Agenda and Packet Revised 9/23/2024
(Added text is indicated in bold italics, deleted text is indicated in strikethrough) Item 4. Attachment C. Presentation
Item 6. Title and Recommendation
Item 15. reordered to Item 7.
CITY OF GLENDORA
CITY COUNCIL, SUCCESSOR AGENCY AND HOUSING AUTHORITY
AGENDA
TUESDAY, SEPTEMBER 24, 2024
CITY HALL COUNCIL CHAMBER, 116 E. FOOTHILL BOULEVARD, GLENDORA As a courtesy to others attending this meeting, please turn off or place in silent mode all cell phones and other communication devices while in the Council Chamber. Thank you.
Glendora regularly scheduled public meetings are conducted utilizing a hybrid format and will take place in accordance with the requirements of the Ralph M. Brown Act. To participate virtually, download Zoom on any phone or computer device and use the following meeting ID: cityofglendora.org/zoom or zoom.us/j/9329247224. The teleconferencing procedures followed relating to elected and/or appointed officials’ participation in public meetings will comply with Government Code §54953 et seq.
MAYOR/CHAIR
Mendell Thompson, District 5
MAYOR PRO TEM/VICE-CHAIR
David Fredendall, District 2
COUNCIL/COMMISSIONERS
Michael Allawos, District 1
Gary Boyer, District 3
Karen Davis, District 4
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 as early as 5:00 PM when scheduled, and general business session will commence at 7:00 PM.
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 meetings are broadcast LIVE on the City Website at www.cityofglendora.org, Meetings also broadcast on Channel 3 (Spectrum) & Channel 32 (Frontier) and are replayed Wednesday - Sunday the week following the meeting. Meetings are also available any time for replay through the City's webpage at cityofglendora.org/citymeetings.
Meetings can also be viewed via the City YouTube channel at YouTube.com/cityofglendoraca.
Meeting Date: 9/24/2024 / Packet Page #: 1
CITY OF GLENDORA
CITY COUNCIL, SUCCESSOR AGENCY AND HOUSING AUTHORITY
AGENDA
TUESDAY, SEPTEMBER 24, 2024
CITY HALL COUNCIL CHAMBER, 116 E. FOOTHILL BOULEVARD, GLENDORA 6:00 PM CLOSED SESSION
7:00 PM GENERAL BUSINESS SESSION
NOTICE IS HEREBY GIVEN that Closed Session will commence at 6:00 PM, when scheduled, and General Business Session will commence at 7:00 PM.
NOTICE IS FURTHER GIVEN that to watch and listen to the meeting virtually, download Zoom on any phone or computer device and use the following meeting ID: cityofglendora.org/zoom or https://zoom.us/j/9329247224. Public comment will be allowed in person, through email, or by mail.
CALL TO ORDER
ROLL CALL
CLOSED SESSION
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. Closed Session discussions authorized by state law and allow the legislative body to consider/hear any matter which it is authorized by state law to hear or consider in closed session.
1. CONFERENCE WITH REAL PROPERTY NEGOTIATORS A closed session will be held, pursuant to Government Code § 54956.8, enable the City Council and Housing Authority to give direction to its negotiator(s) Adam Raymond, Danny Aleshire, Moises Lopez, Jeff Kugel, and Valerie Velasquez regarding that certain real property 434-500 S. Vermont and 517 S. Glendora Avenue / APNs: 8639- 016-904; 8639-017-902; 8639-017-039. The City's real property negotiator will seek direction from the City Council regarding the disposition for the property.
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
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 offagenda 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, 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.
2. Public Comments received
Meeting Date: 9/24/2024 / Packet Page #: 2
MEMBER STATEMENTS/REPORTS
CITY MANAGER AND CITY ATTORNEY STATEMENTS
SPECIAL ITEMS
3. Request from the Glendora Unified School District Board of Education to the City Council to consider rezoning school sites and make a $2 million contribution to support the renovation of the Aquatics Center; Update on the School Resources Officer Program
CITY RECOMMENDATION: 1. Receive this report and provide direction regarding the Board of Education's request to consider rezoning school sites and $2 million contribution to support renovation of the Aquatics Center.
4. Update on Addressing Homelessness
CITY RECOMMENDATION: 1. Receive an update on services provided and efforts undertaken to assist individuals experiencing homelessness in the City; 2. Accept the FY 2024-2025 Grant Award from the San Gabriel Valley Council of Governments Housing Solutions Fund (SGVCOG HSF) in the amount of $50,000; and 3. Approve an increase in estimated revenues and a supplemental appropriation of $50,000 in the Measure H Fund (245) for the SGVCOG HSF Grant Award.
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.
5. Consider Historic Landmark Designations for Two Structures on the Campus of Cornerstone Bible Church (400 N. Glendora Ave. and 131 E. Whitcomb Ave.) - File Nos. PLN24-0013 & PLN24-0014 CITY RECOMMENDATION: Open and conduct a public hearing, accept evidence and testimony presented, and in the absence of substantial evidence to the contrary, consider the following related to file number PLN24-0013/0014: 1. Adopt a Categorical Exemption pursuant to §15308 of the California Environmental Quality Act Guidelines (CEQA); and 2. Adopt a City Council Resolution entitled: “A RESOLUTION OF THE CITY COUNCIL APPROVING LOCAL HISTORIC
LANDMARK DESIGNATION FOR TWO STRUCTURES LOCATED ON THE CAMPUS OF CORNERSTONE BIBLE CHURCH AND ADDRESSED AS 400 N. GLENDORA AVENUE AND 131 E. WHITCOMB AVENUE (FILE NOS. PLN24-0013 AND PLN24-0014).
6. First Reading and Introduction of Ordinance for the Specific Plan Amendment and Zone Change from Route 66 Service Commercial Zone to Central Route 66 Residential Zone; Vesting Tentative Tract Map and Development Plan Review for 39 Townhomes at 723-731 East Route 66, Glendora, California (Project File No. PLN23-0027; Applicant: Brandywine Homes; Property Owner: SVPP Properties LLC.)
CITY RECOMMENDATION: Open and conduct the Public Hearing, accept evidence and testimony presented and, in the absence of substantial evidence to the contrary, consider the following actions Meeting Date: 9/24/2024 / Packet Page #: 3
related to project file number PLN23-0027: 1. Find and determine that the Ordinance and Resolution are consistent with the Initial Study/Mitigated Negative Declaration prepared for the Project in compliance with the California Environmental Quality Act (CEQA); 2. Adopt Introduce for first reading an ordinance entitled: “AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GLENDORA, CALIFORNIA, APPROVING A ZONE CHANGE FROM ROUTE 66 SERVICE COMMERCIAL (RT66-RSC) TO CENTRAL ROUTE 66 RESIDENTIAL (RT66-CRR) ON THE PROPERTY LOCATED AT 723-731 EAST ROUTE 66 (FILE NO. PLN23-0027)”; and 3. Adopt a City Council Resolution entitled, “A RESOLUTION OF THE CITY COUNCIL APPROVING VESTING TENTATIVE TRACT MAP NO. 84292 FOR SUBDIVISION OF LAND TO CREATE 39
RESIDENTIAL CONDOMINIUM UNITS AND DEVELOPMENT PLAN REVIEW FOR THE CONSTRUCTION OF THE TOWNHOMES ON CERTAIN PROPERTY LOCATED AT 723-731 EAST ROUTE 66, GLENDORA, CALIFORNIA (PROJECT FILE NO. PLN23-0027; APPLICANT:
BRANDYWINE HOMES; PROPERTY OWNER: SVPP PROPERTIES LLC).”
15. 7.
First Reading and Introduction of an Ordinance Amending Certain Sections of Title 21 (Zoning) of the Glendora Municipal Code to Implement Various Housing Production Actions from the 6th RHNA Cycle (2021-2029) General Plan Housing Element (File # PLN24-0015) CITY RECOMMENDATION: 1. Find and determine that the Ordinance is exempt from the California Environmental Quality Act (CEQA); and 2. Introduce for first reading an Ordinance entitled: “AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GLENDORA, CALIFORNIA AMENDING CERTAIN SECTIONS OF TITLE 21 (ZONING) OF THE
GLENDORA MUNICIPAL CODE TO IMPLEMENT HOUSING PRODUCTION ACTIONS FROM THE 6TH RHNA CYCLE (2021-2029) GENERAL PLAN HOUSING ELEMENT;” and 3. Direct the preparation of a summary of the ordinance for publication pursuant to Govt Code 36933 and Resolution CC 2018-40.
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.
7. 8.
Affirm the September 10, 2024 Regular Joint Meeting Minutes CITY/AGENCY/AUTHORITY RECOMMENDATION: 1. Affirm the minutes as presented.
8. 9.
City of Glendora and Glendora Successor Agency Investment Report for August 2024 CITY/AGENCY RECOMMENDATION: 1. Receive and file the Monthly Investment Activity Report for August 2024.
9. 10.
Final Tract Map No. 74490 (Applicant - Owner: MV74990 LLC, a California Limited Liability Company; Location - 1237 S. Bonnie Cove Ave.)
CITY RECOMMENDATION: 1. Adopt a City Council Resolution, "A RESOLUTION OF THE CITY COUNCIL APPROVING TRACT MAP NO. 74490 FOR A NEW SUBDIVISION CONSISTING OF 30 HOUSES ON FEE SIMPLE LOTS, GLENDORA, CALIFORNIA"; 2.
Authorize the Mayor to execute the Indemnity and Subdivision Improvement Agreements; and 3.
Authorize the City Engineer and City Clerk to sign Final Tract Map No. 74490.
10. 11.
Consideration of a Resolution of the City Council of the City of Glendora Approving the Blanket Authority to File Applications for Grant Funds from the Los Angeles County Regional Park and Open Space District for Measure A Funding for Projects and Programs Meeting Date: 9/24/2024 / Packet Page #: 4
CITY RECOMMENDATION: 1. Adopt a City Council Resolution entitled, "A RESOLUTION OF
THE CITY COUNCIL APPROVING THE BLANKET AUTHORITY TO FILE APPLICATIONS
FOR GRANT FUNDS FROM THE LOST ANGELES COUNTY REGIONAL PARK AND OPEN SPACE DISTRICT FOR MEASURE A FUNDING FOR PROJECTS AND PROGRAMS."
11. 12.
Consolidated Annual Performance Evaluation Report (CAPER) for the 2023-2024 Community Development Block Grant (CDBG) Program
CITY RECOMMENDATION: 1. Approve submittal of the City of Glendora’s FY2023-2024 Consolidated Annual Performance and Evaluation Report (CAPER) accomplishments to the U.S.
Department of Housing and Urban Development (HUD); and 2. Authorize the City Manager to submit the report to HUD.
12. 13.
Award an Agreement for Contract Services to Décor IQ, LLC. for Downtown Glendora Holiday Tree Lighting in the amount of $104,030
CITY RECOMMENDATION: 1. Award the Agreement for Contract Services to Décor IQ, LLC. for Downtown Glendora Holiday Tree Lighting in the amount of $104,030; and 2. Authorize the City Manager to execute the Agreement.
13. 14.
Approve the Agreement for Contract Services with G. M. Sager Construction Company, Inc. for the Emergency Repair of Glendora Avenue from Ronwood Street to Mauna Loa Avenue for an amount not to exceed $188,725
CITY RECOMMENDATION: 1. Approve the Agreement for Contract Services with G. M. Sager Construction Company, Inc. for the Emergency Repair of Glendora Avenue from Ronwood Street to Mauna Loa Avenue for an amount not to exceed $188,725; 2. Authorized the Public Works Director to execute any necessary contingency in an amount not to exceed ten percent (10%) of the original contract amount; and 3. Authorize the City Manager to execute the Agreement.
14. 15.
Approve an Agreement with PlaceWorks, Inc for CEQA Consultant Services for South Hills Bike Park in the amount of $137,908
CITY RECOMMENDATION: 1. Approve an agreement with PlaceWorks, Inc for CEQA Consultant Services for South Hills Bike Park in the amount of $137,908; 2. Authorize change orders in a total amount not to exceed 20% or $27,582 for a total contract amount not to exceed $165,490; and 3.
Authorize the City Manager or his designee to execute the agreement with PlaceWorks, Inc including minimal and/or non-substantive changes.
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.
Dated: September 20, 2024
Revised: September 23, 2024 Kathleen R. Sessman, MMC
City Clerk/Communications Director
Meeting Date: 9/24/2024 / Packet Page #: 5
STAFF REPORT
TO: Mayor and Council Members DATE: September 20, 2024
FROM: Community Development DISTRICT(S): City-Wide
SUBJECT: Request from the Glendora Unified School District Board of Education to the City Council to consider rezoning school sites, making a $2 million contribution to support the renovation of the Aquatics Center and Receive an update on the School Resource Officer Program
RECOMMENDATION
That the City Council:
1. Receive this report and provide direction regarding the Board of Education's request to consider rezoning school sites and $2 million contribution to support renovation of the Aquatics Center.
STRATEGIC FOCUS AREAS
Goal 1: Implement Strategic Economic Development (ISED)
EXECUTIVE SUMMARY
Rezoning
In August 2024, the City received a letter from the Board of Education for the Glendora Unified School District (District) explaining their intent to sell or exchange one or more school properties (Attachment A).
Due to declining enrollment, the District is re-evaluating its facilities and plans for the community’s future needs. The District has not identified any particular sites for exchange, as the letter implies that all District property is up for consideration.
The letter further explains that the District recently entered an Exclusive Negotiating Agreement (ENA) with the Lewis Acquisition Company, LLC (Lewis). The ENA (Attachment B) involves an evaluation of school property for the District’s future needs and value for development. The District is requesting that the City look at the current zoning of school sites and consider rezoning to support higher density housing development.
Aquatics Center
The District is requesting that the City consider making a $2 million contribution in support of the renovation of the Aquatics Center. The total renovation of the Aquatics Center is estimated at $6.4 million to $7.2 million. The proposed renovation involves the complete upgrade and renovation of the existing 25- meter pool, surrounding pool deck, bleachers, and locker room facilities. The recently approved Master Joint Use Agreement (Agreement) between the City and District notes that the City and District would work collaboratively to identify ways in which to fund necessary capital improvements to the sports fields and facilities. Notwithstanding, there is no requirement for the City to contribute to a capital improvement.
School Resource Officer Program
Glendora Police Department has the opportunity to staff another full-time School Resource Officer (SRO), bringing the total to two full-time SRO positions, partially offset by the reduction in part-time officer positions by 0.6 full-time equivalents. The Agreement provides for reimbursement to the City for 55% of actual costs (reaching 75% by fiscal year 2029) for up to 1.6 full-time SRO equivalents. The authorized Item #3. Page 1
Meeting Date: 9/24/2024 / Packet Page #: 6
Staff Report Page 2 of 6
position changes will be brought before City Council for ratification with the FY2024/25 Mid-Year Budget Review.
LEGISLATIVE HISTORY / PREVIOUS ACTIONS
In 2001, the City and District jointly worked towards the development of the Aquatics Center. The City contributed $500,000 to the project, and the pool would be made available for City related recreation activities for 1,760 hours annually. The City agreed to reimburse the District maintenance costs in a manner proportionate to the normal and ongoing costs of operating the pool, while also agreeing to proportionally share the costs for capital related improvements.
On January 30, 2024 the City and District entered into a Master Joint Use Agreement. This agreement consolidated multiple previous agreements between the City and GUSD dating back to the 1960s. It focuses on the four key areas between the two agencies: the school resource officer program, the crossing guard program, library services, and the joint use of fields and facilities, including the Aquatics Center.
On July 29, 2024 the District approved entering into an ENA with Lewis to facilitate an exchange of one of more District properties.
Earlier this year, the District formally requested the City to consider making a $2 million contribution to support the renovation of the Aquatics Center.
DISCUSSION
Rezoning of School Sites
The District owns 10 sites in Glendora consisting of schools, administrative offices, and a maintenance yard. One elementary school site (Sutherland) is in the City of San Dimas. The District acquired and developed each site during Glendora’s period of robust growth and development roughly occurring between 1955 and 1990. All the District sites are in residential zones, where many school age children live.
The residential areas around school sites are developed with single-family homes in the style associated with mid 20th century tract housing. Typical characteristics include large lots with modest homes and ample front and backyards. With regard to the City’s General Plan, the school sites are associated with a government function and are therefore designated Civic Institutional (CI). One exception is the Maintenance Yard, which has a General Plan designation of housing Low/Medium density (LMD). All the District sites have single-family zoning designations, with varying minimum lot sizes from 7,500 to 12,500 square feet.
The school sites range in size from 8.5 to 36 acres. The elementary schools are all approximately 8.5 acres, middle schools slightly larger at approximately 11 acres, and the high school is just over 36 acres in size. The school sites are considerably larger than typical infill development opportunities in the City. The size, along with location in established residential neighborhoods, could accommodate a range of new housing construction including attached and detached multi-family development. There are several examples of multi-family and single-family development coexisting in Glendora neighborhoods.
Building new housing in established single-family neighborhoods presents many challenges.
Infrastructure, traffic, population growth, and density are among the most frequent concerns over new housing construction. Considering the demographic changes driving the sale of school property, and market forces demanding a variety of housing types, the District is seeking to maximize the value of their property. Similarly, the City is interested in new housing development on larger infill sites, as such opportunities for growth are rare.
Item #3. Page 2
Meeting Date: 9/24/2024 / Packet Page #: 7
Staff Report Page 3 of 6
SCHOOL DISTRICT SITES
District Site Address General Plan Zone Size (acres)
Cullen 440 N. Live Oak Ave. Civic Institutional E-4 8.7 La Fetra 547 W. Bennett Ave. Civic Institutional E-4 8.6 Sellers 500 N. Loraine Ave. Civic Institutional E-4 12.2 Stanton 725 S. Vecino Ave. Civic Institutional R-1 8.5
Williams 301 S. Loraine Ave. Civic Institutional E-4 9.3 Goddard* 859 Sierra Madre Ave. Civic Institutional E-6 11 Sanburg* 819 W. Bennett Ave. Civic Institutional E-7 11.12 Glendora 1600 E. Foothill Blvd. Civic Institutional E-5 36.2 Whitcomb 350 W. Mauna Loa
Ave.
Civic Institutional R-1 9.4
Maintenance
Yard
S. Pasadena/E. Lemon Low/Med Density R-1 1
*Acreage does not include portion of campus serving as a public park Since the end of the 1980s, new housing development in Glendora and the surrounding region has departed from single-family homes to a variety of higher density models. This shift in housing construction has many causes including the availability of land, construction costs, and demand for different housing types. As previously noted, this transition in the market poses challenges with the prospect of underutilized school sites presenting a rare opportunity for infill development.
We find examples of higher density housing within single-family areas scattered throughout Glendora and surrounding communities. These examples include reused school property, and larger parcels that were not developed during the earlier period of robust single-family housing construction. The types of new housing often share several common characteristics. New housing may be attached or detached and two to three stories. Compared with single-family housing, these newer housing types are built with less separation between buildings and property lines. The housing also may provide different forms of vehicle access and parking. Shared driveways, and narrower private streets are common. Also, rear and front yards are small and development is planned with common landscaping and walkways maintained by a homeowner association (HOA).
The City’s zoning for multifamily accommodates two and three-story condominiums and apartments.
Single-family zoning is usually no more than two stories and 25 feet in height. Multifamily zoning districts include R-2, R-3, GA, and Corridor Specific Plans. The R-2 and R-3 zones allow two-story construction, and the Specific Plans allow three story construction. With regard to density, single-family zones range between 1 to 6 dwellings per acre, whereas multifamily is 6.1 to 30 dwellings per acre. Below is a density and height comparison of the City’s multifamily zones.
R-2 R-3 GA Corridor Specific
Plans
Density (du/acre) 6.1 - 15 15.1 - 25 6.1 - 11 30
Maximum Height 25 25 25 45
Item #3. Page 3
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Staff Report Page 4 of 6
Rezoning land to increase residential density is a policy question requiring a determination by the City Council. Increasing density generally has a positive effect on land value, as the maximum number of dwellings that can be sold or rented increases return on investment. Higher densities also produce more housing units toward meeting the City’s goals under the Regional Housing Needs Assessment (RHNA).
New construction and development generate jobs and other economic activity. More housing will increase the City’s population and lead to additional demand for goods and services.
Historically, the City of Glendora has supported development as a natural and necessary part of the community’s prosperity and well-being. Because the District has not yet identified specific property for exchange or disposition, staff recommends that the City defer rezoning until the District makes a decision regarding their sites. While the District is actively working on this issue, and requested feedback from the City, staff recommends that the City Council provide an indication of their willingness to entertain rezoning of District property. The City should also leave open for discussion any community benefits that the City may pursue as part of rezoning one or more District sites.
Aquatics Center
The recently approved Master Joint Use Agreement (Agreement) between the City and District focuses on the four key areas between the two agencies: the school resource officer program, the crossing guard program, library services, and the joint use of fields and facilities, which includes the Aquatics Center. As part of this Agreement, the District is responsible for the maintenance and operation of the Aquatics Center. The City committed to contribute to the maintenance (those costs incurred for the operation of the facility while in use by the City) of the Aquatics Center in a manner proportional to its use.
In addition, the Agreement notes that the City and District would work collaboratively to identify ways in which to fund necessary capital improvements to the sports fields and facilities. Notwithstanding, there is no requirement for the City to contribute to a capital improvement.
When the Aquatics Center was originally constructed in 2001 the City contributed $500,000 to the project. In exchange, the pool would be made available for City-related recreation activities for 1,760 hours each year. The City schedules a summer swim program each year that generally operates from the beginning of June to the first week of August; group swim and private lessons occur during this period of time. The roughly eight-week program totals approximately 240 hours or 14% of the total allowable hours. The City had also committed to reimburse the District a proportionate amount of the normal and ongoing costs related to the operation of the pool and its associated facilities. To this end, $10 of each registration fee for the City summer swim program was set aside to pay the City’s proportionate share of maintenance obligations. Over the last several years, the District has not billed the City for its maintenance obligations despite persistent outreach by City staff to do so.
The District is requesting that the City consider making a $2 million contribution in support of the renovation of the Aquatics Center (Attachment C). The total renovation of the Aquatics Center is estimated at $6.4 million to $7.2 million. The proposed renovation involves the complete upgrade and renovation of the existing 25-meter pool, surrounding pool deck, bleachers, and locker room facilities. When the renovation project was initially contemplated, the City had set aside $600,000 in the Capital Projects Fund (301) to contribute towards the project. That funding remains available as it has not been reallocated. Should the City Council decide to contribute an additional $1.4 million towards the project, funding would need to be reprioritized from existing project budget allocations, completed projects savings, and/or be made from the General Fund Reserve. Additionally, the City Council could consider providing the contribution over two fiscal years (50% in FY 2024-25 and 50% in FY 2025-26) given the timeline for the project.
School Resource Officer Program
With the safety, health, wellness, and mentoring opportunities always being among the top priorities for the school aged youth of our community, it has been a long-term goal of the Glendora Police Department and District to have two full-time School Resource Officers (SRO). With the implementation of our SRO program over twenty years ago we have seen the benefits to our community and youth. In recent years we have filled this needed service with the use of one full-time police officer and one part-time police officer.
Item #3. Page 4
Meeting Date: 9/24/2024 / Packet Page #: 9
Staff Report Page 5 of 6
GPD was very fortunate to have found a well-qualified candidate to fill this role for several years prior to 2022. In 2022, GPD lost that officer and went down the path of finding a qualified replacement that would be a good fit in our community. After almost two years GPD found and hired a replacement, however that officer decided to apply for a full-time officer position due to their appreciation of our community and department. This left GPD again with a vacancy to fill. With the recent increase in staffing, GPD has the opportunity to staff another SRO, bringing the total to two full-time SRO positions, which is partially offset by the reduction in part-time officer positions by 0.5 full-time equivalents. These changes will be brought before City Council for ratification as part of the FY2024/25 Mid-Year Budget Review. Additionally, the Master Joint Use Agreement provides for the District to reimburse the City for 55% of actual costs in Fiscal Year 2024-25. The reimbursement amount will increase each fiscal year by 5% until it reaches a total of 75% (over the next five years). Pursuant to the agreement, the District has agreed to fund the additional
0.5 FTE.
GPD opened the internal special assignment position and identified two qualified candidates. GPD anticipates filling the new SRO position this month and looks forward to improving the SRO Program as it specifically relates to several city strategic goals.
FISCAL IMPACT
Rezoning
There is no fiscal impact directly related to the preparation of this report and request for direction on rezoning school sites. All future costs related to rezoning activities will be borne by the District and/or Lewis.
Aquatics:
The District’s request for a $2 million contribution in support of the renovation of the Aquatics Center will require the City Council to contribute an additional $1.4 million towards the project (the City has set aside $600,000 in the Capital Projects Fund (301)). The additional contribution requires reprioritizing existing project budget allocations, use of completed projects savings, and/or using General Fund Reserves. Use of General Fund Reserves will require City Council approval of supplemental appropriations and increases in estimated revenues needed in the General Fund (101), GUSD JUA Fund (105), and Capital Projects Fund (301) to consolidate the project into the newly created GUSD JUA Fund tracking all GUSD related costs. If the City Council directs to move forward with the additional allocation, it could provide the contribution over two fiscal years (50% in FY 2024-25 and 50% in FY 2025-26) to limit the fiscal impact to the City.
SRO:
Sufficient budget is available to cover the cost of increase from one to two full-time SRO positions from the reduction in part-time officer positions by 0.6 full-time equivalents and current position vacancy savings in the Police Department.
The Agreement with the District provides for reimbursement to the City for 55% of actual costs in Fiscal Year 2024-25. The District reimbursement amount increases each fiscal year reaching 75% over the next five years, by five percent annually (2025: 55%; 2026: 60%; 2027: 65%; 2028: 70%; 2029:
75%). Pursuant to the agreement, the District has agreed to fund the additional 0.5 FTE.
ENVIRONMENTAL DETERMINATION
This item is not a “project” pursuant to the California Environmental Quality Act (CEQA).
Prepared By Jeff Kugel, Community Development Director
Concurs With Not Applicable
Reviewed By Jeff Kugel, Community Development Director
Certified to Availability of Funds Kyle Johnson, Finance Director/City Treasurer Approved By Adam Raymond, City Manager
Legal Review Danny Aleshire, City Attorney
CEQA Review Not Applicable
Item #3. Page 5
Meeting Date: 9/24/2024 / Packet Page #: 10
Staff Report Page 6 of 6
ATTACHMENTS:
A. Letter from District Requesting Rezoning of School Sites B. District and Lewis ENA
C. Memorandum from District: Glendora High School Pool Project - Status and Funding Request D. Presentation
Item #3. Page 6
Meeting Date: 9/24/2024 / Packet Page #: 11
Item #3. Page 7
Meeting Date: 9/24/2024 / Packet Page #: 12
Item #3. Page 8
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1 EXCLUSIVE NEGOTIATING AGREEMENT BETWEEN
GLENDORA UNIFIED SCHOOL DISTRICT AND
LEWIS ACQUISITION COMPANY, LLC
This EXCLUSIVE NEGOTIATING AGREEMENT (“Agreement” or “ENA”) is made this 29th day of July 2024, (“Effective Date”), by and between the GLENDORA UNIFIED SCHOOL DISTRICT, a California public school district (“District”) and LEWIS ACQUISITION COMPANY, LLC, a Delaware limited liability company, a member of the Lewis group of companies, or assigns (“Lewis”). District and Lewis may be referred to herein individually as a “Party” or collectively as the “Parties.”
RECITALS
WHEREAS, District is the owner of land within the District that consists of unused and underutilized space (the “Properties”). During the ENA period the District and Lewis will confirm which of the Properties the District might have interest in exchanging for other land that might better meet the District’s existing and future needs and goals.
WHEREAS, Lewis proposes to enter into this Agreement with the District that will provide for the negotiation of an Exchange Agreement between District and Lewis for the exchange of one or more of the Properties with certain real property (land or land with improved facilities) to be identified by District and Lewis during the Term (defined below) of this ENA (collectively the “Exchange Property”) in order to meet the respective goals and objectives of the District and Lewis. Without limiting the foregoing, Lewis desires to acquire the Property or Properties in exchange for the Exchange Property in order to develop a residential project or projects on the Property or Properties (collectively the “Proposed Project”).
WHEREAS, District is to comply with Surplus Land Act requirements related to necessary findings and notice to HCD1for District exchange of land as exempt surplus land under Government Code sections 54221(b)(1) and 54221(f)(1)(c).
WHEREAS, District is to take all actions related to necessary findings for District exchange of land in accordance with Education Code sections 17536 – 17538.
NOW THEREFORE, with reference to these Recitals, which are an integral part and incorporated into the terms of this Agreement, and on the terms and conditions contained herein, the Parties agree as follows:
1 State of California Housing and Community Development Item #3. Page 9
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2 AGREEMENT
1. Good Faith Negotiations.
1.1 During the initial thirty (30) days of the Term, District and Lewis shall identify which District Property or Properties will be the subject of this ENA and a future Exchange Agreement whereupon Exhibit A attached will be completed by the Parties; thereafter the term “Properties” as used herein shall mean only that Property or Properties identified in Exhibit A.
1.2 During the “Term” (as defined in Section 2.1), District agrees to negotiate exclusively and in good faith with Lewis and not solicit offers or proposals from other entities, or contact other entities, concerning the potential exchange and development of the Properties. If District receives an unsolicited contact from a third party regarding the acquisition or development of the Properties, District shall not engage such third party in any discussions regarding such acquisition or development of the Properties during the Term of this Agreement (and during the term of the Exchange Agreement, if executed by the Parties).
1.3 The Parties acknowledge and agree that this Agreement is intended to set forth a nonbinding framework for negotiation of an Exchange Agreement and that any Exchange Agreement must be approved and executed by duly authorized representatives of each of the Parties and the District’s Board of Education (the “Board”) after any and all applicable requirements of California Environmental Quality Act (CEQA) have been completed and any other determinations/findings required by law have been made by the Board before that Exchange Agreement is binding on the Parties.
2. Term. The term of this Agreement (“Term”) shall be two hundred and forty (240) days commencing on the Effective Date, subject to extension(s) as set forth below. If (a) the Parties have not executed and delivered the Exchange Agreement within the Term and (b) the District Superintendent determines in its reasonably good faith discretion that substantial progress has been made toward fulfillment of the requirements of this Agreement, the Superintendent may, upon written request by Lewis, extend the Term a maximum of two (2) times with each extension for a period of six (6) months. The Term may be extended or modified beyond the extensions described in this Section only by formal action of the District’s Board.
3. ENA Tasks.
3.1 Appraisal. During the initial sixty (60) days of the Term, District and Lewis will (i) agree upon a third-party appraiser (“Appraiser”) to appraise the Properties, as set forth below, and (ii) agree upon appraisal instructions (“Appraisal Instructions”) to be provided to that third-party appraiser. The District shall contract with the Appraiser, but the cost of the Appraisal shall be paid by Lewis. The “Appraisal” of each Property is to then be completed by the Appraiser in accordance with the Appraisal Instructions within the initial one hundred twenty (120) days of the Term to establish the fair market value of each Property (the “Appraised Value”). The District and Lewis shall meet Item #3. Page 10
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3 together with the appraiser as necessary to provide and discuss with the appraiser information about the Properties and the Proposed Project relevant to a determination of the Appraised Value.
3.1.1 Each Party shall provide the other with two (2) MAI certified appraisers to conduct the appraisal of the Properties. Each Party shall have seven (7) days to review and vet the other Party’s suggested appraisers. After such time, the Parties shall deliberate and mutually agree on which Appraiser to use.
3.2 Exchange Property. During the initial one-hundred twenty (120) days of the Term, District, with the cooperation and assistance of Lewis, will determine the type(s) and location(s) of the Exchange Property that the District would be interested in acquiring in exchange for the Properties and determine what improvements the District would prefer either exist or be constructed on each Exchange Property to meet the District’s existing and future needs and goals (for example, office building, performing arts facility, etc.) (collectively, the “Exchange Criteria”). After the completion of the Appraisal and during the remainder of the Term, District and Lewis will (i) determine (a) if there is any Exchange Property available for Lewis to purchase or lease with an option to purchase that meet the Exchange Criteria in order to facilitate a concurrent exchange for the District Property (or Properties) after Lewis procures all of the entitlements it needs to develop the Proposed Project and (b) the feasibility of a concurrent exchange based on the appraised value of each Property and the costs and timing to acquire the Exchange Property, and (ii) determine the feasibility of a deferred exchange, instead of a concurrent exchange, whereby Lewis pays the Appraised Value for the Property (or Properties) and the District then holds those funds in an escrow account to later acquire and complete the exchange for the Exchange Property.
3.3 Exchange Agreement. Within thirty (30) days after completion of the Appraisal, but no later than one hundred fifty (150) days from the Effective Date, Lewis will prepare and deliver an initial draft of the Exchange Agreement to District for review. The Parties are to thereafter cooperate and negotiate in good faith to finalize the Exchange Agreement during the remaining term of the ENA for submittal to the Board for its consideration and approval, and if approved, for execution by Lewis and the District, all before the expiration of the Term.
3.4 Proposed Project Negotiations. During the Term the Parties shall meet and negotiate the terms to be included in the Exchange Agreement that will address the following matters: (1) the physical and land title conditions of the Properties; (2) the land uses to be included in the Proposed Project, or portions thereof; (3) the type of land use entitlements necessary for the Proposed Project, including environmental review; (4) the financing and feasibility of the Proposed Project; (5) the marketing and management of the Proposed Project; (6) District joint occupancy opportunities; (7) a community outreach program, as more particularly described in Exhibit B; (8) an entitlement and development schedule, and (9) other matters that may be identified by either Party.
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4 3.5 District Documents/Conceptual Project Plans. District shall make available to Lewis, upon Lewis’s written request, all existing information and plans regarding the physical condition of the Properties, including District’s existing improvements on the Properties. Lewis shall provide to District conceptual information concerning the Proposed Project (to the extent available and not confidential or otherwise privileged) that District may reasonably request in order to make informed decisions about the content and approval of the Exchange Agreement.
3.6 Due Diligence/Feasibility Study/Right of Entry. During the Term, and subject to the Parties’ execution of the Right of Entry Agreement in the form of Exhibit C attached hereto (the “Right of Entry”), Lewis may, at its sole cost and expense, conduct typical engineering, soils, and environmental inspections and title review of the District Properties and meet with the City of Glendora (“City”) (and other applicable public agencies and public utilities) to determine the feasibility of the District Properties for future residential development and as Lewis otherwise deems necessary in connection with its negotiation of the Exchange Agreement. Lewis shall provide District, without any representation or warranty and subject to the confidentiality provisions set forth herein, copies of all such inspection reports and studies prepared by, or on behalf of, Lewis.
4. Insurance. Prior to Lewis’s or its employees’, contractors’ or consultants’ entry onto the Properties during the Term, Lewis shall provide District with evidence of insurance in the form and subject to the requirements set forth in the Right of Entry.
5. Termination.
5.1. Right to Terminate. In addition to any other right of termination set forth in this Agreement, any Party may terminate this Agreement upon thirty (30) days prior written notice to the other Party, if such terminating Party in good faith determines any of the following: (a) the execution of a mutually satisfactory Exchange Agreement is not likely, (b) the Proposed Project is not feasible, (c) the Proposed Project is not capable of being financed in a commercially reasonable manner, or (d) the Proposed Project is not likely to be developed and constructed in a timely manner.
5.2. Failure to Reach Agreement. If the Parties have not executed the Exchange Agreement prior to the expiration of the Term, then this Agreement shall terminate and any rights or interest that Lewis may have under this Agreement shall cease without requiring any notice from District, and District shall have the right thereafter to use, develop (alone or with any other entity), or dispose of the Properties as District shall determine appropriate in its sole and absolute discretion.
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5 6. Notices.
6.1. Any notice required or permitted to be given under this Agreement, including a statutory notice, shall be in writing and deemed to be properly delivered, given, or served when (a) personally delivered, (b) mailed by certified or regular mail, postage prepaid, (c) sent by overnight delivery service with a reputable courier that provides a receipt with the time and date of delivery, or (d) emailed (with a PDF or similar attachment) (“Notice”):
To District: Glendora Unified School District
Attn: Dominic DiGrazia, Ed. D., Superintendent
500 N. Loraine Avenue
Glendora, CA 91741
Email: [email protected]
Copy to: Orbach Huff & Henderson LLP
Attn: Sarine A. Abrahamian, Esq.
1901 Avenue of the Stars, Suite 575
Los Angeles, CA 90067
Email: [email protected]
Lewis: Lewis Acquisition Company, LLC
1156 N. Mountain Avenue
Upland, CA 91786-3633
Attn: Richard Lewis
Email: [email protected]
Copy to: Lewis Management Corp.
1156 N. Mountain Avenue
Upland, CA 91786-3633
Attn: Bob Martin
Email: [email protected]
Copy to: Lewis Management Corp.
1156 N. Mountain Avenue
Upland, CA 91786-3633
Attn: Brad Francke
Email: [email protected]
6.2. If notice of any change in its address is given by a Party in accordance with the foregoing, the other Party shall thereafter give notices at such changed address.
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6 7. Confidentiality.
7.1. Lewis acknowledges that the District will need sufficient, detailed information about the economic feasibility of the Proposed Project to negotiate and make informed decisions about the content and approval of the Exchange Agreement. As a general rule, all records (documents and materials) submitted by the Lewis and received by the District (“Submitted Materials”) are considered public records and are subject to disclosure to the public under the requirements of the California Public Records Act (“CPRA”). The Parties shall cooperate in good faith to, prior to public disclosure, evaluate the materials or information being requested and determine whether any additional exemptions apply under the CPRA that authorize the District to not disclose the Submitted Materials.
7.2. Lewis acknowledges and agrees that the District may share Submitted Materials provided by Lewis (e.g., of a financial and potential proprietary nature) with third party consultants and attorneys who have been engaged to advise the District concerning matters related to this Agreement as part of the negotiation and decision-making process.
7.3. If Lewis asserts that any portion of Submitted Materials are subject to a legal exception to public disclosure under the CPRA, Lewis must: (1) clearly label the relevant Submitted Materials as “Confidential – Official Information,” (“Official Information”) (2) upon request from the District, provide additional information regarding the legal basis for exception from disclosure under the CPRA, and (3) defend, indemnify, and hold harmless the District regarding any claim by any third party for public disclosure of the confidential portion of the Official Information.
7.4. To the extent that the District receives a request to disclose any Submitted Materials that are clearly marked as “Confidential – Official Information,” and the District determines in its sole but reasonable discretion that there is a legal basis for withholding such Official Information from public disclosure, the District shall not disclose such Official Information unless compelled by court order; provided that the Developer shall defend, indemnify, and hold harmless the District regarding any claim or litigation by any third party for such public disclosure, and such obligation shall survive the termination of this Agreement and any expiration of the Term.
7.5. To the extent that the District receives a request to disclose any Submitted Materials, and the District, in its sole but reasonable discretion, is unable to identify a legal basis to withhold the Submitted Materials, the District shall provide written notice to the Lewis, and Lewis shall be given a reasonable opportunity to seek a court order to preclude the District from disclosing such Submitted Materials, or applicable portion thereof, provided that in such event the Lewis shall defend, indemnify, and hold the District harmless regarding any claim or litigation by any third party, and such obligation shall survive any termination of this Agreement and any expiration of the Term.
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7 7.6. Except as expressly set forth herein District shall be entitled to publicly disclose all Submitted Materials; provided, however, that to avoid the potential that confidential and/or otherwise propriety information may be publicly disclosed as a public record, District agrees that Lewis may require any such information to be reviewed in hardcopy format in the presence of a Lewis representative.
8. Miscellaneous.
8.1. Ownership. If the negotiations contemplated by this Agreement do not result in the execution and approval of an Exchange Agreement by Lewis and District, Lewis shall transfer to District copies of any reports, studies, analyses, site plan layouts, development cost estimates, engineering studies, memoranda, or similar documents regarding the proposed development and prepared during the Term, which copies shall become the property of District. Such transfer shall be made without any representation or warranty by Lewis as to the accuracy or sufficiency of the contents of such documents and shall be made subject to the rights of preparers of such documents, including but not limited to, the copyright (if any) associated with such document(s).
8.2. No Assignment. Lewis, without prior written approval of the District, may not assign this Agreement except to another entity in which any or all of Richard Lewis, Robert Lewis, Roger Lewis, Randall Lewis, or John Goodman, directly or indirectly own a controlling interest (a “Permitted Assignment”). Except for a Permitted Assignment, no assignment shall be effective unless and until an assignment and assumption agreement, in a form reasonably acceptable to District’s legal counsel, is executed by the assignor and assignee and delivered to the District.
8.3. Binding Contract. This Agreement shall be binding upon the Parties and upon their successors and assigns and shall inure to the benefit of the Parties and their successors and assigns.
8.4. Compliance with Laws. During the Term, Lewis, at its expense, shall comply with all applicable federal, state and local laws, ordinances, regulations, rules and orders with respect to the subject matter of this Agreement.
8.5. Governing Law and Venue. This Agreement shall be construed and interpreted in accordance with the laws of the State of California without regard to conflicts of law principles or doctrines.
8.6. Disputes. In the event of a dispute between the Parties as to performance or interpretation of this Agreement, or payment, the Parties shall attempt to resolve the dispute by negotiation and/or mediation, if agreed to by the Parties, each in their sole and absolute discretion.
8.7. Waiver. The waiver by District of any term, covenant, or condition contained herein shall not be deemed to be a waiver of any other term, covenant, or condition, or any subsequent breach of the same or any other term, covenant, or condition contained herein.
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8 8.8. Definitions. The term “months”, as used herein, shall mean calendar months. The phrase “and/or”, when used herein, shall mean both or either of the objects with which the phrase is used. The word “person”, as used herein, shall include a corporation, partnership, or any other entity, as the context may require.
8.9. Captions. The captions contained in this Agreement are for convenience only and shall not in any way affect the meaning or interpretation hereof nor serve as evidence of the interpretation hereof, or of the intention of the Parties hereto.
8.10. Entire Agreement. This Agreement is and shall be considered to be the only agreement between the Parties hereto with respect to the subject matter hereof. All negotiations, prior understandings, and oral agreements have been merged into and included herein and shall not be effective for any purpose except as contained herein.
There are no outstanding oral agreements between the Parties hereto affecting this Agreement, and this Agreement supersedes and cancels any and all previous negotiations, arrangements, agreements, and understandings, if any, between the Parties hereto or displayed by District to Lewis with respect to the subject matter hereof, and none of such matters shall be used to interpret or construe this Agreement.
There are no representations or warranties between the Parties hereto other than as specifically set forth herein and all reliance with respect to any representation is solely upon the representations and agreements contained herein. No provision of this Agreement may be amended or added to except by an agreement in writing signed by the Parties hereto or their respective successors in interest.
8.11. Severability. The invalidation of any one of the terms, conditions, restrictions, or other provisions contained herein by judgment or court order shall in no way affect any of the other terms, conditions, restrictions, or provisions hereof, and the remainder of this Agreement shall remain in full force and effect.
8.12. Counterparts. This Agreement may be executed in one or more counterparts, each of which shall be deemed to be an original and all of which shall be deemed to be one and the same instrument.
8.13. Joint Preparation. The Parties warrant and represent that they have been advised by their attorneys regarding each and every phase of the preparation, creation, negotiation, and execution of this Agreement. Therefore, when interpreting this Agreement, or language hereof, or the intent of the Parties, the court or other interpreting body shall not construe this Agreement as having been drafted solely by or on behalf of either of the Parties hereto.
8.14. Legal Authority. Each individual executing or attesting this Agreement on behalf of each Party, respectively, covenants, warrants, and represents that he or she is duly authorized to execute or attest and deliver this Agreement on behalf said Party and the execution and delivery of this Agreement by said Party shall not result in any breach of, or constitute a default under, any mortgage, deed of trust, lease, loan, credit agreement, or other contract or instrument to which said Party is a party or by which said Party may be bound.
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9 8.15. Time of Essence. Time is of the essence of this Agreement and all of the terms, provisions, covenants and conditions hereof.
8.16. Further Assurances. The Parties hereby agree to execute such other documents and perform such other acts as may be necessary or desirable to carry out the purposes of this Agreement.
8.17. Limitations of this Agreement. This Agreement does not constitute a commitment of any kind by District regarding the lease, transfer, or development of all or any part of the Properties. Execution of this Agreement by District is merely an agreement to enter into a period of exclusive negotiations according to the terms hereof, reserving final discretion and approval by the Board as to any Exchange Agreement and all proceedings and decisions in connection therewith.
8.18. Provisions Required by Law Deemed Inserted. Each and every provision of law and clause required by law to be inserted in this Agreement shall be deemed to be inserted herein and this Agreement shall be read and enforced as though it were included herein. [SIGNATURES ON NEXT PAGE]
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10 IN WITNESS WHEREOF, the Parties have executed this Agreement as of the Effective Date. “DISTRICT”
GLENDORA UNIFIED SCHOOL DISTRICT
By: _______________________________
Its: ________________________
By: _______________________________
Its: ________________________
“LEWIS”
LEWIS LAND DEVELOPERS, LLC
a Delaware limited liability company
BY: LEWIS MANAGEMENT CORP,
a Delaware corporation - Its Manager
By: _________________________________
Name: John M. Goodman
Its: Sr. Exec VP/CEO
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11 Exhibit A
Depiction of Properties
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12 Exhibit B
Community Outreach
As part of the Exchange Agreement, the Parties shall negotiate and agree upon a community outreach program which shall include a proposed plan for conducting outreach to various community groups and stakeholders for educating and soliciting input from the public with respect to the Proposed Project, and for informing the Board, regulatory agencies and stakeholders about the Proposed Project during the term of the Exchange Agreement (“Community Outreach Program”).
The Community Outreach Program shall include, without limitation, a plan for use of outreach tools (e.g., mailers, brochures, forums educating the public, and a budget for publicizing the Proposed Project), along with the Lewis’s strategy for publicizing the Proposed Project and for keeping the appropriate regulatory agencies apprised of the development status of the Proposed Project.
The Developer shall be required to submit its proposed Community Outreach Program to the District for review and approval, which approval shall not be unreasonably withheld, conditioned, or delayed. The District may suggest reasonable revisions or changes to the proposed Community Outreach Program, which Lewisshall implement unless implementation is either not commercially reasonable or not financially feasible, in which case the Lewis shall provide the District with documentation illustrating why it cannot or will not implement the District's requested changes.
Lewis agrees and acknowledges that maintaining professional working relations with the District's constituents, the public, and regulatory agencies, is critical to the District.
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13 Exhibit C
Right of Entry Agreement
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P a g e | 1
GLENDORA UNIFIED SCHOOL DISTRICT
500 North Loraine Avenue, Glendora, CA 91741
(626) (626) 963-1611 • Fax (626) 335-2196 • Website www.glendora.k12.ca.us DATE: September 24, 2024
TO: Adam Raymond, City Manager
FROM: Dominic J. DiGrazia, Ed.D. - Superintendent
Janette Walczak, CPA - Assistant Superintendent of Business Services / CBO SUBJECT: Glendora High School Pool Project – Status and Funding Request Scope of the Project
The Glendora High School Aquatic Center project involves the complete upgrade and renovation of the existing 25-meter pool, surrounding pool deck, bleachers, and locker room facilities. The key components of the project are:
Demolition and replacement of the pool and deck to address ADA compliance and rectify structural damage.
Installation of new ADA-compliant bleachers and improved accessible pathways. Mechanical and equipment upgrades, including replacing sand filtration systems and upgrading lighting to LED.
Renovation and ADA upgrades to public restrooms and locker rooms, including additional showers and necessary plumbing work.
Replacement of starting blocks, diving board, and the scoreboard.
Estimated Cost of the Project
The total estimated cost of the project is in the range of $ 6.4 million - $ 7.2 million City Share of the Project
We are requesting a contribution of $2 million from the City of Glendora.
Basis for Request
The City’s contribution is based on the percentage of the pool’s use by the community. The Aquatic Center serves the local community through public swim programs and other community events, beyond school usage, making the City’s financial involvement appropriate.
BOARD OF EDUCATION
Gary Clifford, President
Monica Garcia, Vice President
Paul Lopez, Clerk
Robin Merkley, Member
Elizabeth Reuter, Member
Dominic J. DiGrazia, Ed.D.
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P a g e | 2
The Aquatic Center Assessment has been completed.
The design and documentation phase began on September 11, 2024, and will be completed by March 2025.
Timeline of the Project
Design Phase: September 2024 to March 2025
Agency Review: March to September 2025
Bidding and Award: September to December 2025
Construction: January 2026 to August 2026, with completion expected by August 2026 We would like to extend our sincere thanks and gratitude to the City of Glendora for its continued collaboration and support of the District. Your partnership is invaluable in ensuring the success of this much-needed community facility, and we greatly appreciate the City’s commitment to enhancing resources that benefit both our students and the broader community.
We are available for further discussions or clarifications if needed.
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GLENDORA UNIFIED SCHOOL DISTRICT
SITES
COMMUNITY DEVELOPMENT DEPARTMENT
CITY COUNCIL
SEPTEMBER 24, 2024
JEFF KUGEL, COMMUNITY DEVELOPMENT DIRECTOR
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GLENDORA UNIFIED SCHOOL DISTRICT
ON JULY 29, 2024, THE DISTRICT BOARD OF EDUCATION APPROVED AN
EXCLUSIVE NEGOTIATING AGREEMENT (ENA) WITH LEWIS ACQUISITION COMPANY, LLC (LEWIS).
THE ENA INVOLVES AN EVALUATION OF SCHOOL PROPERTY FOR
EXCHANGE.
ON AUGUST 13, 2024, DISTRICT SENT CORRESPONDENCE REQUESTING
THAT THE CITY CONSIDER REZONING SCHOOL SITES TO SUPPORT HIGHER DENSITY HOUSING DEVELOPMENT.
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DISTRICT SITES
District Site Address General Plan Zone Size (acres)
Cullen 440 N. Live Oak Ave. Civic Institutional E-4 8.7 La Fetra 547 W. Bennett Ave. Civic Institutional E-4 8.6 Sellers 500 N. Loraine Ave. Civic Institutional E-4 12.2 Stanton 725 S. Vecino Ave. Civic Institutional R-1 8.5
Williams 301 S. Loraine Ave. Civic Institutional E-4 9.3 Goddard* 859 Sierra Madre Ave. Civic Institutional E-6 11 Sanburg* 819 W. Bennett Ave. Civic Institutional E-7 11.12 Glendora 1600 E. Foothill Blvd. Civic Institutional E-5 36.2 Whitcomb 350 W. Mauna Loa Ave. Civic Institutional R-1 9.4 Maintenance Yard S. Pasadena/E. Lemon Low/Med Density R-1 1 Item #3. Page 26
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Single-family
LARGE LOTS, MODEST HOMES,
AMPLE FRONT AND BACKYARD
SETBACKS
TWO-CAR GARAGES AND ON-STREET
PARKING
ONE/TWO-STORY – 25’ MAX HEIGHT
1 TO 6 DU/ACRE DENSITY
Multi-family
ZONING ALTERNATIVES
ATTACHED OR DETACHED, LESS
SEPARATION BETWEEN BUILDINGS
SHARED DRIVEWAYS, AND ON-SITE
PARKING
SMALLER REAR AND FRONT YARDS
TWO/THREE-STORY – 25’ TO 45’
6.1 TO 30 DU/ACRE DENSITY
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MULTIFAMILY
DENSITY & HEIGHT COMPARISON
R-2 R-3 GA Corridor
Specific Plans
Density (du/acre) 6.1 - 15 15.1 - 25 6.1 - 11 30
Maximum Height 25 25 25 45
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MULTIFAMILY / MODIFIED SINGLE-FAMILY
Rosewalk, Glendora
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MULTIFAMILY / MODIFIED SINGLE-FAMILY
Oak Walk, Covina
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MULTIFAMILY / MODIFIED SINGLE-FAMILY
Banna Elementary Site, Covina
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MULTIFAMILY ATTACHED & APARTMENTS
Bougainvillea, Glendora
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MULTIFAMILY ATTACHED & APARTMENTS
Foothill & Loraine, Glendora
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MULTIFAMILY ATTACHED & APARTMENTS
Avalon, San Dimas
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MULTIFAMILY ATTACHED & APARTMENTS
Rowland Street, West Covina
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AQUATICS CENTER
THE DISTRICT IS REQUESTING THAT THE CITY CONSIDER MAKING A $2 MILLION CONTRIBUTION IN SUPPORT OF THE RENOVATION OF THE AQUATICS CENTER.
THE TOTAL RENOVATION OF THE AQUATICS CENTER IS ESTIMATED AT $6.4 MILLION TO $7.2 MILLION WHICH INCLUDES FULL RENOVATION OF THE EXISTING 25-METER POOL, SURROUNDING POOL DECK, BLEACHERS, AND LOCKER ROOM FACILITIES.
THERE IS NO REQUIREMENT FOR THE CITY TO CONTRIBUTE TO A CAPITAL IMPROVEMENT.
THE CITY HAS SET ASIDE $600,000 IN THE CAPITAL PROJECTS FUND (301), MEETING THIS REQUEST REQUIRES AN ADDITIONAL $1.4 MILLION TOWARDS THE PROJECT.
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AQUATICS CENTER
CONSTRUCTED IN 2001; CITY CONTRIBUTED $500,000 TO THE PROJECT • AVAILABLE FOR CITY-RELATED RECREATION ACTIVITIES (1,760
HOURS/YEAR)
• CITY SUMMER SWIM PROGRAM – ROUGHLY 8 WEEKS, TOTALS
APPROXIMATELY 240 HOURS PER YEAR
• CITY AGREED TO REIMBURSE DISTRICT PROPORTIONATE AMOUNT FOR USE
• $10 OF EACH REGISTRATION SET ASIDE TO PAY CITY’S PROPORTIONATE
SHARE OF COSTS
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AQUATICS CENTER
THE ADDITIONAL $1.4 MILLION CONTRIBUTION REQUIRES:
• REPRIORITIZING EXISTING PROJECT BUDGET ALLOCATIONS,
• USE OF COMPLETED PROJECTS SAVINGS, AND/OR
• USE OF GENERAL FUND RESERVES.
USE OF GENERAL FUND RESERVES WILL REQUIRE CITY COUNCIL APPROVAL OF
SUPPLEMENTAL APPROPRIATIONS AND INCREASES IN ESTIMATED REVENUES NEEDED IN THE GENERAL FUND (101), GUSD JUA FUND (105), AND CAPITAL PROJECTS FUND (301) TO CONSOLIDATE THE PROJECT INTO THE NEWLY CREATED GUSD JUA FUND TRACKING ALL GUSD RELATED COSTS.
CITY COUNCIL COULD CONSIDER PROVIDING THE CONTRIBUTION OVER TWO FISCAL YEARS, 50% IN FY 2024-25 AND 50% IN FY 2025-26.
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SCHOOL RESOURCE OFFICER
PROGRAM
GLENDORA POLICE DEPARTMENT HAS THE OPPORTUNITY TO STAFF ANOTHER FULL-TIME
SCHOOL RESOURCE OFFICER (SRO), BRINGING THE TOTAL TO TWO FULL-TIME SRO POSITIONS.
LONG TERM GOAL OF GPD AND DISTRICT TO HAVE TWO FULL-TIME SCHOOL RESOURCE
OFFICERS
THE CITY AND DISTRICT AGREEMENT PROVIDES FOR REIMBURSEMENT TO THE CITY FOR 55% OF ACTUAL COSTS (REACHING 75% BY FISCAL YEAR 2029).
THE AUTHORIZED POSITION CHANGES WILL BE BROUGHT BEFORE CITY COUNCIL FOR RATIFICATION WITH THE FY2024/25 MID-YEAR BUDGET REVIEW.
GPD ANTICIPATES FILLING NEW SRO POSITION THIS MONTH
Item #3. Page 39
Meeting Date: 9/24/2024 / Packet Page #: 44
RECOMMENDATION
THAT THE CITY COUNCIL:
1. RECEIVE THIS REPORT AND PROVIDE DIRECTION REGARDING THE BOARD OF EDUCATION’S REQUEST TO CONSIDER REZONING SCHOOL SITES, AND $2 MILLION CONTRIBUTION TO SUPPORT RENOVATION OF THE AQUATICS CENTER; AND
2. RECEIVE AN UPDATE ON THE SCHOOL RESOURCE OFFICER PROGRAM.
Item #3. Page 40
Meeting Date: 9/24/2024 / Packet Page #: 45
STAFF REPORT
TO: Mayor and Council Members DATE: September 24, 2024
FROM: Recreation and Human Services DISTRICT(S): City-Wide SUBJECT: Update on Addressing Homelessness
RECOMMENDATION
That the City Council:
1. Receive an update on services provided and efforts undertaken to assist individuals experiencing homelessness in the City;
2. Accept the FY 2024-2025 Grant Award from the San Gabriel Valley Council of Governments Housing Solutions Fund (SGVCOG HSF) in the amount of $50,000; and
3. Approve an increase in estimated revenues and a supplemental appropriation of $50,000 in the Measure H Fund (245) for the SGVCOG HSF Grant Award.
STRATEGIC FOCUS AREAS
Goal 6: Implement Strategic Homelessness Solutions (ISHS)
EXECUTIVE SUMMARY
This report serves as an update on the efforts taken and programs implemented by the City to address homelessness and provide services to community members currently experiencing homelessness or at risk of losing their housing. The efforts and programs implemented to date reflect the City’s response to ongoing concerns related to the challenge of homelessness in Glendora, through a proactive and holistic approach that balances maintaining order in public areas while providing individuals experiencing homelessness access to needed services.
LEGISLATIVE HISTORY / PREVIOUS ACTIONS
On April 9, 2024, the City Council received an update on the efforts undertaken to address homelessness in Glendora since December 2023.
On August 7, 2024, the City Council conducted a tour of four housing sites throughout the San Gabriel Valley, including two interim housing sites and two permanent supportive housing sites.
On August 27, 2024, the City Council discussed development options for the City Owned Property located at 1762 Dale Road and directed staff to prepare requests for proposals for the development and operation of up to 25 transitional housing units on 0.25 to 0.50 acres of the property and 40-60 permanent supportive housing units with wraparound services on the remaining property.
DISCUSSION
Since the April 2024 update on the efforts to address homelessness in Glendora, staff have continued their outreach services throughout the City, engaging individuals who are unsheltered or in their vehicles.
Staff have noted an increase in the request for services from housed residents at risk of losing their housing and these referrals have come from a wide range of community service providers and organizations. Households at risk of homelessness work with Human Services staff to identify additional Item #4. Page 1
Meeting Date: 9/24/2024 / Packet Page #: 46
Staff Report Page 2 of 6
income, access available benefits, reduce unnecessary expenses, and apply for available assistance.
Many individuals requesting assistance have experienced a one-time hardship and have limited resources to self-resolve. The funding available through the City’s programs has provided an opportunity for these households to access supportive services and develop housing stability plans that will improve their chances of remaining housed and increase resiliency against future instability.
Human Services staff have received regular requests for assistance from housed seniors who may not be facing eviction but are concerned about their ability to remain independent at home. Staff aim to prevent homelessness by linking these households to resources available through their respective insurance programs, the City’s Transportation Division, and local community and faith groups that can provide support for seniors wishing to “age in place.” Human Services staff are developing a relationship with the organization Affordable Living for the Aging, which operates a Shared Housing program that pairs seniors in need of housing to seniors who have spare rooms. This organization screens, matches, and monitors the relationship between the homeowner and renter based on compatibility and living preferences. Staff continue to look for resources and programs such as these to support the City’s aging population and reduce the number of seniors experiencing homelessness.
Staff continue to utilize motel vouchers as a strategic intervention to assist unsheltered households in progressing toward their housing goals. Motel vouchers have also been used as a form of crisis housing for unsheltered individuals during severe weather events. The table below shows motel vouchers provided since the April 2024 City Council update and is inclusive of the City’s Motel Voucher Program and funding from the SGVCOG Housing Solutions Fund grant.
2024 Motel Expenses April-August
Individuals Served Room Nights Amount
21 131 $12,339.14
Average Cost Per Night: $94.19
In that same time period staff has assisted 16 individuals in obtaining interim housing in programs located throughout Los Angeles County. In addition, eight individuals obtained permanent housing; two of which were through reunification with family members, one was through a shared housing program, one was selected through an affordable housing lottery, and four through the Section 8 voucher program. One individual who was offered temporary housing through a host family was later able to remain in the host family’s home long-term. Seven individuals accepted substance use treatment/detox services. Another individual, a veteran, has been matched to a permanent supportive housing resource and is awaiting the final approval of his application. Some success stories including family reunification and other permanent housing are noted below:
An unsheltered student was linked to crisis housing and supportive services while staff helped them to obtain their basic documents and apply for eligible benefits. Staff supported the youth in connecting to educational opportunities through the City’s relationships with local providers and advocated for them to receive financial support available to them. Staff helped this client identify shared housing where they would be able to receive ongoing case management support while continuing to work toward their education and employment goals.
An individual who had experienced unsheltered homelessness in Glendora for more than 10 years with multiple health concerns was assisted by staff in being matched to a permanent supportive housing resource. Staff helped this individual gather all documents required for their application, make all necessary appointments, and ensure that their application was successfully processed. This individual moved into their new housing where they would receive on-going wrap-around services, and staff maintained contact after move-in to support the individual with their transition. Staff had been supporting an individual who is a survivor of domestic violence in connecting to local services and requesting emergency shelter. After difficulty locating a vacancy at a local shelter this individual was assisted in relocating outside of the region through an undisclosed resource. Staff followed-up to confirm they had safely arrived at their new safe housing.
Item #4. Page 2
Meeting Date: 9/24/2024 / Packet Page #: 47
Staff Report Page 3 of 6
A senior who had lived in their vehicle for 20 years in Glendora, and has received support assistance from the City, was assisted last year by Los Angeles Centers for Alcohol and Drug Abuse (L.A. CADA) staff in applying for a local affordable housing lottery. This individual was informed they were approved for an available unit and staff helped this senior submit all required documentation for confirmation of their eligibility. Staff placed this individual in a motel until their move-in date and will assist with their move-in and essential furnishings.
The Glendora Police Department’s CIT and L.A. CADA staff engaged an unsheltered individual who was interested in returning to her family out of state. Staff confirmed the family would receive the client and purchased a bus ticket to get back home.
Community Engagement
Human Services staff have continued to engage the community through City-wide events and smaller community group meetings to spread awareness about available homeless and housing services. This included:
Participation in the City’s Earth Day event on April 20th. Human Services staff delivered a presentation to the Kiwanis Club of Glendora about available services and current progress.
Human Services staff, L.A. CADA and Officer Ed Meeker (Glendora Police Department) met with the Glendora Ministerial Association in May to provide a similar update (available services and current progress).
On May 22nd, Assistant City Manager Moises Lopez, Human Services Manager, Debbie Lopez, and Human Services & Outreach Coordinator Erik Deurmeier attended the Los Angeles County Homeless Initiative Summit, which was also attended by County and City elected officials, service providers, and staff throughout the homeless services industry. Human Services and L.A. CADA staff participated in the August 9th National Night Out event distributing flyers and engaging with the community about available programs and services. Staff continue to attend monthly San Gabriel Valley Council of Governments’ Homeless Committee meetings and San Gabriel Valley Consortium on Homelessness meetings. On September 11th Human Services staff attended the San Gabriel Valley Consortium on Homelessness’ Annual Summit where they heard presentations on “Permanent Solutions to Homelessness and Affordable Housing.”
Community Partnerships
The City continues to find success in its collaborative, community-based, approach to addressing homelessness, and continues to strengthen relationships with service providers, community stakeholders, and public and private resources. The seasonal Glendora Report, the City’s Homelessness and Community Outreach website, and social media are some avenues for community members to learn how to contact homeless services staff to receive support. Through phone (626-852-5200) or email ([email protected]), Homeless Services staff receive referrals for assistance, concerns about encampments, and questions about how to volunteer and give back to the community.
Homeless Services staff continue to attend ongoing monthly care coordination meetings held by Service Provider Area (SPA) 3 lead homeless service providers, Union Station Homeless Services (USHS) and Sycamores Child & Family Services, to discuss updates to Coordinated Entry System (CES) resources and programs available to the adult, family, and youth populations. Staff coordinate with public, private, and non-profit partners including Citrus College, Glendora Unified School District, Glendora Ministerial Association, several Los Angeles County Departments (Health Services, Mental Health, Public Social Services), Foothill Family Services, Foothill Unity Center, LAHSA, USHS, Veteran Administration, Volunteers of America, and the YWCA, among others.
Homeless Services staff and outreach workers from L.A. CADA, work closely with Glendora service provider, Shepherd’s Pantry to connect households to food and clothing resources, case management and faith-based services.
Item #4. Page 3
Meeting Date: 9/24/2024 / Packet Page #: 48
Staff Report Page 4 of 6
Grant Funding
The City received a $50,000 grant from the SGVCOG Housing Solutions Fund for fiscal year 2023-2024 for housing stability assistance. This SGVCOG grant was established to provide service providers and cities with an additional resource to support clients experiencing homelessness or at-risk of homelessness in obtaining permanent housing or preventing the loss of existing housing. This funding is intended to supplement existing resources available through the broader homelessness system in Los Angeles County.
From December 2023 to June 2024, Human Services staff provided 236 motel voucher nights.
During this period nine households obtained permanent housing and these motel vouchers were provided to six of these households. Likewise, 15 individuals obtained interim housing and these motel vouchers were provided to four of them. Both of the individuals who were linked to substance use treatment services during this period were provided a motel voucher prior their intake. Since the last update a couple who had been unsheltered in Glendora located a unit with a Housing Choice voucher. They were provided a motel voucher to prepare for their move-in and were assisted with essential household items through this grant. Another individual moved into a Permanent Supportive Housing program and had their security deposit and essential household items paid for by this grant funding.
Housing Solutions Fund Expenses (December 2023-June 2024) Expense Category Households
Served Amount
Host Family Assistance 0 $0.00
Deposit/Rent Assistance 2 $2,800.00
Move-in Assistance (Furniture) 3 $1,637.14
Rental Arrears 2 $1,704.00
Motel Vouchers 19 $21,608.32
Miscellaneous (Documentation, Vehicle repair, Transportation) 4 $853.37 FY 23-24 Total Expenses: $28,602.83
The City also received a $50,000 grant award from the SGVCOG Housing Solutions Fund for this fiscal year (2024-2025) to continue providing housing stabilization assistance. Requests for assistance to prevent homelessness have increased since the initial receipt of the Housing Solutions Fund grant. Staff are in the process of assisting multiple households with housing stabilization services, including referrals to local and county programs, accessing Coordinated Entry System services, employment resources, budgeting and life skills, and rental assistance.
Since July 2024, Human Services staff have provided 40 motel voucher nights. With these vouchers two households transitioned into permanent housing and one individual was linked to a host family while staff continue to assist them with locating permanent housing. One host family was paid to house another individual for a limited period. With staff assistance increasing their income they have been invited to remain with their host family long-term.
Housing Solutions Fund Expenses (July-August 2024)
Expense Category Households
Served Amount
Item #4. Page 4
Meeting Date: 9/24/2024 / Packet Page #: 49
Staff Report Page 5 of 6
Host Family Assistance 1 $400.00
Deposit/Rent Assistance 2 $4400.00
Move-in Assistance (Furniture) 0 $0.00
Rental Arrears 1 $2500.00
Motel Vouchers 7 $3,901.52
Miscellaneous (Documentation, Vehicle repair, Transportation) 1 $27.15 FY 24-25 To-Date Expenses: $11,228.67
Outreach and Engagement
The City has continued to find success in its collaborative approach to community outreach, which is made possible through its partnerships between Human Services staff, the Glendora Police Department and their Community Impact Team (CIT) and contracted homeless service provider, L.A. CADA. The City is now in the final year of its contract with L.A. CADA. The CIT’s two full-time police officers and ten collateral officers provide a multi-faceted, holistic approach to addressing homelessness and other community concerns. L.A. CADA’s outreach professionals work closely with CIT officers in responding to requests for outreach and homeless services, particularly for those in crisis. An important component to their success is building relationships with individuals experiencing homelessness and working together to creatively find solutions to overcome barriers to housing. Our law enforcement officers are also responsible for assisting individuals experiencing homelessness when they become victims of crimes, as well as enforcing City laws and codes. They have been instrumental in addressing concerns from the housed community while also providing services and support to the unhoused community.
L.A. CADA staff continue to respond to outreach requests throughout the City, helping individuals replace documentation, access healthcare and connect with employment and other benefits. They also assist with transportation to appointments, linkage to legal services, and reinforcing life skills. Once an individual obtains housing, staff assist in setting up a structure to improve their housing success, including guiding the individual on how to navigate local resources and providing all available community support opportunities to improve their chances of retaining this housing.
The table below shows the number of new encounters and total encounters outreach staff have had with individuals experiencing homelessness or at risk of homelessness since April 2024.
April-August 2024 Outreach Encounters
New Total
61 627
Addressing Quality of Life Concerns
City staff undertake a proactive role to address the concerns related to homelessness and its impact on quality of life within the community. City departments have increased coordination to direct community concerns to the appropriate bodies. Some concerns expressed by residents include encampments near residential communities and public open spaces, trash accumulation, and reports of behavior creating a public disturbance. Since the April 2024 update, four cleanups of encampments in and around frequently used public spaces in the City have been undertaken. This work has resulted in the removal of 12.81 tons of trash, debris, and biohazard materials.
City efforts to address encampment areas, which include staff from the Homeless Division, Glendora Police Department, and the L.A. CADA outreach team, employ a balanced approach: one that addresses concerns while providing individuals experiencing homelessness access to needed services.
Item #4. Page 5
Meeting Date: 9/24/2024 / Packet Page #: 50
Staff Report Page 6 of 6
FISCAL IMPACT
Staff recommends an increase to estimated revenues and a supplemental appropriation of $50,000 in the Measure H Fund (245) for the San Gabriel Vally Council of Governments FY 2024-2025 Housing Solutions Fund grant award.
ENVIRONMENTAL DETERMINATION
There is no CEQA impacts associated with the recommendations in this report.
Prepared By Erik Deurmeier, Human Services & Outreach Coordinator Concurs With Debbie Lopez, Human Services Manager
Reviewed By John Aguirre, Recreation and Human Services Director Certified to Availability of Funds Kyle Johnson, Finance Director/City Treasurer Approved By Adam Raymond, City Manager
Legal Review Danny Aleshire, City Attorney
CEQA Review Not Applicable
ATTACHMENTS:
A. April 9, 2024 Staff Report
B. Glendora HSF Amendment, FY 2024-2025
C. Presentation
Item #4. Page 6
Meeting Date: 9/24/2024 / Packet Page #: 51
STAFF REPORT
TO: Mayor and Council Members DATE: April 9, 2024
FROM: Recreation and Human Services DISTRICT(S): City-Wide SUBJECT: Update on Addressing Homelessness
RECOMMENDATION
That the City Council:
1. Receive an update on services provided and efforts undertaken to assist individuals experiencing homelessness in the City;
2. Accept the Grant Award from the San Gabriel Valley Council of Governments Housing Solutions Fund (SGVCOG HSF) in the amount of $50,000; and
3. Approve an increase in estimated revenues and a supplemental appropriation of $50,000 in the Measure H Fund for the SGVCOG HSF Grant Award.
STRATEGIC FOCUS AREAS
Goal 6: Implement Strategic Homelessness Solutions (ISHS)
EXECUTIVE SUMMARY
This report serves as an update on the efforts taken and programs implemented by the City to address homelessness and provide services to community members currently experiencing homelessness or at risk of losing their housing. The efforts and programs implemented to date reflect the City’s response to ongoing concerns related to the challenge of homelessness in Glendora, through a proactive and holistic approach that balances maintaining order in public areas while providing individuals experiencing homelessness access to needed services.
LEGISLATIVE HISTORY / PREVIOUS ACTIONS
On December 12, 2023, the City Council received a comprehensive update on the efforts undertaken to address homelessness in Glendora between 2017 and 2023.
On February 27, 2024, the City Council received a presentation on the results of a site feasibility analysis for potential affordable housing or transitional housing development opportunities at City owned property at 1762 Dale Road. Public comment was received about this property development and staff were directed to continue to review development scenarios.
DISCUSSION
Since the December 2023 update on the efforts to address homelessness in Glendora, the staff has provided motel vouchers to select individuals to assist them in progressing toward their housing goals.
Staff have also used motel vouchers as a form of crisis housing for unsheltered individuals during severe weather events. The table below shows motel vouchers provided since January 2024 and is inclusive of the City’s Motel Voucher Program and funding from the SGVCOG Housing Solutions Fund grant.
Item #9. Page 1
Meeting Date: 4/9/2024 / Packet Page #: 225
Item #4. Page 7
Meeting Date: 9/24/2024 / Packet Page #: 52
2024 Motel Expenses
Individuals Served Room Nights Amount
19 215 $20,319.44
Average Cost Per Night: $94.51
Since the December 2023 Update Addressing Homelessness in Glendora staff assisted 13 individuals in obtaining interim housing in programs located throughout Los Angeles County. In that same period, 8 individuals obtained permanent housing, some through reunification with family members, others by identifying their own units and self-funding, and one through a housing choice voucher. Six individuals accepted substance use treatment/detox services. When traditional housing opportunities are unavailable staff rely on other creative solutions, including building relationships with the family members or friends of the individual experiencing homelessness. Some success stories including family reunification and other permanent housing are noted below:
Staff helped a young musician who came to Southern California to pursue a music career but became stranded after a series of traumatic events. He was reconnected with his family who was relieved to have him return. Staff helped client buy a plane ticket and transported him to the airport.
He confirmed that he made it safely home and was grateful for the support. A senior who had struggled with chronic health conditions and substance use issues had been experiencing homelessness in the City for many years. Through many interactions and rapportbuilding with Los Angeles Centers for Drug and Alcohol Abuse (L.A. CADA) staff, he became more willing to accept support with his health needs and accepted assistance following up with his medical provider and eventually obtaining substance use treatment. He reports to staff that he is doing well in treatment and continues to remain motivated to improve his health. Staff worked closely with a victim of domestic violence who had maintained employment and consistently worked with healthcare providers throughout their homelessness. They had received a housing voucher and were assisted in obtaining their own unit. Staff helped purchase furniture and move the client into their unit where they reported they were very happy to start over and continue their healing.
A highly visible client who had experienced homelessness in many parts of Los Angeles County but had been engaged by L.A. CADA in Glendora had struggled with identifying housing and following up with past case workers. Staff built a strong rapport over a short period and earned enough trust to help him get to medical appointments. They worked closely with this client to identify a unit he could afford through his own income and helped him move into permanent housing, purchasing furniture and household necessities. Glendora Police Department’s CIT and L.A. CADA staff engaged an unsheltered individual who was interested in returning to his family out of state. He was encouraged to reconnect with them and offered support making this transition. He confirmed he had purchased his own plane ticket so staff provided client with a motel voucher to help facilitate catching his flight and a CIT officer transported this individual to his motel. The individual later reported he had safely reunited with his family.
Community Engagement
On February, 29, 2024, City Council members, Community Development and Human Services staff attended a symposium in Arcadia, “Challenges and Opportunities: An Honest Conversation on Homelessness”. Panelists, including City of Glendora’s Community Development staff, presented on a range of topics from outreach and case management, enforcement and settlement agreements, to shelters and affordable housing. Discussions were held between panelists and attendees comparing how effective particular strategies have been throughout the region to reduce homelessness. Participants Item #9. Page 2
Meeting Date: 4/9/2024 / Packet Page #: 226
Item #4. Page 8
Meeting Date: 9/24/2024 / Packet Page #: 53
included elected officials, service providers, city and county staff, community stakeholders, and law enforcement.
Community Partnerships
The City has found success in a collaborative, community-based, approach to addressing homelessness and continues to develop relationships with service providers, community stakeholders, and public and private resources. The seasonal Glendora Report, the City’s Homelessness and Community Outreach website, and social media are some avenues for community members to learn how to contact homeless services staff to receive support. Through phone (626-852-5200) or email ([email protected]), Homeless Services staff receive referrals for assistance, concerns about encampments, and questions about how to volunteer and give back to the community.
Homeless Services staff attend ongoing monthly care coordination meetings held by Service Provider Area (SPA) 3 lead homeless service providers, Union Station Homeless Services and Sycamores Child & Family Services, to discuss updates to Coordinated Entry System (CES) resources and programs available to the adult, family, and youth populations. Staff coordinate with public, private, and non-profit partners including Citrus College, Glendora Unified School District, Glendora Ministerial Association, several Los Angeles County Departments (Health Services, Mental Health, Public Social Services), Foothill Family Services, Foothill Unity Center, LAHSA, Union Station, Veteran Administration, Volunteers of America, and the YWCA, among others.
Homeless Services staff, including contracted outreach workers from L.A. CADA, work closely with Glendora service provider, Shepherd’s Pantry to connect households to food and clothing resources, case management and faith-based services.
Grant Funding
Since the last update, the City has received a $50,000 grant from the SGVCOG Housing Solutions Fund.
This SGVCOG grant was established to provide service providers and cities with an additional resource to support clients experiencing homelessness or at-risk of homelessness in obtaining permanent housing or preventing the loss of existing housing. This funding is intended to supplement existing resources available through the broader homelessness system in Los Angeles County. To date, this funding has been used to provide crisis housing to bridge six individuals to permanent housing resources, to facilitate appointments with property management and help the household save their own financial resources for future housing costs. Eight unsheltered individuals were provided crisis motel vouchers during multiple severe weather events.
One unsheltered individual who had maintained steady employment in Glendora received a housing choice voucher and, with staff’s assistance, identified a unit. This grant was used to pay for her furniture and essential household items.
One couple who had experienced chronic homelessness for 10 years identified a unit they could afford with their combined income but they had no means to save for a security deposit, so staff worked with the property owner and paid for the $2500 deposit through this grant. Another individual was at-risk of losing their housing due to vehicle issues that limited their ability to work. The individual was struggling to pay multiple months of rent along with necessary vehicle repairs so staff worked with the property owner to allow the tenant to remain in their unit. This grant paid for part of the vehicle repair cost and 1 month of rental arrears while the tenant agreed to pay for the difference, stabilizing their housing.
A single parent household was assisted with a motel voucher after confirming a date they would be moving into their new permanent housing. The household was also assisted with essential furniture and household items.
Item #9. Page 3
Meeting Date: 4/9/2024 / Packet Page #: 227
Item #4. Page 9
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Housing Solutions Fund Expenses (December 2023-March 2024) Expense Category Households Served Amount
Move-in Assistance (Deposit/Rent) 1 $2,500.00
Move-in Assistance (Furniture) 2 $1,307.40
Rental Arrears 1 $1,650.00
Motel Vouchers 14 $15,470.64
Miscellaneous (Documentation, Vehicle repair) 3 $626.31 Total Expenses: $21,554.35
Outreach and Engagement
The City has continued to find success in its collaborative approach to community outreach, which is made possible through its partnerships between Human Services staff, the staff of the Glendora Police Department and their Community Impact Team (CIT) and contracted homeless service providers, L.A.
CADA. The CIT consists of two full-time police officers and ten collateral officers who assist with CIT missions in addition to their regular assignments. The CIT provides a multi-faceted, holistic approach to addressing homelessness and other community concerns. The two full-time officers work hand in hand with L.A. CADA responding to requests for outreach and engagement. An important component to their success is building relationships with individuals experiencing homelessness and working together to creatively find solutions to overcome barriers to housing. Our law enforcement officers are also responsible for assisting individuals experiencing homelessness when they become victims of crimes, as well as enforcing City laws and codes. They have been instrumental in addressing concerns from the housed community while also providing services and support to the unhoused community.
L.A. CADA staff continue to respond to outreach requests throughout the City, helping individuals replace documentation, access healthcare and connect with employment and other benefits. They also assist with transportation to appointments, linkage to legal services, and reinforcing life skills. Once an individual obtains housing, staff assist in setting up a structure to improve their housing success, including guiding the individual on how to navigate local resources and providing all available community support opportunities to improve their chances of retaining this housing.
The table below shows the number of new encounters and total encounters Human Services staff and the L.A. CADA team have had with individuals experiencing homelessness or at risk of homelessness since January 2024.
2024 Outreach Encounters
Human Services L.A. CADA
New Total New Total
33 146 73 519
Addressing Quality of Life Concerns
City staff undertake a proactive role to address the concerns expressed in relation to homelessness and its impact on quality of life. City departments have increased coordination to direct community concerns to the appropriate bodies. Some concerns expressed by residents include encampments near residential communities and public open spaces, trash accumulation, and reports of behavior creating a public disturbance. Since the last update, five cleanups of encampments in and around frequently used public spaces in the City have been undertaken. This work has resulted in the removal of several tons of trash, debris, and biohazard materials.
Item #9. Page 4
Meeting Date: 4/9/2024 / Packet Page #: 228
Item #4. Page 10
Meeting Date: 9/24/2024 / Packet Page #: 55
City efforts to address encampment areas, which include staff from the Homeless Division, Glendora Police Department, and the L.A. CADA outreach team, employ a balanced approach: one that addresses concerns while providing individuals experiencing homelessness access to needed services.
FISCAL IMPACT
Staff recommends an increase to estimated revenues and a supplemental appropriation of $50,000 for the San Gabriel Vally Council of Governments Housing Solutions Fund grant award.
ENVIRONMENTAL DETERMINATION
There is no CEQA impacts associated with the recommendations in this report.
Prepared By Debbie Lopez, Human Services Superintendent Concurs With Not Applicable
Reviewed By John Aguirre, Recreation and Human Services Director Certified to Availability of Funds Kyle Johnson, Finance Director/City Treasurer Approved By Adam Raymond, City Manager
Legal Review Danny Aleshire, City Attorney
CEQA Review Not Applicable
ATTACHMENTS:
A. Homeless Update Presentation 4-9-2024
B. Staff Report, December 12, 2023
C. Glendora HSF First Amendment
Item #9. Page 5
Meeting Date: 4/9/2024 / Packet Page #: 229
Item #4. Page 11
Meeting Date: 9/24/2024 / Packet Page #: 56
1 SECOND
AMENDMENT TO
MEMORANDUM OF AGREEMENT
This Second Amendment to Memorandum of Agreement (“Second Amendment”) is made and entered into as of July 1, 2024, by and between the San Gabriel Valley Council of Governments (“SGVCOG”), and the City of Glendora (“City”), with reference to the following:
A. The SGVCOG and the City entered into that certain Memorandum of Agreement dated as of December 12, 2023, which is incorporated herein by this reference (the “Original Agreement”); and
B. The SGVCOG and the City entered into that certain First Amendment to the Original Agreement dated as of February 1, 2024, which is incorporated herein by the reference (the “First Amendment”), which First Amendment and Original Agreement collectively are referred to as the “Agreement”, and
C. The SGVCOG and the City desire to amend the Agreement to modify, amend and supplement certain portions thereof.
NOW, THEREFORE, the parties hereby agree as follows:
1. Defined Terms. Except as otherwise defined herein, all capitalized terms used herein shall have the meanings set forth for such terms in the Original Agreement.
2. Term. The Term of the Agreement as set forth in Section 2 therein is from December 12, 2023 to June 30, 2024. This Second Amendment extends the Term up to and including June 30, 2025.
3. Compensation. The total not-to-exceed amount payable set forth in Section B of the Agreement was the sum of Fifty Thousand and 00/100 Dollars ($50,000.00). Section B of the Agreement is hereby amended to provide Fifty Thousand and 00/100 Dollars ($50,000.00) for Fiscal Year 2024-2025, so that the total not-to-exceed compensation, as amended by this Second Amendment shall not exceed Fifty Thousand and 00/100 Dollars ($50,000.00) without the prior authorization of the SGVCOG for Fiscal Year 2024-2025. Should the City expend the entirety of the funding prior to the end of the Amendment’s Term, the City may submit a request to the SGVCOG for additional funds, but in no event in an amount that exceeds the Total Funding. Subject to funding availability and the SGVCOG’s complete discretion, the SGVCOG may approve the City request. In submitting any request for funds above the funding amount, the City shall set forth in writing the purposes for which the additional funds will be used and such additional fundings and the amount must be approved in writing by the SGVCOG’s Executive Director or her designee. Any costs incurred by the City in excess of the funding and prior to the date of the SGVCOG’s written approval of the release of additional funds, if any, shall not be eligible for funding under this Amendment. Exhibit “B” of the Original Agreement entitled “Compensation”, is deleted in its entirety and replaced with Exhibit “B”, attached hereto and incorporated herein by the reference.
4. Integration. This Second Amendment and all attachments hereto (if any) integrate all of the terms and conditions mentioned herein, and supersede all negotiations with respect hereto. This DocuSign Envelope ID: 618D4639-BA46-4102-93B3-2D21050766C9 Item #4. Page 12
Meeting Date: 9/24/2024 / Packet Page #: 57
2 Second Amendment amends, as set forth herein, the Agreement and except as specifically amended hereby, the Agreement shall remain in full force and effect. To the extent that there is any conflict or inconsistency between the terms and provisions of this Second Amendment and the terms and provisions of the Agreement, the terms and provisions of this Second Amendment shall control.
IN WITNESS hereof, the parties enter into this Second Amendment on the year and day first above written.
“CITY”
GLENDORA
*By:
Printed Name:_________________________________________________________________________________________________________ “SGVCOG”
SAN GABRIEL VALLEY COUNCIL OF
GOVERNMENTS
By:
Marisa Creter
Title: Executive Director
Title:______________________________
APPROVED AS TO FORM
APPROVED AS TO FORM
Danny Aleshire, City Attorney
Michael Daudt, General Counsel
DocuSign Envelope ID: 618D4639-BA46-4102-93B3-2D21050766C9 Adam Raymond
City Manager
Item #4. Page 13
Meeting Date: 9/24/2024 / Packet Page #: 58
3 EXHIBIT “B”
COMPENSATION
[Behind this page.]
DocuSign Envelope ID: 618D4639-BA46-4102-93B3-2D21050766C9 Item #4. Page 14
Meeting Date: 9/24/2024 / Packet Page #: 59
4 EXHIBIT B
Table 1. Budget
For FY 2023-2024, the City received a maximum of $50,000 for implementation of the HSF. In FY 2024-2025, the City will receive a not-to-exceed amount of $50,000. Funding shall be disbursed on a reimbursement basis and in accordance with Table 1. Invoices must be submitted every 15th of the month.
Year Not to Exceed (NTE) Amount
FY 2023-2024 $50,000
FY 2024-2025 $50,000
Reports must be submitted quarterly by the following dates:
● October 10, 2024
● April 10, 2025
The final report is due by July 10, 2025.
DocuSign Envelope ID: 618D4639-BA46-4102-93B3-2D21050766C9 Item #4. Page 15
Meeting Date: 9/24/2024 / Packet Page #: 60
UPDATE: ADDRESSING HOMELESSNESS
IN GLENDORA
RECREATION AND HUMAN SERVICES DEPARTMENT
CITY COUNCIL MEETING
SEPTEMBER 24, 2024
ERIK DEURMEIER, HUMAN SERVICES & OUTREACH COORDINATOR
Item #4. Page 16
Meeting Date: 9/24/2024 / Packet Page #: 61
COMMUNITY ENGAGEMENT
INCREASING AWARENESS OF CITY PROGRAMS & SERVICES
• GLENDORA MINISTERIAL ASSOCIATION
• KIWANIS CLUB OF GLENDORA
• CITY EVENTS
• Earth Day, National Night Out
COORDINATING WITH PARTNERS
• SAN GABRIEL VALLEY COUNCIL OF GOVERNMENTS
• Homeless Committee Monthly Meetings
• SAN GABRIEL VALLEY CONSORTIUM ON HOMELESSNESS
• Annual Summit, and Monthly Meetings
• LOS ANGELES COUNTY HOMELESS INITIATIVE SUMMIT
| 2
Item #4. Page 17
Meeting Date: 9/24/2024 / Packet Page #: 62
COMMUNITY PARTNERSHIPS
CONTINUED CROSS-SECTOR COLLABORATION
• SHEPHERD’S PANTRY
• GLENDORA MINISTERIAL ASSOCIATION
• GLENDORA UNIFIED SCHOOL DISTRICT
• YWCA
• Case Management at La Fetra Center
• Case Conferencing for Prevention and Domestic Violence situations • VETERAN’S AFFAIRS
• Referrals to VA Peer Support Specialist
• Coordinating co-location of VA staff at La Fetra Center • DEPARTMENT OF MENTAL HEALTH
• Referrals and Assessments, through Glendora PD Community Impact Team • Coordination with providers from local clinics
| 3
Item #4. Page 18
Meeting Date: 9/24/2024 / Packet Page #: 63
GRANT FUNDING
SGVCOG HOUSING SOLUTIONS FUND FY 2023-2024
• $50,000 GRANT FOR HOUSING STABILIZATION FOR ELIGIBLE HOUSEHOLDS • Homeless prevention, move-in assistance, relocation costs, miscellaneous support Housing Solutions Fund Expenses (December 2023-June 2024) Expense Category Households
Served Amount
Host Family Assistance 0 $0.00
Deposit/Rent Assistance 2 $2,800.00
Move-in Assistance (Furniture) 3 $1,637.14
Rental Arrears 2 $1,704.00
Motel Vouchers 19 $21,608.32
Miscellaneous (Documentation, Transportation) 4 $853.37 FY 23-24 Total Expenses: $28,602.83
| 4
Item #4. Page 19
Meeting Date: 9/24/2024 / Packet Page #: 64
GRANT FUNDING
SGVCOG HOUSING SOLUTIONS FUND FY 2024-2025
• ADDITIONAL $50,000 GRANT AWARDED TO CONTINUE HOUSING
STABILIZATION SERVICES INTO CURRENT FISCAL YEAR
Housing Solutions Fund Expenses (July 2024-August 2024) Expense Category Households
Served Amount
Host Family Assistance 1 $400.00
Deposit/Rent Assistance 2 $4,400.00
Move-in Assistance (Furniture) 0 $0.00
Rental Arrears 1 $2,500.00
Motel Vouchers 7 $3,901.52
Miscellaneous (Documentation, Transportation) 1 $27.15
FY 24-25 Total Expenses: $11,228.67
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Item #4. Page 20
Meeting Date: 9/24/2024 / Packet Page #: 65
ONGOING EFFORTS
REQUESTS FOR HOMELESSNESS PREVENTION ASSISTANCE INCREASING • FAMILIES EXPERIENCING 1X CRISIS
• SENIORS AND INDIVIDUALS WITH DISABILITIES ON FIXED INCOMES • HOUSEHOLDS WHO HAVE EXPERIENCED DOMESTIC VIOLENCE
INTAKE PROCESS
• SCREENING FOR ELIGIBILITY
• DOCUMENTATION REQUESTED TO VERIFY HOUSING CRISIS
• REFERRAL TO EXISTING COMMUNITY RESOURCES AND CES SYSTEM • VERIFICATION OF ELIGIBILITY FOR FINANCIAL ASSISTANCE
• HOUSING STABILITY PLAN
• Action taken by household, with support from Human Services staff, to access available resources
• Must show that financial assistance will resolve housing crisis | 6
Item #4. Page 21
Meeting Date: 9/24/2024 / Packet Page #: 66
ONGOING EFFORTS
OUTREACH AND ENGAGEMENT
• CONTINUING COORDINATION BETWEEN HUMAN SERVICES DIVISION, L.A.
CADA AND GLENDORA POLICE DEPARTMENT
• SUCCESSES SINCE APRIL 2024
• 8 individuals into permanent housing
• 16 individuals into interim housing
• 7 individuals received substance use treatment
• OUTREACH ENCOUNTERS SINCE APRIL 2024
• 61 new interactions
• 627 total outreach encounters
| 7
Item #4. Page 22
Meeting Date: 9/24/2024 / Packet Page #: 67
HOMELESS POINT IN TIME COUNT
| 8
2016 2017 2018 2019 2020 2021 2022 2023 2023 2024
0 20
40 60
80 100
120
140
160
65.4 18.7
58.5 63.5
145
113
84 70
106
147
Homeless in Glendora
Unsheltered Individuals (Point In Time Counts)
City Net City Net
Item #4. Page 23
Meeting Date: 9/24/2024 / Packet Page #: 68
ONGOING EFFORTS
MOTEL VOUCHERS
• TO TRANSITION CLIENTS INTO PERMANENT OR INTERIM HOUSING • AS CRISIS HOUSING DURING SEVERE WEATHER EVENTS
• TO FACILITATE LINKAGE TO IMPORTANT HEALTH OR HOUSING
APPOINTMENTS
*Includes Glendora Motel Voucher Program and SGVCOG Housing Solutions Fund 2024 Motel Expenses: April-August
Individuals Served Room Nights Amount
21 131 $12,339.14
Average Cost Per Night: $94.19
| 9
Item #4. Page 24
Meeting Date: 9/24/2024 / Packet Page #: 69
SUCCESS STORIES
• A youth was linked to crisis housing and supportive services, while staff helped them obtain basic documents and apply for eligible benefits. The youth was connected to higher education and financial aid. They moved into shared housing where they will receive ongoing case management support while working toward education and employment goals.
• An individual who was chronically homeless for over 10 years obtained permanent supportive housing with staff support by replacing personal documents and advocating for this match. Staff helped the individual make all necessary appointments, connect to supportive services, and complete their housing intake. They moved into housing with wrap-around services and staff kept close contact for ongoing support.
• Outreach staff helped a senior, who has lived in their vehicle for 20 years, submit an application for a local affordable housing lottery. The senior was informed they were matched to an available unit and staff helped this senior complete their application and get approved. The senior has signed their lease and staff assisted with their move-in and purchasing their essential furnishings. • Glendora Police Department’s CIT and L.A. CADA staff engaged an unsheltered individual who was interested in returning to her family out of state. Staff confirmed the family would receive the client and purchased a bus ticket to get back home.
| 10
Item #4. Page 25
Meeting Date: 9/24/2024 / Packet Page #: 70
RECOMMENDATIONS
THAT THE CITY COUNCIL:
1) Receive an update on services provided and efforts undertaken to assist individuals experiencing homelessness in the City;
2) Approve/accept Grant Award for the San Gabriel Valley Council of Governments Housing Solutions Fund in the amount of $50,000;
3) Approve an increase in estimated revenues and a supplemental appropriation of $50,000 in the Measure H Fund for the SGVCOG HSF Grant Award | 11
Item #4. Page 26
Meeting Date: 9/24/2024 / Packet Page #: 71
STAFF REPORT
TO: Mayor and Council Members DATE: SEPTEMBER 24, 2024
FROM: Community Development DISTRICT(S): 5
SUBJECT: Consider Historic Landmark Designations for Two Structures on the Campus of Cornerstone Bible Church (400 N. Glendora Ave. and 131 E. Whitcomb Ave.) - File Nos.
PLN24-0013 & PLN24-0014
RECOMMENDATION
That the City Council:
Open and conduct a public hearing, accept evidence and testimony presented, and in the absence of substantial evidence to the contrary, consider the following related to file number PLN24-0013/0014:
1. Adopt a Categorical Exemption pursuant to §15308 of the California Environmental Quality Act Guidelines (CEQA); and
2. Adopt a City Council Resolution entitled: “A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF GLENDORA CALIFORNIA APPROVING LOCAL HISTORIC LANDMARK DESIGNATION FOR
TWO STRUCTURES LOCATED ON THE CAMPUS OF CORNERSTONE BIBLE CHURCH AND ADDRESSED AS 400 N. GLENDORA AVENUE AND 131 E. WHITCOMB AVENUE (FILE NOS.
PLN24-0013 AND PLN24-0014).
STRATEGIC FOCUS AREAS
Not Applicable
EXECUTIVE SUMMARY
The applicant (Cornerstone Bible Church) is requesting historic landmark designation of two structures located at 400 N. Glendora Avenue (old stone church) and 131 E. Whitcomb Ave (Malcolm House).
LEGISLATIVE HISTORY / PREVIOUS ACTIONS
In 2023, the City Council approved Resolution CC 2023-50 related to the Cornerstone Bible Church (CBC) expansion project that included a Tentative Parcel Map (No. 74665) to consolidate eight (8) contiguous lots (totaling 1.28 acres), change zoning designation to Planned Redevelopment, a Conditional Use Permit, Development Plan Review, and project-related CEQA (File No. PLN20-0007). The project also included demolition of four former homes and associated accessory structures, that were found not to be historically significant. A condition of approval (#18) was included to address the other structures on the property, which stated:
Prior to the issuance of a grading permit, submit to Planning Division an application and related materials requesting City designation of the following structures on the Church site as local landmark/historic resource:
- 400 N. Glendora Avenue (101 E. Whitcomb Avenue)
Existing “old” church structure constructed in 1931
- 131 E. Whitcomb Avenue
Existing structure built in 1912 (referred to as the Malcom House) On September 3, 2024, the Planning Commission conducted a public hearing on the requested historic landmark designations and recommended that the City Council approve.
Item #5. Page 1
Meeting Date: 9/24/2024 / Packet Page #: 72
DISCUSSION
Project Location
The structures seeking landmark designation are located at 400 N. Glendora Avenue and 131 E.
Whitcomb Avenue. The structure at the northeast corner of Whitcomb Avenue and Glendora Avenue (400 N. Glendora Avenue) is an original and still operating church structure with its distinctive stone exterior.
The structure at the northwest corner of Whitcomb Avenue and Vista Bonita Avenue (131 E. Whitcomb Ave) is a residential vernacular architectural style home.
General Plan and Zoning Designation
The subject property has a General Plan Land Use Designation of Medium/High Density Residential and a zoning designation of Planned Redevelopment.
Applications Request:
Local historic landmark designation for two structures (400 N. Glendora Ave. and 131 E. Whitcomb Ave.).
Per §21.01.020 of the Glendora Municipal Code (GMC) a “Landmark” means a cultural resource that has received such designation by resolution of the council. This designation requires the planning commission review of all alterations that affect the exterior appearance of any preserved features and prohibits their demolition or relocation outside city boundaries.
Summary of Recommendation:
Staff recommends approval of the requests as they are consistent with §21.03.050(C) of the GMC Landmark Designation requirements, which states that a property must meet one or more of the following findings to be eligible for designation:
1. The proposed preserved features exemplify or reflect special elements of historical, architectural, archaeological, cultural, or aesthetic heritage.
2. The proposed preserved features are identified with persons or events significant in local state or national history.
3. The proposed features embody distinctive characteristics of a style, type period or method of construction or are valuable examples of the use of indigenous materials or craftsmanship.
4. The proposed preserved features are representative of the notable work of a builder, designer, or architect.
The structure at 400 N. Glendora Avenue (old stone church) is eligible for designation under Criterion “3”.
Under this criterion, the property is significant as the proposed preserved features embody distinctive characteristics of a style, type, period, or method of construction or are valuable examples of the use of indigenous materials or craftsmanship: records indicate that several men from the Independent Brethren Church of Glendora mined rock quarries in the San Gabriel Mountains above the City of Glendora and used the stones to construct the main church building. Articles from the time note that 600 tons of stone were used and split and laid in place by Martin Pierce assisted by John Scheu. Pierce is accredited with being a Glendora resident who built several granite rock homes. Thus, the subject building is a valuable example of the use of indigenous materials and embodies several distinctive characteristics of a stone masonry construction method. The eligibility could also be under Criterion “4”, as the church was designed by John A. Grundfor who was an architect attributed to several notable Los Angeles area buildings.
The structure at 131 E. Whitcomb Avenue (Malcom House) is eligible for designation under Criterion “1”.
Under this criterion, the property is significant as the proposed retains its architectural integrity. Built in 1912, this house was constructed at a time when the City of Glendora was flourishing. The discovery of local water bearing land, the establishment of the citrus industry, the extension of the Pacific Electric Railway, the installation of electricity and paved streets, and the city’s incorporation in 1911 were all elements of growth and prosperity that attracted residents to Glendora. As such, this house is an intact example of early residential development in Glendora not directly associated with the citrus industry, but along the residential corridors originally laid out by George Whitcomb in the 1880s. Thus, this structure Item #5. Page 2
Meeting Date: 9/24/2024 / Packet Page #: 73
meets criterion 1 as a valuable example of historical, architectural, archaeological, cultural, or aesthetic heritage.
FISCAL IMPACT
Requests for local landmark are a no fee application and review costs are borne by City to promote preservation of community resources.
ENVIRONMENTAL DETERMINATION
A Notice of Exemption (NOE) – Categorical Exemption has been prepared (Attachment B) for this project pursuant to CEQA Guidelines §15331, which assures the maintenance, repair, stabilization, rehabilitation, restoration, preservation, conservation of historical resources.
Prepared By Mark Carnahan, City Planner
Kyle Hauk, Administrative Intern
Concurs With Brian Faber, Planning Commission
Reviewed By Jeff Kugel, Community Development Director
Certified to Availability of Funds Kyle Johnson, Finance Director/City Treasurer Approved By Adam Raymond, City Manager
Legal Review Danny Aleshire, City Attorney
CEQA Review Not Applicable
ATTACHMENTS:
A. Resolution (Draft)
B. CEQA NOE (Draft)
C. Public Hearing Notice (CC)
D. Analysis Memo
E. Applicant Submitted Background Materials for Church
F. City Staff Research (Newspaper articles)
G. Evaluation Report – CBC Houses (Malcomb House)
H. Malcomb House Photos – Circa 1991
I. Presentation
Item #5. Page 3
Meeting Date: 9/24/2024 / Packet Page #: 74
RESOLUTION CC 2024-____
A RESOLUTION OF THE CITY COUNCIL APPROVING LOCAL
HISTORIC LANDMARK DESIGNATION FOR TWO EXISTING
STRUCTURES LOCATED ON THE CAMPUS OF CORNERSTONE
BIBLE CHURCH AND ADDRESSED AS 400 N. GLENDORA AVENUE
AND 131 E. WHITCOMB AVENUE (FILE NOS. PLN24-0013 AND PLN24- 0014)
THE CITY COUNCIL
City of Glendora, California
THE CITY COUNCIL OF THE CITY OF GLENDORA DOES HEREBY
RESOLVE AS FOLLOWS:
WHEREAS, at 400 N. Glendora Avenue stands a 6,560-square-foot church sanctuary building constructed in 1930, referred to as the “Old Building”. The structure is located on the newly combined campus property for the Cornerstone Bible Church (CBC); and WHEREAS, at 131 E Whitcomb Avenue stands a 1,485-square-foot house constructed in 1912, known as the “Malcolm House”. The structure is also located on the newly combined campus property for the CBC; and
WHEREAS, on November 14, 2023, the City Council approved entitlements related to the expansion of and improvements to the CBC. The proposed project, which would be developed in two phases, includes the construction of a new 18,760 square-foot worship center building with a ground-floor sanctuary and subterranean level that would house the classrooms, nursery rooms, storage rooms, and offices. Other project elements include a new parking lot, new storage building, and new children’s playground area. Project implementation includes demolition of four of the six existing former residential structures. The existing two-story stone church building (400 N.
Glendora Avenue), which functions as the existing worship/sanctuary center, would remain in its existing condition, and be repurposed for other church uses. The existing former two-story residential structure at the corner of N. Vista Bonita Avenue and E. Whitcomb Avenue (131 E.
Whitcomb Avenue) would remain and be repurposed for other church uses.
The entitlement approvals required for church expansion project implementation included a Zone Change, Conditional Use Permit Amendment, Tentative Parcel Map, and Development Plan Review. The project’s City Council resolution (CC 2023-50) included a condition of approval (#18) which stated:
Prior to the issuance of a grading permit, submit to Planning Division an application and related materials requesting City designation of the following structures on the Church site as local landmark/historic resource:
- 400 N. Glendora Avenue (101 E. Whitcomb Avenue)
Existing “old” church structure constructed in 1931
- 131 E. Whitcomb Avenue
Existing structure built in 1912 (referred to as the Malcom House) WHEREAS, on May 22, 2024, CBC filed applications (Files #PLN24-0013 and #PLN24-0014) for local historic landmark designation for the two structures located on their Item #5. Page 4
Meeting Date: 9/24/2024 / Packet Page #: 75
Resolution No CC 2024-_____ Page 2 of 4
campus property, which are addressed as 400 N. Glendora Avenue and 131 E. Whitcomb Avenue; and
WHEREAS, Glendora Municipal Code (GMC) §21.03.050 established procedures for historic designation and states that landmarks shall be designated based upon one or more of the following findings:
1. The proposed preserved features exemplify or reflect special elements of historical, architectural, archaeological, cultural, or aesthetic heritage.
2. The proposed preserved features are identified with persons or events significant in local state or national history.
3. The proposed features embody distinctive characteristics of a style, type, period, or method of construction or are valuable examples of the use of indigenous materials or craftsmanship.
4. The proposed preserved features are representative of the notable work of a builder, designer, or architect; and
WHEREAS, the Planning Commission reviewed the request and recommended approval of landmark designation for the two structures located at 400 N. Glendora Avenue and 131 E.
Whitcomb Avenue at their meeting of September 3, 2024; and WHEREAS, a public hearing was held by the City Council on _____, 2024, 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, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The foregoing recitals are true and correct and are incorporated herein by this reference.
SECTION 2. The City Council finds in light of the whole record that the historic landmark designation of two existing local structures will not have a significant effect on the environment and pursuant to the California Environmental Quality Act (CEQA), a Categorical Exemption be adopted pursuant to CEQA Guidelines §15331, and City staff is directed to file a Notice of Exemption (NOE).
SECTION 3. The City Council hereby makes findings with facts, which findings are hereby incorporated in full as follows.
FINDINGS FOR HISTORIC CITY LANDMARK DESIGNATION
400 N. Glendora Ave / 101 E. Whitcomb Ave
FACT: The structure qualifies for designation as a landmark under Criterion “3” as an example of indigenous materials and craftsmanship, “The proposed features embody distinctive characteristics of a style, type, period or method of construction or are valuable examples of the use of indigenous materials or craftsmanship.” The eligibility could also be under Criterion “4”, as the church was designed by John A. Grundfor who was an Item #5. Page 5
Meeting Date: 9/24/2024 / Packet Page #: 76
Resolution No CC 2024-_____ Page 3 of 4
architect attributed to other notable Los Angeles area buildings. 131 E. Whitcomb Ave.
FACT: The building at 131 E. Whitcomb Avenue qualifies for designation as a landmark under criterion “1” as an example of cultural and aesthetic heritage since its preserved features exemplify or reflect special elements of historical, architectural, archaeological, cultural, or aesthetic heritage.
SECTION 4. The City Council hereby approves the designation of Historic City Landmark status for certain buildings located at 400 N. Glendora Avenue, and 131 E. Whitcomb Avenue, after determining that they meet finding requirements of GMC §21.03.050(C), and are subject to the following Conditions of Approval:
CONDITIONS OF APPROVAL
1. Provide a check for the CEQA Notice of Exemption Filing Fee ($75) to be filed with the County Clerk.
2. The Community Development Director shall assign landmark numbers to the historic buildings.
3. Upon designation of local historic landmark onto the two buildings:
a. The applicant shall sign a certificate of historic landmark designation. The City shall file the certificate for recording with the County Recorder. b. The property owner shall comply with all applicable GMC requirements applicable to landmark designated structures.
c. The City shall have the right of entry to inspect the premises to verify compliance with the Conditions of Approval and the GMC.
4. The City will pay for costs related to the fabrication of a plaque for each of the historical buildings. Applicant is required to install said plaque in a publicly accessible and visible location (on building exterior near front entry, or grounded mounted in concrete adjacent to public sidewalk).
SECTION 5. The City Clerk shall certify to the passage and adoption of this resolution and shall enter the same in Book of Original Resolutions.
PASSED, APPROVED and ADOPTED by the City Council of the City of Glendora on this ___ day of ____, 2024.
BY:
MENDELL THOMPSON
Mayor
Item #5. Page 6
Meeting Date: 9/24/2024 / Packet Page #: 77
Resolution No CC 2024-_____ Page 4 of 4
APPROVED AS TO FORM:
Aleshire & Wynder, LLP
DANNY ALESHIRE
City Attorney
CERTIFICATION
I, 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 ______, 2024, by the following vote:
AYES: MEMBERS:
NOES: MEMBERS:
ABSENT: MEMBERS:
ABSTAIN: MEMBERS:
I further certify that said Resolution was published as required by law in a newspaper of general circulation in the City of Glendora, California on the _____ day of ______, ____.
Dated:
KATHLEEN R. SESSMAN
City Clerk/Communications Director
Item #5. Page 7
Meeting Date: 9/24/2024 / Packet Page #: 78
CITY OF GLENDORA
116 East Foothill Boulevard, Glendora, California 91741
NOTICE OF EXEMPTION
Project Title: Historic Landmark Designation of two historic structures (PLN24-0013 & PLN24-0014)
Project Location: 400 N. Glendora Ave. and 131 E. Whitcomb Ave.
Project Sponsor: Cornerstone Bible Church
Mailing Address: 400 N. Glendora Ave, Glendora CA 91741 General Plan Land Use Designation: Medium/High Density Residential Zoning Designation: PR (Planned Redevelopment)
Project Description: Landmark designation
Surrounding Land Uses and Setting: Single and multi-family residential The City Council recommends the following exempt status / findings:
Ministerial (Sec. 15073)
Declared Emergency (Sec. 15071(a))
Emergency Project (Sec. 15071(b) and (c))
Categorical Exemption
Type: Class 31 Section: 15331
Statutory Exemption. Code Number:
Reasons why project is exempt: The project/process consists of actions taken by the City to assure the maintenance, restoration, enhancement, or protection of the environment where the regulatory process involves procedures for protection of the environment. This project involves the local historic landmark designation of two existing structures.
Date:
Jeff Kugel, Director, Community Development Director
The above recommended exempt status and findings were adopted by the following body:
City Council on
Date:
Mark Carnahan, City Planner (626) 852-4822
Item #5. Page 8
Meeting Date: 9/24/2024 / Packet Page #: 79
NOTICE OF PUBLIC HEARING
City Council
__________________________________________
NOTICE IS HEREBY GIVEN that the City Council of the City of Glendora will hold a public hearing pursuant to §21.03.050 of the Glendora Municipal Code in the City Council Chamber of City Hall, 116 E. Foothill Boulevard, Glendora, California, to receive and consider all evidence and reports relative to the following application:
Hearing Date: Tuesday, September 24, 2024, at 7:00 p.m.
Application Numbers: 1. PLN24-0013
2. PLN24-0014
Applicant: Cornerstone Bible Church (CBC)
Subject Addresses: 1. 400 N. Glendora Avenue
– CBC Old stone church: existing worship/sanctuary center
2. 131 E. Whitcomb Avenue
– Malcolm House
Request: Historic Landmark Designations for the CBC old stone church:
existing worship/sanctuary center (400 N. Glendora Ave) and Malcolm House (131 E. Whitcomb Ave).
General Plan / Zoning: Medium/High Density Residential / Planned Redevelopment (PR) Environmental: A Class 31 Categorical Exemption is recommended for the historic landmark designation of two existing structures pursuant to §15331 of the California Environmental Quality Act guidelines.
Contact Persons: Mark Carnahan, City Planner - (626) 914-8253 Kyle Hauk, Administrative Intern - (626) 914-8214
All interested parties are invited to attend said hearing and express their views on this matter.
Should you be unable to attend the public hearing, your testimony must be made in writing and delivered prior to the scheduled hearing date as follows: City Clerk Department, 116 E. Foothill Blvd, Glendora, CA, 91741, [email protected].
Further information on this item will be posted to the city’s website at CityofGlendora.org/citymeetings and will be on file for public inspection and copying for the cost Item #5. Page 9
Meeting Date: 9/24/2024 / Packet Page #: 80
of duplication, at the office of the City Clerk, 116 E. Foothill Blvd, Glendora, CA, between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday, exclusive of holidays, within those hours for agenda posting and public inspection as required by the Ralph M. Brown Act, California Government Code §54950 et seq. as applicable to this meeting.
If you challenge this 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 Planning Commission at, or prior to, the public hearing.
Kathleen R. Sessman, MMC
City Clerk/Communications Director
Published: Thursday, September 12, 2024 (San Gabriel Valley Examiner)
CERTIFICATION
I, Kathleen R. Sessman, City Clerk of the City of Glendora, hereby certify that I posted a copy of this Notice on the bulletin board outside the City Hall Council Chamber, 116 E. Foothill Boulevard on September 12, 2024.
Kathleen R. Sessman, MMC
City Clerk/Communications Director
LOCATION OF HISTORIC LANDMARK REQUESTS
File Nos.: PLN24-0013 and PLN24-0014
Cornerstone Bible Church
1. Old stone church: existing worship /sanctuary center (400 N. Glendora Avenue)
2. Malcolm House: (131. E Whitcomb Avenue)
Item #5. Page 10
Meeting Date: 9/24/2024 / Packet Page #: 81
Project Analysis Memorandum 1 | P a g e
PROJECT NO. PLN24-0013/PLN24-0014 - ANALYSIS MEMORANDUM Application(s): Cornerstone Bible Church is seeking approval for a historic landmark designation for two structures.
Date of Application: May 22, 2024
Applicant / Property Owner: Cornerstone Bible Church (CBC) Attn: Dr. Bob Stebbing
400 North Glendora Ave.
Glendora, CA 91741
Property Addresses: 400 N. Glendora Avenue and 131 E. Whitcomb Avenue Location and Current Use: The addresses of 400 N. Glendora Ave and 131 E. Whitcomb Ave are the subject addresses of this report. They are located on a 1.28-acre block bounded by The Women’s Club and a public alley to the north, Whitcomb Avenue to the south, Glendora Avenue to the west and Vista Bonita Avenue to the east. They occupy lots created as part of the original city.
In 2023, the City Council approved Resolution CC 2023-50 related to the CBC expansion project that included a Tentative Parcel Map (No. 74665) to consolidate eight (8) contiguous lots totaling
1.28 acres, to change the zoning designation to Planned Redevelopment (PR), a Conditional Use Permit, Development Plan Review, and project-related environmental review under the California Environmental Quality Act (CEQA) at a location with multiple addresses, consisting of the following: 400 and 420 N. Glendora Avenue, 101, 117, 125, 127 and 131 E. Whitcomb Avenue, and 415 N. Vista Bonita Avenue (File No. PLN20-0007). At 400 N. Glendora Avenue stands a 6,560-square-foot church building constructed in 1930, referred to as the “Old Church” building/structure/sanctuary. At 131 E. Whitcomb Avenue stands a 1,485-square-foot historic house built in 1912, known as the “Malcolm House”. These two historic structures, as recognizable and familiar buildings in the City of Glendora, and are the focus of this request for a landmark designation.
400 N. Glendora Avenue (also noted in records as 400 Michigan and 101 Whitcomb) Built in 1931 for the Independent Church of the Brethren the existing church structure (referred to as the “Old Church") has a stone/rock exterior that is its dominate exterior feature. Located on the northeast corner of Glendora Avenue and Whitcomb Avenue, this church is rectangular in plan and the primary elevation faces south towards Whitcomb Avenue. The main entry and porch are accessible via concrete steps leading in from both Whitcomb Avenue and Glendora Avenue. The church located at a prominent corner location, characterized by its stone masonry and prominent corner belltower makes it an immediately recognizable building in the community.
The church building exhibits distinguishing features associated with an Anglo-Saxon Ecclesiastical style of architecture. Some of these defining features include:
Asymmetrical massing
Rectangular nave-and-transept plan
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Stone masonry
Tower with (faux) embattled parapet
Protruding block quoins & pilasters
High-pitched cross gable roofs
Triangular-headed openings
Windows with casement (Double hung, muntin, stile, fixed. All wood-frame surround.) The structure totals approximately 6,560 square feet in size and is two stories tall with a height of 34 feet. It includes a 2,000 square foot sanctuary space with offices on the ground floor, offices, and conference rooms on the second floor, a nursery and storage area in the basement. It is rectangular in plan with a traditional church nave-and-transept form. The building’s small belltower totes ornamental blocks at roof level to feign the appearance of a medieval-style embattled parapet. This tower stands prominently on the corner of Glendora and Whitcomb Avenue and serves as the primary entrance to the building. The main nave of the church building features a high-pitched cross gable roof that intersects perpendicular to its east and west transepts.
The original diamond-shaped asbestos shingles have been replaced with .32-inch recycled aluminum panels, giving the roof a quilted or woven appearance. The asymmetrical massing is highlighted by the belltower, and a porch that wraps around the southwest corner. Dominant exterior features of the building’s façade include locally sourced stone masonry, protruding block quoins and pilasters, and ornamented double-hung windows. The historical analysis for the project identified this structure as being eligible for designation as a local historic resource, and, as such it is being preserved and improved.
131 E. Whitcomb Ave:
Built in 1912, this structure (referred to as the Malcom House) totals approximately 1,485 square feet and exhibits simple features associated with American residential vernacular wood-frame style of architecture of 1850-1950. Some of these defining features include:
Ornamental latticework
Pitched gable roof
Decorative brackets
Front facing gables
White board & batten siding
Large, open living spaces
Double hung wood sash windows.
The house has a pitched gable roof with a cross gable on front and side elevations. White board and batten siding with ornamental latticework characterize the façade of this structure, with blue, decorative brackets at roofline. Several oversized, double hung windows set into black casement are placed along the façade. The original wood front door with oval stained glass remains facing Whitcomb Avenue. It is noted that certain elements of this structure have been altered. Notably, a porch area seems to have been enclosed along North Vista Bonita Avenue and the second story addition at the rear of the structure does not appear to be original to the house.
According to CBC staff, this structure was purchased by the church in 2000 and previously used as ministry class space but was lastly being used as storage. The historical analysis for this project Item #5. Page 12
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identified this structure as being eligible for designation as a local historic resource, and as such it is being preserved, improved (exterior improvements and interior conversion of space for new church uses) as a part of the new expansion project for the CBC.
Request-Historic Landmark Designation:
Landmark Designation Requirements
The applicant has requested historic landmark designation of two structures located at 400 N.
Glendora Avenue and 131 E. Whitcomb Ave.
Pursuant to §21.03.050(C) of the Glendora Municipal Code, a property must meet one or more of the following findings to be eligible for the City Landmark Designation:
1. The proposed preserved features exemplify or reflect special elements of historical, architectural, archaeological, cultural, or aesthetic heritage.
2. The proposed preserved features are identified with persons or events significant in local state or national history.
3. The proposed features embody distinctive characteristics of a style, type period or method of construction or are valuable examples of the use of indigenous materials or craftsmanship.
4. The proposed preserved features are representative of the notable work of a builder, designer, or architect.
400 N. Glendora Avenue
The old church sanctuary building at this address is eligible for designation under Criterion “3”.
Under this criterion, the property is significant as the proposed preserved features embody distinctive characteristics of a style, type, period, or method of construction or are valuable examples of the use of indigenous materials or craftsmanship:
It has been recorded that several men from the Independent Brethren Church of Glendora mined rock quarries in the San Gabriel Mountains above the City of Glendora and split and used the stones to construct the main church building. Thus, the subject building is a valuable example of the use of indigenous materials and embodies several distinctive characteristics of a stone masonry construction method.
According to an article published in the Glendora Gleaner in August of 1931, over 600 tons of stones were taken and split from the granite deposits of the San Gabriel Riverbed to construct the church building. Every one of the stones used in the walls of the building is said to have been split and laid into place by Martin Pierce and John Scheu of Glendora. Mr. Pierce, a long-time resident of the City of Glendora, is recorded to have built several split granite rock houses in the area.
Beginning at the base with a strong concrete foundation, the walls were laid to a thickness of 25 inches. This they tapered slightly to the top of the walls 24 feet high where they are 13 inches thick. Every wall is solid rock and concrete to the roof. At the southwest corner rises a tower 18 feet square and 38 feet high. The stones are joined together with concrete and finished with a black bead making a striking contrast to the stones, as it winds around these in different sizes.
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The eligibility could also be under Criterion “4”, as the church was designed an architect attributed to other notable Los Angeles area buildings. The recorded architect of this church structure is John A. “Jack” Grundfor. Grundor was born in Idaho in 1888 and died in 1979. He worked in Salt Lake City, Utah from 1915 until about 1924, and is credited with design of the gates for the Salt Lake City Cemetery. He received his California architects’ certificates in December 1926. In the late1920s, Grundfor was employed as the Chief Draftsman for the Fidelity Company, while Richard Neutra served as Chief Design. Grundfor also served several years as a building inspector for Los Angeles County. Grundfor designed several residential and institution buildings in various period revival styles in Los Angeles region. Some of his works included:
Canterbury Court Apartment in Glendale at 319 W. Wilson Avenue (1928); El Rey Apartments in Glendale at 404 E. Chevy Chase Drive (1928); Banbury Manor apartments in Los Feliz at 1716 N. Edgemont (1928); Villa Cintra courtyard Apartments in Los Angles at 430 S. Clove rdale (1928); Los Feliz Manor Apartment building at 4643 Los Feliz Boulevard in Los Angeles (1929); Council Edgemont Apartments in Los Feliz at 200 N. Edgemont (1931); Church of Jesus Christ of Latter-Day Saints at 1212 S. 8th Street in Alambra (1932); Glendale Civic Auditorium at 1401 N. Verdugo Road (1938) For a detailed description of the history of the Independent Church of the Brethren, as well as construction materials and methods used to construct the church building, see Attachments E and F.
131 E Whitcomb Ave
The Malcolm House is eligible for designation under Criterion “1”. Under this criterion, the property is significant as the proposed preserved features exemplify or reflect special elements of historical, architectural, archaeological, cultural, or aesthetic heritage.
The property at 131 E Whitcomb Avenue (Malcolm House) is eligible for designation under Criterion “1”. Under this criterion, the property is significant as the proposed preserved features exemplify or reflect special elements of historical, architectural, archaeological, cultural, or aesthetic heritage: Built in 1912 by Mr. William J. Pfoutz, a farmer and homesteader from Kansas who had recently relocated to California, this house was constructed at a time when The City of Glendora was flourishing. The discovery of local water bearing land, the establishment of the citrus industry, the extension of the Pacific Electric Railway, the installation of electricity and paved streets, and the city’s incorporation in 1911 were all elements of growth and prosperity that attracted residents like the Pfoutz family to Glendora. As such, this house is an intact example of early residential development in Glendora not directly associated with the citrus industry, but along the residential corridors originally laid out by George Whitcomb in the 1880s. The name “Malcolm House” comes from the most recent homeowner of the structure; Mrs. Malcolm Tidwell, who lived in the house until 1988. Thus, this property meets criterion 1 as a valuable example of historical, architectural, archaeological, cultural, or aesthetic heritage. Additional detailed description of the Malcolm House is included with the historic assessment of the CBC houses (see Attachment G).
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Description
400 N Glendora Ave
This church building is one of the outstanding examples of architecture and beauty in the 1930s Los Angeles County. It is made of split stone, and it seems that every stone in its walls is diƯerent in shape from every other stone.
The stones were taken from the granite deposits of the San Gabriel riverbed. Huge boulders were laboriously split to show the granite surfaces in shades from almost white to almost black. The shading of colors makes a beauty hard to describe but making a wonderful eƯect.
The architect was Mr. J.A. Grundfor of Glendale.
Every stone of the 600 tons used in the walls of the building was split and laid in place by Mr. Martin Pierce, assisted by Mr. John Scheu. Mr. Pierce was a resident of Glendora for many years and has built several of these split rock houses.
Beginning at the base with a concrete foundation heavy enough to withstand the centuries, the walls were laid to a thickness of 25 inches. This they tapered slightly to the top of the walls 24 feet high where they are 13 inches thick. Every wall is solid rock and concrete to the roof.
At the southwest corner rises a tower 18 feet square and 38 feet high. The stones are joined together with concrete and finished with a black bead making a striking contrast to the stones, as it winds around these in diƯerent sizes.
The History of Cornerstone Bible Church
In 1930, a group of families seeking strong Bible teaching formed what was then known as the Independent Brethren Church of Glendora. Men from IBCG mined rock quarries in the mountains above the citrus farms of Glendora and brought down large stones out of which was built the main building. In August of 1931, the new church celebrated its first formal meeting in the new building.
For more than two decades the church thrived with a powerful ministry to families in the Glendora community. By 1974 the church was known as Bible Brethren Church, and the following year Ken Churchill accepted the position of Senior Pastor. With the direction of the Holy Spirit, he introduced “elder leadership” as the primary form of governing for the church, a structure that has served the church well since that time.
In 1986, Dr. Don ShoƯ accepted a call to become the church’s new pastor. He faithfully served God through continued clear and sound Bible teaching. In the late 1980s, the church membership approved a change of name to Cornerstone Bible Church.
Today the church continues to experience God’s blessing with growth and expanded ministries under the leadership of Pastor Bruce French and a dedicated staƯ of men and women who are committed to the faithful teaching of God’s Word and to our vision of Loving God & Others Well.
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1940s
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1 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
To: BGW Architects
Attn: John Wetendorf
From: Paul Travis, AICP, Managing
Principal; Laura Janssen,
Senior Architectural Historian
Date: May 29, 2020
EVALUATION SUMMARY
Per your request, Historic Resources Group (HRG) has evaluated four residential properties located in the City of Glendora, California for potential historic significance and eligibility for listing in the National Register of Historic Places, the California Register of Historical Resources, and/or designation as a Glendora Historic Resource or Landmark.
The subject properties are as follows:
• 117 E. Whitcomb Avenue
• 125/127 E. Whitcomb Avenue
• 131 E. Whitcomb Avenue
• 415 N. Vista Bonita Avenue
In preparation of this memorandum, existing documentation on the development of the subject properties was reviewed. Sources include historic newspaper accounts, city directories, voter registration records, census records, Sanborn Fire Insurance maps, historic aerial photographs, and the building permit history for each property. 1 1 At the time this report was researched and written the Glendora Library and Glendora Historical Society were closed due the Coronavirus pandemic. As a result, our research was limited to what could be found through readily available online resources.
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2 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
HRG has determined that the property at 131 E. Whitcomb Avenue is eligible for listing as a Historic Resource or Landmark in the City of Glendora. The house appears to be historically significant as an intact example of early-twentieth century residential development in Glendora. The property retains enough of its original design and physical features to convey its historic significance. The other three properties were not found to be historically significant.
Previous Historic Resources Surveys and Evaluations
The City of Glendora conducted a historic resources survey in 1995 and identified one historic district; a residential neighborhood near the central business district of Glendora, referred to locally as “Glendora Village.” In addition, the City keeps an inventory of individual properties that have been listed as Historic Resources and Landmarks. 2 The
subject properties are not located within the Glendora Historic District nor are they listed as individual historic resources or landmarks in the City of Glendora.
Prior to the 1995 survey, the City compiled a historic resources inventory in the early 1980s to identify patterns of development and related historic housing stock. This information was used to provide recommendations for developing a historic preservation program in Glendora.3 Properties constructed prior 1930 were identified and limited research was performed. A tier system was developed to assign historic significance. Tier 1 structures retained the highest historic and architectural significance. Two of the subject properties were identified and inventoried as part of the survey: 131 E. Whitcomb Avenue (Tier 2) and 415 N. Vista Bonita Avenue (Tier 3). The other two properties were constructed after 1930 and not included in the inventory.
PHYSICAL DESCRIPTION OF THE SUBJECT PROPERTIES
Although constructed at different times, all five houses are basically vernacular in style.
The term “residential vernacular” is used to describe simple houses or cottages with little or no distinguishing decorative features. These buildings are characterized by their simple forms, general lack of ornamentation, and the absence of characteristics of recognizable architectural styles. Vernacular houses were typically utilitarian structures, built utilizing local materials and techniques without the input of trained architects.4 However, each house has some distinguishing features that place each within the era in which it was built. 2 As of October 2018, the list included thirty-six Historic Landmarks and one Historic Resource. “Glendora Historic Landmark and Historic Resource Designations,” https://www.cityofglendora.org/home/showdocument?id=24621 (accessed April 16, 2020.)
3 “Recommendations for Historic Preservation in Glendora.” Submitted to City of Glendora Planning & Redevelopment Department. Prepared by Jonathan H. Grinder, University of California, Riverside, January 18, 1983. 4 Virginia and Lee McAlester, A Field Guide to American Houses (New York: Alfred A. Knopf, Inc., 1984), 63.
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3 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
117 E. Whitcomb Avenue
The single-family residence at 117 E. Whitcomb Avenue is located mid-block on the north side of E. Whitcomb Avenue between Glendora Avenue and N. Vista Bonita Avenue. It was constructed in 1947 and is located on Lot 20 of Block N of the Glendora tract. An alley runs along the north of the property and a surface parking lot runs along the west of the property. The house is situated towards the front of the property with a paved walkway, lawn, shrubs, and mature trees.
This one-story house has a rectangular plan, simple massing, and symmetrical composition.
There is a low-pitched side facing cross gable roof with composition shingles and abbreviated boxed eaves. The house is clad with wide horizontal wood siding. Fenestration consists primarily of single two-over-two double hung wood windows with simple wood trim and projecting sills. The centered main entry on the south (primary) facade has a paneled wood door with a projecting overhang from the roof supported by wood posts.
There is a concrete stoop. Single windows with vertical wood shutters flank the entry.
There is a covered side porch with a gable roof on the west façade and a covered concrete patio with a flat roof at the north facade.
This house is a simplified version of a Minimal Traditional. It was constructed post World War II by a local builder keen to take advantage of the increased housing need triggered by returning servicemen and their families. Minimal Traditional houses are small houses with low-pitched gabled roofs, one-story in height, roof eaves with little or no overhang, double-hung windows, small porches, and minimal architectural details.
Alterations
According to building permits the rear bedroom, bathroom and covered side porch were added in 1949. It does not appear the covered patio was permitted and was likely added at a later date. There is a large tent at the rear (north) of the parcel which does not appear to be a permanent structure.
125/127 E. Whitcomb Avenue
There are two single family residences on this parcel, which is located mid-block on the north side of E. Whitcomb Avenue between Glendora Avenue and N. Vista Bonita Avenue. The single-family residence with attached garage at 125 E. Whitcomb Avenue was constructed in 1958. The rear house and detached garage at 127 E. Whitcomb Avenue were constructed in 1946. They are located on Lot 19 and a portion of Lot 18 of Block N of the Glendora tract. An alley runs along the north of the property. 125 E. Whitcomb Avenue is a one-story house with an attached single-car garage. It has a rectangular plan, simple massing, and asymmetrical composition. There is a hipped roof C-3
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4 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
with composition shingles and exposed eaves with wood fascia. The house is clad in a sand finish cement plaster. Fenestration consists primarily of double hung and sliding wood sash windows with projecting wood sills. The south (primary) façade has a front facing garage with wood overhead door, and main entry door with a projecting overhang supported by wood brackets. The entry is flanked by a two-over-two double hung wood sash window to the west and tripartite picture window to the east with a center divided light fixed window and two one-over-one double hung wood sash windows. There is a brick stoop and split face stone planter bed. There is a concrete walkway from the driveway across the primary façade to the west side of the house to the rear house. 127 E. Whitcomb Avenue is a one-story house with a detached two-car garage. It has an L-shaped plan, simple massing, and asymmetrical composition. There is a cross gable roof with composition shingles and exposed eaves. The house is clad in a sand finish cement plaster. Fenestration consists primarily of double hung wood sash windows with projecting wood sills. There are two entry doors, with metal screen doors, concrete stoops and metal awnings; one each on the west and east facades. The detached garage with front facing gable roof and plaster cement cladding faces the alley has a metal roll up door. There is a flat roof carport with metal posts attached to the west side of the garage. 127 E. Whitcomb Avenue is a residential vernacular house purpose built, in this case to house an elderly parent. It has very simple forms and little to no architectural details. 125 E. Whitcomb Avenue is a simplified version of a Ranch, which was a popular traditional style in the late 1950s. Ranch houses are broad one-story houses with moderate roof overhangs, off-center front entries, garages attached to the main façade, large picture windows, and asymmetrical facades. Likely taken from a magazine or catalogue, this house has none of the customized features characteristic of late decade Ranch houses.
Alterations
According to building permits the carport was added to the rear garage in 1957.
Otherwise there have been no notable alterations to either house. 131 E. Whitcomb Avenue
The single-family residence at 131 E. Whitcomb Avenue is located on the northwest corner of E. Whitcomb Avenue and N. Vista Bonita Avenue. It was constructed ca. 1912 and is located on Lot 17 and a portion of Lot 18 of Block N of the Glendora tract. An alley runs along the north of the property. The house is situated towards the front of the property with a paved pathways, lawn, shrubs, and mature trees.
This one- and two-story house has a rectangular plan, simple massing, and asymmetrical composition. The one-story portion of the house has a front-facing cross gable roof with C-4
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5 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
composition shingles and exposed eaves with decorative brackets. The two-story portion in the rear has a side-facing gable. The house is clad with wood clapboard siding and decorative shingles in the front-facing gables and along the skirt of the screened side porch.
Fenestration consists primarily of single one-over-one double hung wood sash windows with wide wood casing, splayed lintels, and projecting wood sills.
The south (primary) façade has a wide concrete porch with front-facing gable roof and wood posts. There are gable vents in the house and porch gable. The house gable vent has figured slats framed with wood casing. The wood paneled main entry door is partially glazed with a leaded glass oval light surrounded by carved embellishments. The east facade has a screened porch that runs the length of the front facing gable roof with a gable vent that matches the one on the primary façade with figured slats and framed with wood casing. The porch has tapered wood piers and the screens are framed in wood. There is a wood paneled door on north façade with a wide concrete stoop. The grounds consist of concrete pathways, lawn, shrubs, and mature trees. There is an asphalt pad to the west used for parking cars.
This house is a simplified version of a Folk Victorian, which was a popular style from the mid-1800s into the early 1900s in smaller communities where the homeowner would use a kit, or plan book, to aid in the construction. Folk Victorian houses are relatively plain in plan and massing but embellished with prefabricated decorative trim, which was massproduced and easily transported to communities around the country by rail. These machine-made embellishments appeared as decorative shaped shingles, brackets under the eaves of gabled roofs, and turned posts and spindle work detailing and moldings.
Alterations
There have been no notable alterations to this house.
415 N. Vista Bonita Avenue
The single-family residence at 415 N. Vista Bonita Avenue is located one parcel north of E. Whitcomb Avenue on the west side of N. Vista Bonita Avenue. It was constructed in ca. 1920 and is located on the north portion of Lot 17 and Lot 18 of Block N of the Glendora tract. An alley runs along the north of the property. The house is set towards the northwest corner of the parcel with two brick paved patios to the south and east, shrubs and mature trees.
As mentioned previously, this house was the original garage for 131 E. Whitcomb Avenue.
It was converted into a dwelling in 1946. There are no records as to the appearance of the building prior to 1946.
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6 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
This one-story house has an L-shaped plan, simple massing and asymmetrical composition.
There is a front-facing cross-gable roof with composition shingles and exposed eaves with wood fascia. The house is clad with manufactured composition shingles. Fenestration consists primarily of paired wood sash casement windows with wood casing and projecting wood sills. The upper portions of the windows have divided lights. The main entry is on the side-facing south façade. There is a wood-framed pergola attached to the house supported by wood posts set in cement and brick footings. The main entry has a metal security screen door. The street-facing east façade has a divided light picture window with wood shutters.
Alterations
It was converted into a dwelling in 1946. Since that time, there have been no permitted alterations to this house. The pergola appears to be a later addition.
HISTORIC CONTEXT
The subject properties have the potential to be significant for their association with the heritage of Glendora, association with persons who may have made an impact to local history, as the site of a historic local event, or for having distinctive physical characteristics of a particular architectural style or are the work of a notable builder or architect.
City of Glendora Development
The City of Glendora is located twenty-three miles east of downtown Los Angeles in the San Gabriel Valley. Glendora is bordered by Azusa and the unincorporated community of Citrus to the west, San Dimas to the east and south, Covina and the unincorporated community of Charter Oak to the south, and the San Gabriel Mountains range to the north.
In 1844, Englishman Henry Dalton purchased five Ranchos, including the 45,000-acre Rancho Azusa which included the Glendora area. In 1852, following the Mexican American War, Dalton’s right of ownership of Rancho Azusa de Dalton was challenged by the United States government, and he turned the land over to J.S. Slauson, from whom he had borrowed money to fight his case in the courts. When he died in 1884, Dalton had lost most of his property and was living in poverty.5
In 1868, the Glendora district was opened for homesteading. In 1874, John Bender and William Bryant Cullen arrived from Memphis, Tennessee and became the first permanent 5 “History of Glendora: Early History,” https://www.cityofglendora.org/departments-services/library/about-us/history-ofglendora/early-days (accessed April 17, 2020.) C-6
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7 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
settlers of the future Glendora Township. Bender acquired 160 acres north of Foothill Boulevard between Grand and Pennsylvania Avenues. Cullen homesteaded the area between Wabash and Live Oak Avenues and Sierra Madre and Bennett Avenues. Bender and Cullen cleared their land and planted wheat, flax, barley, castor beans, grapevines, vegetables and fruit trees. The area began to flourish as other farmers arrived during the 1870s.6
Glendora’s founding father was George D. Whitcomb, a wealthy Chicago manufacturer who came to Southern California for his wife’s health. He arrived in 1885 and settled on a parcel of land that had once been a western section of the Rancho Azusa de Dalton.
Whitcomb constructed a 26-room villa at the northernmost end of Vista Bonita Avenue.
He laid out groves of oranges, and other citrus and deciduous fruit trees around his residence. Once his residence was established, he began work in earnest to develop plans for a new town.
Whitcomb entered into negotiations with Atchison, Topeka and Santa Fe Railway executives to relocate the new southern transcontinental line’s planned local route through the San Gabriel Valley. Whitcomb persuaded the railroad to shift its proposed route between Pasadena and San Bernardino to the north of the South Hills and close to the town that he would name after his wife. Whitcomb combined “Glen” which described the narrow valley of his property at the foot of the San Gabriel mountains, with the latter part of his wife’s given name, Leadora, and named his new town “Glendora.”7 Whitcomb purchased a 200-acre rectangle of land for $40 per acre and became associated with John W. Cook, a Los Angeles County Board of Supervisors member, and Merrick Reynolds, the owner of the San Pedro Lumber Company. The three formed the Glendora Land Company and the Glendora Water Company. Land was cleared, streets named and graded, and water pipes laid. 8 Whitcomb named the north-south streets after states, places he had lived, or places for which he had a fondness, and the east-west streets for family members. Completing Glendora’s infrastructure and subdividing lots for residential development was accomplished in less than three years. On the first day of sale in April 1887, almost 300 lots were sold.9
6 “History of Glendora: Early Days,” https://www.cityofglendora.org/departments-services/library/about-us/history-ofglendora/early-days (accessed April 17, 2020). 7 “History of Glendora: Founding and Naming,” https://www.cityofglendora.org/departments-services/library/aboutus/history-of-glendora/founding-naming (accessed April 17, 2020). 8 Barbara Ann Hall, Ph.D., Images of America: Covina Valley Citrus Industry (Charleston, SC: Arcadia Publishing, 2011),
20. 9 “History of Glendora: Infrastructure Grows 1887-1911,” https://www.cityofglendora.org/departmentsservices/library/about-us/history-of-glendora/infrastructure-grows (accessed April 17, 2020).
C-7
Item #5. Page 35
Meeting Date: 9/24/2024 / Packet Page #: 106
8 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
The lack of water made farming in Glendora a constant struggle in the 1880s, and many early settlers relied on dry farming methods. The Glendora Water Company had attempted to provide Glendora with water under several schemes that all failed. In 1888, the water shortage was so acute that Whitcomb was reduced to hauling water by mule drawn tanks from the San Gabriel River. Shortly before 1900, water bearing land was discovered below the mouth of San Dimas·Canyon. The Glendora Water Company, along with others, bought into the new water source. This “share” system continued to be Glendora’s main source of water until 1915 when the first city well was put down to a depth of 450 feet. Other wells soon followed, and Glendora became self-sufficient in water production.10
A mainstay of Glendora’s early economy was the citrus industry. The introduction of citrus trees brought a new and welcome prosperity to the area as vast groves of orange and lemon trees established Glendora as a center of the new Southern California citrus industry at the end of the ninteenth century. In 1895 the first citrus association was formed, the Glendora Citrus Association, and in 1896, Glendora built its first citrus packing house. By 1908, citrus production had entirely superseded that of deciduous fruits.
In December 1907, the development of Glendora got a boost when passenger service opened on a new extension of the Pacific Electric Railway’s Monrovia-Glendora line which provided service from downtown Glendora to downtown Los Angeles.
The City of Glendora was incorporated on November 13, 1911. Discussion of incorporation began at a routine Board of Trade meeting, during which it was determined that the population and wealth of Glendora residents justified obtaining the conveniences available under an incorporation. The original townsite boundaries included: “Sierra Madre avenue on the north; Grand avenue on the west; Mauna Loa on the southeast to a point where it reaches the San Jose hills; thence with a deflection for a short distance to the intersection of Loraine avenue; thence on Loraine avenue to Sierra Madre avenue, or the point of beginning.”11
The local citrus industry continued to grow in the early twentieth century. From 1909 to 1913, Glendora sent a monthly supply of oranges and lemons to the White House for President Taft. In the 1920s, the Glendora Citrus Association and the Glendora Heights Orange and Lemon Growers joined forces to create the Glendora Fruit Exchange. In 10 “Recommendations for Historic Preservation in Glendora.” Submitted to City of Glendora Planning & Redevelopment Department. Prepared by Jonathan H. Grinder, University of California, Riverside, January 18, 1983. 11 “History of Glendora: Glendora’s Beginning,” https://www.cityofglendora.org/departments-services/city-manager/glendoracentennial-celebration/history (accessed April 17, 2020.) C-8
Item #5. Page 36
Meeting Date: 9/24/2024 / Packet Page #: 107
9 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
1923, the Glendora Fruit Exchange constructed a new packinghouse that was “the largest fruit packinghouse in the world with equipment and facilities good for a pack each season of 1,500 to 2,000 carloads of 400 packed boxes each.” During this period, other local growers began to establish independent packing associations, and several new packing houses were constructed in Glendora in the early 1920s. Glendora’s citrus industry continued to thrive through the 1940s.12
Southern California’s citrus industry declined rapidly in the late 1940s and early 1950s.
The population growth in Southern California after World War II made land and water more valuable and brought the development of large housing tracts. In addition, a virus swept through the area’s citrus groves, killing vast numbers of trees in a short amount of time. With the rising prices and development pressures of the period, many growers decided to sell their land to developers.
13 As citrus groves died, residential subdivisions
grew, and Glendora eventually became a bedroom community for commuters who worked across a broad region between Los Angeles, Pasadena, Orange County, and the Inland Empire.
Site History
The subject properties are located on Lots 17, 18, 19, and 20, of Block N of the original Glendora Tract. The block is bound by Leadora Avenue to the north, Glendora Avenue (formerly Michigan Avenue) to the west, Whitcomb Avenue to the south, and Vista Bonita Avenue to the east. These parcels remained largely vacant until 1912 when a house and garage was constructed at 131 E. Whitcomb Avenue. The other two parcels were not improved until the mid- to late-1940s.
131 E. Whitcomb Avenue
Mr. and Mrs. William J. Pfoutz arrived in Glendora in 1912 from Kansas. Mr. Pfoutz had farmed a homestead in Nebraska from 1886-1891 then owned a farm in Kansas before relocating to California and purchasing the property at 131 E. Whitcomb Avenue in Glendora and building a house. By 1920 he was a janitor in the local public schools. 14 There is no original building permit on file in the City; however, Los Angeles County assessor records record the house being built in 1912, which coincides with news accounts of their arrival in Glendora. It is likely Mr. Pfoutz built the house and garage himself 12 “Rubel Castle Historic District,” National Park Service / National Register of Historic Places Registration Form, November 2012.
13 Ibid. 14 Census records from 1920 to 1940 place Mr. and Mrs. Pfoutz at 131 E. Whitcomb Avenue and list Mr. Pfoutz as a janitor in 1920 and 1930 and then retired in 1940.
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Item #5. Page 37
Meeting Date: 9/24/2024 / Packet Page #: 108
10 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
because he previously worked as a lumberman according to the 1910 United States Census and his two sons were carpenters.15 Mr. and Mrs. Pfoutz were active in church and community life and celebrated their 50th wedding anniversary at their home on Whitcomb Avenue in 1933.16 Mr. Pfoutz died in 1941 and Mrs. Pfoutz followed her husband in 1944.
In 1944, Floyd and Dorothy Million were residing at 131 E. Whitcomb Avenue according to voter registration records.17 Floyd W. Million was stationed at a Civilian Public Service camp at Big Dalton Canyon from 1942 until 1946 working as a sheet metal worker and a carpenter. There are no building permits on file during this time.
In 1946, Thomas Vince Tidwell and his wife Malcolm Tidwell from Oklahoma purchased the property. That year, a building permit was issued to convert the garage into a dwelling unit.
18 It is unclear when the lot was split and the address was changed to 415 N. Vista Bonita Avenue.
19 Mr. Tidwell held various manual labor jobs; he was a dairy hand in the 1940s before they moved to Glendora, and a machinist for Rain Bird (based in Glendora) in the 1950s. The Tidwells lived in the house until Mr. Tidwell died in 1988 and Mrs.
Malcolm Tidwell died in 2001.
415 N. Vista Bonita Avenue
This building was originally the garage for the house at 131 E. Whitcomb Avenue. It was constructed ca. 1920. As stated above, it was converted into a dwelling unit in 1946. It may have served as a rental unit for Mr. and Mrs. Tidwell, although their name never shows up on building permits. Mr. and Mrs. Billy B. Taylor lived in the house in the early 1950s according to a birth announcement in the local press and voter registration rolls.20 Mrs. Olive G. Burton lived in the house from the mid-1950s to the mid-1960s. An electrical permit was issued in her name to install an electric range in 1961.21 The last occupant of record was Mrs. Florence G. Patterson. An electrical permit was issued in her name in 1966 to install an air conditioner and a sewer permit to backfill the cesspool and 15 1910 United States Census and Index to Register of Voters Glendora City Precinct No. 1, 1914. 16 “Pair Celebrate Golden Wedding,” Los Angeles Times, December 23, 1933. 17 Index to Register of Voters Glendora City Precinct No. 1, 1944 and 1946. 18 Department of Building and Safety County of Los Angeles, Building Permit 492, June 3, 1946. 19 No documentation was found to determine the lot split. 20 “Cradle Roll,” Pomona Progress Bulletin, November 23, 1950 and Index to Register of Voters Glendora City Precinct No. 2, 1952.
21 Department of County Engineer Building and Safety Division, Electrical Permit, April 1961; Index to Register of Voters Glendora, 1958 and 1960.
C-10
Item #5. Page 38
Meeting Date: 9/24/2024 / Packet Page #: 109
11 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
connect the house to the city sewer line in 1967.22 She died in 1996, and this was her last known residence according to city directories.23
117 E. Whitcomb Avenue
The original building permit for this one-bedroom house was issued to Del Monte Construction in 1947. It was built as a model home intended to be the first of a future development by Del Monte Construction. However, it appears this was the only house built. It was advertised in the Covina Argus as a “moderate priced quality home… specially designed for future expansion and second and third bedrooms may be added later.”24 With a photo rendering and a floor plan in the advertisement, customization of exterior materials was also encouraged. The model home was opened for tours in December 1947 and “typified a new idea in moderate price residential construction,”25 at a time when Glendora’s economy was moving away from agriculture to housing young postwar families.
Mr. and Mrs. Charles F. Gross purchased the property in 1948. 26 In 1949 a building
permit was issued to Mr. Gross to add a bedroom, bathroom, and covered porch.27 They lived in the house with no further recorded changes until the late 1950s. Mr. and Mrs.
Charles E. Tompkins were living in the house in 1958.28 Mr. Tompkins was a retired rancher and farmer and Mrs. Bertha Tompkins was a retired teacher. They made no alterations to the house during their occupancy. Mrs. Tompkins died in the house in 1964.29 Mrs. Edna Farrior, a dressmaker was living in the house in 1966 according to the Glendora City Directory.30 A sewer permit was issued to her husband James Farrior, a shoemaker, in 1975 to backfill the cesspool and connect to the city main line.31 It appears their granddaughters, Jennifer and Tischia O’Farrior, may have inherited the house because they were using it for their topiary business in 1986.
32 O’Farrior Topiary was known for
their prize-winning indoor/outdoor ready-made topiary displays, and even held classes on 22 City of Glendora Building Department, Electrical Permit 11009, June 29, 1966; City of Glendora Building Department, Sewer Permit 12978, June 1967.
23 “Social Security Death Index, Master File,” (Social Security Administration; Washington D.C., USA, 1935-2014); Glendora, California City Directory, 1996-1997. 24 “Advertisement,” Covina Argus, December 12, 1947. 25 “Model Home on Del Monte Tract Opened for Tours,” Covina Argus, December 19, 1947. 26 Index to Register of Voters Glendora City Precinct No. 1, 1948. 27 Department of Building and Safety County of Los Angeles, Building Permit 1232, October 19, 1949. 28 Index to Register of Voters Glendora City Precinct No. 2, 1958. 29 “Obituary,” Independent Star News, May 3, 1964. 30 Glendora, California City Directory, 1966. 31 City of Glendora Building Department, Sewer Permit 5806, January 16 1975. 32 “Garden Show Prizes are Announced,” Monrovia News-Post, October 26, 1986.
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Item #5. Page 39
Meeting Date: 9/24/2024 / Packet Page #: 110
12 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
topiary creation out of the house on Whitcomb Avenue.33 A mechanical permit was issued to Tischia O’Farrior in 1995 for the installation of a new furnace.34 It appears the business morphed when Jennifer O’Farrior married Charles Coburn, former head of horticulture at the San Diego Zoo, and created Corburn Topiary and relocated to Escondido, California. 35 125/127 E. Whitcomb Avenue
There are two houses on this parcel. Dr. Theodore G. Kennard built the house and detached garage at 127 E. Whitcomb Avenue in 1946 for his father-in-law David W.
Peterman.36 Dr. Kennard was a Glendora native and well-respected community advocate.
Dr. and Mrs. Kennard were named Glendora’s Citizens of the Year in 1958.37 Mr.
Peterman lived in the house until his death in 1950. After which it appears it was rented until Harold and Jane Straughan purchased the property in 1957. Mr. Straughan was issued a building permit to add a carport in July 1957, and then he was issued a permit to build a secondary house and attached garage in 1958.38 A septic tank was installed in April the same year.39 This house was given the address 125 E. Whitcomb Avenue. It does not appear the Straughans ever lived in the house because it was sold (or rented) almost immediately to Mr. and Mrs. Howard Hesson Jr. in 1958.40 A sewer permit was issued to Rafael Charles Cano in 1969,41 but little else was found to substantiate his association with the property. Permits for reroofing were issued to the Cornerstone Bible Church in 2002, 2003, and 2009 for both buildings on the parcel.42
EVALUATION CRITERIA
A property may be designated as historic by national, state, and local authorities. Current landmark designations available for properties located in Glendora include listing in the National Register of Historic Places, the California Register of Historical Resources, and the Glendora Register of Historic Resources and Landmarks. All designation programs use basic criteria relating to a property’s place in important events or patterns of development, 33 “Topiary Pets Graze in Green Gardens,” Pasadena Star-News, June 20, 1993. 34 City of Glendora Building Division, Mechanical Permit 3CL9659, July 18, 1995. 35 “Force of Nature,” Ranch & Coast Magazine, June 1, 2019. 36 Department of Building and Safety County of Los Angeles, Building Permit 499, June 6, 1946; Index to Register of Voters Glendora City Precinct No. 1, 1946.
37 “Couple Named Glendora’s Top Citizens,” Los Angeles Times, January 19, 1958. 38 Division of Building and Safety Department of County Engineer, City of Glendora Building Permit 5749, July 5,1957; and Building Permit 6890, February 10, 1958.
39 Division of Building and Safety Department of County Engineer, City of Glendora Sewer Permit 7563, April 18, 1958. 40 Index to Register of Voters Glendora Precinct No. 2, 1958. 41 City of Glendora Building Department, Sewer Permit 13471, July 15, 1969. 42 City of Glendora Building Division, Building Permit 06Cl0587, February 27, 2002; Building Permit January 17, 2003; Building Permit 09-1056, September 8, 2009.
C-12
Item #5. Page 40
Meeting Date: 9/24/2024 / Packet Page #: 111
13 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
association with important personages, and/or architectural significance. The property must also retain sufficient architectural integrity to continue to evoke the sense of place and time with which it is historically associated.
National Register of Historic Places
The National Register of Historic Places is “an authoritative guide to be used by federal, state, and local governments, private groups, and citizens to identify the nation’s cultural resources and indicate what properties should be considered for protection from destruction or impairment,”43 and is administered by the National Park Service. Listing in the National Register assists in preservation of historic properties through: recognition that a property is of significance to the nation, the state, or the community; consideration in the planning for Federal or Federally-assisted projects; eligibility for Federal tax benefits; and qualification for Federal assistance for historic preservation, when funds are available.
To be eligible for listing in the National Register, a resource must possess significance in American history and culture, architecture, or archaeology. Sites, districts, structures, or landscapes of potential significance are eligible for nomination. In addition to meeting one or more of the criteria listed below, properties must also possess integrity of location, design, setting, feeling, workmanship, association, and materials.
Criteria for evaluation:
A. Associated with events that have made a significant contribution to the broad patterns of our history;
B. Associated with the lives of persons significant in our past; C. Embody the distinctive characteristics of a type, period, or method of construction or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or
D. Yield, or may be likely to yield, information important in prehistory or history.
California Register of Historical Resources
The California Register is an authoritative guide in California used by state and local agencies, private groups, and citizens to identify the State’s historical resources and to 43 “National Register Bulletin 16A. How to Complete the National Register Registration Form” (Washington D.C.: National Park Service, United States Department of the Interior 1997).
C-13
Item #5. Page 41
Meeting Date: 9/24/2024 / Packet Page #: 112
14 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
indicate what properties are to be protected, to the extent prudent and feasible, from substantial adverse change.
The California Register also includes all properties formally determined eligible for, or listed in, the National Register of Historic Places.
The criteria for listing in the California Register are based on the National Register criteria:
Criterion 1: Associated with events that have made a significant contribution to the broad patterns of local or regional history or the cultural heritage of California of the United States.
Criterion 2: Associated with the lives of persons important to local, California, or national history.
Criterion 3: Embodies the distinctive characteristics of a type, period, region or method of construction or represents the work of a master or possesses high artistic values.
Criterion 4: Has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California or the nation.
Local Designation
The City of Glendora promotes the general welfare by providing for the identification, protection, enhancement, perpetuation and use of improvements and areas within the city that reflect special elements of historical, architectural, archaeological, cultural or aesthetic heritage. Historic preservation is an effort to protect and preserve buildings and properties that are significant due to their architectural or cultural importance. The Planning Commission is appointed by the City Council to review alterations to historic resources, consider applications for historic landmark status, and support the preservation of historic resources in the community.
An historic city landmark in Glendora is a property that is architecturally, historically, and/or culturally significant. Historic resources or landmarks shall be designated based upon one or more of the following findings:44
1. The proposed preserved features exemplify or reflect special elements of historical, architectural, archaeological, cultural or aesthetic heritage. 44 Glendora Municipal Code, Title 21 Zoning, Chapter 21.03 General Regulations, 21.03.050 Historic Preservation.
C-14
Item #5. Page 42
Meeting Date: 9/24/2024 / Packet Page #: 113
15 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
2. The proposed preserved features are identified with persons or events significant in local, state or national history.
3. The proposed features embody distinctive characteristics of a style, type, period or method of construction or are valuable examples of the use of indigenous materials or craftsmanship.
4. The proposed preserved features are representative of the notable work of a builder, designer or architect.
Historic Significance and Integrity
Significance
The definition of historic significance used by the California Office of Historic Preservation (OHP) in its administration of the California Register is based upon the definition used by the National Park Service for the National Register:
Historic significance is defined as the importance of a property to the history, architecture, archaeology, engineering, or culture of a community, state, or the nation.45 It is achieved in several ways:
• Association with important events, activities or patterns • Association with important persons
• Distinctive physical characteristics of design, construction, or form • Potential to yield important information
A property may be significant individually or as part of a grouping of properties.
Integrity
Historic integrity is the ability of a property to convey its significance and is defined as the “authenticity of a property’s historic identity, evidenced by the survival of physical characteristics that existed during the property’s historic period.”46 The National Park Service defines seven aspects of integrity: location, design, setting, materials, workmanship, feeling, and association. These qualities are defined as follows:
45 “National Register Bulletin 16A. How to Complete the National Register Registration Form” (Washington D.C.: National Park Service, United States Department of the Interior 1997), 3. 46 “National Register Bulletin 16A,” 3.
C-15
Item #5. Page 43
Meeting Date: 9/24/2024 / Packet Page #: 114
16 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
• Location is the place where the historic property was constructed or the place where the historic event took place.
• Design is the combination of elements that create the form, plan, space, structure, and style of a property.
• Setting is the physical environment of a historic property. • Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property.
• Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory.
• Feeling is a property’s expression of the aesthetic or historic sense of a particular period of time.
• Association is the direct link between an important historic event or person and a historic property.47
To retain historic integrity a property will always possess several, and usually most, of the aspects. It is not necessary for a property to retain all its historic physical features or characteristics. However, the property must retain the essential physical features that enable it to convey its historic identity.
HISTORIC RESOURCE ASSESSMENT
The subject properties are evaluated below for potential eligibility for national, state, and local designation. Because the National Register (NR) and California Register (CR) criteria are in alignment, they will be evaluated for both together. They will then be evaluated for potential eligibility for local designation. A discussion of integrity will apply to those properties found to be historically significant.
117 E. Whitcomb Avenue
NR/CR Criterion A/1: Association with important events
No documentation was found to indicate the property was the site of a significant historic event in the city. The property does not meet criterion A/1. 47 “National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation” (Washington D.C.: National Park Service, United States Department of the Interior, 2002).
C-16
Item #5. Page 44
Meeting Date: 9/24/2024 / Packet Page #: 115
17 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
NR/CR Criterion B/2: Association with lives of important persons No documentation was found to indicate the property was identified with a person or persons or groups who significantly contributed to the culture and development of the city. The property does not meet criterion B/2.
NR/CR Criterion C/3: Embodies distinctive characteristics of a type, period, or method of construction or that represent the work of a master
This house is an example of residential vernacular architecture with no particular emphasis on architectural style. 117 E. Whitcomb Avenue is a modest example of a wood frame single-family house synonymous with the postwar growth and development in the region.
The building is not a distinguished example of post-World War II construction and is not a distinguished or innovative example of a single-family residential engineering or design.
The property does not meet criterion C/3.
NR/CR Criterion D/4: Yields information important in prehistory Criterion D/4 typically addresses archaeological resources, which is outside the scope of this analysis.
Local Criterion 1: The proposed preserved features exemplify or reflect special elements of historical, architectural, archaeological, cultural, or aesthetic heritage.
This house was constructed in 1947 just following World War II when exponential population growth increased the demand for housing and small single-family homes proliferated throughout the city and Southern California. Because single-family residential development was so common during the mid-twentieth century, individual examples of from this period would not typically be eligible for historic listing unless they are distinctive examples of a property type, architectural style or the work of a master architect. 117 E. Whitcomb Avenue is a modest example of wood frame single-family residential development synonymous with the postwar growth and development in the region. The building is not a remarkable example of post-World War II construction and is not a distinguished or innovative example of a single-family residential engineering or design.
The property does not meet criterion 1.
Local Criterion 2: The proposed preserved features are identified with persons or events significant in local, state or national history.
No documentation was found to indicate the property has an association with persons or events significant in local history. The property does not meet criterion 2.
C-17
Item #5. Page 45
Meeting Date: 9/24/2024 / Packet Page #: 116
18 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
Local Criterion 3: The proposed features embody distinctive characteristics of a style, type, period or method of construction or are valuable examples of the use of indigenous materials or craftsmanship.
This house is primarily an example of residential vernacular architecture with no particular emphasis on architectural style. Even though it exhibits some elements of Minimal Traditional style, it is not a distinctive or unique example of the style. The property does not meet criterion 3.
Local Criterion 4: The proposed preserved features are representative of the notable work of a builder, designer or architect.
No documentation was found to substantiate the property was the work of a notable builder, designer, or architect. The permits on file with the city indicate the house on the parcel was constructed by Del Monte Construction, a local builder; however, research indicates the company did not build many houses and was not in business for very long.
The property does not meet criterion 4.
117 E. Whitcomb Avenue does not meet national, state, or local criteria of significance and is not historically significant; no evaluation of integrity is necessary. 125/127 E. Whitcomb Avenue
NR/CR Criterion A/1: Association with important events
No documentation was found to indicate the property was the site of a significant historic event in the city. The property does not meet criterion A/1.
NR/CR Criterion B/2: Association with lives of important persons No documentation was found to indicate the property was identified with a person or persons or groups who significantly contributed to the culture and development of the city. The property does not meet criterion B/2.
NR/CR Criterion C/3: Embodies distinctive characteristics of a type, period, or method of construction or that represent the work of a master
Both houses on this parcel are examples of residential vernacular architecture with no particular emphasis on architectural style. 125 and 127 E. Whitcomb Avenue are modest examples of wood frame single-family houses synonymous with the postwar growth and development in the region. These buildings are not a distinguished examples of postWorld War II construction and are not distinguished or innovative examples of singlefamily residential engineering or design. The property does not meet criterion C/3.
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Item #5. Page 46
Meeting Date: 9/24/2024 / Packet Page #: 117
19 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
NR/CR Criterion D/4: Yields information important in prehistory Criterion D/4 typically addresses archaeological resources, which is outside the scope of this analysis.
Local Criterion 1: The proposed preserved features exemplify or reflect special elements of historical, architectural, archaeological, cultural, or aesthetic heritage.
The houses on this parcel were constructed in 1946 and 1958. This was a time when exponential population growth increased the demand for housing and small single-family homes proliferated throughout the city and Southern California. Because single-family residential development was so common during the mid-twentieth century, individual examples of from this period would not typically be eligible for historic listing unless they are distinctive examples of a property type, architectural style or the work of a master architect.
125 and 127 E. Whitcomb Avenue are modest examples of wood frame single-family residential development synonymous with the postwar growth and development in the region. The buildings are not a remarkable examples of post-World War II construction and are not distinguished or innovative examples of single-family residential engineering or design. The property does not meet criterion 1.
Local Criterion 2: The proposed preserved features are identified with persons or events significant in local, state or national history.
No documentation was found to indicate the property has an association with persons or events significant in local history. The property does not meet criterion 2.
Local Criterion 3: The proposed features embody distinctive characteristics of a style, type, period or method of construction or are valuable examples of the use of indigenous materials or craftsmanship.
Both houses on this parcel are primarily examples of residential vernacular architecture with no particular emphasis on architectural style. Even though 125 E. Whitcomb Avenue has some elements of Ranch style it is not a distinctive or unique example of the style. The property does not meet criterion 3.
Local Criterion 4: The proposed preserved features are representative of the notable work of a builder, designer or architect.
No documentation was found to substantiate the property was the work of a notable builder, designer, or architect. The permits on file with the city indicate each house on the parcel were owner-built. The property does not meet criterion 4.
C-19
Item #5. Page 47
Meeting Date: 9/24/2024 / Packet Page #: 118
20 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
125/127 E. Whitcomb Avenue does not meet national, state, or local criteria of significance and is not historically significant; no evaluation of integrity is necessary. 131 E. Whitcomb Avenue
NR/CR Criterion A/1: Association with important events
No documentation was found to indicate the property was the site of a significant historic event in the city. The property does not meet criterion A/1.
NR/CR Criterion B/2: Association with lives of important persons No documentation was found to indicate the property was identified with a person or persons or groups who significantly contributed to the culture and development of the city. The property does not meet criterion B/2.
NR/CR Criterion C/3: Embodies distinctive characteristics of a type, period, or method of construction or that represent the work of a master
This house is an example of residential vernacular architecture with no particular emphasis on architectural style. 131 E. Whitcomb Avenue is a modest example of a wood frame single-family house synonymous with early twentieth century growth and development in the region. The building is not a distinguished or innovative example of a single-family residential engineering or design The property does not meet criterion C/3.
NR/CR Criterion D/4: Yields information important in prehistory Criterion D/4 typically addresses archaeological resources, which is outside the scope of this analysis.
Local Criterion 1: The proposed preserved features exemplify or reflect special elements of historical, architectural, archaeological, cultural, or aesthetic heritage.
This house was built in 1912. The City of Glendora was flourishing at this time with the discovery of local water bearing land, the establishment of the citrus industry, the extension of the Pacific Electric Railway, the installation of electricity and paved streets, and the city’s incorporation in 1911. The growth and prosperity of Glendora was an attraction to early residents. This house is an intact example of early residential development in Glendora not directly associated with the citrus industry, but along the residential corridors originally laid out by George Whitcomb in the 1880s. The property meets criterion 1.
C-20
Item #5. Page 48
Meeting Date: 9/24/2024 / Packet Page #: 119
21 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
Local Criterion 2: The proposed preserved features are identified with persons or events significant in local, state or national history.
No documentation was found to indicate the property has an association with persons or events significant in local history. The property does not meet criterion 2.
Local Criterion 3: The proposed features embody distinctive characteristics of a style, type, period or method of construction or are valuable examples of the use of indigenous materials or craftsmanship.
This house is an example of residential vernacular architecture with no particular emphasis on architectural style. Even though it has some elements of Folk Victorian style, it is not a distinctive or unique example of the style. The property does not meet criterion 3.
Local Criterion 4: The proposed preserved features are representative of the notable work of a builder, designer or architect.
No documentation was found to substantiate the property was the work of a notable builder, designer, or architect. No original building permit is on file with the city, and research did not reveal the property was the work of a notable builder. The house was likely owner-built. The property does not meet criterion 4. 131 E. Whitcomb Avenue has been found to meet Local Criteria 1 and is historically significant for its association with early residential development in Glendora; its integrity will be evaluated.
Evaluation of Integrity
• Location: The house remains on its original site and therefore retains integrity of location.
• Design: The house is not a distinctive or unique example of a particular style; however, it does retain its original simplified design features because no alterations have been made to the house. It therefore retains integrity of design. • Setting: The house remains in a primarily residential setting. The larger area has increased in density; however, many of the one-story houses have remained at the intersection of Whitcomb and Vista Bonita Avenues. It therefore retains integrity of setting.
• Materials: The house retains a majority of its original materials including wood clapboard siding, decorative wood roof brackets, decorative shingle siding in the front facing gables, and double hung wood sash windows. It therefore retains integrity of materials.
C-21
Item #5. Page 49
Meeting Date: 9/24/2024 / Packet Page #: 120
22 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
• Workmanship: The house retains integrity of design and materials and retains the physical evidence of period construction techniques. It therefore retains integrity of workmanship.
• Feeling: The house retains integrity of location, design, materials, and workmanship and retains intact physical features that characterize it as early twentieth century residential vernacular architecture. It therefore retains integrity of feeling. • Association: The house retains integrity of location, design, setting, materials, workmanship, and feeling and continues to convey its association with the early residential development of Glendora. It therefore retains integrity of association. 415 N. Vista Bonita Avenue
This building was originally constructed ca. 1920 as a garage. It was converted to a dwelling in 1946 and no longer functions as a garage. It will be evaluated as a dwelling from the 1940s.
NR/CR Criterion A/1: Association with important events
No documentation was found to indicate the property was the site of a significant historic event in the city. The property does not meet criterion A/1.
NR/CR Criterion B/2: Association with lives of important persons No documentation was found to indicate the property was identified with a person or persons or groups who significantly contributed to the culture and development of the city. The property does not meet criterion B/2.
NR/CR Criterion C/3: Embodies distinctive characteristics of a type, period, or method of construction or that represent the work of a master
This house is an example of residential vernacular architecture with no particular emphasis on architectural style. 415 N. Vista Bonita Avenue is a modest example of a wood frame single-family house synonymous with the postwar growth and development in the region.
The building is not a distinguished example of post-World War II construction and is not a distinguished or innovative example of a single-family residential engineering or design.
The property does not meet criterion C/3.
NR/CR Criterion D/4: Yields information important in prehistory Criterion D/4 typically addresses archaeological resources, which is outside the scope of this analysis.
C-22
Item #5. Page 50
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23 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
Local Criterion 1: The proposed preserved features exemplify or reflect special elements of historical, architectural, archaeological, cultural, or aesthetic heritage.
This building was converted to a dwelling just following World War II when exponential population growth increased the demand for housing and small single-family homes proliferated throughout the city and Southern California. Because single-family residential development was so common during the mid-twentieth century, individual examples of from this period would not typically be eligible for historic listing unless they are distinctive examples of a property type, architectural style or the work of a master architect. 415 N. Vista Bonita Avenue is a modest example of wood frame single-family residential development synonymous with the postwar growth and development in the region. The building is not a remarkable example of post-World War II construction and is not a distinguished or innovative example of a single-family residential engineering or design.
The property does not meet criterion 1.
Local Criterion 2: The proposed preserved features are identified with persons or events significant in local, state or national history.
No documentation was found to indicate the property has an association with persons or events significant in local history. The property does not meet criterion 2.
Local Criterion 3: The proposed features embody distinctive characteristics of a style, type, period or method of construction or are valuable examples of the use of indigenous materials or craftsmanship.
This house is an example of residential vernacular architecture with no particular emphasis on architectural style. The property does not meet criterion 3.
Local Criterion 4: The proposed preserved features are representative of the notable work of a builder, designer or architect.
No documentation was found to substantiate the property was the work of a notable builder, designer, or architect. No original building permit is on file with the city, and research did not reveal the property was the work of a notable builder. The building (originally a garage) was likely owner-built and permits indicate it was converted into a dwelling by the second owner. The property does not meet criterion 4. 415 N. Vista Bonita Avenue does not meet national, state, or local criteria of significance and is not historically significant; no evaluation of integrity is necessary.
C-23
Item #5. Page 51
Meeting Date: 9/24/2024 / Packet Page #: 122
24 HISTORIC RESOURCE ASSESSMENT
117 E. Whitcomb Ave., 125/127 E. Whitcomb Ave.,
131 E. Whitcomb Ave., 415 N. Vista Bonita Ave.
Glendora, California
HISTORIC RESOURCES GROUP
12 S. Fair Oaks Avenue, Suite 200, Pasadena, CA 91105-3816 Telephone 626 793 2400, Facsimile 626 793 2401
historicresourcesgroup.com
CONCLUSION
Based on the findings of this assessment, the houses at 117 E. Whitcomb Avenue, 125/127 E. Whitcomb Avenue, and 415 N. Vista Bonita Avenue are not historically significant and are not eligible for listing in the National Register of Historic Places, the California Register of Historical Resources, and/or designation as a Glendora Historic Resource or Landmark. No evidence was found to suggest that a former owner had a significant impact on local, state, or national history, and no important events occurred at any of these properties. None of these houses represent distinctive characteristics of a particular architectural style, and none were designed by a noted architect or builder. 131 E. Whitcomb Avenue is historically significant as a representative example of early residential development in Glendora. There have been no notable alterations to the house, and it retains sufficient integrity to convey its significance. It is eligible for designation as a Historic Resource or Landmark in the City of Glendora because it meets the findings of Criteria 1 of the local Historic Preservation Ordinance and retains its architectural integrity.
C-24
Item #5. Page 52
Meeting Date: 9/24/2024 / Packet Page #: 123
Two views of the “Malcolm House” 131 E. Whitcomb, looking North towards the Foothills.
Circa 1991
Item #5. Page 53
Meeting Date: 9/24/2024 / Packet Page #: 124
CORNERSTONE BIBLE CHURCH
HISTORIC LANDMARK DESIGNATIONS
COMMUNITY DEVELOPMENT
CITY COUNCIL
SEPTEMBER 24, 2024
KYLE HAUK, PLANNING INTERN
MARK CARNAHAN, CITY PLANNER
Item #5. Page 54
Meeting Date: 9/24/2024 / Packet Page #: 125
SUBJECT STRUCTURES
1. 1.
2. 1. 2.
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SUBJECT STRUCTURE
400 N. GLENDORA – SANCTUARY BUILDING
• Built in 1931
• 6,650 Square Feet
• 2 Stories – 35 Feet in Height
• Split-Rock Stone Masonry Construction
• Anglo-Saxon Church Style Architecture
Image Source: San Gabriel Valley Tribune, 2018
Image Source: Glendora Gleaner, 1931
Item #5. Page 59
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LANDMARK DESIGNATION REQUIREMENTS
Section 21.03.050(C) of the Glendora Municipal Code, a property must meet one or more of the following findings in order to be eligible for the City Landmark Designation:
1. The proposed preserved features exemplify or reflect special elements of historical, architectural, archaeological, cultural or aesthetic heritage.
2. The proposed preserved features are identified with persons or events significant in local state or national history.
3. The proposed features embody distinctive characteristics of a style, type period or method of construction or are valuable examples of the use of indigenous materials or craftsmanship.
4. The proposed preserved features are representative of the notable work of a builder, designer or architect.
Item #5. Page 60
Meeting Date: 9/24/2024 / Packet Page #: 131
LANDMARK DESIGNATION
REQUIREMENTS
Valuable examples of the use of indigenous materials or craftsmanship (Criterion 3):
• River-Rock Construction
• Taken and split from San Gabriel Riverbed deposits
• Stones joined together with concrete - finished with black bead Representative of the notable work of a builder, designer, or architect (Criterion 4):
• Architect J.A. Grundfor
• Designed buildings in various period revival styles
Item #5. Page 61
Meeting Date: 9/24/2024 / Packet Page #: 132
SUBJECT STRUCTURE
131 E. WHITCOMB – “MALCOLM HOUSE”
• Built in 1912 by William J. Pfoutz, a farmer and
homesteader from Kansas who had recently relocated
to California
• One and Two Stories
• American Vernacular Wood-Frame
• Named after it’s last owner, Mrs. Malcolm Tidwell
Item #5. Page 62
Meeting Date: 9/24/2024 / Packet Page #: 133
LANDMARK DESIGNATION REQUIREMENTS
Section 21.03.050(C) of the Glendora Municipal Code, a property must meet one or more of the following findings in order to be eligible for the City Landmark Designation:
1. The proposed preserved features exemplify or reflect special elements of historical, architectural, archaeological, cultural or aesthetic heritage.
2. The proposed preserved features are identified with persons or events significant in local state or national history.
3. The proposed features embody distinctive characteristics of a style, type period or method of construction or are valuable examples of the use of indigenous materials or craftsmanship.
4. The proposed preserved features are representative of the notable work of a builder, designer or architect.
Item #5. Page 63
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LANDMARK DESIGNATION
REQUIREMENTS
Historical, architectural, archaeological, cultural, or aesthetic heritage (Criterion 1):
• Retains its architectural integrity. Built in 1912, this house was constructed at a time when the City of Glendora was flourishing
• This house is an intact example of early residential development in Glendora not directly associated with the citrus industry, but along the residential corridors originally laid out by George Whitcomb in the 1880s
Item #5. Page 64
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RECOMMENDATION
Consider the following City Council recommendations:
• CEQA Notice of Exemption
• Resolution approving local historic landmark designations for 400 N.
Glendora Avenue and 131 E. Whitcomb Avenue.
Note:
Planning Commission considered request on 9/3/24 and recommended that the City Council approve.
Item #5. Page 65
Meeting Date: 9/24/2024 / Packet Page #: 136
STAFF REPORT
TO: Mayor and Council Members DATE: SEPTEMBER 24, 2024
FROM: Community Development DISTRICT(S): 4
SUBJECT: First Reading and Introduction of an Ordinance to the Specific Plan Amendment and Zone Change from Route 66 Service Commercial Zone to Central Route 66 Residential Zone; Vesting Tentative Tract Map and Development Plan Review for 39 Townhomes at 723-731 East Route 66, Glendora, California (Project File No. PLN23-0027; Applicant:
Brandywine Homes; Property Owner: SVPP Properties LLC.)
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, consider the following actions related to project file number PLN23- 0027:
1. Find and determine that the Ordinance and Resolution are consistent with the Initial Study/Mitigated Negative Declaration prepared for the Project in compliance with the California Environmental Quality Act (CEQA);
2. Adopt Introduction for first reading an ordinance entitled: “An Ordinance of the City Council of the City of Glendora, California, approving a zone change from Route 66 Service Commercial (RT66-RSC) to Central Route 66 Residential (RT66-CRR) on the property located at 723-731 East Route 66 (File No. PLN23-0027)”; and
3. Adopt a City Council Resolution entitled, “A RESOLUTION OF THE CITY APPROVING VESTING TENTATIVE TRACT MAP NO. 84292 FOR SUBDIVISION OF LAND TO CREATE 39
RESIDENTIAL CONDOMINIUM UNITS AND DEVELOPMENT PLAN REVIEW FOR THE CONSTRUCTION OF THE TOWNHOMES ON CERTAIN PROPERTY LOCATED AT 723-731 EAST ROUTE 66, GLENDORA, CALIFORNIA (PROJECT FILE NO. PLN23-0027; APPLICANT:
BRANDYWINE HOMES; PROPERTY OWNER: SVPP PROPERTIES LLC).”
STRATEGIC FOCUS AREAS
Not Applicable
EXECUTIVE SUMMARY
The applicant is requesting approval of a Specific Plan and Zone Change from RT66-RSC to RT66-CRR, condominium subdivision (Vesting Tentative Tract No. 84292) and a Development Plan Review application for a proposed 39-unit, three-story townhome residential development located at 723-731 E.
Route 66.
LEGISLATIVE HISTORY / PREVIOUS ACTIONS
On May 23, 2023, the applicant submitted a Concept Review application and plans (File No. PLN23-0012) for a preliminary project concept of the subject site. The preliminary plans included subdivision of the land into 39 residential condominiums and the construction of associated townhomes and rezoning the site to allow residential uses.
On July 5, 2023, the City provided the applicant with a letter that included an extensive list of items Item #6. Page 1
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(comments, suggestions, code considerations) for the applicant to review and consider with the next evolution of the development’s plans and formal submittals.
On September 28, 2023, the proposed project application (File No. PLN23-0027) was submitted for the 39-unit residential condominium development that includes a Specific Plan Amendment/Zone Change, Vesting Tentative Tract Map and Development Plan Review. This project was reviewed by staff and modified by the applicant over several months.
On August 22, 2024, a Notice of Public Hearing for the proposed project was published in the San Gabriel Valley Tribune and all property owners within 300 feet of the subject property were mailed a notice.
Letters of support were received on August 22, 2024, from a Glendora resident, and on September 3, 2024, from the Building Industry Association of Southern California, which were provided to the Planning Commission.
On September 3, 2024, the Planning Commission held a public hearing and recommended approval of the proposed project and associated application to the City Council.
On September 12, 2024, a Notice of Public Hearing (Attachment E) for the proposed project was published in the San Gabriel Valley Examiner and all property owners within 300 feet of the subject property were mailed a notice.
DISCUSSION
Project Location
The subject property is located at 723-731 East Route 66. The site is located on the north side of Route 66 west of Glenwood Avenue. The site consists of two lots that were previously developed for vehicle repair and sales uses, which have been vacant for several years.
General Plan and Zoning Designation
The subject property has a General Plan Land Use Designation of Route 66 Corridor Specific Plan and an existing zoning designation of RT66-RSC.
Application/Project Request:
The project involves approval of the following discretionary permits:
1. Specific Plan Amendment/Zone Change to rezone the Project Site from RT66-RSC to RT66-CRR.
2. Development Plan Review to construct 39-unit three-story, townhomes with attached garages and associated surface parking and landscaping on.
3. Vesting Tentative Tract Map No. 84292 to consolidate two existing parcels into one lot for a 39-unit residential condominium project.
Summary of Recommendation:
Staff recommends the approval of the project as it is consistent with applicable development standards for the RT66-CRR zone and the City’s General Plan.
FISCAL IMPACT
There is no fiscal impact for this project, as the applicant has paid all fees associated with the proposed review. Beyond the City’s review, if the residential homes were approved it would provide one time revenue to the City in the form of building and development impact fees. In the long term, the development of the property would also provide increased property taxes.
ENVIRONMENTAL DETERMINATION
With assistance from Sagecrest Planning & Environmental (City of Glendora – Lead Agency), an Initial Study on the project was completed in accordance with California Environmental Quality Act (CEQA). The Item #6. Page 2
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Draft Initial Study concluded that the project will not have a significant effect on the environment with inclusion of mitigation measures, and a Draft Mitigated Negative Declaration (Draft IS/MND) has been prepared.
After due notice was given as required by law, the Draft IS/MND was available for public review on July 19, 2024 and concluded on August 19, 2024. The Notice of Intent and Draft IS/MND are included with this report as Attachments E and F. The City received one written correspondence comment regarding the Draft IS/MND. The comment letter received is included as Attachment G and the City’s written response to the submitted comments are included as Attachment H. Written correspondence was later received from the Gabrieleno Band of Mission Indians - Kizh Nation, which resulted in updating the mitigation measures for the project. The attached MND includes the revised language.
The required CEQA mitigation measures were agreed upon by the applicant and will be imposed on the proposed project. A more detailed description of the project’s CEQA is included with the Project Analysis Memo (Attachment C) and project CEQA related documents are included as Attachments F through H.
Prepared By Natalie Tobon Espinoza, Senior Planner
Mark Carnahan, City Planner
Concurs With Brian Faber, Planning Commission Chair
Reviewed By Jeff Kugel, Community Development Director
Certified to Availability of Funds Kyle Johnson, Finance Director/City Treasurer Approved By Adam Raymond, City Manager
Legal Review Danny Aleshire, City Attorney
CEQA Review Jeff Kugel, Community Development Director
ATTACHMENTS:
A. Draft Ordinance – Zone Change
B. Draft Resolution – Vesting Tentative Tract Map & Development Plan Review C. Project Analysis Memo
D. Project Plans
E. CEQA Notice of Intent
F. CEQA IS/MND/Appendices A-N/Mitigation Monitoring Program G. CEQA IS/MND – Comment Letter
H. CEQA IS/MND – Response to Comment
I. Public Testimony Received
J. Presentation
Item #6. Page 3
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Ordinance No. ____ Page 1 of 4
ORDINANCE NO. _______
AN ORDINANCE OF THE CITY COUNCIL OF APPROVING A ZONE
CHANGE FROM ROUTE 66 SERVICE COMMERCIAL (RT66-RSC) TO
CENTRAL ROUTE 66 RESIDENTIAL (RT66-CRR) AND COMPLIANCE
WITH CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) ON
CERTAIN PROPERTY LOCATED AT 723-731 EAST ROUTE 66,
GLENDORA, CALIFORNIA (FILENUMBER: PLN23-0027)
THE CITY COUNCIL
City of Glendora, California
THE CITY COUNCIL OF THE CITY OF GLENDORA DOES HEREBY
RESOLVE AS FOLLOWS:
WHEREAS, Brandywine Homes filed an application requesting approval to amendment the Glendora Zoning Map as well as the Route 66 Corridor Specific Plan pursuant to the Central Route 66 Residential (RT66-CRR) zone; Development Plan Review to allow construction of 39 three-story residential townhomes; Vesting Tentative Tract Map to consolidate two parcels and subdivide the 1.85-acre site to create a condominium development with 39 residential units on certain property located at 723-731 East Route 66, Glendora, California (Project No. PLN23- 0027); and
WHEREAS, Pursuant to Glendora Municipal Code §21.10.320 (F): “The Central Route 66 district is intended to contribute to the mix of housing choices offered to Glendora residents and provide consistency with the Glendora general plan housing element, through the provision of higher density multifamily residential development.;” and WHEREAS, the environmental review for the project’s Specific Plan and Zone Change, DPR, and Vesting Tentative Tract Map was processed in accordance with the requirements of the California Environmental Quality Act (CEQA) and the Initial Study and Mitigated Negative Declaration (IS/MND) was available for public review from July 19, 2024, through August 19, 2024.
WHEREAS, a public hearing was held by the Planning Commission of the City of Glendora (Planning Commission) on September 3, 2024, after due notice was given as required by law, at which time oral and documentary evidence was introduced along with the written analysis of the Planning Division of the City of Glendora, and the Planning Commission recommended approval of Project No. PLN23-0027 to the City Council of the City of Glendora (City Council); and
WHEREAS, the City Council held a public hearing on XXXXX XX, 2024, 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 RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. The above recitals are true and correct and are incorporated by reference.
Item #6. Page 4
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Ordinance No. ____ Page 2 of 4
SECTION 2. The City Council based on the evidence in the record inclusive of the staff report, and written/oral testimony, hereby approves a zone change designation from Route 66 Service Commercial (RT66-RSC) to Route 66-Residential (RT66-CRR) change on certain properties at 723-731 East Route 66, Glendora, California (File No. PLN 23-0027) and shown on Exhibit A:
EXHIBIT A
Zone Change (PLN23-0027)
Assessor Parcel
No. Address Current Zoning New Zoning
8646-029-009 723 E. Route 66 RT66-RSC RT-CRR
8646-029-014 731 W. Route 66 RT66-RSC RT-CRR
Zone Change – Location Map
SECTION 3. Findings. The City Council finds that public necessity, general welfare, good planning practices, public interest, and convenience warrant approval of the General Plan Amendment.
a. General Plan. The City Council finds that the project is consistent with the General Plan goals and policies, any operative plan, or adopted policy. b. Zoning. The project does not affect the implementation of the General Plan with respect to surrounding properties. The proposed project is consistent with the purpose of the zoning ordinance to promote and protect the public's health, safety, peace, comfort, convenience and general welfare.
Item #6. Page 5
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Ordinance No. ____ Page 3 of 4
c. CEQA. The potential impacts of the proposed project have been assessed as required by CEQA as noted above, and have been determined not to be detrimental to the public health, safety, or welfare, and will not have a significant impact on the environment.
As such, approval of these items would be in the best interest of the City.
SECTION 4. Consistent with the requirements of CEQA, the potential environmental impacts of this Zone Change were assessed in the mitigated negative declaration recommended for adoption by the Planning Commission on September 3, 2024. More specifically, the Planning Commission recommended to the City Council adoption of a mitigated negative declaration and mitigation monitoring and reporting program for this Project, all of which is approved concurrently herewith.
SECTION 5. Severability Clause: 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 hereby declares that it would have adopted this Ordinance irrespective of the invalidity of any particular portion thereof.
SECTION 6. Repealer Clause: 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.
SECTION 7. Effective Date: 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 (California Governmentt Code § 40806). This Ordinance shall be effective on the thirtieth (30th) day after its adoption by the City Council.
PASSED, APPROVED and ADOPTED by the City Council of the City of Glendora on this ___ day of _____, 2024.
BY: _________________________________
MENDELL L. THOMPSON
Mayor
APPROVED AS TO FORM:
Aleshire & Wynder, LLP
DANNY ALSHIRE,
City Attorney
Item #6. Page 6
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Ordinance No. ____ Page 4 of 4
CERTIFICATION
I, do hereby certify that the foregoing Ordinance was introduced for first reading on the _____ day of ______, 2024. Thereafter, said Ordinance was duly approved and adopted at a regular meeting of the City Council on the _____ day of ______, 2024, by the following roll call vote:
AYES: MEMBERS:
NOES: MEMBERS:
ABSENT: MEMBERS:
ABSTAIN: 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 __________.
Dated:
KATHLEEN R. SESSMAN
City Clerk/Communications Director
Item #6. Page 7
Meeting Date: 9/24/2024 / Packet Page #: 143
RESOLUTION NO. CC 2024-___
A RESOLUTION OF THE CITY COUNCIL APPROVING
VESTING TENTATIVE TRACT MAP NO. 84292 FOR SUBDIVISION OF LAND TO CREATE 39 RESIDENTIAL CONDOMINIUM UNITS AND
DEVELOPMENT PLAN REVIEW FOR THE CONSTRUCTION OF THE
TOWNHOMES ON CERTAIN PROPERTY LOCATED AT 723-731 EAST
ROUTE 66, GLENDORA, CALIFORNIA (FILE NO. PLN23-0027;
APPLICANT: BRANDYWINE HOMES; PROPERTY OWNER: SVPP
PROPERTIES LLC)
THE CITY COUNCIL
City of Glendora, California
WHEREAS, the California Subdivision Map Act (codified at California Government Code, Title 7, Division 2, commencing with §66410) establishes the legal framework regarding the division of land; and
WHEREAS, Glendora Municipal Code (GMC) §21.02.040 establishes procedures for the review of development applications proposed through a Development Plan Review (DPR) application; and
WHEREAS, the properties at 723-731 East Route 66, Glendora, California, are located in an established neighborhood of commercial and residential type uses; 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 City Council) 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, on September 28, 2023, Brandywine Homes (Applicant) filed an application for a Vesting Tentative Tract Map (VTTM) (No. 84292), Specific Plan/Zone Change, and DPR for 39 three-story, residential condominium townhomes on certain property located at 723-731 East Route 66, Glendora, California (Project File No. PLN23-0027); and WHEREAS, the City of Glendora (City), as lead agency, is responsible for preparing environmental documentation in accordance with the California Environmental Quality Act (CEQA) to determine if approval of the discretionary actions requested and subsequent development would have a significant impact on the environment; and Item #6. Page 8
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WHEREAS, the environmental review for the project’s DPR, VTTM, and Specific Plan/Zone Change, were processed in accordance with the requirements of the CEQA and the Initial Study and Mitigated Negative Declaration (IS/MND) was available for public review from July 19, 2024 to August 19, 2024; and
WHEREAS, a public hearing was held by the Planning Commission of the City of Glendora, on September 3, 2024, 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; and
WHEREAS, on September 3, 2024, the Planning Commission recommended approval of the TTM and DPR (Project File No. PLN23-0027) to the City Council; and WHEREAS, a public hearing was held by the City Council of the City of Glendora, on _____, 2024, 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 Commission of the City of Glendora.
WHEREAS, on ______, 2024, the City Council, based on the evidence in the record, adopted an Initial Study/Mitigated Negative Declaration (IS/MND) its Mitigation Monitoring and Reporting Plan (MMRP) (that is included as an Appendix to the Final IS/MND) and findings that the proposed project will not have a significant effect on the environment and that potential impacts of the development project shall be reduced to a less than significant level with the implementation of mitigation measures identified in the IS/MND pursuant to CEQA.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF GLENDORA AS FOLLOWS:
SECTION 1. The above recitals are true and correct and are incorporated by reference.
SECTION 2. The City Council hereby makes Findings with Facts, which are hereby incorporated in full as follows:
FINDINGS FOR TENTATIVE TRACT MAP
1. The proposed map is consistent with applicable general and specific plans as specified in §65451 of the California Government Code.
FACT: Pursuant to §66473.5 of the California Government Code, the proposed VTTM together with the provisions for its design and improvements are consistent with the City’s General Plan Land Use Element Designation of the Route 66 Corridor Specific Plan. The proposed VTTM is for a 39-unit, residential condominium townhome development that will provide housing ownership opportunities for the community. The proposed residential is consistent with the allowed uses for the Route 66 Corridor Specific Plan. Finally, the project location is in general proximity to City employment areas, active and passive recreational opportunities, a variety of commercial areas, and multi-modal transportation routes.
2. The design or improvement of the proposed subdivision is consistent with applicable general and specific plans.
Item #6. Page 9
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FACT: The proposed development of residential homes is consistent with the General Plan and complies with the applicable goals, objectives and policies of the City's General Plan Elements. The residential development provides a diverse housing choice for future residents (Land Use Element Goal LU-7: A diverse range of housing choices; LU-10: Quality Infill Development; LU-18: Compatibility of Adjacent Uses; & LU-21: Preservation of Neighborhood Character). The subject site is located within a neighborhood with access to commercial areas and multiple transportation options (Housing Element Goal 3: Range of Housing Opportunities).
The development project will use the latest energy conservation features to conserve natural resources and lower energy costs. The development project includes mitigation measures to ensure that noise and vibration will not exceed normally accepted levels (Noise Element Goal N3: Coordinated Land Use Planning and Noise Mitigation). The development project complies with the General Plan Land Use Designation and zoning ordinance standards, with permitted deviations. The development project complies with the standards within the Route 66 Specific Plan General Plan Land Use Designation.
3. The site is physically suitable for the type of development and can accommodate the development standards of this title or as is otherwise required.
FACT: The site is designed and will be graded to be physically suitable for the 39-unit residential condominium townhome development. The project site has frontage on Route 66 which provides access and connections to existing public utilities. A private driveway provides adequate vehicular (including Los Angeles County Fire Department equipment access) access throughout the site. The Los Angeles County Fire Department has reviewed and accepted the site layout.
4. The site is physically suitable for the proposed density of development.
FACT: The proposed site is 1.85 acres in size and designed and will be graded to be physically suitable for the 39-unit, residential condominium townhome development. The project density of 21.1 units per acre is less than the allowed maximum (30 dwelling units per acre).
5. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially injure fish or wildlife or their habitat.
FACT: The subject site is located within an established urban neighborhood and the 39-unit residential condominium subdivision is considered an infill project. There are no fish or wildlife, or related habitats present on the property, and none would be affected by the project. A previous environmental review was conducted pursuant to CEQA and concluded that the project along Route 66 will have no significant environmental impact. The design of the subdivision and proposed improvements will not cause environmental damage.
6. The design of the subdivision or type of improvements is not likely to cause serious public health, safety, or welfare problems.
FACT: The design of the subdivision and the proposed improvements will not result in public health, safety, or welfare problems. The subdivision includes private and common open space Item #6. Page 10
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for recreational opportunities for residents. The subdivision design complies with Los Angeles County Fire Department emergency vehicle access requirements.
7. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision.
FACT: The subdivision will not conflict with any existing public easements and new easements will be recorded as necessary for public utilities, drainage, and other issues.
FINDINGS OF FACT FOR DEVELOPMENT PLAN REVIEW
1. The use is authorized by Development Plan Review pursuant to this title.
FACT: Pursuant to GMC §21.02.040(B), the construction of multiple-family projects— apartments, condominiums, and cooperatives—is permitted with the approval of a Development Plan Review application.; and as 39 units are proposed, Planning Commission review is required.
2. The use is consistent with the general plan and other applicable plans.
FACT: With the projects Specific Plan Amendment/Rezone, the proposed development of residential homes is consistent with the General Plan and complies with the applicable goals, objectives, and policies. The residential development provides a diverse housing choice for future residents (Land Use Element Goal LU-7: A diverse range of housing choices; LU-10: Quality Infill Development; LU-18: Compatibility of Adjacent Uses; & LU-21: Preservation of Neighborhood Character). The subject site is located within a neighborhood with access to commercial areas and multiple transportation options (Housing Element Goal 3: Range of Housing Opportunities). The development project will use the latest energy conservation features to conserve natural resources and lower energy costs. The development project includes mitigation measures to ensure that noise and vibration will not exceed normally accepted levels (Noise Element Goal N-3: Coordinated Land Use Planning and Noise Mitigation). The development project complies with the General Plan Land Use Designation and zoning ordinance standards, with permitted deviations. Finally, subject to the approval of the zone change to Central Route 66 Residential, residential use will be an allowed use.
3. The site can accommodate the development standards of this title or as is otherwise required.
FACT: The proposed project is located on two existing lots located at 723-731 E. Route 66 totaling approximately 1.85 gross acres in size. The project includes a request to change the zoning designation from Route 66 Service Commercial (RT66-RSC) to Central Route 66 Residential (RT66-CRR) which is “intended to contribute to the mix of housing choices offered to Glendora residents and provide consistency with the Glendora general plan housing element, through the provision of higher density multifamily residential development.” The proposed 39- unit residential townhomes meet all required development standards required of the RT66-CRR zone as site specific development standards are established in conjunction with the project.
4. The site is adequately served by streets, utilities, and other services, facilities and improvements.
Item #6. Page 11
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FACT: The subject property has street frontage on Route 66. The site is served by services and utilities provided by Athens Waste Disposal, Los Angeles County Sanitation District, City of Glendora Water Division, Glendora Police Department, Los Angeles County Fire Department, Southern California Edison, Los Angeles County Flood Control District, and all other public and private services that accommodate the operation of an attached residential condominium development.
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 project will result in the construction of 39 townhouse condominiums in an established urban neighborhood (commercial and residential uses).
Therefore, the proposed residential condominium project is compatible with the neighborhood.
The development of the lot will not adversely affect the character and integrity of the area or the health, safety, and welfare of the public. The project will not cause any serious health, safety, or welfare problems in that its design and related construction will be performed per the requirements of all applicable codes, including zoning and building.
SECTION 3. The City Council is concurrently adopting a Mitigated Negative Declaration and associated MMRP for this project pursuant to CEQA.
SECTION 4. The City Council hereby approves VTTM and DPR (File No. PLN23-0027) for the subdivision and development of a 39-unit residential condominium project as described by the report and depicted on project plans attached to the City Council Agenda Report for PLN23-0027, and after determining that the project meets the requirements of GMC §21.02.040 and the California Subdivision Map Act, subject to the following Conditions of Approval:
CONDITIONS OF APPROVAL
1. The Applicant shall sign and submit to the Planning Division a statement indicating agreement and acceptance of the adopted Conditions of Approval prior to the issuance of grading and building permits.
2. The applicant shall comply with all mitigation measures as indicated in the IS/MND Mitigation Monitoring Program prepared for the project pursuant to CEQA requirements.
3. The subject property shall be developed in substantial conformance with project plans attached to the City Council Agenda Report for PLN23-0027, as modified by these Conditions of Approval.
4. The City shall have the right of entry to inspect the premises to verify compliance with the Conditions of Approval and the GMC.
5. The City shall retain the right and the jurisdiction to review the VTTM and DPR (No. PLN23- 0027) 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 VTTM and DPR (Project File No. PLN23-0027) or to modify the permit for any violation of the Item #6. Page 12
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Conditions imposed.
6. 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 CEQA or Public Resources Code §21000 et seq., for this entitlement and related actions.
Planning Division
7. The Applicant shall maintain consistency with the approved architectural plans including colors and materials submitted to the Planning Division. Modification(s) of the approved building elevations, including but not limited to, changes of finished material(s) or alterations to building articulation are not permitted without prior written approval from the Community Development Director. Requests shall be made in writing and include:
a. A written and illustrative description of the proposed revision; and b. The reason and justification for the request.
In approving a revision, the Director shall find that the requested modification is minor and substantially conforms with the approved architectural plans.
8. 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.
9. A final wall and fence plan shall be submitted to the Planning Division for review and approval prior to the issuance of building permits. Approved walls and fences shall be installed prior to final occupancy.
10. Walls and fences shall be installed prior to final occupancy consistent with the preliminary fence and wall plan.
11. The Applicant shall prepare Covenants, Conditions, and Restrictions (CC&Rs) for the development including articles establishing a condominium association. A copy of the draft CC&Rs shall be submitted to the Planning Division and City Attorney for review and approval prior to Final Map approval. The Applicant will be responsible for payment to cover all City staff and City Attorney time required to review said CC&Rs. A recorded copy of the approved CC&Rs shall be submitted to the Planning Division prior to final occupancy as well as final payment to cover any City costs for review. CC&Rs shall include the following requirements:
a. The condominium association shall maintain all common areas including private driveways, sidewalks, lighting, landscaping, irrigation, recreation equipment, fixtures, and other improvements.
Item #6. Page 13
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b. The condominium association shall maintain all landscaped areas, including front yard landscaping with the exception of enclosed private patio yard areas. c. The condominium association shall provide all water needed for irrigation of the common landscaped areas and for any landscaping and trees in the public right-ofway fronting the project. d. The condominium association shall maintain landscaping and irrigation in the public right-of-way.
e. The CC&Rs shall clearly identify building and site maintenance responsibilities. f. The CC&Rs shall specify that the parking and/or storage of recreational vehicles, boats, trailers (recreational or business-related) equipment, and similar such vehicles, is prohibited everywhere onsite.
g. The CC&Rs shall require that residents use the provided garages and private driveway assigned to their unit to park their vehicles and not for long-term storage. h. The CC&Rs shall include a time limit for guest and commercial parking space use.
12. The Applicant is responsible for submitting forms and fees associated with the formal assignment of addresses for each residential unit and commercial building. The process is initiated with the Public Works and Community Development Departments and is concluded by the City Clerk’s Office.
13. The project is subject to compliance with the City’s Community Art Program (CAP) - Ordinance 2083 and Resolution CC 2024-04. As per the requirements outlined in GMC §21.03.150, applicable projects are required to install approved artwork in conjunction with their project (encouraged) or pay an in-lieu contribution equal to a minimum percentage of the total building permit valuation (BPV). Specifically, this project must adhere to the following guidelines adopted into the City’s Master Fee Schedule: New residential developments consisting of 11 or more units/houses and new mixed-use with residential as the primary component - An artwork installation approved by the city or an in-lieu contribution equal to
0.25% of the BPV is required. To ensure compliance with the CAP, the applicant must submit a CAP application and coordinate with the City’s Planning Division. Approval of CAP application is required prior to building permit issuance.
14. All mechanical equipment, including air conditioning units, for the units along Route 66, shall be located within patio enclosures or be screened from street view with landscape and physical screening barriers.
15. Construction plans submitted for building plan check shall demonstrate that all exterior doors leading to mechanical equipment rooms in buildings 1 and 2, shall be architecturally enhanced due to visibility from the street.
16. All plans submitted for building, grading and landscape plan checks shall show consistency in building and unit numbering.
Landscaping
Item #6. Page 14
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17. A Water Efficient Landscaping Application and MWELO compliance shall be completed and submitted to both the Planning Division (for landscape) and the Water Division (for irrigation) for review and approval prior to the issuance of building permits. The plan shall be prepared by a licensed landscape architect and shall demonstrate compliance with the Water Efficient Landscape Ordinance (Assembly Bill 1881). Approved landscaping and irrigation shall be installed prior to final occupancy. (GMC §21.03.060)
18. Information regarding existing trees to be removed (location, tree type, size, general health) and the trees proposed as replacements and/or the payment of an in-lieu fee to cover the cost of trees to be removed. Tree in-lieu fees (if required) shall be assessed by the City Public Works Department and paid by the Applicant prior to the issuance of building permits.
Replacement trees shall be based on the City of Glendora Urban Forestry Manual and information shall be presented as part of the final landscape design plans.
19. All pedestrian paths, crosswalks, and project entrances shall utilize decorative paving and should be shown on the landscape plan submitted to the Planning Division.
20. All light fixtures, including freestanding and building-mounted, shall be decorative and complementary to the architectural style of the buildings and shall be subject to approval by the Planning Division.
21. All common area landscaping shall be installed by the developer and maintained by the condominium association.
Air Quality
22. The best available control measures to minimize fugitive dust emissions shall be utilized, including but not limited to watering soils as necessary to minimize dust generation. (SCAQMD Rule No. 403)
Land Development Division
Final Tract Map/Site Development:
23. A final tract map is required, and it shall be prepared and submitted for review after the Tentative Map is approved. The final map will be reviewed for technical accuracy by the City’s contract Land Surveyor. The developer is responsible for all such costs. A title report/subdivision report less than 6 months old is required at the time of submittal. Include copies of all underlying documents/easements of record referenced in the title report. Show all easements on the property on the grading plan. Label, dimension and identify.
24. An Indemnity Agreement and a Subdivision Improvement Agreement must be signed by the developer prior to final map approval. The agreements must be reviewed by the Land Development Division, and the final documents must be approved by the City Council. The developer will submit the final map to the City’s contract Land Surveyor for technical review.
The Developer is responsible for all fees associated with this review. Bonds will be required with the agreements for all improvements and conditions of approval that will be completed after the filing of the final map with the County Recorder.
Item #6. Page 15
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25. During the plan check phase, submit a Composite Utility Plan showing the proposed water, sewer, drainage, electrical, telecom/internet, cable TV, and natural gas (if any) lines and facilities for the project. Include all proposed utilities and all existing utilities on-site and adjacent to the site. The plan will be reviewed and approved by the Land Development Division and the Engineering Division.
26. Emergency vehicle access, driveway widths and radii will be reviewed and approved by L.A.
County Fire Department for accessibility.
Stormwater
27. This project is required to comply with Federal, State, and City Stormwater regulations including National Pollutant Discharge Elimination System Requirements and Municipal Separate Storm Sewer System (MS4) Permit requirements. Projects subject to the MS4 are to implement post-construction low impact development (LID) storm water runoff water quality control measures as a way to reduce downstream runoff. Follow Section 21.03.090 of Glendora Municipal Code to determine Applicability and Performance Criteria. An LID Report and plans for the construction of LID improvements is required for the project, and it shall be submitted at time of first plan check submittal. Follow LA County LID Standards Manual for design and format of LID Report. The soils engineer of record must review and approve the infiltration system.
28. This project is required to comply with the State Construction NPDES permit. This requires a Storm Water Pollution Prevention Plan (SWPPP) for implementation during the construction phase of the project. The SWPPP must be prepared by a Qualified SWPPP Developer (QSD) and must be submitted to Public Works for review and approval. The approved SWPPP must be implemented by a Qualified SWPPP Practitioner (QSP) during construction. Detailed plans for erosion control must be included.
Grading and Drainage:
29. Grading and drainage plans and required supporting documents (such as geotechnical, drainage/hydrology/LID reports/plans) must comply with any recommendations of the geotechnical engineer of record and will be submitted and reviewed according to the City’s Grading Plan to the Public Works Department. A permit from the City of Glendora Public Works Department and a grading bond will be required prior to the start of construction. Show all existing and proposed easements on the improvement plans. Label, dimension and identify easement holders.
30. All structural BMPs for the project must be shown in detail on the grading plans. The grading plan will need to be reviewed/approved by the soils engineer. A minimum ½” per hour percolation rate must be verified by the soils engineer for the project via a percolation test and included in next submittal for any areas where storm water is proposed to be infiltrated.
31. GMC §20.28.010 requires underground utilities in new developments. All proposed utility connections and services shall be installed underground. Coordinate with utility agencies as necessary.
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32. A final geotechnical report is required with the initial plan check submittal, and it must address over-excavation and recompaction requirements. While the City does require reports be prepared following the L.A. County GMED manual, we have not adopted their building code.
First submittal of Grading Plan should be signed and stamped by the geotechnical engineer stating that the Grading Plan is in conformance to the geotechnical/soil engineer recommendations. After final grading plan approval, the grading plan Mylar will also be wet signed and stamped by the geotechnical engineer. As necessary, provide an update letter if the soils report is greater than one year old. The geotechnical report for this project may be peer reviewed by the city’s contract geotechnical engineer and/or geologist. The developer is responsible for all costs. A $1,500 deposit is required to cover review of the geotechnical report.
33. A Final Drainage Study Report is required, and it must follow the City’s Hydrology & Hydraulics report format and discuss the offsite stormwater run-on flows (if any) from properties surrounding the site. The report should analyze both off site storm water run-on and on-site storm water flow. The report must be coordinated with the project LID Report.
34. Storm Drain Plans with profiles and details of proposed drains, inlets, and facilities may be required. For connection to a L.A. County storm drain, reports and plans required by the County must be submitted to the City and Los Angeles County for plan check and permitting.
35. When grading plans are submitted for first plan check, a fee is required based on the cubic yards of earth moved. A plan check fee will be collected at the time of first submittal based on the quantity on the submittal. Include over excavation and re-compaction quantity in calculation of the cut and fill quantities. At the time of issuing grading permit, final plan check fees will be adjusted accordingly with additional fees paid or refunded determined by final yardage.
Grading Bond will be required.
Water/Fire Service:
36. Water is served by the City. Frontage fees may apply to this project. The Developer may be required to replace or upgrade all the existing water lines fronting the Project and upsize existing water lines as necessary to meet requirements stipulated in the water model performed for the proposed development. Water improvement plans shall be prepared in accordance with City guidelines. Contact the Water Division at (626) 914-8249 to determine water service requirements.
37. The owner/applicant may be required to provide water rights to serve the project. Currently water rights fees are approximately $14,000 per acre foot of water. When the final number of units and amount of landscaping is decided, contact the Water Division at (626) 914-8249 to begin the process of determining the water rights fee and to request a water will serve letter.
38. Exact service locations to be determined when final site plan is approved during the plan check phase, but they shall not be located in drainage features or where water could pond. Easements may be required to access the water meters and other water devices.
39. Backflow prevention shall be provided per City Standard Detail 2.30 for structural fire protection (i.e., sprinklers) and landscape irrigation systems. Plans shall be submitted to the Public Works Department and applicable plan check fees.
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40. Installation of public and/or private water mains is required to serve the proposed development.
A separate plan submittal will be required for any new or upgraded water mains, fire hydrants or fire water lines which will serve the site. That plan is a separate submittal to the Engineering Division as well as the L.A. County Fire Department for review and approval. The plan will be prepared using the City of Glendora title block and must show the connection in the public right of way and must have a signature block for the L.A. County Fire Department. Plan review fee of 5% of the engineer’s estimate is due at time of first submittal. For L.A. County Fire Department requirements, please contact Fire Staff at (626) 963-5564.
41. If water easements or any other easements are required and not shown on the final tract map, follow the Engineering guidelines for preparing legal descriptions and plats. The City uses an outside land surveying firm to perform the review of any documents stamped by a land surveyor which the developer is required to pay. The developer will be required to deposit $1,000 for the initial review of the document. Any unused funds are returned or if additional fees are required, an additional deposit will be requested.
42. Fire flow tests will be required. Please contact the Public Works desk at (626) 914-8246 test should you choose to move forward by scheduling the test.
Sanitary Sewer:
43. The City owns the sewer collection system, but it is operated and maintained for the City as part of the County’s Consolidated Sewer Maintenance District (CMSD). The plan check process for any sewer improvement plans will go through both the City and Los Angeles County Public Works following County guidelines and requirements.
44. The treatment system for the City’s sewer is owned and operated by the Los Angeles County Sanitation District No. 22. The developer’s Civil Engineer will need to contact the District to obtain a treatment will serve letter as well as pay the appropriate fees. For further information, contact District Staff at (562) 908-4288, extension 2717.
45. On-site sewer will be the City’s public sewer. Off-site sewer may require new or upgraded facilities. All public sewers require a sewer improvement plan and profile. The plan check process will go through both the City and Los Angeles County Public Works. The developer will be responsible for Plan Check fees for the City and the County. City’s plan review fee is 5% of the engineer’s estimate and is due at time of first submittal. Sewer acreage and frontage charges may be applicable.
Street Improvements:
46. Street improvement plans are required. Street improvements for this project will include removal of unused driveway approaches, constructing new concrete sidewalk along the project street frontage of Route 66, constructing new ADA compliant driveway approaches to serve the project site, constructing median modifications, and rehabilitating the pavement on the north half of Route 66 from the west side to the east side of the project site. Damaged or non-standard improvements and facilities must be reconstructed per City Standards. The applicant’s Civil Engineer may download the City’s Street standards at:
http://www.ci.glendora.ca.us/departments-services/public-works/standard-designs-and-specifications Item #6. Page 18
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47. Protect existing streetlight and underground facilities along the project frontage on Route 66.
A street light study/review of existing/proposed streetlights and proposed SCE standard streetlights is required to determine the exact number and locations of streetlights for this project. The study shall be submitted with the street improvement plan first check. All new streetlights shall be shown on the street improvement plans for this project. Study, review, and proposed design of streetlights shall be coordinated with SCE and the Engineering and Land Development Divisions.
48. Any and all street improvements, utility, and trench work require a permit from the City. All City Standards are available online on the Public Works Dept. website.
49. Construction temporary traffic control plans for Route 66 and signing and striping plans for the public streets must be prepared and submitted to the Public Works Department for review/approval.
Public Works – Landscaping/Irrigation Plan:
50. Landscape/Irrigation Plan will be processed through both the Planning Division (for landscape) and the Water Division (for irrigation). All the irrigation and landscape plans shall be Water Efficient.
Waste Management:
51. All construction, demolition, and renovation projects within the city with a total valuation cost for the new or remodeled construction as determined by the City Building Official which are, or projected to be, greater than or equal to one hundred thousand dollars shall submit a Waste Management Plan to the Public Works Department 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 issuance of a certificate of occupancy. The City may review and amend the plan as needed. Guidelines are available from the recycling coordinator (GMC §6.09).
Public Works – Miscellaneous:
52. Applicant will be required to apply for formal address assignment after approval of the Tentative Tract Map and entitlement of the project.
Los Angeles County Fire Department - Final Map Requirements
53. The approval of this permit shall be contingent on approval by the Los Angeles County Fire Department (LACDF). Any changes resulting from the requirements of the LACDF shall be submitted to the Planning Division for review and approval prior to the commencement of construction.
54. Access as noted on the Tentative and the Exhibit Maps shall comply with Title 21 (County of Los Angeles Subdivision Code) and Section 503 of the Title 32 (County of Los Angeles Fire Code), which requires an all-weather access surface to be clear to sky.
Item #6. Page 19
Meeting Date: 9/24/2024 / Packet Page #: 155
Resolution CC 2024-____ Page 13 of 14
55. The Private Driveways proposed as private streets for access throughout the development shall be labeled as "Private Driveway” on the Final Map. The portion of the private driveway intended for fire apparatus access shall be identified as “Fire Lane" on the Final Map. All widths and dimensions shall be clearly delineated with a reciprocal access agreement required for all private driveways. Compliance required prior to Final Map clearance.
56. The Final Map shall be submitted to our office for review and approval prior recordation.
57. Fire hydrant improvement plans shall be submitted for review and approval prior to the Final Map clearance.
Los Angeles County Fire Department – Water System
58. All fire hydrants shall measure 6”x 4"x 2-1/2" brass or bronze, conforming to current AWWA standard C503 or approved equal, and shall be installed in accordance with the County of Los Angeles Fire Code.
59. The required fire flow for the public fire hydrants for this project is 2500 gpm at 20 psi residual pressure for 2 hours. Two public fire hydrant(s) flowing simultaneously may be used to achieve the required fire flow. Fire Code 507.3 & Appendix B105.1
60. Install three new public fire hydrants as indicated on the Site Plan.
Term
61. The approved use and/or construction work shall commence within 24 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 the use or construction work is not started within the required time and carried on diligently to completion, the permit shall become void; however, the Director may extend the time limit in the case of unavoidable delay. The Applicant must submit a written request to the reviewing body or Director 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
62. 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 GMC. (GMC §1.18)
63. 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 to 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 5. The Mayor shall sign this Resolution and the City Clerk shall attest and certify to the passage and adoption of this Resolution, and the same shall thereupon take effect on Item #6. Page 20
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Resolution CC 2024-____ Page 14 of 14
_______ __, 2024 subject to a 15 calendar-day appeal and be enforced in accordance with the terms and Conditions thereof.
PASSED, APPROVED and ADOPTED by the City Council of the City of Glendora on this ____ day of_______, 2024.
BY: ___________________________________
MENDELL THOMPSON
Mayor
APPROVED AS TO FORM:
Aleshire & Wynder, LLP
DANNY ALESHIRE
City Attorney
CERTIFICATION
I, 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 ______, 2024, by the following vote:
AYES: MEMBERS:
NOES: MEMBERS:
ABSENT: MEMBERS:
ABSTAIN: MEMBERS:
I further certify that said Resolution was published as required by law in a newspaper of general circulation in the City of Glendora, California on the _____ day of ______, 2024.
Dated:
KATHLEEN R. SESSMAN
City Clerk/Communications Director
Item #6. Page 21
Meeting Date: 9/24/2024 / Packet Page #: 157
PLN23-0027 PROJECT ANALYSIS MEMORANDUM Page 1 of 6
PROJECT NO. PLN23-0027—PROJECT ANALYSIS MEMORANDUM
PROJECT SUMMARY:
Applications: Various entitlements are needed in order to accomplish the proposed development; the following approvals are required:
- Specific Plan/Zone Change from Route 66 Service Commercial (RT66-RSC) to Central Route 66 Residential (RT66-CRR).
- Vesting Tentative Tract Map (No. 84292) to subdivide two (2) existing lots totaling approximately 1.85 acres into 39 residential townhome condominiums. - Development Plan Review for project plans.
- Environmental determination for the project (CEQA Initial Study/Mitigated Negative Declaration).
Date of Application: September 28, 2023
Applicant: Brandywine Homes LLC
16580 Aston
Irvine, CA 92606
Property Owner: SVPP Properties LLC
610 N. Santa Anita Ave.
Arcadia, CA 91006
Property Address: 723-731 E. Route 66
Glendora, CA 91740
L.A. County Accessor Parcel/Identification Nos.: 8646-029-009 & 8646-029-014 Description of Property: The subject property is located at 723-731 E. Route 66. The site is located on the north side of Route 66 west of Glenwood Avenue. The site consists of two lots that were previously developed vehicle repair and sales.
General Plan Designation: The project site has a General Plan (Community Plan 2025) land use designation of Route 66 Corridor Specific Plan. The General Plan indicates that “Specific plans grant the City authority to consider and create detailed and precise plans prepared by landowners, developers, and public agencies. It allows the flexibility to create specific zoning for a particular area such as a downtown or an area with environmental constraints, and results in unique and imaginative designs. The specific plan establishes a land use pattern, circulation system, open space and other features, as necessary, to ensure the area is also well integrated into the community.”
The City’s General Plan has several goals and policies that should be considered with the proposal.
Staff found the following excerpts from the General Plan Housing and Land Use Elements to be relevant:
Item #6. Page 22
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PLN23-0027 PROJECT ANALYSIS MEMORANDUM Page 2 of 6
Goal LU-5: Expanded residential development opportunities. Policy LU-5.2: Provide for expanded infill residential opportunities in appropriately designated areas in the City.
Goal LU-7: A diverse range of housing choices.
Policy LU-7.1: Provide opportunities for the development of housing at a variety of affordability levels and densities that respond to the various needs of future residents. Goal LU-10: Quality infill development.
Policy LU-10.1: Ensure the design and development of infill projects compliments existing development in terms of scale, character, and pedestrian quality. Goal LU-18: Compatibility of adjacent land uses.
The City’s current 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 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 3.5 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.
Zoning: The project site is located within the RT66-RSC zone. The Route 66 Corridor Specific Plan defines the RT66-RSC zone as “The Route 66 service commercial is intended to provide for a variety of smaller-scale commercial, office and light industrial uses. Flexible commercial and low-intensity industrial development allowing for office/assembly and warehousing under one roof is encouraged. The district is envisioned as a primary node for locally-serving businesses and commercial activity. The Route 66 commercial district is envisioned to contribute to a positive Item #6. Page 23
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PLN23-0027 PROJECT ANALYSIS MEMORANDUM Page 3 of 6
visual image along Route 66 through the establishment of streetscape elements, landscaped buffers and quality site design.”
Surrounding Uses: The site is surrounded by freight and future light rail to the north, existing multi-family residential to the south, and commercial and service uses to the west and east. Table A below further describes the land uses for the surrounding properties:
Table A - Project Surroundings
Existing Uses General Plan Zoning
North Freight and Light
Rail
Railroad R-4
South Multi-Family
Residential
Route 66 Corridor Specific
Plan
RT66-CRR
East Commercial/Service Route 66 Corridor Specific
Plan
RT66-RSC
West Commercial/Service Route 66 Corridor Specific
Plan
RT66-RSC
PROJECT ANALYSIS:
Proposed Specific Plan/Zone Change
The existing site is located within the RT66-RSC zone. As previously stated, this zone is intended for small-scale commercial and office uses. Residential uses are not allowed within this zone. To allow the proposed residential use and development, rezoning of the property is required.
The applicant is requesting a zone change to RT66-CRR. The RT66-CRR is “intended to contribute to the mix of housing choices offered to Glendora residents and provide consistency with the Glendora general plan housing element, through the provision of multifamily residential development. Locally-serving retail at corner locations and other residential-compatible commercial uses that cater to nearby residents are encouraged within this zoning subdistrict. New residential development in this zoning subdistrict is envisioned to establish a positive visual image along the Route 66 Corridor and encourage pedestrian connections to adjacent trailways, transit stops, commercial uses, and public sidewalks.”
Additionally, the adjacent properties located to the south of the project site are multi-family residential uses and are zoned RT66-CRR. Therefore, the project site will be rezoned to be consistent with the adjacent properties.
The draft ordinance to rezone the project site is included as Attachment A.
Proposed Subdivision
The existing site is 1.85 acres and would be subdivided for residential condominium purposes (Vesting Tentative Tract Map No. 84292) to create a 39-unit residential townhouse development.
The proposed development establishes exclusive private areas and common areas and defines Item #6. Page 24
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PLN23-0027 PROJECT ANALYSIS MEMORANDUM Page 4 of 6
ownerships that can be acquired and sold by future homeowners. The proposed plans are included in Attachment D.
Typically, the City has processed subdivision applications of four or more lots as a Tentative Tract Map (TTM). In this case, the applicant requested a Vesting Tentative Tract Map (VTTM). A TTM and VTTM are same with the exception that a development processed with a VTTM the approval has a vested right to continue with development in substantial compliance with the ordinances, development standards, and code requirements at the time of approval whether or not the ordinances, development standards and code requirements have changed.
Required findings for approval of the VTTM are contained within the California Subdivision Map Act and are outlined within the attached draft resolution (Attachment B).
Development Plan Review (DPR)
The applicant has requested a DPR related to the project’s development plans. Pursuant to GMC §21.02.040 (B), “Projects requiring development plan review (the reviewing body is in parenthesis):…
(2) Multiple-family projects-Apartments, condominiums and cooperatives (commission); a. 1-10 dwelling units, 1-10 units, allow by-right (Applicants apply directly for building permits);
b. 11-25 dwelling units (director);
c. More than 25 dwelling units (commission);.”
Pursuant to the GMC, the purpose of the DPR is to, “provide 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 proposed residential project is comprised of 39 attached, three-story, residential condominium townhomes with one to two-car garages on 1.85 acres of land. The proposed site is designed and graded to be physically suitable for the 39-unit, residential condominium townhome development.
The project density of 21.1 units is less than the allowed maximum (30 dwelling units per acre).
Therefore, the proposed project will conform to the City’s current residential density for the proposed RT66-CRR zone in the Route 66 Corridor Specific Plan.
The proposed residential development is composed of six rowhouse buildings (6 to 7 units each).
There will be six different floor plan types ranging from 743 to 1,942 square-foot units, a total of 98 garage parking spaces—including 16 outdoor parking spaces—and 16,600 square feet of private and common open space.
Table B below illustrates that the project complies with the maximum height and related development standards for development within the RT66-CRR zone, as follows:
Item #6. Page 25
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PLN23-0027 PROJECT ANALYSIS MEMORANDUM Page 5 of 6
Table B RT66-CRR Zone: Design Standards
Required Proposed
Dwelling Units (du/ac) 30 du/ac 21.1 du/ac
Setbacks Required
Front (Building) 15 feet 15 feet
Side (each) 10 feet 10 feet
Rear 10 feet for first 2 stories above ground level.
Thereafter, 5 feet for each additional story. 49 feet
Minimum Required
Street Frontage 100 feet 287.26 feet
Maximum Height Limit 45 feet/3 stories, whichever is less 39.9 feet The architecture for the homes has been designed in the Spanish Colonial Revival style and the elevations are articulated and detailed with exterior elements that include off white stucco with tan and brown-hued stucco trim, dark red shutters, accented rafter tails, trellis covers over windows, arched entrances with contrasting color trim surrounding the doorways, wrought iron accents and railings, and concrete S-tile roofing materials.
Required findings for approval of a DPR are contained within GMC §21.02.040 (F) and are outlined within the attached draft resolution (Attachment B).
Circulation, Parking, Transportation, Pedestrians
The proposed site plan for the residential development includes a 26-foot-wide private driveway located at the south property line and extends to the guest parking spaces at the rear of the lot. The driveway traverses the entire development where they access all the units’ garages and the guest parking at the rear of the property. The entrance will not be gated.
Based on a review of the submitted plans the residential project requires a total of 98 parking spaces. The applicant will be providing 98 total parking spaces (82 garage spaces and 16 open guest spaces). This proposed parking satisfies the Glendora Municipal Code (GMC) requirements as follows:
Residential dwellings:
6 units (1 bedroom) x 2 sp/unit = 12 spaces
15 units (2 bedroom) x 2 sp/unit = 30 spaces
18 units (3 bedroom) x 2.2 sp/unit = 39.6 (rounded up to 40) spaces Guest Parking: 39 units x 0.4 sp/unit= 15.6 (rounded up to 16) spaces Total Parking Required = 98 spaces
Pedestrian access
The GMC includes a statement regarding circulation: “The circulation system shall be designed to provide separate vehicular and pedestrian circulation systems”. The proposed project includes Item #6. Page 26
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PLN23-0027 PROJECT ANALYSIS MEMORANDUM Page 6 of 6
three pedestrian access pathways to Route 66. Additionally, there are 13 units located along the south property line that have walkways that directly connect to Route 66.
Impacts on Public Facilities and Utilities
Plans for utilities that serve the proposed project would include provision of electricity (Southern California Edison), telecommunications facilities (Frontier Communications), cable service (Charter Communications), and solid waste (Athens Services). All new utility infrastructure for electricity, telecommunications, and cable service would be installed underground or placed in enclosed spaces (e.g., utility closets). The project would connect to the City’s existing water and sanitary sewer system. Connections to existing electricity, natural gas and telecommunications infrastructure would occur as follows: For electricity, service to the commercial project would be provided via an underground connection from the existing overhead lines. This work would occur in conjunction with other onsite construction activities. For natural gas, an underground connection would be made to an existing gas main located in the adjacent street. For telecommunications, an underground extension of cable television and internet services would be provided via an underground connection to an existing line. The proposed project would be required to comply with the California Building Energy Efficiency Standards and California Green Building Standards Code (CALGreen).
Landscaping
GMC §21.03.020(D)(5) states that: All land not covered by structures, walkways, driveways and parking shall be landscaped and irrigated with an automatic irrigation system installed in accordance with the Uniform Plumbing Code. The plant material shall be of drought tolerant species and permanently maintained. Berms, walls and/or hedges shall be used in the required setbacks to separate parking facilities from abutting streets. The final landscaping plan must demonstrate compliance with the California State Model Water Efficiency Ordinance (MWELO).
In order to ensure compliance with these landscaping requirements, staff has included a condition of approval requiring that a landscape review application for the final landscape plan and MWELO compliance be submitted for review and approval by City staff prior to the issuance of building permits.
A conceptual landscape plan is included with the project plans (Attachment D) and indicates the planting of approximately seven species of trees and 24 species of shrubs, ground cover, and vines.
Item #6. Page 27
Meeting Date: 9/24/2024 / Packet Page #: 163
A0.0 COVER SHEET Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 SHEET INDEX Cover Sheet Section 1: Development Summary A0.1 Development Summary Section 2: Photographic Survey Section 3: Existing Conditions Site Plan ALTA Section 4: Architectural Site Plan A1.0 Architectural Site Plan Preliminary Fire Access & Hydrants Section 5: Elevations A2.0 Perspectives A2.1 Perspectives A2.2 Perspectives A2.3 Details A2.4 Details A2.5 Building Elevations A2.6 Building Elevations A2.7 Building Elevations A2.8 Building Elevations Section 6: Colors and Materials Sheet A3.0 Material Board Section 7: Floor Plans A4.0 Building Plans A4.1 Building Plans A4.2 Building Plans A4.3 Building Plans A5.0 Unit Plans A5.1 Unit Plans A5.2 Unit Plans A5.3 Unit Plans Section 8: Parking Plan A6.0 Parking Plan Section 9: Landscape Plan L-1 Schematic Landscape Plan L-2 Schematic Enlargement Plans L-3 Conceptual Walls & Fence Plan L-4 Conceptual Planting Plan L-5 Conceptual Open Space Plan Section 10: Proposed Subdivision Map Vesting Tentative Tract Map Preliminary Utility Plan Section 11: Preliminary Grading Plan Preliminary Grading Plan Section 12: Preliminary Hydrology Plan Item #6. Page 28 Meeting Date: 9/24/2024 / Packet Page #: 164
A0.1 DEVELOPMENT SUMMARY Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 PROJECT TEAM Owner: SVPP Properties LLC, 610 N. Santa Anita Ave Arcadia, CA 91006 Developer: Brandywine Homes Chris Courtney 2355 Main Street, Suite 220 Irvine, CA 92614 949-264-8842 Architect: KTGY Bryan Sevy 17911 Von Karman Avenue, Suite 200 Irvine, CA 92614 949-850-2133 Civil: C & V Engineering Dane McDougall 9830 Irvine Center Drive Irvine, CA 92619 949-916-3800 Landscape Architect: Studio PAD, Inc. Peter A. Duarte 23195 La Cadena Dr., Suite 103 Laguna Hills, CA 92653 949-770-8530 SITE SUMMARY Legal Description: Real property in the City of Glendora, County of Los Angeles, State of California, described as follows: PARCEL 1: (APN: 8646-029-009) The easterly 60 feet of the westerly 275 feet of lot 29 of James F. Washburn's subdivision of the northwest quarter of section 32, township 1 north, range 9 west, San Bernardino meridian, in the City of Glendora, County of Los Angeles, State of California, as per map recorded in book 42 page 68 of miscellaneous records, in the office of the county recorder of said county. Except therefrom any portion included within the boundary lines of a street. PARCEL 2: (APN: 8646-029-014) Parcel 1, in the City of Glendora, County of Los Angeles, State of California, as shown on a record of survey filed in book 80 page 88 of record of surveys, in the office of the county recorder of said county. APN: 8646-29-009 & 8646-29-014 Project Address: 723-745 E. Route 66 Current Zoning: RT66 RSC, Route 66 Service Commercial Proposed Zoning: CRR, Central Route 66 Residential Existing Buildings: ±6,515 Commercial VICINITY MAP Ada AveRoute 66 Site E. Colorado Ave Pasadena Ave
Glenwood Ave
Elwood Ave
Loraine Ave
Glendora Ave Route 66 and Elmwood Bus Stations * * PROJECT SUMMARY Gross Site Area: 1.85 Acres Proposed Use: 3-Story Townhomes/Flats Occupancy: R-2 Construction Type: Type VB Dwelling Units: 39 Units Density: 21.1 du/ac Lot Coverage: 37.6% Gross Building Area: 82,347 SF FAR: 0.83 Unit Summary Plan Type Garage Type Area # 1 1 bd/1 Ba Flat Single Car 743 sf 6 Du 2A 2 bd/2.5 ba, Side by Side 1,354 sf 6 Du 2B 3 bd/3.5 ba, Side by Side 1,472 sf 3 Du 3 2 bd/2.5 ba, Tandem 1,434 sf 9 Du 4 3 bd/3.5 ba, Side by Side 1,702 sf 9 Du 5 3 bd/2.5 ba Side by Side 1,942 sf 6 Du Total 39 Du Parking Summary: Parking Required: 1 Bed: 6 Du x 2 Sp/Unit: 12 Spaces 2 Bed: 15 Du x 2 Sp/Unit: 30 Spaces 3 Bed: 18 Du x 2.2 Sp/Unit: 40 Spaces Guest: 39 x 0.4 Sp/Unit: 16 Spaces Total Required: 98 Spaces (2.5/Unit) Parking Provided: Private Garages: 72 Spaces Open Parking: 26 Spaces Total: 98 Spaces (2.5/Unit) Accessible Parking: Open Parking Ratio Accessible Spaces Provided 26 Spaces 5% 2 Spaces Item #6. Page 29 Meeting Date: 9/24/2024 / Packet Page #: 165
Route 66
Front
Setback
15'-0" Side Setback 10'-0" 26'-0"
26'-0"
26'-0"
49'-0"
33'-6"
27'-0"
20'-10" Trash Enclosure w/ Refuse and Recycling 288.26' 150' N 0°37'45"E 227.84' N 89°36'42"E
279.33'
128.39' Side Setback 10'-0"
58'-6"
58'-6"
20'-6"
33'-6" Perimeter Wall Mail Patio Patio Single Level Unit at Ground Floor Private Drive and
Fire Lane Single Level Unit at Ground Floor Single Level Unit at Ground Floor Single Level Unit at Ground Floor Single Level Unit at Ground Floor Single Level Unit at Ground Floor 1B5A 2C3C4D Rear
Setback
15'-0" 6B 287.26'
20'-9"
22'-3"
15'-9" 10'-8" 10'-9"
18'-0" 9'-0"
18'-0" 9'-0" Condensers to be screened. See landscape sheet for details. A1.0 ARCHITECTURAL SITE PLAN 0 10 20 40 Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 PROJECT SUMMARY Gross Site Area: 1.85 Acres Proposed Use: 3-Story Townhomes/Flats Occupancy: R-2 Construction Type: Type VB Dwelling Units: 39 Units Density: 21.1 du/ac Unit Summary Plan Type Garage Type Area # 1 1 bd/1 Ba Flat Single Car 743 sf 6 Du 2A 2 bd/2.5 ba, Side by Side 1,354 sf 6 Du 2B 2 bd/3.5 ba, Side by Side 1,472 sf 3 Du 3 2 bd/2.5 ba, Tandem 1,434 sf 9 Du 4 3 bd/3.5 ba, Side by Side 1,702 sf 9 Du 5 3 bd/2.5 ba Side by Side 1,942 sf 6 Du Total 39 Du Parking Summary: Parking Required: 1 Bed: 6 Du x 2 Sp/Unit: 12 Spaces 2 Bed: 15 Du x 2 Sp/Unit: 30 Spaces 3 Bed: 18 Du x 2.2 Sp/Unit: 40 Spaces Guest: 39 x 0.4 Sp/Unit: 16 Spaces Total Required: 98 Spaces (2.5/Unit) Parking Provided: Private Garages: 72 Spaces Open Parking: 26 Spaces Total: 98 Spaces (2.5/Unit) Open Space Summary: Open Space Required: 39 du x400 sf: 15,600 sf Open Space Provided: Balconies - 60 sf, 6' min. 2,500 sf Patios - 100 sf,10' min. 3,800 sf Common Open Space - 225 sf, 15' min 10,300 sf Total Open Space Provided: 16,600 sf Private Storage Summary: Plan Type Req. SF Prov. 1 1 bd/1 Ba Flat 150 162 2A 2 bd/2.5 ba, 150 150 2B 2 bd/3.5 ba, 150 150 3 2 bd/2.5 ba, 150 155 4 3 bd/3.5 ba, 200 200 5 3 bd/2.5 ba 200 200 1A Building Number Building Type Unit Number Item #6. Page 30 Meeting Date: 9/24/2024 / Packet Page #: 166
32'-0" Min.
Garage to
Garage
28'-0" Backup
distance
18'-0" 9'-0" 26'-0"
26'-0"
26'-0" Accessible Space Standard Space 9x20 with 2' overhang 2-Car Garage 20x20 1-Car Garage 10x20 18'-0" 9'-0" Tandem Garage 10x40 1B5A 2C3C4D 26'-0" 10'-0" 12'-0" 20'-0" 6B A6.0 PARKING PLAN 0 10 20 40 Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 Parking Summary: Parking Required: 1 Bed: 6 Du x 2 Sp/Unit: 12 Spaces 2 Bed: 15 Du x 2 Sp/Unit: 30 Spaces 3 Bed: 18 Du x 2.2 Sp/Unit: 40 Spaces Guest: 39 x 0.4 Sp/Unit: 16 Spaces Total Required: 98 Spaces (2.5/Unit) Parking Provided: Private Garages: 72 Spaces Open Parking: 26 Spaces Total: 98 Spaces (2.5/Unit) Accessible Parking: Open Parking Ratio Spaces Provided 26 Spaces 5% 2 Spaces EV Parking: EV Installed 5 spaces (5%) EV Ready 25 spaces (25%) EV Capable 10 Spaces (10%) 1A Building Number Building Type Item #6. Page 31 Meeting Date: 9/24/2024 / Packet Page #: 167
Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 A2.0 PERSPECTIVES NTS Not To Scale Item #6. Page 32 Meeting Date: 9/24/2024 / Packet Page #: 168
Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 A2.1 PERSPECTIVES NTS Not To Scale Item #6. Page 33 Meeting Date: 9/24/2024 / Packet Page #: 169
Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 A2.2 PERSPECTIVES NTS Not To Scale Item #6. Page 34 Meeting Date: 9/24/2024 / Packet Page #: 170
1. Gable Accent 2. Windows 4. Window Grilles 5. Grillework Railings 5. Decorative Trellis Detail Decorative Gable Vent Contrasting Color Stucco Trim Header Wrought Iron Window Grille Arched Balcony Precast Column Wrought Iron Railing 3. Decorative Corbel Rafter Tails at Tower Element Rafter Tails at Balcony Element Scallop Detail 5. Rafter Tail Large Multi-Paned Vinyl Window Rafter Tails at Tower Element Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 A2.3 DETAILS 0 2 4 8 Item #6. Page 35 Meeting Date: 9/24/2024 / Packet Page #: 171
1. Juliet Balcony with Decorative Trellis 2. Decorative Corbel 4. Decorative Shutters 6. Entry Door Contrasting Color Tile Trim Contrasting Color from White Building Recessed Door Address Signage 7. Arched Arcade Entries 5. Decorative Balcony Elements 3. Scalloped Soffit and Recessed Window Scallop Detail Contrasting Color Stucco Trim Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 A2.4 DETAILS 0 2 4 8 Item #6. Page 36 Meeting Date: 9/24/2024 / Packet Page #: 172
Front Elevation Rear Elevation 9 1 10 4 7 8 1. Concrete S-Tile Roof 2. Stucco - 20/30 Finish 3. Stucco Trim - 20/30 Finish 4. Garage Doors 5. Wrought Iron Railing 6. Light Fixture 7. Vinyl Windows 8. Entry Door 9. Decorative Gable Vent 10. Precast Column 11. Decorative Foam Trellis 12. Decorative Shutters 13. Wrought Iron Detail 14. Decorative Corbel 15. Decorative Tile 16. Patio Wall and Gate MATERIAL LEGEND A. Simple low pitched roofs B. Asymmetrical facades C. Short eaves D. Simple box-like massing with the appearance of thick walls. Windows and doors are recessed to expose thickness of walls. E. Large multi-paned windows F. Arcades used to define courtyards and walkways G. Decorative tile vents H. Exposed corbels in dark color I. Simple wrought iron grillework railings, window grilles, and decoration J. White building colors with contrasting door and window trim colors K. Larger tower structures DESIGN GUIDELINES 5 9'-1" 8'-7" F.FL. T.O.P.
±39'-9"
30' Max to Eave
9'-1" F.FL. T.O.P. Right Elevation Left Elevation 11 Roof Plan Scale: 1/16" = 1'-0" Perimeter wall per landscape Private patio wall per landscape RIDGE 4:12 4:12 RIDGE 4:12 4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
3:12
3:12 4:12
RIDGE
RIDGE
VALLEY VALLEY
RIDGE 3:12 4:12 3:12 VALLEY VALLEY
4:12
4:12
RIDGE
4:12
4:12 4:12 4:12 T.O.P. 6 15 Private patio wall per landscape K K A 14 1112 C E G D F I H I J 13 16 C I 15 12 2J A2.5 ELEVATIONS 0 4 8 16 BUILDING A Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 Item #6. Page 37 Meeting Date: 9/24/2024 / Packet Page #: 173
1. Concrete S-Tile Roof 2. Stucco - 20/30 Finish 3. Stucco Trim - 20/30 Finish 4. Garage Doors 5. Wrought Iron Railing 6. Light Fixture 7. Vinyl Windows 8. Entry Door 9. Decorative Gable Vent 10. Precast Column 11. Decorative Foam Trellis 12. Decorative Shutters 13. Wrought Iron Detail 14. Decorative Corbel 15. Decorative Tile 16. Patio Wall and Gate MATERIAL LEGEND A. Simple low pitched roofs B. Asymmetrical facades C. Short eaves D. Simple box-like massing with the appearance of thick walls. Windows and doors are recessed to expose thickness of walls. E. Large multi-paned windows F. Arcades used to define courtyards and walkways G. Decorative tile vents H. Exposed corbels in dark color I. Simple wrought iron grillework railings, window grilles, and decoration J. White building colors with contrasting door and window trim colors K. Larger tower structures DESIGN GUIDELINES 9'-1" 8'-7" F.FL. T.O.P.9'-1" F.FL. T.O.P.
±39'-9"
30' Max to Eave Roof Plan Scale: 1/16" = 1'-0" VALLEY
4:12
4:12
4:12
VALLEY
RIDGE
RIDGE
4:12
4:12
RIDGEVALLEY VALLEY
4:12
4:12
RIDGE
4:12
4:12
RIDGE
4:12
4:12
RIDGE RIDGE 4:12 RIDGE 4:12 4:12
3:12
3:12 3:12 3:12 4:12
4:12
4:12 4:12 4:12 Front Elevation Right Elevation Rear Elevation Left Elevation Perimeter wall per landscape T.O.P. Private patio wall per landscape Private patio wall per landscape 1 10 4 7 8 5 6 3 2 K K A 14 11 12 E C D F I H I 13 16 C I J 12 9 15 G A2.6 ELEVATIONS 0 4 8 16 BUILDING B Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 Item #6. Page 38 Meeting Date: 9/24/2024 / Packet Page #: 174
1. Concrete S-Tile Roof 2. Stucco - 20/30 Finish 3. Stucco Trim - 20/30 Finish 4. Garage Doors 5. Wrought Iron Railing 6. Light Fixture 7. Vinyl Windows 8. Entry Door 9. Decorative Gable Vent 10. Precast Column 11. Decorative Foam Trellis 12. Decorative Shutters 13. Wrought Iron Detail 14. Decorative Corbel 15. Decorative Tile 16. Patio Wall and Gate MATERIAL LEGEND A. Simple low pitched roofs B. Asymmetrical facades C. Short eaves D. Simple box-like massing with the appearance of thick walls. Windows and doors are recessed to expose thickness of walls. E. Large multi-paned windows F. Arcades used to define courtyards and walkways G. Decorative tile vents H. Exposed corbels in dark color I. Simple wrought iron grillework railings, window grilles, and decoration J. White building colors with contrasting door and window trim colors K. Larger tower structures DESIGN GUIDELINES 30' Max to Eave Roof Plan Scale: 1/16" = 1'-0"
9'-1" 8'-7" F.FL. T.O.P.
±39'-9"
9'-1" F.FL. T.O.P. RIDGE 4:12 RIDGE 4:12 4:12 VALLEY VALLEY 4:12
4:12
RIDGE
4:12
4:12
RIDGE
4:12
4:12
RIDGE
4:12
4:12
RIDGE
3:12
3:12 3:12 3:12 4:12 4:12 4:12
4:12 4:12 4:12 4:12
4:12
4:12 4:12 4:12 VALLEY
4:12
RIDGEVALLEY
4:12
4:12 4:12 4:12 4:12 Front Elevation Right Elevation Rear Elevation Perimeter wall Left Elevation per landscape T.O.P. Private patio wall per landscape Private patio wall per landscape 1 9 10 4 8 5 6 3 A K 14 12 C E D G F I I H J 16 13I 7 K 11 C 15 12 A2.7 ELEVATIONS 0 4 8 16 BUILDING C Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 Item #6. Page 39 Meeting Date: 9/24/2024 / Packet Page #: 175
1. Concrete S-Tile Roof 2. Stucco - 20/30 Finish 3. Stucco Trim - 20/30 Finish 4. Garage Doors 5. Wrought Iron Railing 6. Light Fixture 7. Vinyl Windows 8. Entry Door 9. Decorative Gable Vent 10. Precast Column 11. Decorative Foam Trellis 12. Decorative Shutters 13. Wrought Iron Detail 14. Decorative Corbel 15. Decorative Tile 16. Patio Wall and Gate MATERIAL LEGEND A. Simple low pitched roofs B. Asymmetrical facades C. Short eaves D. Simple box-like massing with the appearance of thick walls. Windows and doors are recessed to expose thickness of walls. E. Large multi-paned windows F. Arcades used to define courtyards and walkways G. Decorative tile vents H. Exposed corbels in dark color I. Simple wrought iron grillework railings, window grilles, and decoration J. White building colors with contrasting door and window trim colors K. Larger tower structures DESIGN GUIDELINES 9'-1" 8'-7" F.FL. T.O.P.9'-1" F.FL. T.O.P.
±39'-9"
30' Max to Eave Roof Plan Scale: 1/16" = 1'-0" VALLEY
4:12
RIDGE
VALLEY VALLEY
4:12
4:12
RIDGE VALLEY VALLEY
4:12
4:12
RIDGE
4:12
4:12
RIDGE
4:12
4:12
RIDGE
4:12
4:12
RIDGE
4:12
4:12
3:12 4:12 3:12
3:12 3:12 VALLEY
4:12 4:12 4:12
4:12
4:12 4:12 4:12 Front Elevation Right Elevation Rear Elevation Perimeter wall Left Elevation per landscape T.O.P. Private patio wall per landscape Private patio wall per landscape 10 9 1 48 5 6 3 A 14 C E F G D H I 16 13I 12 I 7 K 11 C 2J K 15 11 A2.8 ELEVATIONS 0 4 8 16 BUILDING D Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 Item #6. Page 40 Meeting Date: 9/24/2024 / Packet Page #: 176
Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 A3.0 MATERIAL BOARDS Item #6. Page 41 Meeting Date: 9/24/2024 / Packet Page #: 177
Third Floor Second Floor First Floor 48'-0" 50'-6" 54'-0" 107'-8"
107'-8"
107'-8" P2A P1 P5 P2B P4 P3 P2A P2A P5 P5 P2B P2B P3 P3 P4 P4 Building A Floor Gross Area 1st Floor 4,637 SQ. FT. 2nd Floor 4,110 SQ. FT. 3rd Floor 3,995 SQ. FT. Total 12,742 SQ. FT. Private Patio Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 A4.0 BUILDING PLANS 0 4 8 16 BUILDING A Item #6. Page 42 Meeting Date: 9/24/2024 / Packet Page #: 178
Third Floor Second Floor First Floor 48'-0" 50'-6" 54'-0" 107'-8"
107'-8"
107'-8" P2A P1 P5 P2B P4 P3 P2A P2A P5 P5 P2B P2B P3 P3 P4 P4 Building B Floor Gross Area 1st Floor 4,639 SQ. FT. 2nd Floor 4,109 SQ. FT. 3rd Floor 3,995 SQ. FT. Total 12,744 SQ. FT. Private Patio Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 A4.1 BUILDING PLANS 0 4 8 16 BUILDING B Item #6. Page 43 Meeting Date: 9/24/2024 / Packet Page #: 179
Third Floor Second Floor First Floor 48'-0" 50'-6" 54'-0" 119'-8"
119'-8"
119'-8" P1 P5 P4 P3 P5 P5 P3 P3 P4 P4 P4 P3 P3 P3 P4 P4 P2A P2A P2A Building C Floor Gross Area 1st Floor 5,485 SQ. FT. 2nd Floor 5,004 SQ. FT. 3rd Floor 4,781 SQ. FT. Total 15,270 SQ. FT. Private Patio Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 A4.2 BUILDING PLANS 0 4 8 16 BUILDING C Item #6. Page 44 Meeting Date: 9/24/2024 / Packet Page #: 180
Third Floor Second Floor First Floor 48'-0" 50'-0" 54'-0" 119'-8"
119'-8"
119'-8" P2A P2A P2A P4 P3 P3 P3 P4 P4 P1 P5 P5 P5 P4 P3 P3 P4 P4 Building D Floor Gross Area 1st Floor 5,495 SQ. FT. 2nd Floor 5,016 SQ. FT. 3rd Floor 4,783 SQ. FT. Total 15,294 SQ. FT. P3 Private Patio Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 A4.3 BUILDING PLANS 0 4 8 16 BUILDING D Item #6. Page 45 Meeting Date: 9/24/2024 / Packet Page #: 181
21'-0" Plan 2A 2 Bed, 2.5 Bath 1,354 Net SQ. FT. Private Open Space: 65 SQ. FT. 34'-0" 21'-0"
35'-0" 21'-0" Garage 20'-5"x20'-8" 9'-6" CEILING Great Room 14'-7"x21'-1" 9'-0" CEILING Bath 2 Elec. Primary Bedroom 14'-7"x12'-1" 9'-0" CEILING Kitchen 9'-0" CEILING Up Balcony 7'-0"x9'-2" 65 SQ. FT. 9'-0" CEILING Entry 9'-0" CEILING Pantry Pwdr. 598 Net SQ. FT. 574 Net SQ. FT. 182 Net SQ. FT. 34'-0" Up Dn Primary Bath Dn Lau. W.I.C. Lin. Bed 2 11'-7"x10'-8" 9'-0" CEILING Third Floor Second Floor First Floor WH Low Voltage W.I.C. Overhead Storage 4'x8'x2.5'=80CF 150 CF Total Storage 70CF 150 CF Total Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 A5.0 UNIT PLANS 0 2 4 8 Item #6. Page 46 Meeting Date: 9/24/2024 / Packet Page #: 182
21'-0" Plan 2B 2 Bed, 2.5 Bath 1,472 Net SQ. FT. Private Open Space: 65 SQ. FT. 34'-0" 21'-0"
35'-0" 21'-0" Garage 20'-5"x20'-8" 9'-6" CEILING Great Room 16'-9"x21'-1" 9'-0" CEILING Bath 2 Primary Bedroom 16'-9"x12'-1" 9'-0" CEILING Kitchen 9'-0" CEILING UpBalcony 7'-0"x9'-2" 65 SQ. FT. 9'-0" CEILING Pantry Pwdr. 629 Net SQ. FT. 604 Net SQ. FT. 239 Net SQ. FT. 34'-0" Up Dn Primary Bath Dn Lau. W.I.C. Lin. Bed 2 11'-7"x10'-8" 9'-0" CEILING Third Floor Second Floor First Floor WH W.I.C. Overhead Storage 4'x8'x2.5'=80CF 150 CF Total Storage 70CF 150 CF Total Entry 9'-0" CEILING Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 A5.1 UNIT PLANS 0 2 4 8 Item #6. Page 47 Meeting Date: 9/24/2024 / Packet Page #: 183
Plan 1 1 Bed, 1 Bath 743 SQ. FT. 32'-0"
33'-6" 32'-0" Plan 5 Garage 20'-2"x20'-4" 9'-6" CEILING Plan 1 Garage 10'-11 1/2"x20'-4" 9'-6" CEILING Great Room 14'-3"x31'-1" 9'-0" CEILING Bath 2 Great Room 12'-10"x18'-7" 9'-0" CEILING Kitchen 9'-0" CEILING Up Dn Pwdr. 918 Net SQ. FT. 906 Net SQ. FT. 118 Net SQ. FT. Plan 5 3 Bed, 2.5 Bath 1,942 Net SQ. FT. Private Open Space: 101 SQ. FT. 743 Net SQ. FT. 35'-0"
54'-0" Up Coat Dn Primary Bath Lau. W.I.C. Primary Bedroom 12'-8"x14'-0" 9'-0" CEILING Bed 2 12'-2"x11'-5" 9'-0" CEILING Plan 5 Third Floor Plan 5 Second Floor Plan 5 First Floor Plan 1 First Floor 32'-0" WH Balcony 13'-1"x7'-9" 101 SQ. FT. 9'-0" CEILING Lin. Lin. Pantry Kitchen 9'-0" CEILINGEntry 9'-0" CEILING Primary Bedroom 10'-11"x12'-3" 9'-0" CEILING W.I.C. Primary BathLau. Coat Office 7'-6"x7'-10" 9'-0" CEILING Pantry Lin.Bed 3 11'-2"x10'-9" 9'-0" CEILING P5 Entry 9'-0" CEILING WH Roof Below Roof Below Roof Below Storage
1'x18'x9'=162CF
Overhead Storage
4'x8'x2.5'=80CF
200 CF Total Overhead Storage 4'x4'x2.5'=40CF 200 CF Total Overhead Storage
4'x8'x2.5'=80CF
200 CF Total Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 A5.2 UNIT PLANS 0 2 4 8 Item #6. Page 48 Meeting Date: 9/24/2024 / Packet Page #: 184
33'-0"
48'-6" Plan 3 2 Bed, 2.5 Bath 1,434 Net SQ. FT. Private Open Space: 93 SQ. FT. 50'-6" 33'-0"
47'-6" 33'-0" Plan 4 Garage 20'-2"x20'-4" 9'-6" CEILING Plan 3 Garage 10'-2"x40'-2" Great 9'-6" CEILING Room 23'-2"x20'-8" 9'-0" CEILING W.I.C. W.I.C. Bed 3 10'-3"x12'-2" 9'-0" CEILING Bath 2 Bath 2 Coat Coat Lin. Lin. Lin. Primary Bedroom 13'-2"x14'-7" 9'-0" CEILING Primary Bedroom 11'-10"x15'-2" 9'-0" CEILING Bed 2 11'-0"x11'-7" 9'-0" CEILING Bed 2 10'-3"x12'-1" 9'-0" CEILING Great Room 28'-9"x14'-7" 9'-0" CEILING Kitchen 9'-0" CEILING Kitchen 9'-0" CEILING Bath 3 Up Up Up Dn. Dn Up Lau. Lau. Dn Dn Balcony 15'-9"x6'-0" 95 SQ. FT. 9'-0" CEILING Balcony 15'-6"x6'-0" 93 SQ. FT. 9'-0" CEILING Plan 3 Entry 9'-0" CEILING Plan 4 Entry 9'-0" CEILING Pwdr. Pwdr. 687 Net SQ. FT. 650 Net SQ. FT. 365 Net SQ. FT. Plan 4 3 Bed, 3.5 Bath 1,702 Net SQ. FT. Private Open Space: 190 SQ. FT.
Plan 4 Plan 3
Plan 4 Plan 3 618 Net SQ. FT. 654 Net SQ. FT. 162 Net SQ. FT. Plan 4 Plan 3 Primary Bath Primary Bath Plan 4 Third Floor Plan 4 Second Floor Plan 4 First Floor Plan 3 Third Floor Plan 3 Second Floor Plan 3 First Floor Patio 15'-9"x6'-0" 95 SQ. FT. 9'-0" CEILING 20'-2" WH WH Overhead Storage
4'x8'x2.5'=80CF
200 CF Total Overhead Storage 4'x4'x2.5'=40CF 200 CF Total Overhead Storage
4'x8'x2.5'=80CF
200 CF Total
Storage
1.5'x11.5'x9'=155CF Private Patio See Landscape Sheets for Details Architecture + Planning 888.456.5849 ktgy.com 723-745 E. ROUTE 66 GLENDORA, CA #2022-1093 ENTITLEMENT SUBMITTAL MARCH 25, 2024 A5.3 UNIT PLANS 0 2 4 8 Item #6. Page 49 Meeting Date: 9/24/2024 / Packet Page #: 185
Schematic Landscape Plan
723 - 745 Route 66, Glendora CA
Brandywine Homes
Project No.: BH29-D
Date: March 26, 2024
3rd City Submittal L-1
Central community recreation space area with freestanding BBQ, shade structure, lawn area and picnic tables, for small social events and group gatherings.
Open Space with grass area, bench, and trash receptacle for small group gathering.
Four community cluster mailboxes, USPS to review. Locations subject to USPS approval.
Proposed wall, pilaster, gate or fence, per Wall & Fence Plan.
Enhanced stamped paving at main project entry.
Proposed tree, per Planting Plan.
4' wide community natural colored concrete sidewalk, with broom finish.
Accessible parking stall and striping, per Civil plans.
Guest parking stall.
Natural colored concrete driveway, with light broom finish and tooled joints.
Private patio / yard area, homeowner maintained.
Common area landscape, builder installed and HOA maintained.
Community dog station (black in color), for pet owners.
Property line.
Public street R.O.W.
Proposed public street sidewalk, per Civil plans.
Transformer to be screened with landscape, quantity and final locations to be determined.
Short term bike parking (1 bike racks to accommodate 2 bike stalls).
Proposed Trash Enclosure.
Proposed Monument Sign pilasters.
Enhanced stamped paving at ADA crosswalks, to match main project entry.
Utility screen shrub for screening all mechanical equipment.
Proposed City street tree and 4'x4' tree grate along Route 66.
Private pole lights, final location per Electrical Engineer. 5ft wide natural colored concrete fire access walk.
Truncated domes at all ramp areas. Final location per Civil plans.
12. 11.
10. 5.
9. 8.
7. 6.
4. 3.
2. 1.
LEGEND
40'
Scale: 1" = 20'
0 20'10'
17. 16.
15. 14.
13. 18.
19. 20.
1 2
3 18
17 19
5 24 8 9
15 16 16 15
14 14
13 10 10
10 10 10
6 6
6 6
6 6
6 6
6 6
6 6
6 6 6
11 6
11 11
11 11
11 11
11 11
7 4 12 7 12 7 4 7
12 12
12 12
12 12
12 12
12 12
12 12
7 7
7 7
7 25
4 4
4 4 4 4
4 4
4 4
25 4
20 18
*Conceptual images (provided herein are conceptual and subject to change) 19 5 21
21. NOTE: LANDSCAPE PLANS SHALL COMPLY WITH THE STATE'S MODEL WATER EFFICIENT LANDSCAPE ORDINANCE REQUIREMENTS.
22. 21
22 21
22 23.
23 24.
20 9 14
25. 25
25 26.
26 26
Item #6. Page 50
Meeting Date: 9/24/2024 / Packet Page #: 186
Schematic Enlargement Plans
723 - 745 Route 66, Glendora CA
Brandywine Homes
Project No.: BH29-D
Date: March 26, 2024
3rd City Submittal L-2
8'
Scale: 1/4" = 1'-0"
0 4'2'
7 *Conceptual images (provided herein are conceptual and subject to change) 1 3
Enlargement Plan A Enlargement Plan B
Grass area
Mailbox and Parcel Locker
Proposed tree
Bench seating
Bike rack (1 bike rack for 2
bike parking stalls)
Picnic table seating
Grass area
Shade structure
Trash receptacle
1 2
3 4
5 6
7 8
2 Proposed tree 4
10 8
Charcoal grill
and hot coal
receptacle
10 5 Trash receptacle
11 Dog bag station
Utility screen shrub, per legend item
#22 on sheet L-1 and Planting Plan (sheet L-4)
9 Utility screen shrub, per legend item
#22 on sheet L-1 and Planting Plan (sheet L-4)
9 West Open Space Area East Open Space Area
10 Item #6. Page 51
Meeting Date: 9/24/2024 / Packet Page #: 187
Limit of Work
Limit of Work
Limit of Work Limit of Work
P R O U T E 6 6
WALL LEGEND
8'-0'' High split-face CMU wall, with 2" high precision CMU cap (tan color)(final height per sound attenuation report). 6'-0" High split-face CMU wall, with 2" high precision CMU cap (tan color). 6'-0'' High split-face CMU combo retaining wall/free-standing wall. with 2" high precision CMU cap (tan color). 3'-0" High stucco over CMU patio wall, with single layer brick cap (color and finish to match architecture). 5'-6" High vinyl fence (white or tan color).
6'-6" High (16" sq.) split-face CMU pilaster, with precision CMU cap (tan color). 3'-0" High solid wood patio gates.
5'-6" High vinyl side-yard gate (white or tan color).
Stucco over CMU monument pilaster, with brick cap (color and finish to match architecture).
ADA Path of Travel.
3 Schematic Wall & Fence Plan
723 - 745 Route 66, Glendora CA
Brandywine Homes
Project No.: BH29-D
Date: March 26, 2024
3rd City Submittal L-3
40'
Scale: 1" = 20'
0 20'10'
9 *Conceptual images (provided herein are conceptual and subject to change) 4 1 6
8 7
1 2
6 4
5 7
5 8
9 2 3
Final wall height per
sound attenuation report.
Item #6. Page 52
Meeting Date: 9/24/2024 / Packet Page #: 188
Limit of Work
Limit of Work
Limit of Work Limit of Work
P R O U T E 6 6
U U U
U
U
U U
U
U
U
U U U
U
U
U
U
U
U
U U U
U
U
U
U
U U
U
U
U U
U
U
U
U U
U
U
U
U U U U
U
U
U
U U
U U
U
U
U
U
U
U
U
U
U
UU
U
U U UU
U U
U
U
U
U U
U
U
U
U
U
UU U
U
U
U U
U
U
U
U U U
U U
U
Type/Form
Tristania conferta (Brisbane Box)
Prunus 'Bright & Tight' (Bright & Tight Laurel)
PLANTING LEGEND
Symbol
Specimen
Street
Columnar
Large Shade
Trunk
Single
Single
Single
Botanical Name (Common Name)
Suggestions
Olive sp. (Fruitless Olive)
Evergreen Arbutus u. 'Marina' (Marina Strawberry Tree) Single Flowering
Rhus lancea (African Sumac)
Size
24" Box
15 Gal
24'' Box
15 Gal
TREES
Focal Magnolia grandiflora 'Little Gem (Southern Magnolia) Single 24" Box Mod.
Low
Low
Low
(R4)
WUCOLS
Qty.
2 13
15 17
Low 30
Mod. 6
Natural B&B
Total = 87
(10' canpoy)
U Screen Westringia fruticosa 'Wynabbie Gem' Single 15 Gal. Low 96 (Coast Rosemary)
Utility
Total = 96
UTILITY SCREEN SHRUBS
Leaf-to-leaf
Symbol Type/Form Suggestions Trunk Size (R4)
WUCOLS
Qty.
Tree Magnolia grandiflora (Southern Magnolia) Mod.
Street
Tree
Magnolia grandiflora (Southern Magnolia) Single 24'' Box Mod. 4 Schematic Planting Plan
723 - 745 Route 66, Glendora CA
Brandywine Homes
Project No.: BH29-D
Date: March 26, 2024
3rd City Submittal L-4
40'
Scale: 1" = 20'
0 20'10'
NOTES:
1. Irrigation (including spray and/or drip) will be provided, in the Construction Document phase, and to be installed per local California water regulations (AB1881) .
2. Transformers, back-flow preventers & other above-ground utilities to be screened with landscape as permitted per local codes & regulations.
3. Landscape lighting (landscape up-lights, path lights/bollards, etc.) to be coordinated with Electrical Engineer in future phase.
4. The plant palette listed provides a list of plant material to select from when preparing final landscape construction documents for this project. However, substitutions may be required due to availability, soils tests, or other conditions.
5. All trees within 5' of hardscape to be installed with deep root barriers.
VINES & ESPALIERS
Bougainvillea 'Monka' Bougainvillea
Macfadyena unguis-cati Cat's Claw Vine
(Oo-La-La® Bougainvillea)
Antigonon leptopus Coral Vine
Low
Low
Low
SHRUBS and GROUND COVER
Agave spp.
Aloe spp.
Bougainvillea spp.
Lavandula stoechas 'Larkman Hazel'
Rosmarinus o. 'Huntington Carpet'
Chamaerops humilis
Xylosma congestum 'Compact'
Anigozanthos
Carex divulsa
Stipa (Nassella) pulchra
Muhlenbergia capillaris
Kalanchoe thyrsiflora
Delosperma spp.
Callistemon citrinus 'Little John'
Dasylirion longissimum
Westringia spp.
Dianella revoluta 'Little Rev'
Yucca gloriosa
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
Low
WUCOLS (R4)
Agave
Aloe
Bougainvillea
Hazel™ Spanish Lavender
Groundcover Rosemary
Mediterranean Fan Palm
Compact Xylosma
Kangaroo Paw
Berkeley Sedges
Purple Needlegrass
Pink / Hairy Awn Muhly
Flapjack Paddle Plant
Trailing Ice Plant
Dwarf Bottlebrush
Mexican Grass Tree
Westringia
Little Rev™ Flax Lily
Spanish Dagger
Hesperaloe parviflora Red / Yellow Yucca Low
Grevillea lanigera 'Prostrate' Prostrate Woolly Grevillea Low Existing conifer
trees to be
protected in
place during
construction
along this
property edge.
All utility screen shrubs to be HOA
maintained to allow for shrub to cover up to a
min. of 6'' above exposed utility.
NOTE:
All fire access areas to have
5ft clear low groundcover
planting. refer to final fire
access plan for locations.
Item #6. Page 53
Meeting Date: 9/24/2024 / Packet Page #: 189
Limit of Work
Limit of Work
Limit of Work Limit of Work
P R O U T E 6 6
SYMBOL NOTES QTY
PRIVATE PATIOS 4,811 sf
minimum 10'x10'
COMMON OPEN SPACE 8,440 sf
minimum 15'x15'
PRIVATE PATIOS NOT INCLUDED IN TOTAL 1,087 sf
Areas that do not meet minimum 10'x10' requirement.
Areas that are within the setback area.
OPEN SPACE PROVIDED
PRIVATE BALCONIES 2,800 sf
minimum 6'X6' (per. Archiect)
PROVIDED TOTAL O.S. AREA 16,051 sf
NOTES QTY
OPEN SPACE REQ. 15,600 sf
39du. x 400sf
OPEN SPACE REQUIRED
Schematic Open Space Plan
723 - 745 Route 66, Glendora CA
Brandywine Homes
Project No.: BH29-D
Date: March 26, 2024
3rd City Submittal L-5
40'
Scale: 1" = 20'
0 20'10'
Setback line
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Meeting Date: 9/24/2024 / Packet Page #: 190
NOTICE OF PUBLIC HEARING
City Council
__________________________________________
NOTICE IS HEREBY GIVEN that the City Council the City of Glendora will hold a public hearing pursuant to §21.01.030(E), §21.01.050, and §21.02.040 of the Glendora Municipal Code in the City Council Chamber of City Hall, 116 E. Foothill Boulevard, Glendora, California, to receive and consider all evidence and reports relating to the following application/project:
NOTICE IS FURTHER GIVEN that in the event that a state of emergency is in effect and that COVID protocols are imposed that require masking, vaccination verification and/or social distancing are in effect at the time scheduled to conduct this public hearing, it may be necessary to conduct a virtual City Council meeting utilizing the Zoom Video Communications platform. Enter meeting ID# cityofglenodra.org/zoom.
Hearing Date: September 24, 2024, at 7:00 p.m.
File Number: PLN23-0027
Subject Property: 723-731 E. Route 66 (AINs: 8646-029-014 & 8646-029-009) Request: Brandywine Homes LLC is seeking approval to redevelop two vacant lots from a previous auto retail and service use to subdivide the lots and construct a 39-unit residential townhouse development with the following requested entitlements:
- Specific Plan/Zone Change from Route 66 Service Commercial (RT66-RSC) to Central Route 66 Residential (RT66-CRR)
- Development Plan Review for project plans
- Vesting Tentative Tract Map (No. 84292) to subdivide two (2) existing lots totaling approximately 1.85 acres into 39 residential townhome condominiums.
Applicant: Brandywine Homes
General Plan: Route 66 Corridor Specific Plan
Environmental: An Initial Study of Environmental Impacts was prepared pursuant to Title 14 California Code of Regulations §15063 (“CEQA Guidelines”). A Mitigated Negative Declaration of Environmental Impacts (“MND”) was prepared for this project pursuant to CEQA §15070. The public review and comment period for the CEQA MND commenced on July 19, 2024, through August 19, 2024.
Contact Person: Natalie T. Espinoza, Senior Planner,
(626)914-8213 or via email at [email protected] Item #6. Page 55
Meeting Date: 9/24/2024 / Packet Page #: 191
All interested parties are invited to attend said hearing and express their views on this matter. Should you be unable to attend the public hearing, your testimony must be made in writing and delivered prior to the scheduled hearing date as follows: City Clerk Department, 116 E. Foothill Blvd, Glendora, CA, 91741, or [email protected].
Further information on this item will be posted to the city’s website at CityofGlendora.org/citymeetings and will be on file for public inspection and copying for the cost of duplication, at the office of the City Clerk, 116 E. Foothill Blvd, Glendora, CA, between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday, exclusive of holidays, within those hours for agenda posting and public inspection as required by the Ralph M. Brown Act, California Government Code §54950 et seq. as applicable to this meeting.
If you challenge this 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 Planning Commission at, or prior to, the public hearing.
Roxanne Breceda
Deputy City Clerk/Records Manager
Mailed: September 12, 2024
Published San Gabriel Examiner: September 12, 2024
Item #6. Page 56
Meeting Date: 9/24/2024 / Packet Page #: 192