action #18: Allow for reduced open space or alternatives in the Route 66 and Arrow Highway Specific plans. The requirement is currently 400 sf per unit, and options do not allow credit for amenities such as inside gyms and other recreational facilities.

Zoning Code
amendment 12 months ✓ ✓ ✓
Action #19: Eliminate floor area ratio (FAR) maximum for mixed use buildings.

Separately apply du/acre for residential and FAR for commercial. The FAR requirement to cover an entire mixed-use building was added in 2017 to control building mass. The current regulations limit the use of property and function as an additional constraint on mixed use development.

Zoning Code
amendment 12 months ✓ ✓ ✓
Action #20: Eliminate 1-acre minimum lot size requirement for mixed use developments in the Route 66 Specific Plan and the Arrow Hwy Specific Plan. This was added in 2017, over concern that mixed use on smaller lots would produce awkward site plans, but successful examples include the small project at 501 Route 66/Parker Project.

Zoning Code
amendment 12 months ✓ ✓ ✓
Action #21: Allow church and other institutional type use parcels in single- and multi-family zones to build housing (beyond church related parsonage). Allow residential uses (rentals) that are done on any church/ institutional property where church is maintained as primary use and residential is accessory use. Create development standards for residential use at church sites and allow density to be based on lot size if it were a developed pursuant to the underlying residential zone (i.e., if church site could be developed with 10 homes allow 10 residential units).

General Plan
Update, Zone
Change, and
CEQA
24 months ✓ ✓ ✓ ✓ ✓
Action #22: Allow mixed-use (multifamily, residential, and commercial) in commercial zones if commercial square footage is equal or greater than existing.

There shall be no net loss of commercial square footage, and no less than 50% of the total combined square footage shall be commercial or other non-residential use.

This will preserve existing commercial square footage and provide additional opportunities for residential development. This incentive would facilitate investment General Plan
Update, Zone
Change, and
CEQA
24 months ✓ ✓ ✓
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Table 41: Housing Production Actions
Action Process
Timeline
(from HE
Certification)
Objectives
Process StreamliningRegulatory ConstraintsDevelopment IncentivesAffordable HousingFair HousingReduced Cost/TimeEconomic Development in currently dilapidated shopping centers on Route 66 and Grand Avenue.

Action #23: In mixed-use zones allow residential density bonus for mixed use projects if new projects propose to keep or rebuild same or greater commercial square footage as existing.

General Plan
Update, Zone
Change, and
CEQA
24 months ✓ ✓ ✓
Action #24: Revise design guidelines to be objective and remove language requiring interpretation of design quality. This action item intends to eliminate subjective evaluation regarding the architectural quality of a development. Objective standards would also produce more consistency in building design.

Zoning Code
amendment 12 months ✓ ✓ ✓
Affordable Housing
Action #25: Establish ministerial procedures to reduce parking requirements for housing for special needs households (i.e., seniors, people with disabilities).

Zoning Code
amendment 12 months ✓ ✓ ✓ ✓ ✓ ✓ ✓
Action #26: Reduce, waive, or modify certain development standards to promote affordable housing development. For example, reduce parking standards or covered parking requirements for senior housing or certain projects designed for lowerincome households.

Zoning Code
amendment 12 months ✓ ✓ ✓ ✓ ✓ ✓
Action #27: Provide fast-track permit processing and ministerial approval for housing developments affordable to lower-income households or other priority housing needs (i.e. extremely low-income, large families, people with disabilities).

The reviewing body for new development shall comply with Action Item #2.

Policy Change 6 months ✓ ✓ ✓ ✓ ✓ ✓ ✓
Action #28: Adopt an “Assist in Development Program” for affordable projects. This may include cooperative development agreements, financing, fee waivers and other assistance to facilitate affordable housing.

Program
Development 12 months ✓ ✓ ✓ ✓ ✓ ✓
Action #29: Update density bonus ordinance to comply with the State density bonus law and develop an outreach program to ensure and encourage implementation.

State law allows increases in density and concessions on development standards when low-income housing is provided as part of a development.

Zoning Code
amendment 12 months ✓ ✓ ✓
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Table 41: Housing Production Actions
Action Process
Timeline
(from HE
Certification)
Objectives
Process StreamliningRegulatory ConstraintsDevelopment IncentivesAffordable HousingFair HousingReduced Cost/TimeEconomic Development Action #30: Establish minimum density for housing development of 80% of the maximum density for the zone. For example, for zones with a max density of 30 du/acre, all projects must be at least 25 du/acre. This specifically addresses comments from the State on the City's Housing Element to mitigate "no net loss" where projects are proposed far below the maximum density.

Genderal Plan
Update, Zone
Change, and
CEQA
24 months ✓
Action #31: Adopt a land-banking program for future development of housing affordable to lower- and moderate-income households. A land-banking program could include the use of Housing Authority, City Affordable Housing, and Community Development Block Grant funds to purchase sites as well as a program to designate City-owned sites as surplus land for development.

Program
Development 12 months ✓ ✓ ✓
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5. Affirmatively Furthering Fair Housing
Program 17: Fair Housing Program
The City completed their last Analysis of Impediments to Fair Housing Choice (AI) in 2018. As part of the AI a Fair Housing Action Plan to help address impediments. Currently, the City’s Fair Housing Program is funded with CDBG funds and administered through a contract with the Housing Rights Center (HRC). HRC will provide fair housing services to all residents who request counseling, resource referral, complaint investigation, and public education on all forms of housing discrimination.

Responsible Agency: Glendora Housing Authority/
Community Development Department
Financing: CDBG
Actions & Timeframe:
• Promote and publicize fair housing programs and services on City website and through brochures at City Hall.
• Continue to contract with a qualified fair housing service provider to provide fair housing services to residents.
• Implement actions to affirmatively furthering fair housing as set forth in .

Qualified Objectives: Not applicable
Item #5. Page 124
Meeting Date: 12/13/2022 / Packet Page #: 331
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October 2022 115
Table 42: Fair Housing Issues, Contributing Factors, and Meaningful Actions Action Area HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting Metrics Fair Housing Outreach
and Enforcement
(Moderate Priority)
HE Program 17:

Fair Housing
Promote and publicize fair housing programs and
services on City website and through brochures at
City Hall.

Ongoing Citywide
Assist 50 persons
annually
Ensure that fair housing services are provided in
multiple languages as needed by the City’s
population to provide information for the City’s
Hispanic and Asian residents who may have a
language barrier at home.

Ongoing Citywide
Annually, require evidence of effective outreach
from the City’s fair housing provider. City will require attendance reports to events from fair housing
providers. Based on reports, work with fair housing
provider on plan to increase attendance to outreach
events.

Annually Citywide
In 2023, work with the City’s fair housing provider to
educate local realtors on the practice of for-sale and
for-rent discriminatory language. If feasible, provide
a resource that can be utilized by local realtors
when they are advertising properties.
2023 Citywide
Item #5. Page 125
Meeting Date: 12/13/2022 / Packet Page #: 332
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October 2022 116
Table 42: Fair Housing Issues, Contributing Factors, and Meaningful Actions Action Area HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting Metrics Housing Mobility
High Priority
Program 14:

Accessory Dwelling
Units
Develop incentives and tools to facilitate ADU
construction. 2022 Single-family neighborhoods
160 ADUs over 8
years
Program 16: Housing
Production Actions
Action #2: Increase threshold for a Planning
Commission public hearing 2023 Citywide
Reduce
processing time
and remove
barrier to housing
with the goal of
facilitating
development of
100 affordable
units
Action #3: Increase threshold for large, posted
notification sign boards to projects greater than 10
residential units.
2024 Citywide
Action #4: Reduce mailed notices for public
hearings to 300-foot radius, the state law minimum
requirement. Current code requires 500 feet.
2023 Citywide
Action #5: Eliminate requirement for large, posted
signs for general plan amendments initiated by
property owners to designate non-residential
property for residential use or increase residential
density. Instead, require large, posted signs only
for projects of 10 units or more as noted in Action
#3.
2023 Citywide
Action #8: Eliminate minimum individual
residential unit sizes for multifamily projects.

Current standards require minimum size based on
bedroom count. Size includes 800 sf for a onebedroom; 1,000 sf for a two-bedroom; and 1,200 sf for a three-bedroom.
2023 Citywide
Action #11: Eliminate 2,000-foot radius notice
requirement for general plan amendments
designating non-residential property for residential
or increasing residential density. Instead, notice
property owners within 300 feet as required by
State law.
2023 Citywide
Action #12: Eliminate supplemental notice
requirement for small-posted signs in the public 2023 Citywide Item #5. Page 126
Meeting Date: 12/13/2022 / Packet Page #: 333
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October 2022 117
Table 42: Fair Housing Issues, Contributing Factors, and Meaningful Actions Action Area HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting Metrics right-of-way when designating non-residential
property for residential use or increasing
residential density.

Action #25: Establish ministerial procedures to
reduce parking requirements for housing for
special needs households (i.e., seniors, people
with disabilities).
2023 Citywide
Action #26: Reduce, waive, or modify certain
development standards to promote affordable
housing development. For example, reduce
parking standards or covered parking
requirements for senior housing or certain projects
designed for lower-income households.
2023 Citywide
Action #27: Provide fast-track permit processing
and ministerial approval for housing developments
affordable to lower-income households or other
priority housing needs (i.e. extremely low-income,
large families, people with disabilities).
2022 Citywide
Action #28: Adopt an “Assist in Development
Program” for affordable projects. This may include
cooperative development agreements, financing,
fee waivers and other assistance to facilitate
affordable housing.
2023 Citywide
Action #31: Adopt a land-banking program for
future development of housing affordable to lowerand moderate-income households2023 Citywide New Opportunities in
Higher Opportunity Areas
High Priority
HE Program 7:

Affordable Housing
Incentives
Engage with market-rate developers to include
affordable units. Include information regarding
incentives and partnership opportunities in
planning permit guidance and application
documents.
2021-2029
In AHSP and
Route 66 SP
areas
Facilitate
development of
100 affordable
units
Program 8: Before 2025 when the Metro Gold Line is By 2025 In AHSP and Facilitate Item #5. Page 127
Meeting Date: 12/13/2022 / Packet Page #: 334
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October 2022 118
Table 42: Fair Housing Issues, Contributing Factors, and Meaningful Actions Action Area HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting Metrics Adequate Residential
Sites
completed, promote the development of mixed
income housing near the transit corridor by
encouraging developers of all income levels to
submit projects.

Semi-annually, reach out to developers to
encourage them to build mixed income housing
near transit corridors or on other sites identified in
the inventory.

Route 66 SP
areas
development of
400 new units
over 8 years
HE Program 13:

Objective Design
Standards
Complete the City’s objective design standards
pursuant to SB 330 utilizing the City’s SB2 grant
By 2023 Citywide Reduce
processing time
Program 16:

Housing Production
Actions
Action #16: Eliminate the 20’ height requirement
for projects in a multi-family zone that are within 40
feet of a single-family zone. Allow 25 feet max
height in multifamily zones regardless of proximity
to a single-family zone.
2023 Citywide
Remove barrier
to housing to
facilitate
development of
400 new units
over 8 years
Action #21: Allow church and other institutional
type use parcels in single- and multi-family zones
to build housing (beyond church related
parsonage). Allow residential uses (rentals) that
are done on any church/ institutional property
where church is maintained as primary use and
residential is accessory use.
2024 Citywide
Action #22: Allow mixed-use (multifamily,
residential, and commercial) in commercial zones
if commercial square footage is equal or greater
than existing.
2024 Citywide
Action #23: In mixed-use zones allow residential
density bonus for mixed use projects if new
projects propose to keep or rebuild same or
greater commercial square footage as existing.
2024 Citywide
Program 1: To encourage the conservation and maintenance Annually Low and Address code Item #5. Page 128
Meeting Date: 12/13/2022 / Packet Page #: 335
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October 2022 119
Table 42: Fair Housing Issues, Contributing Factors, and Meaningful Actions Action Area HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting Metrics Community
Preservation
Activities
of existing units in compliance with building code,
zoning and environmental standards, on an annual
basis the City will provide public educational
information on their social media sites about
property maintenance requirements.
moderate income
neighborhoods
compliance
issues for 20
units annually
Place-based Strategies
for Community
Revitalization
Moderate Priority
Program 2:

Neighborhood
Improvements
Allocate CDBG funds to prioritize infrastructure
and public facility improvements in low and
moderate income neighborhoods with the goal of
implementing one improvement project annually.

Pursue implementation of the People Movement
project.

Annually
Low and
moderate income
neighborhoods
One public
improvement
project annually
Tenant Protection and
Anti-displacement
Moderate Priority
Program 4:

Mobilehome Park
Rent Stabilization
Continue to provide rent stabilization and rent
review services for mobilehome park residents. Ongoing Citywide 670 mobilehomes Program 5:

Housing Choice
Vouchers
At least annually coordinate with the City’s fair
housing provider and LACDA to expand outreach
efforts targeting groups with disproportionate
needs. Specifically, expand outreach and
education on new State source of income
protection (SB 329 and SB 229)
Annually
Low and
moderate income
neighborhoods
Conduct at least
one fair housing
outreach activity
annually
Program 8:

Replacement
Housing
Amend the Zoning Code to require the replacement
of units affordable to the same or lower income level
as a condition of any development on a nonvacant
site consistent with those requirements set forth in
State Density Bonus Law.
2023 Citywide Code
Amendment
Annual Progress
Report
(CAPER and HE
APR)
Annually update the elected and appointed
officials, City staff, and the community on housing
laws and fair housing information at regularly
scheduled public meetings.

Annually Not applicable Informational
briefing
Item #5. Page 129
Meeting Date: 12/13/2022 / Packet Page #: 336
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October 2022 120
C. Summary of Quantified Objectives
Below is a summary of the City of Glendora’s quantified objectives for the 2021-2029 Housing Element planning period.

Table 43: Quantified Objectives
Extremely
Low Very Low Low Moderate AboveModerate Total
RHNA 368 367 386 388 767 2,276
New Construction 20 40 40 100 200 400
Potential ADUs - - 108 3 49 160
Entitled Projects - - - - 84 84
Preservation
(Substandard Housing
Conditions)
5 15 20 - - 40
Conservation of
Existing Affordable
Housing
9 181 49 - - 239
Item #5. Page 130
Meeting Date: 12/13/2022 / Packet Page #: 337
City of Glendora | 2021-2029 HOUSING ELEMENT
October 2022 A-1
Appendix A: Public Outreach
Public Workshop
The following invitation to attend the Housing Element Introduction and Study Session was sent out on November 6, 2020, to the interested parties list, as well as posted on social media, and the City’s website.

Glendora City CouncilDecember 13, 2022

Glendora City Council
December 13, 2022