CITY OF GLENDORA
CITY COUNCIL
AGENDA
TUESDAY, SEPTEMBER 5, 2023
BIDWELL FORUM, 140 S. GLENDORA AVENUE, GLENDORA
MAYOR/CHAIR
Gary Boyer, District 3
MAYOR PRO TEM/VICE-CHAIR
Mendell Thompson, District 5
COUNCIL/COMMISSIONERS
Michael Allawos, District 1
Karen Davis, District 4
David Fredendall, District 2
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: 9/5/2023 / Packet Page #: 1
CITY OF GLENDORA
NOTICE AND CALL
OF A
SPECIAL CITY COUNCIL
TUESDAY, SEPTEMBER 5, 2023
BIDWELL FORUM, 140 S. GLENDORA AVENUE, GLENDORA
9:00 AM
TO THE MEMBERS OF THE CITY COUNCIL OF THE CITY OF GLENDORA AND TO THE CITY CLERK:
NOTICE IS HEREBY GIVEN that the City Council will conduct a special meeting at 9:00 AM on Tuesday, September 5, 2023, at Bidwell Forum, 140 S. Glendora Avenue, Glendora.
The purpose of said special meeting is as follows:
SPECIAL ITEMS
1. Conduct Economic Development Strategic Assessment Workshop NOTICE IS FURTHER GIVEN that the public will be given the opportunity to speak only on those matters listed in this notice. Public Comment will be announced once at the commencement of this special meeting and can be given in-person, submit via email at [email protected] with the subject “Public Comment” or via mail and mailed to 116 E. Foothill Boulevard, Glendora, ATTN: City Clerk’s Department-Public Comment.
NO OTHER BUSINESS WILL BE DISCUSSED
I, certify that I caused the Notice and Call of a Special Meeting of the City Council to be held Tuesday, September 5, 2023, at 9:00 AM, in the Glendora Library, Bidwell Forum, 140 S. Glendora Avenue, Glendora, to be delivered electronically or hardcopy to each member of the City Council, emailed to the San Gabriel Valley Examiner, and that I posted said notice on the posting board as required by law.
Certification Date: August 30, 2023
Revised: (when applicable) Kathleen R. Sessman, MMC
City Clerk/Communications Director
Meeting Date: 9/5/2023 / Packet Page #: 2
Economic Development Strategic Assessment Agenda
Tuesday, September 5, 2023
8:30am – 3:00pm
Bidwell Forum
8:30am - 9:00am – Light Refreshments
9:00am – Open Public Meeting – Gary Boyer, Mayor
9:00am – Introduction
• Staff Introductions – Valerie Velasquez, Economic Development & Housing Manager • Opening Remarks – Adam Raymond, City Manager
• Update on Economic Development activity in Glendora – Valerie Velasquez, Economic Development & Housing Manager
9:30am - 10:30am – Local Economic Development in CA - Gurbax Sahota, President/CEO-CALED 10:30am - 10:45am – Break
10:45am - 11:45am – Regional Economic Development - Eric Duyshart, EPMD Consulting, LLC 11:45am - 12:15pm – Lunch
12:15pm - 1:15pm – Panel Discussion – Alycia Suniga, Management Analyst (Lead) Valerie Velasquez, Econ. Dev. & Housing Manager
• Panel: Gurbax Sahota, CEO – CALED, Eric Duyshart – EPMD Consulting, LLC, Brad Umansky, President – Progressive Real Estate Partners
1:15pm - 1:30pm – Break
1:30pm - 2:45pm – Council Input - Eric Duyshart, EPMD Consulting, LLC Jeff Kugel, Community Development Director
• How do you measure success?
• Priorities (sites, particular businesses or types, jobs, growth to stimulate economic activity, other?) • Incentives (examples)
• Leakage Opportunities
2:45pm - 3:00pm – Final Q&A/Closing Remarks - Valerie Velasquez, Econ. Dev. & Housing Manager 3:00pm – Close Public Meeting – Gary Boyer, Mayor
Item #1. Page 1
Meeting Date: 9/5/2023 / Packet Page #: 3
Economic Development
Community Development Department
Special Meeting, Glendora City Council
September 5, 2023
Valerie Velasquez, Economic Development and Housing Manager CityOfGlendora.org Item #1. Page 2
Meeting Date: 9/5/2023 / Packet Page #: 4
Schedule
2 Item #1. Page 3
Meeting Date: 9/5/2023 / Packet Page #: 5
3 2023 – 2025 Adopted Strategic Plan April 11, 2023
Seven Goals
1. Implement Strategic Economic Development
2. Maintain Financial Stability and Sustainability.
3. Enhance Employee Development and Retention.
4. Enhance and Modernize the Organization.
5. Improve and Maintain Infrastructure/Facilities.
6. Implement Strategic Homeless Solutions.
7. Enhance Community Engagement & Presence
Item #1. Page 4
Meeting Date: 9/5/2023 / Packet Page #: 6
4 Goal 1 – Implement Strategic Economic Development
Nine Objectives
1. Update the Economic Development Action Plan
2. Continue Comprehensive General Plan Update (Long-Term).
3. Complete Village projects.
4. Create a Vision and Development Plan for the Village/Gold Line area.
5. Sixth Cycle Housing Element follow up.
6. Complete disposition on San Jose site.
7. Develop and implement a comprehensive public art policy.
8. Prioritize City investment to compliment City priorities and programs.
9. Consider a possible annexation of County islands.
Item #1. Page 5
Meeting Date: 9/5/2023 / Packet Page #: 7
5 Objective 1: Update the Economic Development Action Plan Seven Tasks
Item #1. Page 6
Meeting Date: 9/5/2023 / Packet Page #: 8
Economic Development Activity
6 Item #1. Page 7
Meeting Date: 9/5/2023 / Packet Page #: 9
Glendora Village
1. Andrews Inc Hart Real Estate
2. BeSpoke Hat Bar, Opening Sept.
3. CocoVino; Restrooms/ABC
4. Ramones, Opening Late Sept.
5. Drink Ur Greens reopened
6. Rev’d Up Coffee
• Coldwell Banker Building
• Village Kitchen Shoppe
7 Item #1. Page 8
Meeting Date: 9/5/2023 / Packet Page #: 10
Economic Development Activity (Glendora-West)
• 223 S. Glendora Ave
Redesigned Building - Financial Office
• 630 W. Foothill Blvd
Proposed New 2 Story Medical Building
• 210 S. Grand Ave.
Proposed New 3 Story Medical Building
• 1717 S. Grand Ave.
Proposed Car Wash
8 Item #1. Page 9
Meeting Date: 9/5/2023 / Packet Page #: 11
Economic Development Activity (Route 66)
9 150 W. Route 66: Glendora Community Hospital
706 W. Route 66: Wendy’s
745 E. Route 66: Redevelopment Opportunity
1000 E. Route 66:
(Former Tuesday Morning) New Ownership – Redevelopment Opportunity 1105 E Route 66:
(Formerly Sergio’s) Barbecue Station (TI’s in process)
1223 E. Route 66:
(Formerly Golden Spur) Easter Seals (TI’s in process)
1861 E. Route 66:
(Formerly Flagg Gas Station) Proposed New 2 Story Medical Building 2035 E. Financial Way: Oasis relocated from Vermont to Financial Way, previously occupied by NHRA
2244 E. Route 66:
(Formerly Frozen Ropes) Medical Offices / Urgent Care (Emanate) Item #1. Page 10
Meeting Date: 9/5/2023 / Packet Page #: 12
Economic Development Activity (Lone Hill Ave / Marketplace/Diamond Ridge) 10 919 S. Lone Hill: New Cube Smart Storage
1950 Auto Centre Dr: Walmart Expansion and Reface
1253 S. Lone Hill: Hyundai Remodel
1308 S. Lone Hill: Fast Five Car Wash
1331 E. Gladstone: Victoria Secret
1405 E. Gladstone: Bob’s Furniture
Item #1. Page 11
Meeting Date: 9/5/2023 / Packet Page #: 13
Economic Development Activity (Arrow Highway)
11 531 E. Arrow Hwy: 33 Townhomes
1121 E. Arrow Hwy: 19 Unit Apartment Homes
1201 – 1215 E. Arrow Hwy: 43 Townhomes
905 E. Arrow Hwy: Glendora Public Market
942 E. Wonder Lane: Brandywine Homes –
16 Detached Homes
Item #1. Page 12
Meeting Date: 9/5/2023 / Packet Page #: 14
Presenters:
Gurbax Sahota
President & CEO, CALED
Executive Director, CA Academy
for Economic Development
12 Eric Duyshart
EPMD Consulting, LLC
Brad Umansky
President, Progressive Real Estate
Item #1. Page 13
Meeting Date: 9/5/2023 / Packet Page #: 15
Gurbax Sahota
President & CEO, CALED
Executive Director, CA Academy for Economic Development 13 Local Economic Development in California
Item #1. Page 14
Meeting Date: 9/5/2023 / Packet Page #: 16
14 Eric Duyshart
EPMD Consulting, LLC
Regional Economic Development
Item #1. Page 15
Meeting Date: 9/5/2023 / Packet Page #: 17
Panel Discussion
Gurbax Sahota
President & CEO, CALED
Executive Director, CA Academy
for Economic Development
15 Eric Duyshart
EPMD Consulting, LLC
Brad Umansky
President, Progressive Real Estate
Item #1. Page 16
Meeting Date: 9/5/2023 / Packet Page #: 18
16 • How do you measure success?
• Priorities
– sites, specific business or business type, jobs, growth to stimulate economic activity, other?
• Incentives
– what type? to who?
• Leakage Opportunities
Council Discussion
Item #1. Page 17
Meeting Date: 9/5/2023 / Packet Page #: 19
17 Final Questions / Closing Remarks
Item #1. Page 18
Meeting Date: 9/5/2023 / Packet Page #: 20
Item #1. Page 19
Meeting Date: 9/5/2023 / Packet Page #: 21
CALIFORNIA ASSOCIATION FOR
LOCAL ECONOMIC DEVELOPMENT
ü Founded in 1980
ü 850+ Members – 75% cities & counties
ü Dedicated to Economic Development –
helping businesses thrive and create vibrant
economies to provide opportunity for residents
Item #1. Page 20
Meeting Date: 9/5/2023 / Packet Page #: 22
CITY OF GLENDORA
ü Defining Economic Development
ü Current Environment
ü Your Role – Your Community
ü Types of Economic Development - Where to Begin
ü Measuring Success
ü Q&A
Item #1. Page 21
Meeting Date: 9/5/2023 / Packet Page #: 23
Economic Development is the creation
of wealth through which community
benefits are realized.
Item #1. Page 22
Meeting Date: 9/5/2023 / Packet Page #: 24
ENVIRONMENT – POST PANDEMIC
People, Language, Implementation
Strategically Create Your Preferred Future
Item #1. Page 23
Meeting Date: 9/5/2023 / Packet Page #: 25
“From a public perspective, local
economic development involves the
allocation of limited resources – land,
labor, capital and entrepreneurship in a
way that has positive effect on the level of
business activity, employment, income
distribution patterns, and fiscal
solvency.”
Item #1. Page 24
Meeting Date: 9/5/2023 / Packet Page #: 26
Item #1. Page 25
Meeting Date: 9/5/2023 / Packet Page #: 27
PUBLIC SECTOR ROLE
• Maintain, increase & diversify tax base
• Economic vitality for commercial and industrial areas • Maximize property through highest & best use
• Create and retain jobs, increase per capita income
• Create economic opportunities for residents
• Generate revenue to pay for programs and invest in
community development
Item #1. Page 26
Meeting Date: 9/5/2023 / Packet Page #: 28
PUBLIC SECTOR ROLE
To create certainty and foster a business-friendly
environment to influence business investment
and location decisions through:
• Taxes
• Spending
• Investment
• Regulations
• Incentives
• Marketing
• Quality Service
• Adding Value to
Community Assets
Item #1. Page 27
Meeting Date: 9/5/2023 / Packet Page #: 29
üIncreased Revenue Base
Additional revenue to support, maintain, and improve local services such as roads, parks, libraries, and emergency medical services.
üJob Development
To provide better wages, benefits, and opportunities for advancement.
üBusiness Retention
Businesses that feel appreciated by the community will stay.
Shows prospective businesses how the city will treat them.
Benefits of Economic Development
Item #1. Page 28
Meeting Date: 9/5/2023 / Packet Page #: 30
ü Economic Diversification
Helps expand the economy and reduces a community’s
vulnerability to a single business sector.
ü Self-sufficiency
Public services would be less dependent on
intergovernmental transfers that change with each election. ü Productive Use of Property
Property used for its “highest and best use” maximizes the productivity of that property.
Item #1. Page 29
Meeting Date: 9/5/2023 / Packet Page #: 31
More local tax dollars and jobs raise the
economic tide for the community, which
generally increases the overall standard
of living of the residents.
QUALITY OF LIFE
Item #1. Page 30
Meeting Date: 9/5/2023 / Packet Page #: 32
Projects/Transactions
ü Revitalizing the downtown – BIDs/PBIDs
ü Providing infrastructure to a new area
ü Working with private partners to complete commercial or residential projects (New Market Tax Credits)
ü Creating TIF districts (EIFD, CRIA, etc.)
ü Developing industrial parks, buildings, retail, etc.
ü EB-5
ü PACE financing
ü Brownfield financing and remediation
ü Private Activity Bonds
ü Public asset inventory
ü Zoning for highest/best use
Item #1. Page 31
Meeting Date: 9/5/2023 / Packet Page #: 33
3 FORMS OF ECONOMIC DEVELOPMENT
(PROGRAMS)
1. Retain & Expand Existing Business
2. Create Business
3. Attract New Business
Item #1. Page 32
Meeting Date: 9/5/2023 / Packet Page #: 34
ü Backward Linkages
ü Sources of Capital
ü Regulatory Issues
ü Workforce Training
ü Export Assistance
ü Government Purchasing
ü Revolving Loan
Existing Business – 80% net new job growth
Appreciate those that have already invested in Glendora Item #1. Page 33
Meeting Date: 9/5/2023 / Packet Page #: 35
Start Up of New Business
ü Grow Your Own Providing Exceptional Business
Assistance
ü Venture Capital – Crowd funding, LocalCrowd
ü Incubators – have a graduation plan
ü Business Training – SBDCs, SCORE
ü Home-based Businesses
Item #1. Page 34
Meeting Date: 9/5/2023 / Packet Page #: 36
Attraction of New Business
üKnow your competitive advantages and
disadvantages - You are unique
ü Have data - Targeted Industry Study
ü Marketing Strategy – Local, Regional, State,
ü Community Profile
ü Vacant Industrial Site & Facilities Inventory
ü Business Familiarization Tours
Item #1. Page 35
Meeting Date: 9/5/2023 / Packet Page #: 37
Attracting Retail
ü What is your value proposition? Do you have data to
support it? Know who you are
ü Population in 7-min. drive time radius – not city
boundary?
ü Population by income level?
ü Community preferences?
ü Do you have shovel-ready real estate already in place? Item #1. Page 36
Meeting Date: 9/5/2023 / Packet Page #: 38
Types of City
Economic Development Activities
1. Assuring consistency in development rules
2. Streamlining review of all applications for permits
3. Working with private promotional groups
4. Improving local amenities
5. Contracting/networking with businesses
6. Property site referrals
7. Joint collaboration with other jurisdictions
8. Public improvement to declining areas to stimulate investment
9. Working with area’s COGs/regional governments
10. Participating in state funded grant programs
Item #1. Page 37
Meeting Date: 9/5/2023 / Packet Page #: 39
WHERE TO BEGIN
What do you already have?
plan, strategy, element, resolutions, initiatives
Who is on your team?
staff, county, EDC, chamber, business council
What industries are already thriving?
WDBs, Community Colleges, EDCs
What industries/retail can you support?
Item #1. Page 38
Meeting Date: 9/5/2023 / Packet Page #: 40
WHERE TO BEGIN
• Where does your revenue come from?
• Think long-term
• Ask the right budget questions?
• Are you cutting revenue generators?
• Are your timelines realistic?
Item #1. Page 39
Meeting Date: 9/5/2023 / Packet Page #: 41
Measuring Success
üMonitor the metrics of your economic
development programs – tracking your
investment
ü Economic development is an investment
in your community. It’s more than a “Jobs
Program”
Item #1. Page 40
Meeting Date: 9/5/2023 / Packet Page #: 42
SMART
A simple device to remember the characteristics of
an effective performance measure
Specific: performance measures need to be as specific as possible
Measurable: a performance measurement is only useful if you can actually measure it
Achievable: do not set goals that are impossible to achieve Relevant: performance measurements need to be relevant to the organization’s mission and the program’s strategic
objectives
Time-based: make sure that performance measures are achieved within a specific period
Item #1. Page 41
Meeting Date: 9/5/2023 / Packet Page #: 43
Economic Development is not
a one size fits all proposition.
Item #1. Page 42
Meeting Date: 9/5/2023 / Packet Page #: 44
Gurbax Sahota,
President/CEO
The California Association
For Local Economic Development
(916) 448-8252 ext. 15
[email protected]
Item #1. Page 43
Meeting Date: 9/5/2023 / Packet Page #: 45
CITY OF GLENDORA
ECONOMIC DEVELOPMENT WORKSHOP
September 2023
EPMD CONSULTING
1 Item #1. Page 44
Meeting Date: 9/5/2023 / Packet Page #: 46
Economic Development
Recent Trends
• Small Business Support
• Job Training – Future Jobs
• Social Media Friendly
• More Eventful
• Data Driven
• Opportunities - Place Making
Traditional Focus
• Jobs
• Goods and Services
• Stable Economy
• Bringing $ from Outside
• Local Gov Revenue
• Compete w/ Adjacent
City
Item #1. Page 45
Meeting Date: 9/5/2023 / Packet Page #: 47
Elements of Presentation
3 • Glendora Context
• County / Job Stats
• Office Space Trends
• Retail Trends
• Restaurant Trends
• Institutions
• Place Making
• Specific Opportunity Sites
• Private and Public Investment
• Discussion
Item #1. Page 46
Meeting Date: 9/5/2023 / Packet Page #: 48
Glendora Context
4 Los
Angeles
Orange
County
Inland
Empire
Item #1. Page 47
Meeting Date: 9/5/2023 / Packet Page #: 49
Population
52,000 Labor
Force
26,000
Total Jobs
17,000
Visitors
Out Commute
Students
Daytime Glendora
Residents
that work in
Glendora
In Commute
Item #1. Page 48
Meeting Date: 9/5/2023 / Packet Page #: 50
Regional - Jobs
LA County
Unemployment rate
Item #1. Page 49
Meeting Date: 9/5/2023 / Packet Page #: 51
LA County – Commercial Vacancy
Item #1. Page 50
Meeting Date: 9/5/2023 / Packet Page #: 52
Glendora – Commercial Vacancy
Glendora Office Inventory: 650K
Number of Buildings: 33
Vacancy 3%
Asking rent: $2.24
Office
Retail
Industrial
Item #1. Page 51
Meeting Date: 9/5/2023 / Packet Page #: 53
Office Trends
• High vacancy rates in central cities.
• Reduced (3-4-days) in-the-office work week
trend?
• Landlord defaults and foreclosures
• Looming RE banking and investment concerns
• Over supply + high construction cost = No new
• Many offices considering converting to other
uses
9 Vacancy Rates
Costar July 23
Item #1. Page 52
Meeting Date: 9/5/2023 / Packet Page #: 54
Technology R&D
• Regional Tech growth is primarily in clusters –
Santa Monica/South Bay, OC, Tri cities
• UCLA, Caltech, USC, UC Irvine, UC San Diego
• Glendora has steep climb on this effort and would
need existing company to relocate from nearby
• For Glendora .. New tech tenants in existing
buildings possible but slower to lease. New office
buildings for any tenant very unlikely to be built in
near future.
10 Item #1. Page 53
Meeting Date: 9/5/2023 / Packet Page #: 55
Institutional
• Hospital
• Citrus College
Stable Influence on
local economy
11 Item #1. Page 54
Meeting Date: 9/5/2023 / Packet Page #: 56
Training the Workforce
12 Employment rate is strong
but improvements are needed
to align workforce skills in the
future jobs
Estimate of 20 Fastest Growing
& Declining Jobs 2020-2030
(Visual Capitalist 2021)
Item #1. Page 55
Meeting Date: 9/5/2023 / Packet Page #: 57
Retail
13 Item #1. Page 56
Meeting Date: 9/5/2023 / Packet Page #: 58
Glendora City and Retail Trade Area
14 Item #1. Page 57
Meeting Date: 9/5/2023 / Packet Page #: 59
National Retailers in Glendora
15 Item #1. Page 58
Meeting Date: 9/5/2023 / Packet Page #: 60
Retail Trends (National)
• Stores Closing- Bed Bath and Beyond (360), Foot
Locker (420), Bath and Body Works (50), Tuesday
Morning (487), Best Buy (20+), Walmart (20), Gap
Banana Republic (350), Nordstrom (15), CVS – (900),
Party City (31), Burger King (400), Walgreens (150)
• Opening smaller stores- Best Buy, DSW, Kohl’s,
Target, Barnes and Noble
• Stores Opening- Sam’s Club, Meijers, Dollar
General, Dollar Tree, Academy Sports and
Outdoors, Boot Barn, Uniqlo, IKEA
16 Source: Coresight Research, August 2023
Chart: Nicole Shih
Item #1. Page 59
Meeting Date: 9/5/2023 / Packet Page #: 61
Retail Trends
• Consumer data meets AI (ads, Visa, Alexa, FB.)
• Augmented Reality (AR) make-up, clothes, furniture…
• Private labels – Trader Joe’s, Kirkland…
• Experience related spending
• Smaller stores - Blurring lines between on-line and
bricks/mortar, but still don’t like solo locations
• Limited services and food items will stay in
neighborhood storefronts
• Psychographics – 2, 5, 10 mile radius calcs
17 Item #1. Page 60
Meeting Date: 9/5/2023 / Packet Page #: 62
Retail Leakage: Minimal
18 Top Ten Leaks:
1) Gasoline Stations 0.64 / $107M
2) Sporting Goods/Hobby (music/sewing..) 0.43 / $39.7M
3) General Merchandise Stores 0.93 / $22.5M
4) Beer/Wine/Liquor 0.37 / $21.5M
5) Lawn and Garden Equipment and Supplies 0.30 / $18.5M 6) Optical Good Store 0.21 / $10.8M
7) Specialty Food Stores 0.48 / $7.2M
8) Paint and Wallpaper Stores 0.19 / $6.2M
9) Outdoor Power Equipment 0.02 / $4.9M
10) Florists 0.29 / $1.9M
Item #1. Page 61
Meeting Date: 9/5/2023 / Packet Page #: 63
19 2 mile 5 mile 10 mile
2010 Population 61,361 251,124 974,581
2023 Population 62,055 254,126 955,588
2028 Projection 60,939 249,589 933,728
Annual Growth 2010-2023 0.1% 0.1% -0.2%
Annual Growth 2023-2028 -0.4% -0.4% -0.5%
Population Trend in Trade Area Item #1. Page 62
Meeting Date: 9/5/2023 / Packet Page #: 64
Restaurants
20 National Restaurant Assoc –
Culinary Forecast 2023
• Tight Labor Markets
• Smaller Menus
• Chains reducing locations
• Yelp, TripAdvisor impact *****
• Experience – “Cool Local Place”
Item #1. Page 63
Meeting Date: 9/5/2023 / Packet Page #: 65
Place Making
21 Where would you like to
spend free time in the City?
• Art work to attract attention
• Public amenities –
benches, landscaping,
lighting
• Public space requirements
in private developments
• Easements for public
access
Item #1. Page 64
Meeting Date: 9/5/2023 / Packet Page #: 66
Photo worthy - whimsical spots -
Item #1. Page 65
Meeting Date: 9/5/2023 / Packet Page #: 67
• Duarte, Monrovia, Azusa, La Verne….
23 Item #1. Page 66
Meeting Date: 9/5/2023 / Packet Page #: 68
Glendora – Primary Opportunity Sites
24 A
B
C
E2
24 Route 66
Arrow Highway
210
E1 D
Item #1. Page 67
Meeting Date: 9/5/2023 / Packet Page #: 69
Item #1. Page 68
Meeting Date: 9/5/2023 / Packet Page #: 70
26 Auto Repair Reduced Retail on
segment of Arrow
Hwy
Exterior
Improvements
needed
Site B – 431 E. Arrow Highway
Considerations:
- Segment of Arrow Hwy is a
struggling retail location
- Mixed Use – Consider
bonus to create new
dynamic on Arrow Hwy
-
Item #1. Page 69
Meeting Date: 9/5/2023 / Packet Page #: 71
Anchor Gone
Non Retail Gas station
Gas station
Site C – Grand Ave @ Baseline
Several Vacant
Storefronts
Item #1. Page 70
Meeting Date: 9/5/2023 / Packet Page #: 72
Considerations:
- Shift stronger retailers to
South to create new
- Add anchor tenant
- Bonus density to remove
gas station
- Possible hotel
- Improve parking and access
Site C – Grand Ave @ Baseline
Item #1. Page 71
Meeting Date: 9/5/2023 / Packet Page #: 73
29 Mixed
Commercial
Primary Intersection
in City
Considerations:
- Place Making
- Learn from best practices
and completed projects
- Complicated policy
considerations
- Significant City opportunity
Site D – Light Rail Station Site
Future Platform Linkage Opportunity
Future Parking
Facility
Item #1. Page 72
Meeting Date: 9/5/2023 / Packet Page #: 74
30 Mixed
Commercial
Reduced retail on
this street segment
Considerations:
- Currently vacant and
in poor condition
- Limited commercial
interest
- Size of parcel is
uncommon on street
- Could accommodate a
12-15K of retail with
parking
Site E.1 – 745 E. Route 66
Larger Parcel
Item #1. Page 73
Meeting Date: 9/5/2023 / Packet Page #: 75
Item #1. Page 74
Meeting Date: 9/5/2023 / Packet Page #: 76
32 Planned Victoria
Gardens site in Rancho
Cucamonga
Retail at Glendora
Marketplace and
Diamond Ridge
Point ?
- Larger sites with Citywide
significance maybe worth a
more proactive city policy
Item #1. Page 75
Meeting Date: 9/5/2023 / Packet Page #: 77
Economic Development Strategies and Considerations
• Leverage zoning, specific regs, restrictions, and bonuses • Utilize business associations / partnerships
• Work to mitigate flat population stats
• Collaborate with individual property owners and commercial brokers • Maintain grant awareness and pursuits
• Create custom marketing packets for retail, restaurant, and office prospects
33 Item #1. Page 76
Meeting Date: 9/5/2023 / Packet Page #: 78
Population
52,000 Labor
Force
26,000
Total
Jobs
17,000
Visitor
s
Students
Residents
that work in
Glendora
Item #1. Page 77
Meeting Date: 9/5/2023 / Packet Page #: 79