Montclair City Council
January 19, 2023

Arrow Highway Mixed-Use District
AHMUD
a specific plan
04 INTRODUCTION
History, community profile, and planning process.
16 VISION
A shared future for preservation and growth.
38 POLICIES
Context & rationale of desired outcomes.
03 01
02 120
IMPLEMENTATION 05
Partners, timeframes, funding sources.
04 i
i
i
i
i
i
i
ii
iii
iii
iii
iii
iii Building Size
& Separation
64 CODE
Development standards
4 Arrow Highway Mixed-Use District Specific Plan
City Council
Mayor Javier “John” Dutrey
Mayor Pro Tem Bill Ruh
Tenice Johnson
Corysa Martinez
Benjamin “Ben” Lopez
City Manager Edward C. Starr
Planning Commission
Chairman Manny Martinez
Vice-chair Jaso Sanchez
Sergio Sahagun
Virginia “Ginger” Eaton
Krishna Patel
Staff
Director of Economic Development Mikey D. Fuentes
Community Development Director Michael Diaz
Economic Development Consultant Christine Caldwell
Associate Planner Silvia Gutiérrez
Consultants
Rangwala Associates
in association with
Moule & Polyzoides
HR&A
Fehr & Peers
Rincon
Fuscoe
Alta Planning
National CORE
ARG
... and thanks to numerous members of City Staff & thousands of Montclair residents.
5 “Whatever you vividly imagine,
ardently desire, sincerely believe,
and enthusiastically act upon… must
inevitably come to pass!”
Paul J. Meyer
4 Arrow Highway Mixed-Use District Specific Plan
Part 1: Introduction 5
Introduction 1 Arrow Hwy
Moreno Street
Central Ave
Benson Ave
Monte Vista Ave
I-10
AHMUD West AHMUD East
Los Angeles
Montclair
20 miles
The Arrow Highway Mixed-Use District (AHMUD)
Specific Plan Area is composed of two distinct areas at the far northwest and northeast corners of Montclair. As its name indicates, the Study Area is located along the Arrow Highway corridor, and is developed with a variety of commercial and light industrial uses that generally date to the latter decades of the 20th century.

The AHMUD District is located on both sides of the
boundaries of the North Montclair Downtown Specific
Plan, which has some of the City’s highest allowable
densities and was developed to coordinate planning
efforts and development around the City’s transit hub.

The AHMUD East generally contains a varied mix of
commercial and industrial uses, with the most notable
exception being the Villa Montclair Mobile Home Park,
located between Olive and Moreno Streets. In addition to the mobile home park, the AHMUD East’s retail uses are generally focused on the lots adjacent to Central Avenue, while industrial uses are located to the south of Arrow Highway.

The smaller AHMUD West is primarily composed of two business parks on Arrow Highway across from each other. The southern park contains mostly light industrial uses including auto repair shops, whereas the northern business park supports a wide variety of different commercial uses.

Figure 1.1: Montclair Regional Location. Figure 1.2: Arrow Highway Mixed-Use District. 6 Arrow Highway Mixed-Use District Specific Plan
History
1950
1956 City incorporation
1958 Interstate 10 opens
Through the mid-20th
century, the Arrow
Highway Mixed Use
District (AHMUD) fell
outside the boundaries of
any established community: it occupied a swath
of land located between
Montclair (then known as
Monte Vista) to the south,
Claremont to the west,
and Upland to the east.

Consistent with patterns of
development in peripheral
parts of the Inland Empire
region at this time, the area
consisted of vast expanses
of open land, peppered
with orange groves and
other small-scale agricultural uses, for the first half of the 20th century. The
area was included within
the city limits of Montclair
upon its incorporation in
1956.

Compared to other
parts of Montclair, most
of which had begun the
transformation from
farmland to suburb by the
time of incorporation in
1956, the northern portion
of Montclair remained
sparsely developed because
of its still-relatively-isolated location on the far
outskirts of town. However,
this began to change with
the construction of the San
Bernardino Freeway/Interstate 10 in the 1950s. The
stretch of Interstate 10 that
passes through present‐day
Montclair opened in 1958.

Because the freeway
passed through the northern reaches of Montclair,
its completion also had the
effect of opening up this
area of the city, rendering
its swaths of untouched
land rich fodder for new
development. The presence
of the freeway facilitated
the construction of a large,
regional shopping mall
known as the Montclair
Plaza (now known as
Montclair Place), which
instantly became a regional
attraction and put this
suburban community
squarely on the regional
radar. Montclair Plaza was
designed by Ernest Hahn
in a Mid‐Century Modern
style. The mall was extremely successful, drawing
in shoppers from across the
entire San Bernardino and
Pomona valleys.

Buoyed by the presence of the mall and the
clientele that it drew,
other commercial shopping
centers were developed on
properties in the general
vicinity of the plaza,
including several that
are located to the east of
Central Avenue and fall
within the boundaries of
AHMUD. In 1967, the
cornerstone for the Mid‐
Century Modern designed
Crocker‐Citizens Bank
(now known as Chase
Bank) was laid at the
southeast corner of Central
Avenue and Moreno
Street. A fire station
was constructed at the
southeast corner of Arrow
Highway and Monte Vista
Avenue, occupying the site
of the former Montclair
City Corporate Yard.

Despite the proximity
to Montclair Plaza, most
of the study area remained
sparsely developed until
later in the 20th century, no
doubt a result of its location at the edges of town
and its setting between the
Interstate 10 freeway and a
major rail corridor – areas
seen as less than desirable
because of their exposure
to noise, pollution, and
other environmental maladies. One of the earliest
instances of development
is a single mobile home
park located on Moreno
Street and dates to the
early 1960s. The mobile
home park was constructed
The Clock Tower and the Birds,
sculpted by artist John Svenson,
served as a primary gathering
place for shoppers.

The 1957 Base Map shows the
street grid and housing tracts at
that time.

The 1948 aerial shows the
abundance of orange groves
throughout Montclair.

The highway enhanced Montclair’s connection to the region between downtown Los Angeles and the cities of the San Bernardino Valley, hastening the
pace of suburban growth in the area
and beyond.

Part 1: Introduction 7
1968 A 1.3 million square
foot regional mall opens
in the heart of the City,
just off I-10 freeway.
here on the periphery of
town, in conformance
to land use patterns and
attitudes toward modular
housing at the time which
often relegated them to
undesirable areas on the far
outskirts of cities.

In the late 1970s, a
Grand Prix Raceway was
constructed to the east of
the mall, near the corner of
Moreno Street and Benson
Avenue, adjacent to the
freeway. The raceway was
a popular local attraction,
where customers could
drive motorized go-carts
on a purpose-built race
circuit. It remained
in operation until the
1990s. The remainder of
AHMUD was incrementally developed with light
industrial uses between the
1980s and early 2000s. By
this time, there remained
little developable land in
central Los Angeles, and
the cost of acquiring and
developing industrial sites
in the urban core became
increasingly expensive.

Industries – especially
those associated with
warehousing and light
manufacturing – turned
their attention to the vast
swaths of undeveloped
land in communities in
west San Bernardino
County. By virtue of
their access to I-10
freeway and other regional
transportation corridors,
these communities were
within convenient reach
of key distribution hubs in
central Los Angeles and at
the ports of San Pedro. The
first big surge of industrial
development in the Inland
Empire began in the
1980s, and has continued
in waves ever since.

Montclair rode this wave
of industrial development.

By the 1980s, when the
region was tapped by
industrial developers,
much of the city had been
built out with suburban
housing tracts and commercial centers. One of
the last remaining areas
of Montclair that had a
sufficient amount of large,
undeveloped parcels suited
for industrial use was in
the AHMUD. The same
factors that had hindered
development in this area in
previous years – its peripheral location, and proximity to a major freeway and
rail lines – were advanta1960 2000
Most of the buildings are functional in design and construction with a similar industrial utilitarian vocabulary: they are bulky, low-slung buildings with sizable footprints that are utilitarian in appearance, apart from a few flourishes on their street-facing façades. The auto-centric development pattern does not encourage transit use or walking and biking.
geous to non-residential
use. Incrementally, the
undeveloped parcels in this
area were improved with a
variety of light industrial
properties, business parks,
and other commercial uses
that today are generally
concentrated around Arrow
Highway.

In 2008, a new police
station was constructed
at the northwest corner
of Arrow Highway and
Monte Vista Avenue, near
the west end of AHMUD.

Designed by Randall Stout
and WLC Architects, the
building is notable for its
unusual design comprising
sharp angles and jagged
planes, which were intended to mimic the contour of
the San Gabriel Mountains
to the north.

The mall facilitated the construction of other commercial properties and associated
types of development in the
northern part of the City.
2008 A new police station
constructed.
8 Arrow Highway Mixed-Use District Specific Plan
Economy
Arrow Hwy
Central Ave
Benson Ave
Monte Vista Ave
10 10
>
<
385,000 Industial
300,000
200,000
100,000
100,000
Retail
O
ce
Multi-family
Residential
-1,500 -1,000 -500
500 1,000
Retail Trade
Other Services
Management of Companies
Construction
Professional, Scientic, & Tech. Services
Educational Services
Accommodation & Food Services
Real Estate & Rental & Leasing
Wholesale Trade
Transportation & Warehousing
Finance & Insurance
Information
Utilities
Public Administration
Arts, Entertainment, & Recreation
Agriculture, Forestry, & Hunting
Mining, Quarrying, & Oil & Gas Extraction
Manufacturing
Admin. & Support, Waste Mgmt. & Remediation
Health Care/Social Assistance
Montclair has lost approximately 3,500 jobs since 2006 (for a net loss of approximately 1,700), with the greatest losses seen in Retail Trade, Other Services, and Management of Companies. Health Care and Administration and Support Services are driving job growth.

46.5%

19.4% 33.8%

0.3%
Industrial
Multi-family Retail
Oce

1.9 M
rentable s.f.
18%
of Montclair’s total
rentable s.f.

The AHMUD area is dominated by industrial and retail land uses, with one mobile home park. The AHMUD area contains 1.9 million square foot of rentable building area, 19percent of the total 10.7 million square foot of rentable building area in Montclair.

Health Care/Social Assistance, Retail Trade, and
Manufacturing are the top
industry sectors of employment for Montclair residents.

Health care and administration and support sectors are driving job growth. Montclair has seen the greatest job losses in retail trade.

Figure 1.3: Montclair Job Growth Sectors. Source: LEHD.

Figure 1.4: Land Use Inventory by square feet.. Source: CoStar, ESRI.

Part 1: Introduction 9
Arts & Culture
Diverse multicultural population, personal and
active cultural activities throughout the year,
creative industries and businesses that serve the
region are all unique features of the Montclair
arts and cultural milieu.
10 Arrow Highway Mixed-Use District Specific Plan
Getting Around
Montclair’s transportation system includes streets (travel lanes, bicycle lanes, sidewalks, etc.), bus and passenger rail transit, and truck routes.

1. Roads
Within the AHMUD Specific Plan Area, Arrow Highway serves as the primary east/west arterial north of I-10 freeway. Arrow Highway is a five-lane street (two lanes in each direction with a center turn lane and no median).

It provides direct access to the Montclair Transcenter
and access to a mix of residential and commercial uses.

Moreno Street also serves as an east/west connector in
the eastern portion of the Specific Plan Area. Moreno
Street is a two-lane road between west city limits and
Monte Vista Avenue serving the residential areas to
the west of San Antonio Creek, and then becomes a
four-lane road serving commercial areas between Monte
Vista Avenue and Benson Avenue. The corridor connects
residential areas, schools, parks, and retail centers, and is within walking distance from Montclair Transcenter.

North/south access is provided by Central Avenue
and Monte Vista Avenue. Currently, Central Avenue is a
six-lane road between the northern city limits and Benito Street, and a four-lane road between Benito Street and
southern city limits with twelve-foot travel lanes. The corridor serves mostly commercial areas north of I-10
but serves a mix of commercial and residential uses south of I-10 freeway. On-street parking and loading zones
are provided on both sides of the street throughout the corridor. Central Avenue carries the highest average daily traffic in the City. Monte Vista Avenue is a five-lane
street (two in each direction with a center turn lane and no median). In the Specific Plan Area the corridor serves mostly residential uses.

Goods Movement
The City of Montclair has adopted a Truck Route
Ordinance, which divides routes into two categories:
unrestricted streets and restricted streets. Unrestricted streets are open to vehicles of any size and weight.

Restricted are open only for vehicles which do not exceed a gross weight of 10,000 pounds.

The following roadways within the Specific Plan Area
are designated as unrestricted streets:
• Arrow Highway, from the westerly City Limits to
Benson Avenue;
• Monte Vista Avenue, from Palo Verde Street to the
northerly City Limit; and
• Central Avenue, from the northerly City Limits to
the southerly City Limit.

Planned Roadway Improvements
The San Bernardino Countywide Transportation Plan
(SBCTA, 2015) categorizes roadway improvements into
a “Baseline” scenario and an “Aggressive” scenario. The Baseline scenario includes projects that can be funded
with traditionally available local, Measure I, State, and Federal revenue sources through 2040. The Aggressive
Scenario is a needs-based scenario that would require
additional sources of revenue.

The following planned roadway improvements are
outlined in the SBCTA Plan 2015 under the Aggressive
Scenario:
• Widen Central Avenue from Montclair City limit to
Chino City limit from 4 to 6 lanes; and
• Widen Monte Vista Avenue from San Bernardino
Street to Arrow Highway from 4 to 6 lanes.

The following planned roadway improvements are
currently under construction or in project development:
• I-10 Freeway and Monte Vista Avenue Interchange:

Construct a new interchange for I-10 freeway at
Monte Vista Avenue; and
• I-10 Freeway Corridor Project: Provides
approximately 10 miles of express lanes along the
I-10 freeway in each direction from the Los Angeles
County line to the I-15 freeway.

The North Montclair Downtown Specific Plan
(NMDSP) shares boundaries with this Specific Plan.

The NMDSP outlines the following planned roadway
improvements:
• Arrow Highway Streetscape: Between Central
Avenue and Monte Vista Avenue, Arrow Highway
will be reconstructed and landscaped. This will
include the widening of sidewalks and a reduction
in the width of vehicle travel lanes. The number
of travel lanes will be maintained as two lanes in
each direction. A 14-foot wide median will also be
constructed.
• Fremont Avenue Streetscape: Fremont Avenue will
be reconstructed and landscaped. Travel lanes will be
reduced from two lanes in each direction to one. A
12-foot wide median will be constructed, and 6-foot
wide Class II bike lanes will also be introduced on
both sides of the roadway.

STATION
CIVIC
CENTER

BENITO ST

HOLT BLVD

STATE ST

ORCHARD ST

KINGSLEY ST

BENSON AV

MONTE VISTA AV

CENTRAL AV

FREMONT AV

RAMONA AV

MISSION BLVD
Arrow Hwy
Moreno St

BENITO ST

HOLT BLVD

STATE ST

ORCHARD ST

KINGSLEY ST

BENSON AV

MONTE VISTA AV

CENTRAL AV

FREMONT AV

RAMONA AV

MISSION BLVD
Arrow Hwy
Moreno St
Collisions
2013-2017
SOURCE: MONTCLAIR SSAR, 2020

SEVERE INJURY COLLISIONS

FATAL COLLISIONS

OTHER INJURY COLLISIONS

AHMUD SPECIFIC PLAN AREA
Figure 1.5: Collisions within Montclair between 2007 and 2017, with fatalities marked in red. Ten years of collision data within the City was collected from the Statewide Integrated Traffic Records System (SWITRS).

Part 1: Introduction 11
• Richton Street Streetscape: Richton Street will be
reconstructed and landscaped to widen the sidewalks
and reduce the width of vehicle travel lanes. This will allow for the accommodation of on-street parking.
• Neighborhood Streets: Throughout the Plan Area,
neighborhood streets created in the process of
subdivision and individual development projects will
be constructed and landscaped.

The current Montclair General Plan also recommends
a grade separation across the Union Pacific tracks at
Benson Avenue.

2. Transit
Transit in Montclair includes bus service, ADA paratransit service, and Metrolink commuter rail. These services are described below:
• Bus service – Bus services are provided by Omnitrans, Foothill Transit, and the Riverside Transit Agency (RTA).
• Paratransit Service – Omnitrans and Foothill Transit
operate Access Service, a shared-ride paratransit
service for qualified applicants. Access Service is
provided within ¾-mile of and during similar hours
as fixed-route service. Demand/response transit
services to senior citizens and the handicapped are
provided by dial-a-ride and medi-van.
• Metrolink Commuter Rail – Metrolink is the
regional commuter rail service that links Southern
California. The City has one Metrolink station.

Average daily Metrolink ridership at Montclair
Station is at least 8,000.

Many of these existing bus routes either terminate or
stop at Montclair Place and Montclair Transcenter, where riders have access to the Metrolink service. Currently, there are a total of 12 routes connecting to either the Montclair Place or the Montclair Transcenter. Figure 1.6 shows the transit routes within Montclair.

The Montclair Transcenter is located just outside
the Specific Plan Area at the corner of Richton Street
and Monte Vista Avenue, and serves as an intermodal
transit center for the City. The 20-acre transit center is the largest facility of its kind between Union Station
in Los Angeles and the San Bernardino station, and
conveniently connects the region's fixed route commuter rail, bus service, and rideshare programs in one centrally located area. The Montclair Transcenter is a regional
Holt Blvd
Orchard St
San Bernardino St
Arrow Hgwy
Mission Blvd
Central Ave
Benson Ave
Monte Vista Ave
Ramona Ave
Montclair Transcenter
Existing Foothill Transit Routes
Existing Omnitrans Routes
Planned Facilities
Metrolink Line
Route 188
Route 492
Route 197
Route 690
Route 480
Metro Gold Line Extension
Route 85
Route FT 480
Route 88
Route 699
Silver Streak
Transit
Figure 1.6: Transit routes.

Proposed improvements to the Arrow Highway and Freemont Avenue intersection include new intermittent bulb-outs/tree planters with parallel parking between them and new curbless islands at crosswalks.
12 Arrow Highway Mixed-Use District Specific Plan
transportation hub, with a Metrolink station, a park-andride facility, and an on-site childcare center to serve the commuting public. It accommodates approximately 1,600
parked vehicles and includes a 1.6-acre site slated for future residential/mixed-use development.

Planned Transit Improvements
The following transit improvements are currently planned within AHMUD:
• Light Rail – Planned improvements to light rail
include the Foothill L Line extension and improvements to the Montclair Transcenter. • The Foothill L Line Extension Line from Glendora to Montclair. Completion of this project will shorten commute time from Montclair to
downtown Pasadena to just over 40 minutes and
further to Los Angeles will take approximately
75 minutes. The expected opening year for
service to Montclair is 2028.
• The North Montclair Downtown Specific Plan
also outlines changes to the L Line/Metrolink
train platforms, bus platforms, and overall layout
of the transcenter.

3. Pedestrian Facilities
Pedestrian facilities are primarily developed as part of the roadway and trail systems of the city and reflect the interconnected nature of circulation and transportation systems as a whole. Most of the major roadways through
AHMUD provide continuous sidewalks on both sides of
the road.

Train Station and square rendering from the North
Montclair Downtown Specific Plan.

Planned Pedestrian Facilities
The North Montclair Downtown Specific Plan envisions
a vibrant town center in North Montclair, oriented
around residential and retail spaces. The Plan envisions Arrow Highway with two- to four-story mixed-use
buildings facing a tree-lined parkway with a wide median and landscaping on the street edge. Fremont Avenue is
envisioned as a slow speed, narrow, tree-lined street.

Figure 1.7: Arrow Highway and Fremont Avenue Streetscape Improvements: Arrow Highway will be redesigned as a narrower four-lane thoroughfare, allowing for parallel parking along its curves and establishing space for a central median. By creating a rich landscape of canopy and palm trees, this regional arterial will transfer into a picturesque downtown passage. Fremont Avenue will be narrowed from a four-lane connector to a verdant two-lane street with wide sidewalks and flowering trees. Fremont Avenue is envisioned as a major pedestrian spine connecting the Montclair Place mall to the Transcenter. The street is narrowed to improve walkability, retaining on-street parking on both sides.

Part 1: Introduction 13

4. Bicycle Facilities
Currently, there are limited bike facilities in AHMUD.

The Pacific Electric Trail provides a Class I facility just beyond the northern boundary of the Plan Area and
intersects Monte Vista Avenue. Connections to the trail are provided through sidewalks on both sides of Monte
Vista Avenue. There is also access available through the Montclair Transcenter to the north of Richton Street.

The City owns the portion of the trail that extends from the Los Angeles County Line to the City of Upland
boundary.

There are many opportunities to improve the quantity
and quality of bicycle facilities and the connectivity to key destinations (employment centers, residential areas, transit, and high use activity centers). An improvement in Montclair’s bicycle network system could contribute to the overall bicycle mobility in the region.

Planned Bike Facilities:
• The North Montclair Downtown Specific Plan
proposes the introduction of bike facilities on Arrow
Highway (Class II).
• The SBCTA Points of Interest Pedestrian Plan
proposes to install Class IV parking-protected bike
lanes on Central Avenue, striped with green paint,
and conflict zone striping near intersections; paint “T” perpendicular parking stall markings; and narrow all
existing vehicle travel lanes to calm traffic.

The City recently prepared an Active Transportation
Plan. This plan takes a detailed look at pedestrian and bicycle facilities in the City.

Holt Blvd
Orchard St
San Bernardino St
Arrow Hgwy
Mission Blvd
Central Ave
Benson Ave
Monte Vista Ave
Ramona Ave
10 Mills Ave
Class I
Class II
Transcenter
Existing Bike Facilities
Class II
Class III
Class IV
Planned Bike Facilities
Bikeway facilities are categorized into four classes:

Class I: Bike or Multi-Use Paths provide a separate
right-of-way and are designated for the exclusive use
of bicycles and pedestrians with vehicle and pedestrian cross-flow minimized. The recommended pavement
width for a two-directional shared use path is 10 feet.

Class II: Bike Lanes provide a restricted right-ofway and are designated for the use of bicycles with a striped lane on a street or highway. Bicycle lanes are
generally 5 feet wide. Adjacent vehicle parking and
vehicle/pedestrian cross-flow are permitted.

Class III: Bike Route or Signed Shared Roadways
provide for a right-of-way designated by signs or
shared lane pavement markings, or “sharrows,” for
shared use with pedestrians or motor vehicles
Class IV: Separated Bikeways provide a restricted
right-of-way with separation and are designated for
the use of bicycles with a raised barrier such as curbs or bollards. Separated bikeways are generally 5 feet
wide with a 3 feet minimum horizontal and vertical
separation area. Adjacent vehicle parking is permitted, and vehicle/pedestrian cross-flow is restricted to
selected locations (e.g., driveways) indicated by breaks in the barrier and buffer.

Figure 1.8: Bike Facilities.
14 Arrow Highway Mixed-Use District Specific Plan
The AHMUD Specific Plan was developed in conjunction with the General Plan Update. This allowed a wider dialogue about linkages and the role of
AHMUD within the larger city framework. The planning process for AHMUD Specific Plan was designed around
extensive and thoughtful public input.

Planning Process
Arrow Hwy Mixed-Use
Specic Plan
CORE
Resilience
Soc ai l Equity
Vision Zero
Natural
Creative
Active
Healthy
Safe
Prosperous
Accessible
Well Planned
The project team consisted of a core
executive team, an advisory committee,
and six focus groups. Focus Groups supported the public process of developing policy options and actions to implement
the public’s vision. Each Focus Group
contributed members and expertise to the
combined CORE Group which concurrently addressed the Well Planned and Accessible Community. The Core Focus
Group considered AHMUD’s approach
to growth and preservation, incorporating
perspectives from the other six groups.

The Project Team included key City
staff members with responsibility to keep
the project on schedule and within budget. The Advisory Committee included members from City Council, Planning
Commission, and department heads that
provided on-going direction throughout
the project.

Public
Advisory
Committee
Focus
Groups
Project
Team
Zoning/Design Stds
Draft Housing Element
& Implementation
Project
Coordination
Draft
General Plan, Specific Plan, & Climate
Action Plan
Discovery Visioning Review & Refine Adoption
1-yr
Review &
Adjustment of Plans S
M/18 J J A S O N D J/19 F M A M
The community engagement approach was designed around five goals: J J A S O N D J/20 F M A M J J A/20 S O N D J/21 J/22

1. Inform — to provide the public with balanced and objective information to assist them in understanding the challenges, alternatives, opportunities, and/or solutions.

2. Consult — to obtain public feedback on analysis, alternatives and/or decisions.

3. Involve — to work directly with the public throughout the process to ensure that public concerns and aspirations are consistently understood and considered.

4. Collaborate — to partner with the public in each aspect of the decision including the development of alternatives and the identification of the preferred solution.

5. Empower — to place final decision-making in the hands of the public.

In conjunction with the General Plan
Update, the extensive public engagement process combined new and trusted techniques to encourage a diverse group
of citizens to contribute to the AHMUD
Specific plan, including four-day
visioning charrette, over 10 Focus Group
meetings, a robust online presence to help
guide the process. The Speaker Series
during the charrette brought national
experts to provide perspective, present
alternatives, and stimulate community
dialogue.

Opportunities to participate included
large public meetings to small stakeholder
roundtables, surveys, project web page
updates, social media engagement, email
notifications, and Facebook posts. Each
method encouraged the public to learn
and convey their opinions on what was
important for the city to consider over the
next 20 years.

Part 1: Introduction 15
Online
Engagement
Info-graphics Interviews
Visioning
Charrette
Validate
Feedback
Pop-up
Workshop
Project
Tour
Public
Survey
Focus Group
Meetings
Book-a-Planner
Noon
Talks
Joint Council &
Planning Commission
Meetings
Civic Engagement Strategies
16 Arrow Highway Mixed-Use District Specific Plan
Part 2: Vision 17
Vision 2 In 2006, the City of Montclair adopted a visionary specific plan to reverse its post-war, suburban, car-dominated urbanism. The original North Montclair Downtown
Specific Plan (NMDSP) created a framework for creating
a transit-oriented downtown for Montclair between the
Montclair Place (mall) and Montclair Transcenter.  The
NMDSP was amended in 2017 to introduce transitional
zoning for the “big box” properties; accommodate the
extension of Metro L Line to Montclair; expand the
Specific Plan area boundaries; and update the Illustrative Plan and Regulating Plan to reflect development that had occurred since 2006.

AHMUD SP
(west)
SP 81-2
North Montclair
Downtown SP
(2006, 2017)
Montclair Place SP

AHMUD SP
(east)
North Montclair SP
(1998)

MONTCLAIR

TRANSCENTER
10 10
Arrow Hwy
Moreno St
Monte Vista Ave
Central Ave
Arrow Hwy
Downtown
AHMUD
West
AHMUD
East
Also in 2020, the Montclair Place District Specific Plan was adopted to enable the transformation of the Montclair Place site into an urban, pedestrian-friendly, transit-oriented downtown core for Montclair.  The Specific Plan provided a vision for infilling the parking lots with an interconnected street network, introducing multi-family and mixed-use development, and either keeping the Mall, replacing portions of the Mall, or completely removing the Mall.

This AHMUD Specific Plan builds on these previous versions, and focuses on two areas on either side of the downtown.

Figure 2.1: Specific Plan map Figure 2.2: Key Concept map. The Plan concieves two great neighborhoods on either side of the new downtown area linked by a network of great streets and open spaces. 18 Arrow Highway Mixed-Use District Specific Plan
San Antonio
Channel

1. Key Concept
The plan envisions creating two
great neighborhoods on either side
of the downtown area and Montclair
Transcenter. A reinvigorated public
realm of streets and open spaces
instills civic pride, brings people
together to create a unique and
vibrant place that will attract private
investment to the area.

The plan weaves together
existing and proposed streets into
interconnected networks designed
to encourage walking, reduce the
number and length of automobile
trips, and conserve energy. Existing
streets such as Arrow Highway,
Central Avenue, Moreno Street are
reimagined as linear public spaces
that serve mobility needs while
creating safe, comfortable, interest-
ing and walkable places that support
commerce.

The Plan integrates parks, open
spaces, greenways, and trails with
land use and transportation, transit
centers, corridors, and neighbor-
hoods. The proposed Central Green
on the east side, the San Antonio
Channel Trail, green streets and a
variety of smaller parks and open
spaces are integrated as Green
Part 2: Vision 19
Arrow Hwy
Moreno St
Central Ave
Infrastructure conceived around the
central vision for AHMUD neigh-
borhoods to be prosperous, healthy,
equitable, and resilient.

The Plan envisions a transforma-
tion of the existing auto-centric area
dotted with individual commercial
and warehouse uses into a cohesive
complete neighborhood that builds
on existing industrial uses while
featuring a traditional fine-grained
mix of  small-scale manufacturing,
with supporting retail and office
space, housing types, civic buildings,
and recreational facilities. The
project emphasizes a rich public
realm, walkability, mixed uses, a
sense of community, and diversity.

Replacing warehousing with
local small-scale manufacturing
businesses creates tangible
goods that can be replicated
and packaged—and often sold
retail on the premises. Smallscale manufacturers tie into the “experiential retail.” Such businesses
provide a living wage, because
they tend to pay higher wages than
retail or service industries. Local
ownership is essential for long-term
success.

Figure 2.3: AHMUD Illustrative map
20 Arrow Highway Mixed-Use District Specific Plan

2. AHMUD WEST
This plan intends to extend the social and economic
vitality of a new vibrant pedestrian-friendly downtown
to the west, linking it to the Creek. The Creek will be activated by lining it with new infill development that will also create positive faces to Arrow Highway.

The components of this Plan are as follows:

1. Arrow Highway Enhancement - Arrow Highway
will retain four lanes of traffic, with parallel parking on both sides. However, its current wide configuration will be redesigned to include a median and more consistent street trees along the sidewalks, making it
an iconic east-west arterial north of the freeway.

2. New Residential Development west of the Creek,
south of Arrow Highway – This development will
be two-stories average in height, with portions of
the development being three-stories tall, and some
others being one-story, giving the entire development
a non-homogeneous look. Positive frontages will
line Arrow Highway and any street directly facing
the San Antonio Creek. This development will
only be allowed to have one- and two-story masses
toward the southern and western edge to ensure it is
compatible with the existing single-family fabric.

3. New Residential Development west of the Creek,
north of Arrow Highway – This development will be
two-stories average in height, with portions of the
development being three-stories tall, and some others
being one-story, giving the entire development a
non-homogeneous look. It is encouraged that a small
private open space be created as part of this development to create a communal amenity for the residents, who do not have direct access to the Creek. Positive
frontages will line Arrow Highway.

Part 2: Vision 21

3. AHMUD EAST
This plan extends the social and economic vitality of the new downtown to the east. It envisions the creation of a new mixed-use district through selective infill within the existing industrial area. The area will create a signature place that is different from the downtown, and also create a transition between the industrial area and the new
downtown. The components of this Plan are as follows:

1. Arrow Highway Enhancement - Arrow Highway
will retain four lanes of traffic, with parallel parking on both sides. However, its current wide configuration will be redesigned to include a median and more consistent street trees along the sidewalks, making it
an iconic east-west arterial.

2. A new public Park – This Plan proposes a new park
along Moreno Street just east of Central to create a
new public open space amenity east of downtown.

This park will be visible from Moreno Street and
lined with positive frontages throughout.

3. New Development north of Arrow Highway – This
development can be up to three-stories in height.

Ground floors along Arrow Highway can be mixed
use or residential, with positive frontages to the
street. Buildings are also expected to create positive
frontages to the degree possible to the train tracks.

4. New Development facing Central Avenue – This
new mixed-use development would be a maximum
of three-stories in height. Ground floors can be flex
in use with upper levels given to residential and/or
office uses.

5. New Development south of Arrow Highway – This
development will consist of strategic infill on select
parcels within the existing industrial area. Buildings
can be a maximum of three-stories tall with flex uses
on the ground floor.
22 Arrow Highway Mixed-Use District Specific Plan
Part 2: Vision 23
The public realm consists of streets, lanes, plazas, parks and open spaces of different scales and purposes. These elements of public space are combined to create a distinctive and unique sense of place that invite use and activity. The quality of our public realm is at the heart of how we experience and relate to the surrounding environment. Therefore, it is important that the public realm offer safe, accessible, and enriching opportunity to celebrate everyday humanity and to engage in freedom of expression, public assembly, and critical civic discourse.

The private realm of buildings defines the public realm. The mix and location of land-uses in close proximity activate the public realm, so people can readily access the uses needed for daily life, and are invited to do so due to the quality of the urban setting.

The design of the public realm in AHMUD integrates ecology, mobility, infrastructure, and programming and activation strategies to enrich the lives of their users, and provide lasting value. The AHMUD is envisioned as an area that is clean and pleasant to be in, comfortable to walk through and that provides choices for pedestrians to sit, relax and people-watch where food, information and shopping is readily available. The key components of AHMUD public realm are as follows:

A. Parks and Open Spaces
Temporary events at an underutilized parking lot along Arrow Highway

4. Public Realm

1. Greenway: The San Antonio Channel is the major
north-south stormwater channel that goes through
AHMUD west. The proposed promenades, walkways
and plantings will transform the creek into a public trail that is both communal and ecologically important. The
trail would also link neighborhoods along the channel
providing connections to multiple parks, schools, the
Pacific Electric Trail, and the Montclair Transcenter. The trail is a key component to the green infrastructure that drains stormwater while promoting active living, healthy environment, and economic reinvestment in adjacent
parcels.

2. West Park: The West Park along the San Antonio
Creek serves as a destination along the trail and an
amenity for the local residents and a respite for travelers on the regional trails.

3. Central Park: The Central Park pulls together the
concentration of economic, physical, and networking
assets to create a signature public open space in east
AHMUD. The park has formal and informal spaces,
a sunken amphitheater with a stage, a multipurpose
structure for hosting cultural events such as market, and arts and cultural fair.

4. Private and Public Open Space: New development
will provide a range of integrated public and private open spaces that will allow five minute access to parks or open space to 100% of AHMUD residents.

5. Reimagining underutilized/vacant sites: The
AHMUD area has many expansive parking lots that
while providing space for cars, do very little else. This vision calls for the temporary use of some of the spaces in these lots for community events and gatherings.
24 Arrow Highway Mixed-Use District Specific Plan
Mills Ave
Central AveBenson Ave
Monte Vista Ave
Ramona Ave
Holt Blvd
Benito St
San Bernardino St
Orchard St
Arrow Hwy
Moreno St
P.E. Trail
San Antonio Creek Channel
Greenways + Parks
Quiet Streets/Paseos
Active + Cool Corridors
Neighborhood Connectors
Gateway Green Corridors
The green infrastructure network will connect
AHMUD to parks, schools, and other
amenities within the City. The framework
and hierarchy of various types of corridors is a
guide for the creation of this network.

Greenways: The San Antonio Creek Channel
and the PE Trail are the Greenway corridors
that connect multiple parks, schools, and
destinations within Montclair and the region.

Parks and Open Space: The trees and
vegetation in parks clean the air and water.

They support active living and mental health
by offering a variety of active and passive
recreation options. During rainfall the
percolation basins replenish the groundwater
for future use -- these basins also serve as large
open spaces within Montclair.

Gateway Green Corridors: These Corridors
are used to maximize green opportunities
along the city’s two prominent corridors:

Central Avenue and Holt Boulevard. They are
characterized by planted medians, double rows
of street trees where feasible, and more formal
planting.

Neighborhood Connectors: Mission Boulevard, Arrow Highway, and Benito Street connect neighborhoods. Trees along the street and plantings in curb extensions narrow the visual
field and encourage drivers to slow down. A
variety of native trees and plants provide environmental benefits and visual interest.

Active + Cool Corridors: Street trees are used
to maximize shade for comfortable walking
and bicycle experience within neighborhoods.

The Active + Cool Corridors include Ramona
Avenue, Monte Vista Avenue, and Moreno
Street.

Quiet Streets/Paseos: Shade strategies focus
on increasing the appeal of pedestrian circulation within neighborhoods with a more traditional suburban landscape feel. These
corridors facilitate circulation north/south and
east/west on quieter streets.

Figure 2.4: Green Infrastructrure map.

1. Green Infrastructure
Greenway+Parks Central Park, AHMUD East Arrow Highway, Neighborhood Connector Part 2: Vision 25
Landscape + Material Treatments Program
Cooling Strategies Stormwater Capture
Plantings Bold Accents Active Program Passive Program Part-time Program Public Art Traffic Calming Greenways +Parks
Gateway Green
Corridors
Neighborhood
Connectors
Active+Cool
Corridors
Quiet Streets/Paseos
Table 2.1: Greenway Framework, Source: Montclair General Plan San Antonio Creek Channel, AHMUD West Quiet Residential Street Central Avenue, Gateway Green Corridor Active Cool Corridor 26 Arrow Highway Mixed-Use District Specific Plan

2. West Park: The West Park overlooks the Santa Ana River Watershed percolation ponds and runs adjacent to the stormwater drainage channel. The edge of the channel is envisioned as a regional linear bike and jogging/walking trail which the park will serve as a destination esplande along the trail and an amenity for the proposed multi-family housing. The park functions as an open space and play area for the local residents and a respite for travelers on the regional trails. The north part of the park is bermed to soften the traffic noise from Arrow Highway for the park users. The sloping “Green Panel” also offers a partial view of the park for the commuters along Arrow Highway. A large green and play area is centrally located for easy access to the housing developments. An esplande slightly elevated over the channel offers strolling along the edge to the smaller southern park.

Figure 2.5: Sections through the West Park and San Antonio Creek Channel. Figure 2.6: West Park Illustrative Plan.

Boulder riprap
Slope
Serpentine
seat wall
8’ to 10’
Bike trail slopes down to
get under Arrow Hwy
Bridge to basin
1 2
Part 2: Vision 27

3. Central Park: Central Park is located on the eastern side of the AHMUD. The park has shaded formal gardens along its northern border and a treelined informal garden along its western edge. Within the western garden are play areas, meandering jogging and walking paths and a grassy knoll for shaded viewing of the stage area.

The main park is gently sunken to accommodate an amphitheater seating for small concerts, movie nights and other outdoor events. The parks stage and orientation emphasizes the view of the San Gabriel Mountain range to the north.

The sunken portion also serves as a sponge park to filter storm water from the future urban development surrounding the green space.

The southern part of the park is terminated by public buildings with arcades for shade and a formal courtyard that faces the street incorporating a speakers platform for public speeches and events.

Wide pedestrian walks, diagonal parking and a drop-off area on Moreno Street makes for convenient use for the immediate and local citizens of Montclair.

Figure 2.7: Central Park Illustrative Plan.

Mobility
hub
Lawn
2% slope down
Shaded Knoll
Stage
O
-5’
28 Arrow Highway Mixed-Use District Specific Plan
The AHMUD streets have been designed with the needs
of drivers and automobile traffic put first. This traffic-centered conception of streets has led to the creation of dysfunctional places. The needs of people who want to
use streets in other ways – such as for walking, shopping, cycling, using wheelchairs, or sitting and watching the world go by – have been given relatively little consideration. The social and economic value of streets as places of community interaction, as well as conduits for traffic are being reexamined in AHMUD Specific Plan.

Sidewalks tend to be narrow with limited or no shade,
and the distance between pedestrian crossings are long, making walking through the plan area uncomfortable.

There are limited bicycle facilities in AHMUD to provide true connectivity for bicyclists. Additionally, high speeds on roadways and narrow sidewalks provide limited
on-street or off-street opportunities for cyclists. Bicyclists face the same barrier as pedestrians in long distances
between crossings which make traversing Arrow Highway and Moreno Street inconvenient for cyclists.

There is minimal transit service to both AHMUD East
and AHMUD West, with stops limited to the major
north-south corridors of Central Avenue and Monte
Vista Avenue. The AHMUD Specific Plan seeks to
improve the quality of travel for employees, residents and visitors by providing a new vision for safe, accessible, and connected mobility in the area.

A. Urban Structure and Street Network
The pattern of blocks, streets, open space, and buildings, and landscape influences the choices people make to
walk, cycle, take transit, or drive. A successful mobility framework:

1. Provides the maximum choice for how people will
make their journeys;

2. Takes full account of the kinds of mobility a development will generate; and

5. Mobility

3. Makes clear connections to existing routes and
facilities.

A network of connected streets are not just better for
walking, biking, and livability, but also offer far greater vehicle capacity.The existing street network in the
Specific Plan Area has many gaps and opportunities for
improvements. Figure 2.8 shows the proposed streets that offer the opportunity to complete the street grid network.

Completing the street network results in smaller blocks with more street intersections and creates a more walkable and therefore health-promoting environment. People working and living in areas with higher street intersection density tend to drive less and walk and take transit more. 10 10
Existing Streets
Proposed Streets
Existing San Antonio Creek Channel
Proposed San Antonio Creek Trail
Arrow Hwy
Moreno St
Monte Vista Ave
Central Ave
Figure 2.8: Street Network
The greatest opportunity for public space exists
in reimagining the streets and trails as linear
public space corridors that connect a range of
new smaller parks and open spaces that provide
safe, comfortable, and inviting walking and
biking experiences.

Part 2: Vision 29
B. Complete Streets
Instead of prioritizing one mode over another, complete streets provide travel options for all modes of transportation and users of all ages and all abilities; including pedestrians, bicyclists, motorists, and public transportation users. In Montclair, safety is a top concern and innovative complete streets design can help improve safety, access, and mobility for all.

In the Plan Area, modifications to several existing arterial and collector streets (Central Avenue, Moreno Street, and Central Avenue) will be made to make streets more comfortable for all users. Designs for a series of new internal mixed-use streets will also be introduced within the Plan Area to connect various amenities provided in the area.

Arrow Highway, Moreno Street, and Central Avenue are envisioned to have reduced travel lanes and widened sidewalks to make streets more accessible for all users. In addition, the major streets in the Plan Area will be added to the citywide bicycle network by introducing bike facilities.

Figure 2.9: Arrow Highway, east of Central Avenue
Figure 2.10: Arrow Highway, west of Monte Vista Avenue
1) Arrow Highway: A major east-west five-lane street (two in each direction with a center turn lane and no median) that provides access to a variety of commercial and residential uses. Arrow Highway will be redesigned as a narrower four lane thoroughfare, allowing for parallel parking along its curves and establishing space for a central median. By creating a rich landscape of canopy and palm trees, the regional arterial will be transformed into a picturesque downtown passage. The roadway will include a Class III bike facility, or “sharrows”, to indicate that the street be shared by both motorists and cyclists. The proposed redesign of Arrow Highway Streetscape as a complete street with bike facilities, rich landscape and human scale design features will create a signature outdoor public place where vehicles and pedestrians can co-exist. 30 Arrow Highway Mixed-Use District Specific Plan
2) Central Avenue: A six-lane road between northern city limits and Benito Street, and a four-lane road between Benito Street and southern city limits with 12-foot travel lanes. The proposed street section envisions a four-lane corridor with a 12-foot landscaped median. The typical cross section would accommodate one 10-foot inside travel lane and one 11-foot outside travel lane in each direction. The proposed 8-foot wide parking strip on one side of the road can also be used as a parklet or outdoor seating area to attract retail patrons, create spaces for the community to gather, and encourage a comfortable walking experience. A 3-foot wide planted median is proposed between the vehicular travel lane or the parking lane and the 6-foot bike lane on both sides of the road. This separation between vehicles and bicyclists will provide a more comfortable experience for drivers and cyclists. The existing 7-foot wide sidewalk is proposed to be widened to 10 feet to provide additional space for pedestrians. 3) Moreno Street: A two-lane road between west city limits and Monte Vista Avenue serving the residential areas to the west of San Antonio Creek, and a four-lane road between Monte Vista Avenue and Benson Avenue serving the commercial areas on the east side. The proposed street section envisions Moreno Street as a two-lane active and cool corridor (see table 2.1) serving the retail and public facilities along the corridor. A typical cross-section would accommodate eleven-feet wide travel lanes with a 12-foot wide planted median. An 8-foot wide striped parking lanes will serve the adjacent businesses along the corridor and would promote lower travel speeds as a traffic calming strategy. The proposed 6-foot wide bike lanes with vertical buffers will make the bicycling experience more comfortable. Wide sidewalks are proposed along with seating spaces to cater to the needs of visitors and patrons alike.

Figure 2.11: Central Avenue
Figure 2.12: Moreno Street
Figure 2.13: Monte Vista Avenue Figure 2.14: New Mixed-use Street Part 2: Vision 31
Figure 2.16: New Residential Street
Figure 2.17: Citywide Collissions
Figure 2.15: New street along West Park
Source: Montclair SSARP, 2020
C. Vision Zero
Vision Zero is the mindset that acknowledges traffic deaths and injuries are preventable. This understanding allows
cities to approach prioritizing projects
differently – not only addressing current
problems, but proactively targeting future
safety concerns. The process to achieve
Vision Zero includes multidisciplinary
engagement, identifying high-risk areas
and implementing strategies to eliminate
or curb risks.

From 2013 to 2017, 1,089 injury collisions occurred in Montclair. Of the total number of collisions, 88 collisions (8 %)
involved a person biking and 81 collisions
(7 %) involved a person walking. Targeted
improvements in these streets as priority
would reduce the risk of injury. Speed is
a fundamental predictor of crash survival.

Thus, regulating speeds in the roadway
segments can improve safety. Potential
countermeasure examples include leading
pedestrian interval, street redesign, speed
enforcement, etc.

Montclair understands the importance
of Vision Zero efforts and recently
completed a Systemic Safety and Analysis

MORENO ST

CENTRAL

MONTE VISTA
BENSON
MILLS

ARROW HWY

MORENO ST

CENTRAL

MONTE VISTA
BENSON
MILLS

ARROW HWY
Citywide Collisions
2013-2017

SEVERE INJURY COLLISIONS

FATAL COLLISIONS

ALL OTHER INJURY COLLISIONS
Reporting (SSAR) project that identified
specific countermeasures to be implemented throughout the Plan Area, including on Monte Vista Avenue and Central Avenue.

The Plan Area has several intersections
with higher rates of collisions. Between
2013 and 2017, the intersection at Central
Avenue and Moreno Street experienced
a higher number of collisions including
severe injuries. Intersections at Central
Avenue and Arrow Highway, Monte
Vista Avenue and Arrow Highway,
Monte Vista Avenue and Moreno Street
also have higher rates of collisions.

Several severe injuries have taken place
on Moreno Street over last five years.

The SSAR project has identified several
citywide treatments for safer streets that
can be implemented in AHMUD. The
treatments include installing pedestrian
countdowns, high visibility crosswalks,
advance stop bars, ADA curb access ramps
and truncated domes, as well as upgrading
signal head, and converting intersections
to roundabouts.
32 Arrow Highway Mixed-Use District Specific Plan
Holt Blvd
Moreno St
San Bernardino St
Arrow Hwy
Mission Blvd
Central Ave
Benson Ave
Monte Vista Ave
ve
Montclair Transcenter
Existing Foothill Transit Routes
Existing Omnitrans Routes
Planned Facilities
Metrolink Line
Route 188
Route 492
Route 197
Route 690
Route 480
Metro L Line Extension
Route 85
Route FT 480
Potential Mobility Hubs
Route 88
Route 699
Silver Streak
Transit

0.5 mile Radius
1 mile Radius

1.5 mile Radius
D. Transit
An individual may use different modes of transportation to complete a trip—they may walk, bike, take transit, or combine multiple modes. While bus and train services
provide their services on fixed routes, most people rely on other modes to reach the transit service facility on their own. This is referred to First Mile/Last Mile, where a
person must find transportation options to get to a transit station and from transit to their destination.

Mobility hubs are places where different modes of
travel converge seamlessly. They are best located near high frequency transit and mixed-use developments with a
concentration of employment, shopping, housing, and/
or recreation. They may include infrastructure for walking and biking, microtransit, park-and-ride, bikes on the bus, signage and wayfinding, etc. Mobility hubs could also
include designated space for vehicle pick-up and drop-off, and could also provide specific zones for Transportation Network Companies (TNCs). In addition to the physical
facilities, mobility hubs can also provide technologies and programs such as real-time traveler information, real-time ridesharing, and dynamic parking management strategies.

Mobility hubs can range in size from a large transit center with stops for multiple transit stops, multi-modal parking, and other services, to a curb-side bus station with space for bike parking and ride-share pick-up.

In AHMUD, a mobility hub will be located at the
Transit Center to serve both regional and local riders. As the hub will integrate with the commuter rail and future L Line extension at the Transcenter, riders traveling east and west will have increased transportation choices and decreased dependence on automobiles.

The City should consider opportunities to convert
or relocate existing bus stations in the Plan Area to
mini-mobility hubs which could provide connections
from the Plan Area to the Transcenter.

Figure 2.18: Transit Map
Part 2: Vision 33
Figure 2.20: AHMUD West intends to extend
the social and economic vitality of a new vibrant
pedestrian-friendly downtown to the west,
providing a potential future connection to the
planned San Antonio Creek Channel Trail.

Moreno Street






 




 














P 



P 



















 
 


 










P 




 P 





Arrow Highway
Mobility Hubs
Mobility Hubs in AHMUD West on
Arrow Highway and in AHMUD East
at the new Central Park would provide
mobility options to residents, employees,
and visitors in the Plan Area and provide
connectivity to transit. As shown in the
conceptual layouts of the mobility hubs
(figures 2.19 & 2.20), improvements
could include providing bus shelters,
informational signage, bike parking, and
designated loading/unloading curb-space
for TNCs.

Figure 2.19: AHMUD East at the new Central
Park would provide mobility options to residents,
employees, and visitors in the Plan Area and
provide connectivity to transit.
34 Arrow Highway Mixed-Use District Specific Plan
E. Walking and Biking
Multimodal connectivity is an important component
of mobility where traffic networks are accessible and
interconnected among different modes. This includes
automobile, pedestrians, bicycles, and public transit. A well-connected multimodal network allows people to
travel from one place to another by providing multiple
travel options in different modes. Key components of
network connectivity are route completeness, network
density, route directness, access to destinations, and
network quality.

In AHMUD, the vision for an equilibrium in mobility
options would be served by envisioning a transportation network with improved bike and pedestrian connectivity, while still providing automobile capacity on key corridors.

The complete streets and green infrastructure
improvements planned in the Plan Area will provide
new and enhanced pedestrian and bicycle facilities on
Arrow Highway, Central Avenue, Moreno Street, and
the new internal connector roadways. Existing sidewalks will be widened, and trees will provide shade for a more comfortable walking environment for users of all ages
and abilities. New bicycle lanes on Central Avenue and
Moreno Street will provide separation between vehicles
and bicyclists will provide a more comfortable experience for drivers and cyclists.

On Central Avenue, the proposed eight-foot wide
parking strip on one side of the road can also be used as a parklet or outdoor seating area to attract retail patrons, create community gathering places, and encourage a
comfortable walking experience. Other opportunities for parklets and active frontages throughout AHMUD will
invite residents, employees, and visitors to walk and bike.

The San Antonio Creek traverses Arrow Highway in
AHMUD West and provides an opportunity to connect
to a future trail network. The planned trail improvements along the Creek frontages will connect to the Pacific
Electric Trail. This could provide an opportunity for
another connection to the Transcenter. The location of
the trail access would be near and also compliment the
proposed Mobility hub on Arrow Highway.

In AHMUD, Arrow Highway and Moreno Street
vary in width, but have curb-to-curb widths of approximately 70-75 feet. Both corridors carry large volumes of vehicular traffic and provide east/west connectivity for all modes. The addition of bicycle facilities on Moreno Street and Arrow Highway would provide new connectivity
for bikes. Currently, there are no crossing locations for bikes or pedestrians on Arrow Highway between Benson
Avenue and Central Avenue in the AHMUD East, on
Arrow Highway between Monte Vista Avenue and the
City boundary in the AHMUD West,and on Moreno
Street between Vernon Avenue and Benson Avenue in
the AHMUD East. Pedestrian and bike crossings on
these corridors would improve connectivity for all modes.

Improvements could include striped and signed
crosswalks, or enhanced signal activation for pedestrians and cyclist. Signals such as in-pavement flashers, a
Pedestrian Hybrid Beacon (PHB), and Rectangular
Rapid Flashing Beacon (RRFB) signals should be
considered when creating new mid-block crossings. Also, activation buttons for cyclists can be placed at a level that a cyclist can push while on the bike. The City will determine the appropriate locations and characteristics (center medians, decorative pavement crosswalks, decorative
painted crosswalks, flashing lights, signage, push button call signals) for any crossings.

Holt Blvd
Kingsley St
Orchard St
Benito St
San Bernardino St
Arrow Hwy
Moreno St
Central Ave
Monte Vista Ave
Montclair
Transenter
Pacic Electric Trail
San Antonio
Creek
10 P.E. Trail
Internal
Connections
Class I
Proposed Bike Facilities
Class II
Class II (buered)
Class III
Class IV
Bicycle Map
Figure 2.21: Proposed Bicylce Route Map
Enhanced pedestrian and bicycle facilities on Moreno Street Part 2: Vision 35
F. Future Transportation Considerations
Mobility for everyone is being redefined.

The following disruptive trends have
changed mobility choices over the past
five years and will change our mobility
options into the future:
• Transportation Network Companies
(TNCs), also called a ride-hailing
service, are companies like Uber and
Lyft that provide on-demand rides
for passengers with mobile apps or
websites. TNCs tend to increase demand for curb space but can decrease the demand for parking.
• Autonomous vehicles (AVs)
are vehicles that are capable of
driving with limited or no human
involvement. There are six levels of
autonomy that range from issuing
warnings and momentary interventions with the human driver to a fully automated machine which requires no
human involvement to operate.
• Car Sharing Services allow consumers access to a vehicle without owning a personal car. Car share services
typically charge a monthly or yearly
membership fee and an hourly rate
for access to its shared vehicle fleet.
• Bike Sharing Services operate like
car sharing services in that consumers
can rent from a shared bicycle fleet.

Bike sharing services typically do
not charge a monthly membership
fee and can be either docked (at set
stations where one picks-up and
drops-off a bike) or dockless (bikes
are picked-up wherever the last user
dropped-off ).
• Electric Scooters and Bikes are
powered by an electric motor to
propel riders along streets and up
hills. E-bikes can travel up to 20 mph
and e-scooters have a top speed of 15
mph. In the United States, e-bikes
and e-scooters sharing services are
typically dockless and have expanded
rapidly since the first launch of e-bike
service in 2017, and e-scooter service
in 2018.
• Microtransit is defined as a privately-operated transit system, which in many cases mirrors the operations of
public transit agencies along select
routes. Microtransit operators can
be highly flexible, tailoring their
operations to match short-term or
long-term changes in travel behavior.

Studies show that on average, bus and
transit trips less than five miles have decreased in recent years more than rail and transit trips greater than five miles. Transit
Figure 2.22: Curb Space Productivity and Allocation, The less productive uses claim larger portion of the curbside real estate, and as a result, other users of the road, from commercial delivery to passenger loading, can spill over into traffic and bike lanes, causing delays and unsafe vehicle interactions. agencies can be proactive and morph into
a mobility agency focused on mobility
options instead of providing traditional
transit services (that operate at high costs
with limited ridership).

In AHMUD, planning for future
transportation trends can be incorporated
within planned mobility hubs. Design
of mobility hubs should consider the
inclusion of pick-up/drop-off zones for
TNCS, car-share spaces, microtransit, bike
share, and e-scooters, as appropriate.

Figure 2.23: Curbside Management. With the increasing concern for balancing the needs for all roadway users, and the growth of TNCs like Uber and Lyft, as well as online shopping and associated deliveries, demand for curbside pickups, drop-offs and dwell times is growing dramatically. Curbside Management seeks to inventory, optimize, allocate, and manage curbspaces to maximize mobility and access for the wide variety of curb demands. 36 Arrow Highway Mixed-Use District Specific Plan
1a
1b 2a
6b
6b
2b
3 4 5
Arrow Hwy
Moreno St
Central Ave
San Antonio
Creek
Figure 2.24: Phased Infrastructure Improvements.

Part 2: Vision 37

6. Phasing of Public Infrastructure Improvements
The preferred approach is to prioritize the funding and development of public realm improvements in areas where private development is proposed. Public funding for public realm improvements could be combined with areawide/private sector funding as might be provided through an assessment district in the area (e.g.: Enhanced Infrastructure Financing District, Business Improvement District, Community Finance District, or Community Benefit District). The public realm projects are prioritized based on their ability to kick-start or facilitate orderly implementation of the overall vision. 1A 1B Arrow Highway Streetscape Improvements: The City is currently pursuing a streetscape project for Arrow Highway between Monte Vista Avenue and Central Avenue. These improvements should be extended within the two AHMUD areas. 2A San Antonio Creek Improvements: Coordinate with redevelopment of the adjacent parcels.
2B West Park: Coordinate with redevelopment of adjacent parcel and San Antonio Creek Improvements.
3 Central Park: The Central Park is a significant opportunity for place-making, economic development, enhancing the environment, improving health, and promoting arts and culture for AHMUD and the City. The Central Park is proposed on parcels currently under private ownership. A combination of development incentives, transfer of development rights, and Park Development Impact (per Quimby Act) fees may possibly be used to acquire and develop the Central Park. 4 Central Avenue Streetscape: Proposed improvements will benefit AHMUD and Montclair Place and facilitate walkable urban development. These improvements should be coordinated with redevelopment of parcels along Central Avenue. 5 Moreno Street Streetscape: The improvements can be coordinated with redevelopment of adjacent parcels. 6A 6B Mobility Hubs at West Park and Central Park: Creation of Mobility Hubs will be a joint effort between the regional and local transit agencies, ride-share providers, the City, and the private sector. Mobility Hubs should be coordinated with the opening of the San Antonio Creek to people and private redevelopment on the west side. On the east side, the Central Park and private redevelopment would generate demand for a Mobility Hub.
38 Arrow Highway Mixed-Use District Specific Plan
Part 3: Policies 39
Policies

01. Our Natural Community
Addresses how AHMUD can thrive in balance with the natural ecosystems.

02. Our Prosperous Community
Addresses how AHMUD can attract and retain high-wage and high value enterprises, and diversify and increase the local tax base.

03. Our Well Planned Community
Directs new growth by reinvesting in key opportunity sites in AHMUD, making great places by insisting on the highest standard in architecture, landscaping, and urban design.

04. Our Accessible Community
Addresses transportation choices by strengthening and balancing pedestrian, bike, and transit connections.

05. Our Healthy Community
Improve physical and mental health and social well being.

06. Our Safe Community
Enhance personal and community safety and security in AHMUD.

07. Our Active Community
Addresses parks and open spaces to provide enriching recreational options for the entire community.

08. Our Creative Community
Weave arts, cultural events, community programs into everyday life. 3 Three lens filters address specific interest that applies to all eight elements:

1. Resilience: Help Montclair better serve residents
today and in the long term, while preparing for any
future potential adversity.

2. Social Equity: Integrates elders, youth, and minority ethnic groups by improving access to jobs, affordable
housing, parks, and active inclusion in government
decisions.

3. Vision Zero Eliminate all traffic fatalities while
increasing safe, healthy, and equitable mobility for all.

The eight plan elements features and actions.

Goals — Goals are long-range, broad and comprehensive
targets. Goals are not necessarily measurable or achievable; rather, they describe a desired end-state condition for Montclair.

Policies — Policies describe context and rationale of
desired outcomes. Policies are focused and specific.

Actions — Actions are specific proactive steps to achieve the goals. They are the critical link between long-range planning and current-decision making.

The AHMUD Specific Plan follows the General Plan organization which features the following eight elements:

CORE
Resilience
Soc ai l Equity
Vision Zero
Natural
Creative
Active
Healthy
Safe
Prosperous
Accessible
Well Planned
40 Arrow Highway Mixed-Use District Specific Plan
A. Green Infrastructure
O1 Our Natural Community Integrate the creek, streets, and proposed open spaces into an integrated green infrastructure that improves air quality, reduces stormwater runoff, recharges the acquifer, and increases the tree canopy.

The General Plan calls for a network of green spaces
that protects and enhances the natural ecosystems (e.g., wildlife) and provides associated benefits for people and the economy. Green Infrastructure harnesses the power
of nature to provide critical services such as protection against floods or excessive heat, help improve air and
water quality, which underpin human and environmental
health.

Mills Ave
Central AveBenson Ave
Monte Vista Ave
Ramona Ave
Holt Blvd
Benito St
San Bernardino St
Orchard St
Arrow Hwy
Moreno St
P.E. Trail
San Antonio Creek Channel
Greenways + Parks
Quiet Streets/Paseos
Active + Cool Corridors
Neighborhood Connectors
Gateway Green Corridors
In the AHMUD the Green Infrastructure includes:
• Public Open Space: This includes publicly accessible
destinations such as the San Antonio Creek, other
parks, and parklets. The desire to retain and build on
an authentic sense can be reinforced by public art,
contextual architecture or materials, commemorative
features and signage which express and convey the
distinctive personality of AHMUD and the local
character of the landscape and heritage.
• Streets: These are the corridors that link the public open spaces.

They are streets such as the enhanced Arrow Highway and Central Avenue, with network of bikeways, and enhanced network of alleys. The goals for connectivity include strengthening pedestrian and multi-modal access, wayfinding, and greenway linkages in a networked system throughout the AHMUD landscape. These corridors also incorporate infiltration, biofiltration, and/or storage to collect, retain, or detain stormwater runoff. Street trees and other plantings provide cooling, shade, wind protection, attractive streetscapes, and other environmental benefits.

Figure 3.1: Green Infrastructure Plan
Part 3: Policies 41
Landscape + Material Treatments Program
Cooling
Strategies
Stormwater
Capture
Plantings
Bold Accents Active Program Passive
Program
Part-time
Program Public Art Traffic Calming
Greenways+Parks
Gateway Green Corridors
Neighborhood Connectors
Active+Cool Corridors
Quiet Streets/Paseos
Examples
• Shade Trees
• Cool Paving
• Shade
Structures
• Planted Bulbout
• Rain Garden
• Biofiltration
Strips
• Flowering Trees
+ Shrubs
• Special Paving
Treatments
• Decorative
Crosswalks
• Plazas
• Playgrounds
• Outdoor Fitness
Equipment
• Parklets
• Community
Garden
• Dog Park
• Great Lawn • Farmer’s Market
• Play Street
• Open Street
Event
• Outdoor Movie
• Murals
• Sculptures
• Gateway
Signage
• Mid-block
Crossings
• Removable
Planters
• Raised Crossings
• Bulb-outs
Table 3.1: Green Infrastructure Framework
42 Arrow Highway Mixed-Use District Specific Plan
B. Air C. Water
The two main pollutants of concern are: ozone and
suspended particulate matter. In Montclair, reducing
air pollution is contingent on reducing the number of
vehicles miles traveled (VMT) in the city.

Promoting walkable and mixed-use development
served by robust transit systems; and promoting complete street policies that encourage walking and use of public transit, reduces traffic congestion, and improves air
quality.

Green Infrastructure in the form of trees and
plants absorb certain pollutants from the air through
leaf uptake and contact removal. Widely planted
street trees and plants also cool the air and slow the
temperature-dependent reaction that forms ground-level
ozone pollution.

By weaving natural processes into the built environment, green infrastructure provides both stormwater treatment and flood mitigation benefits.

Green Streets: Green Streets incorporate infiltration,
biofiltration, and/or storage to collect, retain, or detain stormwater runoff as well as a design element that creates attractive streetscapes. New and reconstructed streets
and roadway projects and Capital Improvement Projects
conducted within public streets which add or disturb
at least 10,000 square feet of impervious surface should consider Green Streets best practices.

Low Impact Development (LID): LID is a strategy
for improving the quality of runoff by requiring that
development projects direct runoff to treatment systems consisting of vegetation and soil. LID best practices
should be considered for projects that are required to
incorporate stormwater mitigation measures.

Part 3: Policies 43
Policies and Actions
P1.1 Promote alternative transportation modes like walking, biking, and transit that reduce emissions related to vehicular travel.

A1.1 Redesign Arrow Highway and Central Avenue to promote walking, biking, ridesharing, public transit use, the use of alternative fuel vehicles or other clean engine technologies. VZ SE R
P1.2 Promote and require the integration of Green Infrastructure into storm water management systems.

A1.2a Review and revise development regulations to encourage a green approach in new developments. Minimize impervious areas. Develop new projects and retrofit existing surfaces to reduce runoff through infiltration. SE R A1.2b Incorporate Green Street elements into the redesign of Arrow Highway and Central Avenue. VZ SE R
A1.2c Promote the use of green roofs, bio-swales, pervious materials for hardscape, and other stormwater management practices to reduce water pollution. SE R
A1.2d Promote the use of captured rainwater, grey water, or recycled water. SE R A1.2e Require landscaping for all new development to use drought tolerant plants. SE R
Stormwater System Improvement Recommendations
There are a number of rainwater interventions that could alleviate pressures on the storm drain system, enhance the livability, and replenish the aquifer:

Tree Pockets can be installed between parking spaces in the parking lanes on streets. Simply sawcut the tree pocket, scoop out a hole, and fill it with soil and a tree. Leave the existing curb and gutter in place, and leave openings so the gutter rainwater can flow into and fill up the tree pocket, and then flow out at the lower end.

Tree Zippers can be installed in parking lanes by sawcutting the entire strip of parking, scooping it out and replacing with soils, trees, and pervious pavers.

Rainwater enters the pervious pavers from the street surface and gutter flow and is absorbed by the trees and soils.

Tree pockets and zippers help to define the outdoor room of the street, help to shade and cool the paving and parked cars and sidewalks, and absorb rainwater for tree evapo-transpiration while allowing for infiltration.

Green Street is a slight modification of an existing street curb and adjacent planting area. A portion of curb can either be replaced with a depressed top-ofcurb section, or the curb face can be simply core-drilled. Both modifications allow rainwater to pass to the adjacent planting area, which has been slightly excavated and re-landscaped to accept the rainwater run-off. This area can be planted with indigenous, drought-tolerant landscaping and a permeable surface to allow the rainwater to re-enter the aquifer.

In-Street Detention Storage can be used to detain rainwater runoff and release it slowly after the peak flows to reduce flooding downstream. Some infiltration can also be accomplished. Depending on utility locations, some streets may have room in the center of the street and may be conveniently located for this rainwater treatment.

Designing parking lots as plazas by replacing asphalt with trees, pervious pavers, and other permeable materials that provides filtering, infiltration, and storage of rainwater runoff from the site.

VZ Vision Zero SE Social Equity R Resilience
44 Arrow Highway Mixed-Use District Specific Plan
O2 Our Prosperous Community
This section lays out specific economic development
initiatives to deploy in the AHMUD. This Chapter is
informed by discussions with community members and
economic development stakeholders, in particular the
‘Our Prosperous Community’ focus group, to articulate
the following economic development policies and actions in a manner that best addresses community needs and
aspirations.

This section aligns with the 20-year timeframe of the
General Plan and seeks to complement the Specific Plan
with initiatives to help bring a unique, and coherent
identity to the AHMUD. This section briefly reprises
the AHMUD’s economic context, and outlines the
following driving focus topics for the District’s economic development strategy: placemaking and district identity, economic diversity, funding, and governance.

A. Market Context
The District is on either side of the boundaries of the North Montclair Downtown Specific Plan, which
has some of the City’s highest allowable densities
and was developed to coordinate planning efforts and
development around the City’s transit hub. The City
should take care to coordinate its implementation of the following initiatives with the Specific Plans for North Montclair Downtown and Montclair Place, as they both
share boundaries with AHMUD.

Today, the East AHMUD generally contains a varied
mix of commercial and industrial uses, with the most notable exception being the Villa Montclair Mobile Home Park, located between Olive and Moreno Streets. In
addition to the mobile home park, the East AHMUD’s
retail uses are generally focused on the lots adjacent
to Central Avenue, while industrial uses are located to the south of Arrow Highway. The much smaller West
AHMUD is primarily composed of two business parks
on Arrow Highway across from each other. The southern
park contains mostly light industrial uses including auto repair shops, whereas the northern park supports a wide variety of different commercial uses (such as a furniture store, an Omnitrans facility, animal rescue, and others).

Based on twenty-year demand projections, the
AHMUD is unlikely to capture significant projected
demand for hotel rooms or traditional office space, both of which are more likely to concentrate adjacent to
activity centers like Montclair Place and the transit hub.

Furthermore, there is minimal projected demand for retail in the City, most of which will locate more proximate to the existing mall site; any new retail in the AHMUD will likely go into existing underperforming retail establishments and/or mixed-use buildings, and will serve the growing resident and employee population.

In the near term, both sides of the AHMUD will be
attractive to industrial users (in particular, warehousing and distribution users) and multi-family housing developers, given the high regional demand for both
of those land uses. Currently, West AHMUD is better
positioned to capture any residential demand in the near term, due to its adjacencies to new housing developments and proximity to the Claremont Colleges, whereas
industrial users will gravitate toward the larger parcels and existing industrial stock in the East AHMUD.

Without policy intervention, new industrial
development will likely focus on logistical and
warehousing uses, which already occupy a substantial
amount of land acreage in the City. However, there is an opportunity for the City to re-envision the AHMUD,
particularly the East AHMUD, as the locus of mixed-use
which fosters small business development and entrepreneurship and creates opportunities for residents to access meaningful jobs within Montclair. The remainder of this document outlines how the City can take steps to turn
this economic development vision into reality through
policies and prioritized investments.

The recommendations in this section seek to help
establish the AHMUD as a distinct employment
destination amid the Metro L Line’s expansion to
Montclair. A prosperous AHMUD is one that supports
a variety of uses, fosters new and creative businesses
in high-growth industries such as manufacturing and
healthcare, and leverages transit connectivity to establish a unique experiential identity. In line with the General Plan Update, the intended timeframe is the next 20 years, unless otherwise stipulated, and should be considered in coordination with the General Plan Update and existing
Specific Plans. The following focus topics, policies, and actions should be periodically reexamined and can evolve with continued input from the community.

Promote an eclectic mix of existing and proposed residential uses and small entrepreneurial and creative businesses.

Part 3: Policies 45
B. Placemaking & District Identity
Establishing a distinct sense of place and identity for the AHMUD is imperative to supporting economic development initiatives and future growth in concert with the incoming Gold Line.

Policies and Actions
P2.1 Implement multi-modal connectivity and pedestrian enhancements.

Assuring access from transit to the AHMUD is necessary to assure the District can be used and enjoyed by all.

A2.1a Implement multi-modal access from transit to AHMUD along Arrow Highway. VZ SE R
Providing for multiple kinds of transportation to and from the AHMUD helps maximize the number of people who may use the District, and improves accessibility to the City overall. Improvements recommended in current and prior planning processes for Arrow Highway, as a critical east-west thoroughfare and the connection between the East and West areas of the District, should be implemented to make the street more friendly and efficient for buses, bikes, pedestrians, and other micro-mobility options.

A2.1b Prioritize capital investments in street improvements within the East AHMUD to create a sense of place. VZ SE R
As it exists today, East AHMUD lacks urban character that could distinguish it from any other industrial district in Montclair or the region. To develop a coherent identity for the District that would eventually attract the types of higher-job density businesses envisioned, the City should prioritize investments in basic streetscape improvements such as sidewalks, signage, street furniture, street trees, and other planted vegetation to create the backbone of walkability and enjoyment of the District.

P2.2 Create an innovative and flexible land use framework.

To help cultivate the AHMUD as a distinct mixed-use district, the City will also need to allow for the proliferation of uses and amenities, that in turn support the branding of the district.

A2.2a Establish specific East AHMUD district. R
Multiple cities have successfully repositioned industrial areas to support a wider variety of uses. A key initial step to do this is establishing the district boundaries, and to begin clearly articulating how the City wants to express the district’s identity (through architecture, street art, events programming, etc.).

A2.2b Develop a design identity to brand AHMUD. R
The City can cultivate a coherent feel to the District through small design interventions, such as threshold signage, street signs, a distinct color palette, lighting, or public art. The City can also encourage creative uses, while taking care to coordinate such efforts under a cohesive identity.

A2.2c Prepare affordable housing policy in the AHMUD. SE R The only housing within the AHMUD is the Villa Montclair Mobile Home Park located in the eastern district. The City should study alternatives to providing a range of affordable units within the AHMUD potentially through a density bonus or in-lieu fee policy depending on the maturity of the market.

A2.2d Require a minimum amount of commercial development in mixed-use housing projects. R
To assure its competitiveness as an employment hub, mixed-use housing developments can be required to include a minimum amount of commercial development, ideally also catering to businesses consistent with the district’s identity.

A2.2e Discourage warehousing and heavier industrial uses. R To accommodate a diversity of uses and successfully reposition industrial spaces for an active public realm, the City should discourage warehousing and heavier industrial uses through land use regulations. This can take the form of, for instance, limiting the number of daily truck trips through the District, establishing minimum employment densities, or an outright ban of certain uses not aligned with the vision for the District.

P2.3 Improve District amenities.

A2.3a Establish a strategic central open space within AHMUD. SE R The City should identify and acquire a parcel central to East AHMUD that will serve as an attractive gathering place. The space should be transit accessible, and support adjacent businesses, ideally by being developed in tandem with an incubator space.

A2.3b Pilot tactical urbanism to “activate” precise AHMUD spaces. SE R The City can pilot low-cost, temporary interventions that will help bring new uses and activities to the area. This can take a variety of forms, such as food trucks, street fairs, or installation art pieces.

A2.3c Pilot a façade improvement program for businesses. R Existing businesses in the AHMUD may not occupy industrial or retail structures that abide by the quality standards necessary to supporting a design district. The City can pilot a façade improvement program to help local businesses coordinate and improve the appearance of their businesses, in line with the design principles of the area.

VZ Vision Zero SE Social Equity R Resilience
46 Arrow Highway Mixed-Use District Specific Plan
C. Economic Diversity
In the AHMUD, the focus is on providing alternatives to warehousing, and establishing strong connections to high-value industries.

P2.4 Identify high growth and high value-add industries.

Demand for warehousing and logistical uses presents a low-hanging fruit for AHMUD’s industrial spaces. However, the City would do best to focus economic development efforts on industries with higher potential for growth and value. The City should further investigate which industries it wishes to target for establishing within the AHMUD. Particular focus should be paid to opportunities in healthcare, advanced manufacturing, and related industries, contingent upon City policies. However, the City should remain flexible and open to alternative industries and businesses, so long as they meet the City’s vision for catalyzing entrepreneurship and small business development.

A2.4a Establish Workforce Development Pipeline through Partnerships and Incubator. SE R
The AHMUD can serve as a platform for training new workforces in emerging, high-value sectors, by establishing strategic partnerships with local educational institutions and investing in resources that help emerging businesses thrive.

A2.4b Establish programs to develop a skilled pipeline to target industries. SE R The City can begin to establish strategic partnerships with local knowledge centers in manufacturing and healthcare industries, attending to both academic institutions, businesses, nonprofits and industry organizations. These partnerships can then be used to pilot workforce development programs in the associated industries. The City can also explore opportunities to locate early workforce programming in the AHMUD, to help build a workforce pipeline.

A2.4c Explore partnership with local universities. SE R Connections to the Claremont Colleges, California State Polytechnic University, Pomona, California State University, San Bernardino, and local community colleges should be fostered to provide sites for these institutions’ programs in disciplines that dovetail with the AHMUD’s creative economy focus, such as art, design, engineering, and manufacturing.

A2.4d Establish an incubator space to grow companies in target industries. SE R In the longer term (more than five years from now), the City can establish an incubator space for businesses in targeted industries to help cement the AHMUD’s relationship along these industries’ pipelines. The City should take care to consider how it may want to acquire and establish space for an incubator – for instance, it could negotiate community benefits with large scale developers to provide funding (or physical space) for the incubator. Alternatively, it could purchase its own site for the incubator, or launch it in partnership with an existing property owner, before scaling up. The City should also consider how it can ensure space for local start-ups in the incubator, through (for instance) preferential selection to local businesses, or hosting events tailored to local business outreach.

P2.5 Encourage retail uses that support an entrepreneurial ecosystem.

A diversity of creative retail offerings can help activate industrial spaces and is necessary to support business activities in the area. A base amount of retail will also help drive consumer interest to the AHMUD, and help affirm its identity.

The selection of retail offerings should cater to the kinds of industries the City wishes to site in the AHMUD.

A2.5 Provide incentives for certain retail businesses to locate in AHMUD. SE R
To entice a diverse array of retail to locate in the AHMUD (such as cafes, breweries and restaurants), the City can offer access to a variety of incentives.

These may include (but are not limited to) discounted licensing taxes, waived business fees, or fast-tracked permitting. While they may require additional partnerships, the City could also provide extra business support and technical assistance, or discounted space at the AHMUD incubator (once established).

SE Social Equity R Resilience
Part 3: Policies 47
D. Funding and Governance
Success in the AHMUD requires the City’s economic development organizational structure to accommodate the management and monitoring of all associated initiatives.

The AHMUD Specific Plan presents an opportunity for the City to better understand how such economic development initiatives play out at the smaller, district scale, and could provide helpful observations for assessing citywide initiatives.

The ultimate impact of each tactic depends on careful coordination, implementation and monitoring, and should help inform evaluation methods for economic development strategies Citywide. Under the guiding themes of transit-connected placemaking, diverse uses, and local entrepreneurship, the AHMUD District can leverage economic development in coordination with Citywide agendas.

P2.6 Identify seed funding for catalytic early actions.

The City can prepare for implementing changes in the AHMUD by identifying and evaluating key sources of funding that can support specific initiatives.

A2.6a Set aside Economic Development Fund resources to jumpstart economic development activities in the AHMUD. SE R
In the short term, the City can prioritize resources to fund programming and placemaking enhancements in the District which catalyze its identity as a center for entrepreneurs. Such initiatives can include façade improvements, public programs (food trucks, street festivals, etc.), and district branding/marketing efforts.

A2.6b Establish an Enhanced Infrastructure Financing District (EIFD)/ Community Revitalization & Investment Authorities (CRIA) to fund AHMUD infrastructure investments. SE R
In the longer term, a District-wide EIFD or CRIA can be used to reinvest increases in land values (from future development and a value premium created by transit) into infrastructure improvements in the AHMUD. This should be done in tandem with plans for the other areas, as referenced within the General Plan economic development strategy.

A2.6c Negotiate community benefits for economic development. SE R The City should leverage community benefit negotiations from developers to provide funding for, among other items, economic development initiatives citywide and in the AHMUD. For instance, these funds could help fund the AHMUD’s incubator space and/or programming.

P2.7 Ensure proposed developments are net fiscally positive.

Increase in developmental demand in the AHMUD provides an opportunity for the City to be more selective. In addition to considering how an incoming project may contribute to the aforementioned initiatives, the City should set up its development approval process to assure how a project meets specific fiscal thresholds.

A2.7 Use a fiscal model to assess project revenue potential. SE R As referred to within the General Plan, the City should assess potential AHMUD development through a clear “scorecard” for fiscal performance and economic development benefit.

P2.8 Gauge participation in a Business Improvement District (BID) to provide high-quality district services.

Local investment in minor and major District improvements, via the establishment of a Business Improvement District, can go a long way in supporting public funding and initiatives in the area. However, to assure support for such a self-imposed tax, local landowners must have an active role in its visioning and be committed to making the investment work.

A2.8a Build a coalition of AHMUD property owners to coordinate with the City’s vision. SE R
Without first rallying a set of landowning stakeholders behind a unified vision for the district, a BID is not likely to succeed. In the short term, an external committee can serve as a hyper-local chamber of commerce, partnering with the City to coordinate District-specific economic development initiatives, and assure they align with Citywide strategies. Once the committee is established, the following Action (A2.8b) may be considered.

A2.8b Establish the Business Improvement District (BID) for district maintenance and programming. SE R
The BID can have the authority and responsibility to manage programming of events, maintenance and other identity-building activities within the AHMUD, funded through the BID assessment. The BID can also be responsible for marketing the District to other businesses, through establishing a website or other proactive outreach efforts.

SE Social Equity R Resilience
48 Arrow Highway Mixed-Use District Specific Plan
O3 Our Well Planned Community
The Montclair General Plan calls for maintaining and expanding existing inventory of commercial uses and to allow incremental reinvestment on vacant or underperforming sites. The AHMUD Specific Plan identifies improvements to the built and natural environment that implement the community’s economic and social goals, such as nurturing local talent, driving economic opportunity, fostering belonging, maintaining and enhancing Montclair’s cultural character, encouraging creativity and exchange in the public realm, supporting community health, and creating access to opportunity for all.

Conserve and enhance stable businesses and residences, and promote contextual residential and commerce infill.

A. Urban Form and Land Uses
The plan identifies 100 residential units within the western and 400 residential units within the eastern portions of AHMUD. The Specific Plan encourages the production of diverse affordable housing unit types such as multi-generational housing that supports large family structures, single-room occupancy, shared housing, co-housing, and cooperative-housing.

The Fiscal Analysis prepared with the General Plan noted that hotels, office space, and retail space contribute significant net positive ongoing revenues to the City’s General Fund, exceeding those generated by comparable housing space. Development of hotel and supporting commercial space in AHMUD will grow Montclair’s tax base and enhance the City’s ability to provide services and programming for its residents. Additionally, a hotel will also further strengthen Downtown Montclair and AHMUD as a visitor destination. Within Montclair’s Competitive Market Area, the average daily rates for hotels have been rising, and occupancy rates have peaked. The Market Study prepared with the General Plan noted there is demand for up to 300 hotel rooms in Montclair till 2040. Hotel development in Montclair is likely to be the most successful in highly visible, accessible, and amenitized areas of the City, such as in and around the downtown, and the southeast corner of I-10 freeway and Central Avenue in AHMUD which can capture the demand for a 100-room hotel.

The growth in industrial and flex uses over the last two decades has favored sites in AHMUD with very large floorplates dedicated to logistics uses such as warehouse and distribution. These uses do not serve to activate or improve the public realm. Nor is it a reliable source of longterm fiscal revenues or a path to resilient prosperity. The City will explore collaborating with the Claremont Colleges, California State Polytechnic University in Pomona, California State University, San Bernardino, and/or other local educational institutions to provide training and support for start-ups in an incubator focused on smart manufacturing.

Smart Manufacturing combines advanced manufacturing capabilities and digital technologies to collaborate and create highly customizable products faster, affordable, better, and greener. Those technologies include Arrow Hwy
Downtown
AHMUD
West
AHMUD
East
Figure 3.2: AHMUD Urban Form Map
Part 3: Policies 49
3D printing; cybersecurity; advanced materials; modeling, simulation, visualization and immersion; artificial intelligence; robotics; the industrial internet of things; and cloud computing. The General Plan allocates up to 50,000 square feet of commerce, mostly focused in the eastern AHMUD.

Small, locally-owned businesses should be supported by deploying and focusing available assistance to those businesses, and supporting incubators and accelerators for social enterprise. Provide development incentives to encourage provision and leasing of space serving the needs of local maker and arts/artist activities users on-site in new developments or repurposing of existing buildings. Zoning should permit flexible ground floor uses that allow light industrial/production and/or office use in addition to retail-related uses, so long as they interact well with the street and collectively add to create a lively, interactive, vibrant and culturally relevant public realm. These local businesses contribute to the economic and cultural vitality of AHMUD and generate tax revenues.

The local arts, cultural, retail, dining, and entertainment businesses in AHMUD can draw from and in turn support downtown as a regional, multi-cultural entertainment, dining, and shopping destination.
10 Moreno St
Arrow Hwy
Central Ave
Benson Ave
Monte Vista Ave
P. E. Trail
Land Use Plan
Commerce
Corridor
Parks
Civic
Neighborhood
Arrow Hwy Mixed-Use
Specic Plan
AHMUD (East)
400 units
100 hotel rooms
45,000 s.f. commerce
AHMUD (West)
100 units
5,000 s.f. commerce
B. Character & Intensity
In the AHMUD area, there are three areas with distinctive character and itensity:
• Corridor: Features a wide variety of commercial and residential uses. New buildings are block scale, up to four floors (50 feet in height), buildings are close to property line, with active ground floor commercial activities on Central Avenue. • Commerce: Features a wide variety of office and large-format retail and commercial activity along with multi-family dwellings. Uses would include flex/light industrial uses including research and development uses, small scale smart manufacturing, professional and medical office, and traditional business park. • Neighborhood: Uses are a variety of single- and small multi-family dwellings organized along walkable streetscapes with limited neighborhood serving commercial/ retail activity within walking distance. Allowed uses include retail, professional office, local-oriented uses: including supermarkets, retail stores, restaurants, professional and medical offices, and specialty retail stores. Residential uses are secondary uses found on upper floors of mixed-use buildings and in multi-family buildings at the edge of a center where it transitions to an adjoining neighborhood.

AHMUD West building types Figure 3.3: AHMUD Land Use Plan AHMUD East building types 50 Arrow Highway Mixed-Use District Specific Plan
Policies and Actions
P3.1 Conserve the commercial character and scale of the AHMUD (East) area, including, while creating places of enduring quality that are uniquely fit to their time and place.

A3.1a Develop and adopt a form-based development code that supports existing commercial uses and encourages expansion while permitting infill development with context sensitive architecture, urban design, and landscaping.

A3.1b Introduce new infill buildings and renovate existing buildings in a manner that enhances AHMUD’s walkable urbanism with interconnected streets lined by buildings that engage, frame, and activate the street.

P3.2 In AHMUD (West), leverage the creek channel to orient the new buildings and their frontages to the Creek Corridor and be respectful of the scale of the existing residential context.

A3.2 Develop and adopt a form-based development code that requires the highest standards of context sensitive architecture, urban design, and landscaping.

P3.3 Remove regulatory and procedural barriers to good design.

A3.3 Develop and adopt a Form-Based Code for the Downtown area that emphasizes pedestrian orientation, integration of land uses, treatment of streetscapes as community living space, and offers a streamlined development review process.

P3.4 Expand the inventory of publicly accessible community gathering spaces so that businesses and residents are within a short walking distance of a park or recreational area.

A3.4a New buildings should incorporate public realm improvements described in the AHMUD Vision and integrate such improvements into their existing context in a way that enhances AHMUD’s public space network.

A3.4b Allow parklets on Arrow Highway to provide visual interest and expand the useable area of the sidewalk.

P3.5 Encourage green projects and practices.

A3.5 Incentivize sustainable living and business practices, both passive and active, that encourage energy efficiency, improve indoor air quality, and encourage water and resource conservation.

P3.6 Provide high quality housing for current and future residents with a diverse range of income levels.

A3.6a Provide for quality housing at a range of income levels and price points, emphasizing housing product that captures the underserved multi-family market.

A3.6b Support workforce and market rate units that will expand and diversify AHMUD’s housing stock, and support growth in AHMUD employment.

A3.6c Provide flexibility in development standards to encourage and facilitate nontraditional housing types and options, including single room occupancy, shared housing, co-housing, and cooperative-housing.

Part 3: Policies 51
C. Infrastructure
Utility Sercvice Provider Infrastructure
Storm Drain
• City of Montclair
• San Bernardino
County Department of Public
Works
• 30-87” City Storm
Drain
• County Flood
Control Channels
• San Antonio Channel
Sewer • City of Montclair • 6”- 8” Sewer Main
Water • Monte Vista Water
District
• 6”-8” Distribution
Lines
• 20” and 30” Main
Lines
Electricity • Southern California
Edison
• Distribution Lines
Throughout
Natural Gas • SoCal Gas
• High Pressure
Distribution Lines
through both East
and West AHMUD
Solid Waste • Burrtec Waste
Industries, Inc.
• Waste transported to
offsite facilities
Table 3.2: Current providers and major infrastructure.

The AHMUD Specific Plan area is built out and is
served by well-established utility service providers. Under proposed buildout conditions, land use changes will alter utility demands and may result in increased demands on
existing infrastructure.

The AHMUD Specific Plan area relies on the same
service providers as the rest of City of Montclair, and all existing and proposed city-wide capacity assessments include the AHMUD area within the analysis. Under
current conditions, the Specific Plan area is served by the following providers and major infrastructure:

1. Storm Drain
Runoff drains through the AHMUD area through a combination of curb and gutter surface flow, open channel, and subsurface storm drains. The 2006 City of Montclair Master Plan of Drainage (MPD) surveyed storm drain infrastructure throughout the City including infrastructure serving the Specific Plan area. All underground storm drain lines within the AHMUD area were determined to be in acceptable working condition.

Portions of the AHMUD East area were marked for improvements of insufficient surface drainage conveyance, which included installation of storm drain pipes from 33” to 54” in diameter. The City maintains a robust capital improvement program (CIP) and prioritization system to address deficiencies and improvements on a project-by-project basis. New projects within the AHMUD East area will be required to contribute toward a portion of outstanding improvements based on size, location, and proximity to recommended improvements as identified in the 2006 MPD.

While overall drainage patterns, flow rates, and flow volumes are not anticipated to greatly change under Specific Plan implementation due to the built-out nature of the AHMUD East and West areas, hydromodification requirements and standard flood control requirements for new development and redevelopment will ensure that runoff remains at or below current levels. In addition, due to local, county, and state-level low impact development (LID) requirements,
new development and redevelopment
within the Specific Plan area will result
in reduced pollutant loading to storm
drain systems and receiving water bodies.

Based on the LID hierarchy and regional
soil characteristics, it is anticipated that
infiltration-based Best Management
Practices (BMPs) will be implemented for
individual projects within the AHMUD
Area. These BMPs include dry wells,
infiltration trenches, biofiltration basins,
permeable pavement, and stormwater
landscape planters, and will be sized to
effectively treat the “first flush” rainfall
event. Per Santa Ana Regional Water
Quality Control Board and City of
Montclair requirements, new development
projects are required to prepare a Water
Quality Management Plan (WQMP)
that describes the menu of BMPs chosen
for the project, as well as operation and
maintenance requirements for the site and
all structural and treatment control BMPs.

Where feasible, opportunities for integrating stormwater treatment and infiltration into the SAWPA One Water, One
Watershed integrated planning program
will be assessed and implemented.

Montclair
Basin #2
Montclair
Basin #1
Montclair
Basin #3
Montclair
Basin #4
Arrow/Benson Storm Drain
San Antonio Creek
Montclair Storm Drain
Storm Drain Improvements
Existing City Storm Drain Lines
County Flood Control Channel
Groundwater Recharge Basins
2006 MPD Recommended
Surface Flow Upgrade
2006 MPD Recommended
Storm Drain Upgrade
Figure 3.4: Storm Drain Improvements Map
52 Arrow Highway Mixed-Use District Specific Plan

2. Sewer
Proposed land use changes will alter sewer flows within and downstream of the AHMUD Plan area. Existing and proposed flows were modeled based on flow factors from the City of Montclair 2017 Sewer Master Plan.

Under proposed conditions, flows are anticipated to increase by approximately 117,814 gallons per day (gpd), representing an 83 percent increase in flows. Flows will continue to drain south through City infrastructure to regional conveyance infrastructure and ultimately to regional wastewater treatment plants. The projected increase of

0.118 million gallons per day (mgd) falls within the designed total treatment capacity of the Inland Empire Utilities Agency (IEUA) Regional Plant 1 of 44 mgd. Current flows treated by the plant average 28 mgd, indicating adequate capacity.

The most recent sewer capacity assessment prepared for the City, the 2017 Sewer Master Plan, did not identify any segments with insufficient capacity within the AHMUD area under existing conditions or modeled buildout conditions. The City maintains a formal process to ensure functionality of the sewer system and that any priority upgrades, including unforeseen upgrades necessary as part of Specific Plan buildout, are addressed in a time efficient manner. In addition, the increases in sewer flows are anticipated to be spread evenly across the AHMUD East and West subareas, which rely on separate main lines to convey flows to regional sewer infrastructure. The 2017 Master Plan identified future deficiencies in a major trunk line downstream of the Montclair Place Specific Plan located adjacent to AHMUD which may require future improvements associated with the buildout of Montclair Place. Increased flows from the AHMUD area do not drain directly to the trunk line, but connect to it at a point further south in the City. Flows from the AHMUD area will not contribute to local capacity issues generated by implementation of the Montclair Place District Specific Plan.

Number of
Dwelling Units
Number of Hotel
Rooms
Commercial
Square foot
Average Sewer
Flows (GPD)
Existing Conditions
96 0 1,900,000 140,466
Proposed Conditions
596 100 1,950,000 258,280
Increase in Sewer Flows, Existing to Proposed Conditions +117,814 Percentage of Flow Increase, Existing to Proposed Conditions +83%

1. GPD: Gallons per day

2. Sewer demand factors based on City of Montclair 2017 Sewer Master Plan a. All dwelling units modeled as multi-family.
b. Multi Family’ demand factor utilized for hotel units.

Table 3.3: Existing and Proposed Sewer Flows
8''
8''
10''
10''
10''
15''
10'' 18''
10''
12''
16''
d/D = 0.75 - 0.99
Sewer Systems
Existing City Sewer Lines
IEUA Non-Reclaimable Water System
d/D = 0.5 - 0.75
d/D = 0.75 - 0.99
d/D > 1.0 (Surcharge Conditions)
Figure 3.5: Sewer Systems Map
Part 3: Policies 53

3. Water
Monte Vista Water District (MVWD) infrastructure will serve the AHMUD area under both existing and proposed conditions. Demand estimates were calculated based on the 2008 Monte Vista Water Master Plan and 2015 Monte Vista Water District Urban Water Management Plan (UWMP).

As shown in Table 3.4, under proposed buildout conditions, water demands will increase by approximately 208,567 GPD, representing a 121 percent increase over existing conditions, with the majority of additional demands stemming from the proposed increase in residential dwelling units.

The 2008 MVWD Water Master Plan included an infrastructure assessment based on both pipe capacity and condition and identified deficient segments throughout the City.

There were no deficient segments identified in the AHMUD West area, however three segments of 6” diameter line were identified as deficient within or immediately adjacent to the AHMUD East area. Redevelopment within the area presents the opportunity to upgrade those segments not already replaced or upsized by MVWD. MVWD regularly updates a Financial Master Plan and associated CIP, and prioritizes and determines funding for improvement projects throughout its service area. Proposed projects within the AHMUD East area will be responsible for contributing to outstanding infrastructure improvements to the extent that they impact water lines marked as deficient.

Number of
Dwelling Units
Number of Hotel
Rooms
Commercial
Square foot
Average Sewer
Flows (GPD)
Existing Conditions
96 0 1,900,00 171,981
Proposed Conditions
596 100 1,950,000 380,458
Increase in Sewer Flows, Existing to Proposed Conditions +208,567 Percentage of Flow Increase, Existing to Proposed Conditions +121% GPD: Gallons per day
Non-residential water demand factors based on Monte Vista Water District 2008 Water Master Plan. Residential water demand factors based on per-acre demand factors from the 2015 Monte Vista Water District UWMP and corresponding Land Use Based Water Demand Technical Memorandum. For single family homes, the ‘Residential Low Density’ demand factor was utilized, and for multi-family units, the ‘Residential High Density’ demand factor was utilized.

1. Total dwelling units include single family and multi-family units. Proposed increase in dwelling units modeled as multi-family.

2. Residential High Density’ demand factor utilized for hotel units.

Table 3.4: Existing and Proposed Water Demands
30''
20'' 12''
30''
12''
16''
18''
12''
12''
20''
20'' 12''
12''
18''
12''
12''
12''
12''
12''
12''
20''
12''
12''
12''
12''
12''
12''
12''
16''
30''
24''
12''
30''
12''
18''
18''
18''
Existing Monte Vista
Water District Lines
Noted Deciency Per 2008
MVWD Water Master Plan
Water Systems
Figure 3.6: Water Systems Map
54 Arrow Highway Mixed-Use District Specific Plan

4. Electricity
The AHMUD area receives all electrical service from Southern California Edison (SCE). As part of statewide reporting requirements, SCE regularly prepares an Integrated Resource Plan (IRP). The 2018 IRP examines trends in demand and the portfolio of energy supplies that SCE can utilize across the planning period out to 2030. The IRP does not note any existing deficiencies citywide nor in the Specific Plan area under the demand and supply scenarios identified.

Minor increases in electricity demand are anticipated as a result of redevelopment within the AHMUD area. While new on-site infrastructure and connections may be constructed, it is not anticipated any upgrades or changes to regional transmission infrastructure will be required.

5. Natural Gas
Natural gas service to the City is provided by Southern California Gas Company (SoCalGas), which prepares an annual California Gas Report (CA Gas Report) that identifies demand forecasts as well as potential changes in supply. The CA Gas Report covers a 15-year demand and forecast period through 2035. There are currently no existing or projected deficiencies in supplies or infrastructure across the SoCalGas service area given the current demand scenario, which includes the AHMUD area.

Increases in natural gas demands as a result of AHMUD buildout will be adequately served by existing SoCalGas distribution structure.

6. Solid Waste Service
Under AHMUD buildout conditions, residential and commercial units will continue to be served by Burrtec Industries, Inc., with no changes to service anticipated.

Commercial and residential solid waste within Montclair is transported to a variety of materials recovery facilities (MRFs) where recyclable materials are sorted out and remaining waste is sent to one of seven landfills serving the City.

While residential waste generation may increase as a result of the proposed increase in dwelling units, local and statewide recycling and sustainability initiatives are anticipated to result in reduced generation at an individual level, and improved collection and disposal methods at a service provider level. A portfolio of landfills utilized shall be maintained to reduce increased loading to individual facilities.

Existing Dry Utilities
SoCal Gas Company
Transmission Lines
High Pressure Distribution Lines
Southern California Edison
66 kV Subtransmission Lines
Distribution Circuit Network
Substations
IEUA SCADA System
Figure 3.7: Dry Utilities Map
Part 3: Policies 55
The AHMUD Specific Plan policies and actions seek to ensure a reliable system that meets current and future needs and encourages conservation.

P3.7 Utilize and maintain a robust stormwater conveyance system that protects the City from flooding impacts and ensures that storm flows are efficiently routed to regional drainage.

A3.7a Continue to regularly update City capital improvement plans to ensure effective prioritization, funding, and construction of drainage improvements throughout AHMUD. R A3.7b Enforce hydromodification control requirements on new developments, ensuring that increases in impervious surface do not result in increased peak flows and downstream scour. R
P3.8 Effectively treat all urban runoff and stormwater and ensure that local groundwater supplies and downstream receiving waters are not degraded.

A3.8a Inspect all new developments during both construction and operational phases for compliance with local, regional, and state level water quality regulations. R
A3.8b Encourage the implementation of low impact design features for all new development and redevelopment within AHMUD. R
A. Stormwater
Policies and Actions
P3.9 Ensure wastewater in the AHMUD area is safely and efficiently conveyed and treated under all demand scenarios, including existing and future average and peak flow sewer flow scenarios.

A3.9a Continue to regularly update the City’s capital improvement plan in order to effectively prepare for sewer flows generated as a result of land use changes and new developments throughout AHMUD. R
A3.9b Construct, maintain, and revitalize distribution infrastructure as needed throughout the AHMUD in response to changes in demand, land use patterns, and aging infrastructure. R
B. Wastewater
P3.10 Maintain, upgrade, and expand water pipeline, storage, and pumping infrastructure to meet projected domestic, commercial, and fire flow demands for all land uses within the AHMUD area.

A3.10a Continue to regularly update the City’s capital improvement plan in order to effectively prepare for land use changes and new developments within the AHMUD area. R
A3.10b Construct, maintain, and revitalize distribution infrastructure as needed throughout the AHMUD area in response to changes in demands and land use patterns. R
A3.10c Coordinate with the IEUA to expand range of recycled water infrastructure for efficient irrigation throughout the AHMUD area. R C. Water
P3.12 Provide and maintain adequate and orderly systems for the efficient collection and disposal of solid waste for existing and future development throughout AHMUD.

A3.12a Coordinate with solid waste service provider to ensure that waste pickup, recycling, and disposal occurs in the most efficient and sustainable manner possible. R
A3.12b Conduct outreach and education to reduce solid waste generation at the household and business level to minimize landfill loading. R P3.11 Ensure all AHMUD residents and businesses are safely and affordably supplied with electricity and natural gas throughout all future buildout scenarios.

A3.11 Maintain City capital improvement plans to ensure that any necessary connections or upgrades are adequately funded and constructed in a time-efficient manner. R
E. Solid Waste
D. Electricity and Natural Gas
R Resilience
56 Arrow Highway Mixed-Use District Specific Plan
O4 Our Accessible Community
The City of Montclair is located on the Western border
of San Bernardino County. Currently, the transportation network is primarily focused around serving automobiles and is based on development patterns and roadway design standards from the 1950s and 1960s when automobiles
were becoming accessible to everyone.

Transit service is provided in Montclair, including bus service and ADA paratransit service, and is anchored by the Metrolink commuter rail and Montclair Transcenter.

The Montclair Transcenter is a regional transportation
hub, with a Metrolink station, a park-and-ride facility, and an on-site childcare center to serve the commuting
public. Additionally, the Metro L Line light-rail-transit (LRT) system will be extended to Montclair which will
provide additional high capacity transit opportunity to the City.

Prior to the 1950s, most American cities were built
based on proximity and access to amenities. This typically resulted in less travel (from a distance traveled perspective) but more congestion. The City of Montclair seeks an equilibrium in the mobility options that would accommodate users of all ages and abilities. In addition, future transportation trends should be considered to
prepare for the ever-changing mobility scenario in urban environments. The City of Montclair seeks to be an active community that is well planned and accessible for all. This is supported by the City’s community survey that showed 60 percent of the respondents desired ease of getting
around without driving; while 85 percent wanted their
neighborhoods to be more walkable.

In addition to the overarching vision crafted for the
City in the General Plan, the Arrow Highway MixedUse District Specific Plan (AHMUD) aims to improve the quality of travel for employees, residents and visitors by providing a vision for new development in the area.

The mobility strategy for AHMUD includes providing:
• Network of Streets: Connect the streets, alleys,
and pathways to connect destinations and provide
multiple options for people to get around.
• Safe, Comfortable, and Interesting Streets: Streets
are redesigned to be safe for all modes of transportation including walking and biking. The risk of injury is reduced by regulating traffic speed.
• Flexible Transit: Range of options are proposed to
connect to transit services and destinations within
the City and the region.They include infrastructure
for walking and biking, microtransit, multi-modal
connections, signage and wayfinding, etc. This Plan
recommends mobility hubs at two locations:
» On Arrow Highway at the San Antonio Creek on
the west side; and
» On the southwest corner of the Central Park on
the east side.

Make AHMUD streets safe, comfortable, inviting, and well connected to the City so that everyone has efficient and reliable access to AHMUD’s jobs, services, and amenities.

Part 3: Policies 57
Policies and Actions
P4.1 Create a transportation system that supports complete streets goals.

A4.1a Design new street connections in the AHMUD to minimize traffic volumes and/or speed, as appropriate, without compromising connectivity for emergency first responders, bicycles, and pedestrians. VZ SE R This could be accomplished through management and implementation of complete street strategies, short block lengths, narrow streets, and/or traffic calming measures.

A4.1b Design new streets and implement improvements on existing streets in the AHMUD to serve users of all ages and abilities, while prioritizing modes and design features based on the context of the street, including the surrounding land use, planned improvements, and collision history. VZ SE R A4.1c Enhance the bike and pedestrian preferred facilities as part of development, private grants, signing of shared routes, maintenance activities, etc. consistent with the City’s Active Transportation Plan, Systemic Safety Analysis Report Program, and General Plan. VZ SE R P4.2 Establish mini-mobility hubs on Arrow Highway and at the new Central Park consistent with the General Plan approach.

A4.2a Provide signage and curb space for vehicle pick-up/drop-off, car share, microtransit, bike share, and e-scooters, as appropriate. VZ SE R A4.2b Create safe pedestrian and bicycle access to mobility hubs from major destinations; especially those connecting to the Metrolink station. VZ SE R A4.2c Provide secure commuter bicycle parking and locker options to businesses and mobility hubs. VZ SE R
A4.2d Convert bus stops into bus shelters. VZ SE R
A4.2e Consider multi-modal links to the Montclair Transit Center. VZ SE R A4.2f Consider options and opportunities to partner with and support local businesses. VZ SE R
P4.3 Establish amenities and support services for all modes.

A4.3a Provide enhanced mid-block crossings on Arrow Highway and Moreno Street. VZ SE R
A4.3b Create streetscapes and public realms that encourage walking and biking.

VZ SE R
A4.3c Incorporate designs that remove barriers to pedestrian and disabled persons from adjoining roadways, including through pathways that do not require passing through parking areas, and that are connected to the sidewalk and transit stops. VZ SE R
A4.3d Consider opportunities for future connections to the planned trail along the San Antonio Creek Channel Frontage. VZ SE R
P4.4 Implement safety enhancements to reduce collisions.

Capitalize on the priorities outlined in the City’s SSARP for the AHMUD Plan Area. Safety enhancements at intersections may include high visibility crosswalks and advanced stop bars, implementation of leading pedestrian intervals (LPI) and implementing a semi-exclusive or exclusive pedestrian phase in high foot traffic areas. Implement sidewalk enhancements, curb extensions, implementing protected bikeways, etc. where feasible and appropriate.

A4.4a When performing street maintenance, consider safety improvements at all locations. VZ SE R
A4.4b Use the City’s SSARP to identify high injury locations and pursue annual grant funding (such as Highway Safety Improvement Program or Active Transportation Plan) to implement safety improvements at those locations. VZ SE R
VZ Vision Zero SE Social Equity R Resilience
58 Arrow Highway Mixed-Use District Specific Plan
O5 Our Healthy Community
Consistent with the Montclair General Plan, the
AHMUD Plan promotes healthy environments that
make it easier for people to adopt healthy behaviors,
healthy choices, and prevent the onset of costly chronic diseases. The AHMUD Specific Plan prioritizes projects
that have support from various partners and produces
multiple health benefits while improving the environment and the economy and strengthening the social ties.

The construction of the I-10 freeway in the 1950s was
instrumental in attracting investment into the area, but the pattern of development was largely designed to be
accessed by the automobile. The design of streets and
buildings in AHMUD do not encourage walking, cycling,
or transit use. The design of streets and transportation networks has significant impacts on health and wellbeing, from promoting active travel like walking or cycling
that helps maintain a healthy weight to reducing road
collisions, traffic noise, and the increasingly recognized effects of air pollution. There are also wider impacts on the disruption of social networks, which are in turn so important for health and wellbeing.

This Specific Plan seeks to improve health by
improving the built and natural environment in
AHMUD by focusing on the following four areas:

A. Healthy Streets: Healthy Streets put people’s needs
at the center of decision-making in terms of improving
health, enhancing liveability and nurturing community
spirit. The elements that make a street good for health are generally the same as those needed to make a street good for the local mobility, economy, community, and
environment. The Montclair General Plan and AHMUD
Specific Plan recommends existing and proposed streets
within AHMUD prioritize safe, comfortable, and active
transportation in conformance with the City’s Active
Transportation Plan (ATP) and Safe Routes to School
Plan (SRTS).

Montclair has a longstanding commitment to health
with a robust portfolio of policies, programs, and
activities. The Healthy Montclair Initiative was developed to provide all families and individuals with the opportunity to meet their basic needs and participate
in building a safe, healthy, educated, just, and caring community. The focus of the initiative has been on
improving access to physical activity, nutritious food, and accessible health care, in addition to serving as a resource for the community to learn about Montclair's
healthy places to live, work, learn, eat, shop, and play.

B. Green Infrastructure: Proximity to green space can
play a role in how physically active people are likely to be. Montclair’s Green Infrastructure trails and green
streets will provide many public health benefits, such as psychological relaxation and stress reduction, enhanced physical activity, and mitigation of exposure to air
pollution, excessive heat, and noise. The proposed trail along the San Antonio Creek would link the AHMUD
West neighborhood to multiple parks, schools, and the
Montclair train station.

C. Access to Healthy Food: Eating a healthy diet is
difficult without access to nutritious food. When healthy foods are not available, people may settle for foods that are higher in calories and lower in nutritional value. The farmers market can be hosted in the central public park in AHMUD. The central park can provide opportunities
for growing food and would attract avid gardeners and
foodies as urban residents and attract and support local restaurants and food processing entrepreneurship. Local food, if processed can be kept longer, it can reach customers that do not have the space or time to cook, and it can transform surplus food into new products, hence
preventing waste.

D. Noise: Chronic noise from traffic, trains, commercial and entertainment uses, and noisy neighbors can increase stress levels and bring about anxiety and sleeplessness.

The predominant source of noise in AHMUD is motor
vehicles and trucks on the streets and the Metrolink and freight trains. As AHMUD begins to attract residential
uses, difficulties often arise where noise-sensitive land uses such as residential activities move into established commercial areas or close to major infrastructure assets such as transit and freight corridors. Generally, the
overriding requirement is for control of noise at source.

Usually this means considering the building's location, orientation, design, and construction; and the operational plan of the facility to avoid unreasonable noise.

Additionally, specific precautions may include requiring acoustic insulation of new buildings with residential uses.

Promote a network of streets, parks, and open space that encourages active living and well-being.

Part 3: Policies 59
Policies and Actions
P5.1 Create a multimodal transportation system that encourages active living and healthy lifestyles in all areas of the City across a broad spectrum of ages, interests, and abilities.

A5.1a Design new streets and retrofit existing streets within AHMUD to prioritize active transportation. VZ SE R
Align the new street design and retrofit of existing streets with the recommendations of the City’s Active Transportation Plan (ATP) and Safe Routes to School Plan (SRTS).

A5.1b Make active transportation networks in AHMUD safe and accessible for all ages and abilities. VZ SE R
A5.1c Continue to implement health programs through the Healthy Montclair Initiative. SE R
A5.1d Develop the trail along the San Antonio Creek in AHMUD West. VZ SE R P5.2 Integrate AHMUD into the citywide healthy and equitable food system.

A5.2a Integrate growing food into large public and private open spaces within AHMUD. SE R
A5.2b Promote healthy food related events like Farmers Market in the central park area. SE R
A5.2c Support entrepreneur food processing businesses. SE R P5.3 Minimize noise impacts to ensure that noise does not detract from Montclair’s quality of life.

A5.3 Require new development projects to implement mitigation measures, where necessary, to reduce exterior and interior noise levels. SE R VZ Vision Zero SE Social Equity R Resilience
60 Arrow Highway Mixed-Use District Specific Plan
O6 Our Safe Community
Montclair is a safe community with low property and violent crime rates. Because the AHMUD area is built-out with limited projected growth, the Specific Plan does not anticipate that additional facilities and/or public safety employees will be required to serve the AHMUD area.

Personal and community safety and security in
AHMUD area is a complex issue. The perception of
safety or danger does not always relate directly to the actual incidence of crime. We feel comfortable and
confident using areas where there is good visibility and effective lighting, where we can be seen and heard by
other people. Thoughtful design, good management, and
involvement from AHMUD businesses and residents is
an important instrument in enhancing sense of well being and making places more user-friendly, easy to understand, and secure. The key design principles that promote
personal safety and property security are:

A. Natural Surveillance
The objective is to provide surveillance opportunities
from buildings and public streets to discourage anti-social activity. For example: shopfront windows, balconies, and entries allow building occupants and passersby to observe on-site and street activities for the purpose of informal surveillance. Mixed uses, particularly at street level, add vitality at different times of the day and night.

B. Pedestrian and Bicycle Safety
Loss of life because of preventable traffic is tragic. We should protect our most vulnerable road users, including children, older adults, and people walking and bicycling.

This requires a citywide effort that brings together
engineers, police officers, advocates, and policymakers to work together towards creating safer streets. Wide multilane streets with larger block lengths in the AHMUD area result in streets that are both difficult to cross and easier to speed on. The community supported vision calls for following pedestrian and bicycle safety enhancements for Arrow Highway, Central Avenue, and Moreno Street:

1. New local streets and mid-block crossings help break the longer block lengths and encourage pedestrian
activity along and across the street.

2. A clear and safe alley system could encourage
exploration of the AHMUD area, and more enjoyable routes, while allowing a finer grain network that is more comfortable for pedestrians. The alley would
become a safe and quiet gathering space as well as
a safe pedestrian connection, without getting onto
Arrow Highway or Central Avenue.

Promote a safer community by making the streets safe for all uses and by making the parks and open spaces more accessible and visible with stronger connections to adjacent uses.

C. Lighting
To overcome issues such as safety, navigation, and
visibility – light installations can effectively be used to welcome people in dark public spaces. Improving street
lighting can reduce the prevalence and incidence of
crime. AHMUD will attract pedestrians with flattering
full-spectrum, low-watt lamps on short poles. Besides
street lamps, lighting can be mounted on buildings and
where appropriate light the facade, or can be integrated into bollards, feature lights, and streetscape elements.

Lighting levels should be achieved by increasing the
number of lights, not their height or wattage. Rather than be everywhere, lighting levels respond to the context.

In AHMUD area, street lights should be frequent and
support nighttime activity. In residential areas, lighting can be limited with well-lit intersections. Light streaming from storefront windows can make a significant contribution to the feeling of security at night. Mixed-uses in AHMUD, particularly upper level housing as a crime
prevention strategy, increases the feeling of safety. Along Arrow Highway and Central Avenue, upper-floor
housing provides “eyes on the street” that follow what is going on in the street and deter crime.

Part 3: Policies 61
Policies and Actions
P6.1 Make AHMUD streets safe for pedestrians and bicyclists.

A6.1a Carry out the safety enhancements recommended by the AHMUD Vision for Arrow Highway, Central Avenue, and Moreno Street. VZ SE R
A6.1b Add mid-block crossings and parklets on Arrow Highway and Moreno Street. VZ SE
R
A6.1c Amend the development codes to allow context sensitive street types. VZ SE R P6.2 Employ a range of contextual lighting options to promote safety and security on AHMUD streets.

A6.2a Identify AHMUD public streets and open spaces that are poorly lit and install context sensitive street lights. VZ SE
R
A6.2b Install string lights in alleys that provide connections to destinations. VZ SE R A6.2c Require new development to demonstrate on a lighting plan appropriate level of direct and indirect lighting in the public and private realm. VZ SE R
P6.3 Reduce opportunities for criminal activity through physical design stan- dards, recreation opportunities, educational programs, and counseling services.

A6.3a For new infill development and major rehabilitation, incorporate natural surveillance principles and best practices into development codes and review processes. VZ SE
R
Ensure natural surveillance and human presence by: • making buildings front on to the public realm; • putting “eyes on streets” and minimizing blank facades; and • mixing uses, particularly at the street level, adding activity at different times of the day and night.

A6.3b Amend the development codes to require building designs that promote safety by providing active street frontages. VZ SE
R
“... there must be eyes upon the street, eyes belonging to those we might call the natural proprietors of the street.”
— Jane Jacobs
VZ Vision Zero SE Social Equity
R Resilience
62 Arrow Highway Mixed-Use District Specific Plan
O7 Our Active Community
Open spaces and recreational facilities in AHMUD
provide an opportunity to exercise, access sunshine, nature and fresh air, and encourage people to walk or bike.

The public parks and open space network in AHMUD
needs interesting, inviting, and varied places for quiet reflection or the places for physical activities and play. To invite more people to walk, active and attractive ground floor facades, invitations to sit and rest along the streets, pedestrian scale street lighting, and clear organization of the sidewalk space to enable unobstructed walking are
needed.

AHMUD is built out. Introduction of residential
uses will require a network of parks and open spaces that should be provided with incremental infill opportunities.

The greatest opportunity for public space in AHMUD
exists in reimagining the streets, the San Antonio Creek, paths, and alleys as linear public space corridors that provide safe, comfortable, and inviting walking and biking experiences.

A. Network of Open Spaces
Open space provides the ‘breathing room’ within the
urban AHMUD context and promotes opportunities
to engage in outdoor activities. The vision identifies the Central Park and the Creek Corridor as two major open
spaces and creates a rich tapestry of proposed parks,
plazas, enhanced alleys, parklets and mid-block crossings that will increase the overall amount of open spaces in AHMUD, and provide visitors, workers, and residents
with an appealing, thermally comfortable outdoor
environment.

B. Recreation
Recreation includes activities that happen both at
outdoor open spaces and indoor facilities. Activity is
beneficial by way of being fun, stimulating, refreshing, or relaxing. Active recreation involves physical activity while passive recreation usually involves sitting, lying down, or a leisurely stroll.

Active recreation refers to a mix of possible uses in the Central Public Park that includes: sports fields, buildings or structures for recreational activities, concessions, courses or sport courts, children’s play areas, and recreational pathways.

A passive recreation area refers to a mix of uses along the San Antonio Creek Corridor, which include the
landscaped areas, lawn spaces, seating, and picnic areas.

C. Parklets and Mid-block Crossings
Parklets transform on-street parking spaces into
small spaces for people to use and enjoy. They provide
pedestrian amenities such as seating, landscaping, and
bike parking. To augment pedestrian activity and social interaction along Arrow Highway, and to provide more
sidewalk space, a series of parklets are proposed to be distributed throughout the street.

D. Green Network
The street trees and other vegetation in AHMUD will
function as a localized green infrastructure which is part of the larger “green infrastructure” framework of the city.

Street trees and other vegetation substantially enhance pedestrian activity. All AHMUD streets currently have
significant gaps in the tree canopy. The vision calls for thriving and distinctive street trees on all streets.

Promote and ensure inclusive and equitable access to a range of opportunities for physical activities including parks, open space, and recreation.

The West Park and the linear bike and jogging/walking trail along the San Antonio Creek channel are the key open spaces in west AHMUD.

The Central Park in East AHMUD is an event, family, and sponge park. Within the western garden are play areas, meandering jogging and walking paths.

The AHMUD vision calls for the temporary use of some of the expansive parking lots for community events and gatherings.

Part 3: Policies 63
P7.1 Expand park inventory in AHMUD to ensure the maximum distance between residents’ homes and the nearest public park is 1/2 mile (1/4 mile preferred).

A7.1a Invest in the acquisition of new parkland. SE R
A7.1b Develop trail along the San Antonio Creek. VZ SE R A7.1c Amend development code to require new development to provide its fair share of public and private open spaces. SE R
A7.1d Expand the parks and recreation system through repurposing public land like excess streetspace, expansive parking lots, and other creative means.

SE R
P7.2 Promote, expand, and protect a green infrastructure that links the natural habitat.

A7.2a Use parks as sponges to serve stormwater infrastructure and flood mitigation roles to enhance resiliency, recreational use, and beauty. SE R A7.2b Encourage simple, small, and low-cost demonstration green infrastructure projects both in the public and private realm. SE R P7.3 Identify and remove barriers to access parks. Encourage walking and biking as preferred way to get to and from parks.

A7.3a Increase the number of entrances to existing parks to expand the number of residents within walking distance of a park.VZ SE R
A7.3b Prioritize new access or entry points near the proposed mobility hubs, including sidewalks, bike routes, trails, and transit.VZ SE R P7.4 Explore creative or alternative funding opportunities for programs and capital projects.

A7.4a Explore establishing a Community Foundation or “Friends of Parks” organization for the purpose of soliciting park land donations; applying for private grants; and for fundraising. R
A7.4b Explore naming rights, sponsorships and asset management opportunities to create ongoing revenue for maintenance and operations of existing facilities. R
A7.4c Explore contracts with private business to provide and operate some of the recreational activities which would be financed, constructed, and operated by the private sector with additional compensation paid to the City. R
A7.4d Explore interlocal agreements between two or more local units of government and/or between a local unit of government and a non-profit organization for the joint usage/development of sports fields, regional parks, or other facilities. R
Policies and Actions
VZ Vision Zero SE Social Equity R Resilience
64 Arrow Highway Mixed-Use District Specific Plan
O8 Our Creative Community
A. Festival and Events
Festivals and events are important in developing a
memorable destination, and serve as catalysts for other developments. They provide opportunities for community
participation; enhance and promote the social, cultural, economic, and environmental fabric of the place; and can attract tourists and visitors from the region.

While the event can be centered in the AHMUD area,
it could also include programming throughout the city.

The event could be organized around an overarching
theme that allows broad community engagement with
ideas that have strong resonance in Montclair. The City’s arts organizations, artists, library, parks, businesses, restaurants, the school district, churches, and other
regional partners can program their participation around the theme and provide shared marketing and promotion
for the event.

B. Creative Expression in Public Realm
Creative and welcoming public spaces are vital to
fostering more interaction between AHMUD’s workers,
residents, and visitors, and Montclair’s unique history, culture, and artists. The Specific Plan identifies several sites for public space improvements. The proposed
Central Park and the San Antonio Creek Channel both
have spaces dedicated to public assembly which should be better utilized. Reducing regulatory barriers to outdoor vendors in AHMUD, such as permit costs and business
licenses will encourage vibrant and successful public
spaces. Temporary pop-ups and vendors can provide
“eyes on the street” that enliven and increase safety in shared spaces and plazas. Vendors should be encouraged
to fill vacant or underutilized lots that face primary and secondary streets. In addition, vendors in public spaces could help drive foot traffic to nearby retail.

Leverage the creative economy, integrate public art and cultural events and programming within the public realm that attracts and supports creative businesses.

Leverage underutilized spaces in AHMUD, including
vacant ground floor shopfronts and empty parcels, as
opportunities for affordable arts, culture, and social
enterprise space. The City of Montclair can facilitate the use of vacant or underutilized buildings as temporary affordable art or social enterprise space. Consider establishing a “pop-up” registry program to connect artists, local small businesses, and organizations with building owners.

C. Home to Artists
Many artists find it difficult to take advantage of existing affordable housing programs due to often sporadic or
unstable income, making it difficult to officially document for purposes of eligibility for affordable housing initiatives. Additionally, the predominant ranch housing type found in Montclair is less suitable for creative people that prefer high-ceilings, light-filled rooms, at bargain prices.

Providing artists with affordable housing in AHMUD
where they can live and work can also strengthen the
social cohesion and identity of AHMUD. The artists can
attract outsiders into AHMUD with events and open
houses that showcase their art. They could also take their art-making experiences out into the larger community.

D. Public Art
Public Art plays a remedial role, lending beauty and
interest to AHMUD, giving it character and identity.

E. Canvas for Public Art
Murals: Existing blank walls are visually boring and
increases the perception of an unsafe environment.

Murals are quick and cost-effective forms to create or
nurture a sense of culture and creativity in AHMUD’s
aesthetic. The City and its arts partners could establish a Mural Program, a public art strategy to commission a
series of interrelated murals at key points along the San Antonio Creek or throughout AHMUD East, either by
a single artist or artists working in collaboration. This approach would encourage the public to explore the area as a creative continuum and glimpsing murals on buildings and walls along the way.

Public Realm: Sidewalks, crosswalks, and plazas offer opportunities for artwork. Existing surfaces can be enlivened via sand-blasted patterns, incorporating concrete stain as well. New construction affords creative use of inset bronze elements, stone and tile mosaic, and aggregate.

Vacant or underutilized industrial structures offer lots of inexpensive room for artists to practice their art without impacting neighbors.

Part 3: Policies 65
Inland Pacific Ballet: Inland Pacific
Ballet (IBP), located in AHMUD,
along Central Avenue is a premier ballet
company in the region, enjoying critical
acclaim while performing the largest
and most varied repertoire in the area.

Through creative marketing and an
extensive Educational Outreach Program,
Inland Pacific Ballet strives to introduce
new audiences to the magic of ballet, and
to make the experience more available
and accessible to all. The Company is
also committed to the nurturing of new
talent and provides an essential training
ground for serious young dancers. IPB’s
pioneering audience development work
has resulted in an exponential increase in
annual attendance - from 3,000 in 1995
to a current average of 20,000, making
the Company the fastest growing arts
organization in the region. For many
Montclair residents, the IPB’s performances are an introduction to the arts and live theater.

Policies and Actions
P8.1 Develop and host an iconic Cultural Event in AHMUD.

Promote AHMUD as an arts and entertainment destination by facilitating an iconic special event/festival. This event should distinguish itself from other offerings in the Los Angeles region by reflecting Montclair’s authentic character.

A8.1a Identify the event promoter with the most promise to serve this role. SE R A8.1b Connect available and underutilized venues with those seeking spaces for events. SE R
A8.1c Leverage parks and public spaces as vital locations to showcase and promote arts and culture in AHMUD. SE R
P8.2 Increase supply of affordable housing for artists.

A8.2a Create systems and procedures to spur the development of affordable artist housing through the use of innovative tax programs and the maximizing of financial tools. SE R
A8.2b Allow live-work building type in AHMUD particularly on primary streets where housing may not be desirable on street level. SE R A8.2c Partner with nonprofit organizations, for-profit developers, and grassroot groups that have a track record to successfully pull together the partners and resources needed to create affordable live/work spaces for artists. SE R P8.3 Integrate public art into the development review & capital improvement program.

A8.3 Identify public art opportunities and engage artists as early as possible in all projects. SE R
P8.4 Promote collaborative process of create powerful murals on blank walls that can transform public spaces, neighborhood identities, and individual lives.

A8.4 Design and implement high quality temporary outdoor painted murals that reflect the stories and content researched from the larger Montclair community. SE R
The murals are intended to enhance AHMUD’s identity, turn ordinary spaces into landmarks, and promote community dialogue, while addressing visual blight and vandalism. Montclair’s local artist community can be funded through the percent for public art policy to complete a mural. In return, the selected local artist through community coordination can prepare the wall, and maintain the mural after completion.

Photos show examples of street design elements
that provide character and sense of place.

F. Streetscape Design Elements
Streetscape design elements can be used
to define and celebrate the character of
the place. These features can be consistent
throughout AHMUD or change as one
moves through individual places within
the districts. Outdoor seating, banners,
lighting, wayfinding signs, building signs,
and other street design elements should
be unique to AHMUD to reinforce a
strong sense of place. Local artists could
be commissioned to design and fabricate
some of these features.

SE Social Equity R Resilience
64 Arrow Highway Mixed-Use District Specific Plan
Part 4: Code 65
Code

4.0 Introduction 4 Montclair provides a range of living, working, and recreational options to suit diverse needs. The form and character of the different human habitats is conceived as a geography of diverse place types such as neighborhoods, districts, and corridors. The Urban Form Map shows a physical framework of place types that informs and guides the nature, form, and character of the built physical environment.

The City is largely built out with stable residential and commercial areas. Some of the vacant and underutilized sites in the AHMUD area offers the greatest potential for preserving commercial development and attracting new growth.

Community preferences and directions shape the corresponding policies and implementation. These statements guide the coding of the built environment — from a broad, citywide scale, to a detailed scale of individual neighborhoods, blocks, buildings and physical character, consistent with the history and desired future of the place.

Figure 4.1: AHMUD Urban form
66 Arrow Highway Mixed-Use District Specific Plan
The AHMUD Code is a form-based code (FBC).

FBCs are an alternative to conventional zoning regulations. FBCs are purposeful place-based regulations with an increased focus on the design of the public realm:
the public space defined by the exterior of buildings and the surrounding streets and open space.

FBCs are used to protect and preserve stable areas
from incompatible development and to attract appropriate (re)development to transform areas at risk. This FBC reinforces the historical form patterns with the
use of streets, frontages, buildings, and open spaces that are appropriate for AHMUD context.

A key difference between conventional use-based
and FBCs is that FBCs do not determine entitlements
through FAR or floor units per acre. The conventional
density controls have failed to produce diversity in
living and working arrangements in a contextual
manner. Overly restrictive use and density regulations
are common barriers to small-scale development.

The focus of this code is on the few but critically
important urban standards that shape the public realm.

These include design of streets and open spaces, setback, building height, building frontage at street level,
parking, and access.

The properties in AHMUD West and East are buildout. The vision for AHMUD calls for preservation of existing commercial development while allowing
incremental and contextual infill development.

The regulations in this code focus on creating a
unifying public realm and is intended to be lean and
less regulatory on the private side. The AHMUD area
is distinctively different than neighboring downtown or residential areas. The area will develop incrementally
and more organically.

This code intentionally encourages improvisation
and innovative infill development that creates a rhythmic patterns of existing and new buildings unified by a distinctive, vibrant, and walkable public realm.

The Development Code consists of the following
sections:

4.0 Introduction: What is Form-Based Code?

4.1 Purpose and Applicability: The purpose, use, and
applicability of the code.

4.2 Regulating Plan: A zone map that assign standards
based on desired character and intensity.

4.3 Public Realm: Standards for subdivision, blocks,
streets, and open spaces. Features a Public Realm Plan
showing a range of open spaces; and standards for street types, Street Tree Master Plan, street furniture, and
outdoor seating areas.

4.4 Development Standards: Setbacks, height, parking
standards, and access aimed at generating the individual buildings on a block that collectively with other buildings will shape the form of the public realm.

4.5 Frontage Standards: Standards for private frontages that provide a transition and interface between the street and the building.

4.6 Land Uses: Allowed and restricted land uses.

4.7 Signs: Design standards for signs.

4.8 Other Development Standards: Standards for on-site
landscaping, lighting, drive-thru businesses, and solid waste.

4.9 Administration: Responsibility and authority to
review and make final decision.

4.10 Glossary: General and land use terms defined.

Form-Based Code
The standards are carefully calibrated for varying context offering a rich public realm and a variety of living and working environments.

Part 4: Code 67

4.1 Purpose and Application

4.1A Purpose

1.1A Intent
The Arrow Highway Mixed-Use District (AHMUD) Development Code implements the AHMUD’s Vision, Goals, and Policies. This Development Code is intended to facilitate the continuing evolution of the Plan Area into a place where:

1. A mixture of land uses including shops, workplaces, and residences are within walking distance of one another and produce an urban form that is inviting, comfortable, safe, and ecologically resilient;

2. Streets and open spaces promote a vibrant, safe, healthy, and prosperous place; and

3. New infill and remodeled buildings work together with existing buildings to define the pedestrian-oriented space of the public streets within the Plan Area, and are harmonious with each other and the desired character of the Plan Area.

1.1.B Relationship to the Montclair General Plan
The AHMUD Code is consistent with the Montclair General Plan currently in effect, as required by Government Code 65000, et seq., California Statute.

The AHMUD Code implements the General Plan’s community supported goal to direct majority of the new growth to districts and corridors in a contextual manner.

1.1.C Relationship to the Municipal Code
Article 11.11.14.040 of the Montclair Municipal Code (SDMC) shall be referred to as the “AHMUD Code.” The AHMUD Code provides all requirements for development and land use activity within the boundaries identified in Figure 4.1.1. Except as specifically referenced within the AHMUD Code, the Montclair Municipal Code requirements in place are hereby replaced by Article 11.11.14.040.

4.1B Use and Applicability

1.2A Use of AHMUD Code
The AHMUD Code shall be administered by the Montclair City Council, hereafter referred to as the “Council;” the Planning Commission, hereafter referred to as the “Commission;” the Director of Community Development, hereafter referred to as the “Director;” and the Montclair Planning Division, hereafter referred to as the “Planning Division.”

1. Responsibility for Administration: The Planning Division shall be the primary body responsible for administering the AHMUD Code subject to the provisions of Article 11.

1.2.B Applicability to Municipal Code
Property, including structures, land uses and physical improvements such as signs, landscaping, and lighting within the boundaries of the AHMUD Code (Figure 4.1.1) shall comply with all applicable requirements of the AHMUD Code as follows:

1. Zoning District(s) Requirements: All property subject to the AHMUD Code shall comply with the relevant requirements of the applicable zoning district(s).

2. Conflicting Requirements: Where a requirement exists for the same topic, in both the AHMUD Code and other sections of the Montclair Municipal Code, the requirement of the AHMUD Code shall prevail unless otherwise specified.

Arrow Hwy
Moreno Street
Central Ave
Benson Ave
Monte Vista Ave
10 Figure 4.1.1: AHMUD Boundary Map
68 Arrow Highway Mixed-Use District Specific Plan

1.2.B 3. Permit Approval Requirements: Each structure and land use shall be constructed, reconstructed, enlarged, altered, or replaced in compliance with the following requirements:
a. Allowable use: The land use must be allowed in the zoning district where the site is located (see Table 4.7.1).
b. Permit and approval requirements: Any and all permits or other approvals required by the AHMUD Code shall be obtained
before the issuance of any required grading, building, or other construction permit, and before the proposed structure is constructed and land use established or otherwise put in operation. c. Development standards and conditions of approval: Each land use and structure shall comply with the applicable development standards of the AHMUD Code for the zoning district in which the site is located.
4 Improvements, Modifications, and/or Expansions of Sites or Structures a. Improvements to Conforming Structures or Sites: Applicants that involve an improvement to a conforming site, an existing conforming structure(s), or a modification/expansion of an existing conforming structure(s), sign(s) are subject to the applicable requirements of the AHMUD Code.
b. Improvements to Non-Conforming Structures or Sites:

Applicants that involve an improvement to a non-conforming site, an existing non-conforming structure(s), or a modification/expansion of an existing non-conforming structure(s), or sign(s) shall comply with the applicable requirements of Section 1.2C. c. Civic Buildings: Applications that involve a civic building as defined by the AHMUD Code shall comply with Section 1.2B.7. 5 Modification or Subdivision of Existing Parcel(s): Applications involving the modification of an existing parcel or the subdivision of an existing parcel shall comply with the applicable requirements of the applicable zoning district(s) and Section 4.3 Public Realm (Subdivision, Streets, and Block Standards).
6 Approved Entitlements: Entitlements approved prior to the adoption of the AHMUD Code that have yet to be constructed are not subject to the AHMUD Code. The entitlement(s) may not be extended beyond the four-year approval period and upon expiration, the owner must demonstrate substantial completion in constructing the approved structure(s) or the property shall then comply with the AHMUD Code.

Substantial completion means at least 90 percent completion of the approved structure(s) as determined by the City of Montclair Building Official.

1.2.B 7 Civic Buildings: Applications involving the modification or construction of a building for civic purposes as defined in Section 10 “Glossary,” shall comply with the following:
a. Section 4.4 Development Standards and Section 4.5 Frontage Standards are not required of civic buildings.
b. All other sections of the AHMUD Code apply.

1.2.C Transitional Lots, Uses, and Structures
1 Intent: The regulations of this section are intended to:
a Recognize the interests of property owners in continuing to use their property for uses that were lawfully established. b. Promote maintenance, reuse, and rehabilitation of existing buildings.
c. Place reasonable limits on nonconformities that have the potential to adversely affect adjacent properties.
2 Transitional Lots: Lots which are non-conforming as to lot area or lot width may be adjusted or subdivided provided the resulting re-configuration brings the non-conforming lot into, or closer to conformity with the requirements of current applicable regulations. 3 Transitional Use: Transitional uses are those that were legally established but that are not currently listed as permitted or conditionally permitted in the zoning district in which they are located or those that currently require a conditional use permit but at the time of their initiation did not require a conditional use permit. The following provisions shall apply to legal transitional uses:
a. No transitional use shall be expanded or moved in whole or part to any portion of the lot or parcel upon which it is located or other structure other than that occupied by such use at the time it was established.
b. No transitional use shall be changed to a different transitional use. c. If a transitional use is discontinued or abandoned for a continuous period of 180 days or more, such use shall be deemed to have lost its transitional status and shall not be reestablished.

Part 4: Code 69
4 Transitional Structures:
a. Additions: A transitional building or other structure may be added to, provided that an addition of 50 percent or more of the floor area existing as of the adoption of this AHMUD Code shall trigger compliance with all AHMUD Code provisions for the portion of the building or structure comprising the addition. b. Repairs and Maintenance: General non-structural repairs and normal maintenance necessary to keep a nonconformity in sound condition are permitted. Structural repairs to a legal transitional structure may be authorized by the Building Official if it is determined that said repairs are necessary to protect the health and safety of the occupants, public at-large, or adjacent property and the cost does not exceed 50 percent of the replacement cost of the legal transitional structure. Structural improvements required to strengthen unreinforced masonry structures in compliance with seismic safety standards shall be permitted without replacement cost limitations.
c. Replacement of Transitional Structures: Any transitional structure that is involuntarily damaged by fire or other catastrophic event may be restored or reconstructed to its original condition provided that the cost of such restoration/reconstruction does not exceed 50 percent of the replacement value of the structure and that the restoration shall commence within one year from the date the damage occurred.
70 Arrow Highway Mixed-Use District Specific Plan

4.2 Zones and Regulating Plan

4.2A Zoning Districts and Overlays

4.2A.1 Purpose and Establishment of Zoning Districts and Overlays This section establishes the zoning districts and overlays to implement the AHMUD Specific Plan for property and rights-of-way within the AHMUD Code boundaries. Property and rights-of-way subject to the AHMUD Code shall be divided into the following zones and overlays, which shall be applied to all property as shown on Figure 4.2.1.

4.2A.2 Zoning Districts and Overlays
The AHMUD Code is consistent with the Montclair General Plan currently in effect, as required by Government Code 65000, et seq., California Statute. The AHMUD Code implements the General Plan’s community supported goal to direct majority of the new growth to districts and corridors in a contextual manner.

4.2B Regulating Plan

4.2B.1 Purpose and Establishment of Regulating Plan
This section establishes the regulating plan, Figure 4.2.1, as the map that identifies and implements the various intentions and principles of the AHMUD Plan. Table 4.2.1 defines the zoning districts, overlays and standards for site development, design and land use through the following:
a Zoning Districts: Each zoning district is allocated standards in the following areas:
• Building Placement
• Allowed Development Standards
• Allowed Frontage Types
• Building Height and Size
• Allowed Encroachments into Required Yards
• Parking Placement and Site Access
• Required Parking
• Allowed Land Uses
b Shopfront Frontage Overlay: This overlay requires buildings to have shopfront frontage and a minimum floor-to-ceiling height. This requirement is to accommodate ground floor live-work, commercial, retail or other such non-residential activity on streets where the vision expects active, pedestrian-oriented streetscapes.
c Regulating Plan Diagram: Each zoning district and overlay established by the AHMUD Code is identified on Figure 4.2.1 to show the boundaries of each zoning districts, overlay, and the parcels within each boundary. Figure 4.2.1 is established as the zoning atlas for all property within the AHMUD Code boundaries.

Part 4: Code 71
10 Moreno St
Arrow Hwy
Central Ave
Benson Ave
Monte Vista Ave
P. E. Trail
Regulating Plan
Commerce
Corridor
Parks
Shopfront Overlay
Stub shows future street connection.
e precise location of the street will
be determined when the parcel is
subdivided for future development.

Civic
Neighborhood
Arrow Hwy Mixed-Use
Specic Plan
Figure 4.2.1: Regulating Plan
72 Arrow Highway Mixed-Use District Specific Plan
Zoning District Corridor Commerce Neighborhood
Intent
Desired Form New buildings are block scale, up
to four floors (50 feet in height),
buildings close to property line,
and active ground floor commercial activities on key streets.

New buildings are block scale,
up to 3 floors (40 feet in height),
buildings close to property line,
and active ground floor commercial activities on key streets.

New buildings are primarily
house scale, up to 35 feet in
height, buildings close to
property line, and active ground
floor commercial activities on
key streets.

Streetscape and Public
Realm Improvements
Active streetscapes on Central
Avenue provide continuity with
adjacent areas. Commercial
frontages such as shopfronts,
arcades, or galleries; wide sidewalks; and street trees encourage interesting, safe, and comfortable
walking environment.

Arrow Highway is envisioned
to be configured as a grand
tree-lined street with commercial
frontages, wide sidewalks, four
travel lanes, two bicycle lanes and
parking on both sides.

Active streetscape providing
continuity with adjacent areas.

Residential frontages and street
trees encourage interesting,
safe, and comfortable walking
environment.

Parking Parking consists of on-site spaces
located either behind buildings
or in above- or underground
parking structure. On-street
public parking spaces are provided. Parking ratios are lower due to available transit and shared
parking options.

Parking consists of on-site spaces
located either behind buildings
or in above- or underground
parking structure. On-street
public parking spaces are provided. Parking ratios are lower due to available transit and shared
parking options.

Parking consists of on-site spaces
located either behind buildings or
in above- or underground parking structures. On-street public parking spaces are provided.

General Use Buildings are occupied with
ground floor retail, cultural,
entertainment, and office activity.

Upper floors and the floor area
behind shopfronts is flexible for a
wide variety of office, lodging, or
housing uses.

Buildings are occupied with
ground floor commercial,
retail, and office activity. Upper
floors and the floor area behind
shopfronts is flexible for a wide
variety of office, lodging, and
housing uses.

Buildings are occupied with residential uses with live-work uses if desired along key commerce
frontages.

Table 4.2.1 Summary Characteristics of Zoning District
Part 4: Code 73

4.3 Public Realm
Step 1: Existing Site
Sites that are 4 acres or larger in size
or existing blocks with 700 feet of
frontage on any side shall be subdivided further to create additional blocks per the requirements of Table

4.3.1. Step 2: Introduce Streets
Sites being subdivided into additional blocks shall introduce streets as allowed in the applicable zoning
district(s) and comply with the
applicable block-size requirements
of Table 4.3.1.

Step 3: Introduce Alleys
Access to new blocks and their
individual lots is allowed primarily
by alley or, side street, with a certain
portion of lots allowed to access the
lot via the primary street. The intent
of limiting access to the rear or side
of lots is to maintain the continuity
of the streetscape without interruptions such as driveway access.

Step 4: Introduce Lots
Lots are introduced on each block
to correspond with the selected
building type(s) allowed by each
zoning district.

Step 5: Introduce Projects
Each lot is to receive no more
than one main building. The main
building is then designed per the
requirements of the applicable zoning district along with the allowed frontages and arranged to suit the
particular organization of buildings
desired for the block.

4.3A Blocks

4.3A.1 Purpose
The design of blocks influence the type of street network, building types, and the quality of urban space. Smaller blocks produce more intersections, therefore more human scale buildings, greater public realm and superior street network system. All blocks shall be designed per the applicable requirements identified in Table 4.3.1 to ensure that new and modified blocks result in walkable, interconnected streetscapes aligned by appropriately scaled buildings.

4.3A.2 Applicability
The standards shall apply to all new or modified blocks in the AHMUD area.

4.3A.3 Streetscape Standards
a New or modified blocks shall front a street (public or private). b New or modified blocks shall be subdivided to generate individual lots for buildings or open space as required by the applicable zoning district(s) and overlay(s) and in compliance with Section 4.4 Development Standards. c New or modified blocks may be designed in a variety of shapes.

Individual block faces and the total block perimeter shall follow the standards established in the Table 4.3.1 below.

Zone Face Length Perimeter Length
Corridor 400 ft. max. 1,600 ft. max.

Commerce 600 ft. max. 1,800 ft. max.

Neighborhood 600 ft. max. 2,000 ft. max.

Table 4.3.1: Block standards.
74 Arrow Highway Mixed-Use District Specific Plan

4.3B Streets

4.3B.1 Intent
The key to transforming the AHMUD into walkable area is the introduction of an interconnected street network with streets that are sized appropriately for intended volume and safe traffic speeds. The principal characteristics and strategies of this kind of network are:
a. Interconnected streets that serve all modes of travel, including walking, biking, taking transit, or driving.
b. A diversity of context based street types, each designed according to the adjacent building intensities and uses and each with its own unique character.
c. Streets that accommodate two-way traffic, facilitating navigation and safe traffic speeds, while eliminating traffic-related fatalities. d. On-street parking that provides convenient parking in front of businesses and residences, reduces the amount of required off-street parking, provides a barrier between vehicles in the travel lane and pedestrians on sidewalks, and provide a presence on the street that helps calm vehicular speeds.
e. Approrpiate lane widths, tight curb radii, and narrow street crossings that calm traffic and provide a more comfortable and safe environment for pedestrians, cyclists, and automobiles.
f. Ample sidewalks, crosswalks, street trees, and generous streetscapes that provide shady, comfortable, and inviting places for pedestrians to walk, while defining the AHMUD’s unique and memorable sense of place.
g. Streets that result in a reduced quantity and improved quality of stormwater runoff, and a diminished heat island effect. h. Energy-efficient, pedestrian-oriented lighting that generates an inviting and safe environment for pedestrians, cyclists, and commerce.

4.3B.2 Applicability
a. The standards in this section apply to all new streets and to the substantial improvement of an entire block length of an existing street, subject to the review and approval of Public Works Director and Fire Chief. b. Figure 4.3.1 shows the proposed street and block network applied to the entire Plan Area. Additionally, Figure 4.3.3 shows specific landscape characteristics for each street, differentiating it from other streets within the Plan Area, and contributing to the richness of the Plan Area’s sense of place.

Arrow Hwy
Central Ave
Monte Vista Ave
Moreno St
1 2
3 4
5 6
7 8a
8b
9 10
11 3 Existing Central Avenue Proposed Central Avenue
Figure 4.3.1: Street Network Plan
Figure 4.3.2: Existing and Proposed Typical Street Design Part 4: Code 75
1 4
2 5
Existing Arrow Hwy (west)
Existing Monte Vista Avenue
Existing Arrow Hwy (east)
Existing Moreno Street
Proposed Arrow Hwy (west)
Proposed Monte Vista Avenue
Proposed Arrow Hwy (east)
Proposed Moreno Street
76 Arrow Highway Mixed-Use District Specific Plan
6 8a
7 8b
10 11
9 Proposed Mixed-Use Retail Street
Proposed Central Park Urban Edge (south)
Proposed Residential Slow Flow Proposed Alley
Proposed Central Park Urban Edge (north)
Proposed Paseo
Proposed West Park Urban Edge Street
Figure 4.3.2: Existing and Proposed Typical Street Design (continued) Part 4: Code 77

4.3C Street Trees

4.3C.1 Intent
The intent of Street Trees is to provide a comfortable, rich pedestrian experience with shade, planted edges in the public right of way, and increase environmental performance with low impact development strategies that absorb and clean urban runoff.

The Street Tree Master Plan (see Figure 4.3.3) locates specific tree species amongst the public realm's street network, open spaces, and greenways. Tree species are chosen for each type of thoroughfare and open spaces to support its unique aesthetic character, spatial quality, and environmental value. Tree selection considerations included the tree's shape, color, seasonal change, scent, size at maturity, drought tolerance, and resilience.

The numerous qualitative benefits from selecting a diverse street tree palette include shade for pedestrians walking along the sidewalk, a visual rhythm to reduce driving speeds along vehicular streets, and overall balance of the built environment. A street tree's environmental benefits include cooling the immediate area, local air quality improvement through carbon sequestration, and stormwater management which contribute toward pedestrian friendly urban character of Montclair.

The street tree species shown in Figure 4.3.3 (Street Tree Master Plan) are conceptual and may be adjusted subject to Public Works Director and/ or Community Development Director approval.
78 Arrow Highway Mixed-Use District Specific Plan
10 Moreno St
Arrow Hwy
Central Ave
Benson Ave
Monte Vista Ave
P. E. Trail
1 1
2 3
5 5
5 5 5
6 5 5 7
4 Arrow Hwy, Median &
Parallel Parking Tree Wells
Olive St, Parkway Trees
Moreno St, Median &
Parallel Parking Tree Wells
Central Park, Parallel
Parking Tree Wells
Typical Street, Parkway Tree
Central Ave, Parkway Tree
Residential Street @
Linear Park,
Parallel Parking Tree Wells
1 2
3 4
5 6
7 1 Arrow Highway
Median Tree: Schinus molle, California Pepper
Parkway “D” Well Planter: Cercidium Desert Museum, Palo Verde Desert Museum Spacing 24 ft Triangular spacing in wide median. For narrow median condition single row at 48 ft, Plant Bouteloua gracilis Blonde Ambition below.

Parallel Parking “D” Tree Well. Raised curb planter 6ft X 6ft with 3 ft radius on lane edge curb.

Plant with Cercidium and decomposed granite under tree. Space at 48 ft on center.

Figure 4.3.3: Street Trees Master Plan
Part 4: Code 79
2 Olive Street
Parkway Tree: Zelkova
serrata, Sawleaf Zelkova
Spacing 30ft on center;
Parkway width 5-6ft
3 Moreno Street
Median Tree: Pinus
canariensis, Canary
Island Pine. Informal
Spacing +/- 30 ft. on
center.

Parkway Tree: Platanus
racemosa, California
Sycamore. Formal
Spacing at 40 ft. on
center.
4 Park Street (3 sides)
Jacaranda mimosifolia,
Jacaranda or Mimosa
Tree
Parallel Parking “D”
Tree Well. Raised curb
planter 6ft. by 6 ft. with
3 ft. radius on lane edge
curb. Space at 30 ft on
center.
5 Typical Street Parkway
Tree
Geijera parvifolia,
Australian Willow
Spacing 30 ft on center.
5 Typical Street Parkway
Tree
Koelreuteria bipinnata,
Chinese flame tree
Spacing 30 ft on center.
5 Typical Street Parkway
Tree
Bauhinia variegata,
Purple Orchid Tree
Spacing 30 ft on center.
5 Typical Street Parkway
Tree
Lophostemon confertus
(Tristania conferta),
Brisbane Box
Afrocarpos falcatus
(Podocarpus gracilior),
African Fern Pine
Spacing 30 ft on center
6 Central Avenue
Platanus racemosa,
California Sycamore
Spacing 40 ft on center
7 Residential Street at
Linear Park
Quercus Suber, Cork
Oak
Spacing 30ft
80 Arrow Highway Mixed-Use District Specific Plan
Wilderness
Community Park
Square
Neighborhood
Park
Greenway
Plaza
Quadrangle
Pocket Park
Courtyard
Terrace
Roof Garden
Yard
Patio
Community
Garden
Courtyard
The diagram shows a range of possible parks and open spaces within the public and private realm.

Part 4: Code 81

4.3D Parks and Open Space

4.3D.1 Intent
This section establishes a range of open spaces specified based on location and characteristics such as size, landscaping, access, and frontage conditions needed to implement the intended form and character for AHMUD.

The Montclair General Plan and AHMUD Specific Plan vision seeks to establish a seamless weave of public and private open spaces at the regional, neighborhood, block, lot, and building level. The Development Standards include private open space requirements for different building types.

The intent of this section is to:
a. To improve quality of life, instill civic pride, and sense of community. b. Provide places for diverse people to meet and interact thereby increasing social capital of the neighborhood.
c. Increase property values and helps attract and retain knowledge workers and businesses.
d. Provide venues for many arts and cultural programs which also promotes tourism.
e. Through informal play and shared experiences with peers, open spaces inspire children to explore, discover, learn and become better stewards of the about natural environment.
f. Promote walking, biking, and other physical activities essential for fitness and well being and to reduce diabetes, and heart and mental illness.
g. Reduces the urban heat island effect. Trees in parks and open spaces sequester carbon and other pollutants from the area.

4.3D.2 Applicability
The standards shall apply to all new or modified blocks in the AHMUD area. Additional Public Open Spaces can be integrated into this section as they are approved by the City.
82 Arrow Highway Mixed-Use District Specific Plan

4.3D.3 Park Types
I San Antonio Creek Greenway
a Description
The Greenway is a linear open space intended to provide extensive opportunities for recreation. The Greenway corridor would connect many neighborhoods, existing parks, schools, Pacific Electric Trail and the Metrolink Station. It would also connect the wildlife habitat and reducing the heat island effect. b Standards
i Size: The greenway would be variable width and span the entire city. In the future, the greenway could become part of a regional trail network.
ii Design:
a) The landscape along the greenway shall consist of
unobstructed lawns, planting beds, naturalistically
arranged trees. Hardscape is minimal in the form of
access pathway and peripheral connections.
b) Pedestrian amenities such as benches, picnic tables, drinking fountains, excercise equipment, bike racks and playground equipment may be located at appropriate
intervals along the greenway.

Part 4: Code 83
II Central Park
a Description
Central park incorporates formal and informal areas with focused landscaping and hardscape for civic purposes and commercial activities, spatially defined by building frontages, and fronting Moreno Street. The Central Park spaces are designed and managed to spur interaction, learning, and networking. The Central Park features flexible multi-functional civic structure that can accommodate farmers market, food and craft vendors, etc.; stage for performances for hosting events and festivals; and a mobility hub at the southwest corner provides variety of mobility options.

The park is designed to filter storm water from the future urban development surrounding the green space.
b Standards
i Size: 1 to 2 acres
ii Design:
a) The presence of civic building complements and
supports the open spaces, and reinforce the public
nature of the space.
b) A balance of drought-tolerant trees, plants and groundcover shall provide significant shade. c) The Central Park shall be visible from all sides.

Pedestrians and motorists alike must be able see
through the space to the opposite side.
d) Furnishings such as benches, chairs, tables and drinking fountains are required.
84 Arrow Highway Mixed-Use District Specific Plan
III Neighborhood Park
a Description
A large green and landscaped area available for unstructured recreation.
b Standards
i Size: 0.5 acre to 1 acre
ii Design:
a) To encourage maximum use, the open space circulation system shall integrate and connect with the circulation patterns of the neighborhood. The entrances and exits
shall be easy to locate from inside and outside the open space. Primary access route through the open space
shall be clearly identifiable, well maintained, and well lit.
b) Visibility is an important design criteria for enhancing people’s comfort and security. The open spaces shall be in the line of sight of adjacent land uses and activities to ensure visibility. The frontages shall have active edges such as front doors and windows.
c) All parking shall be located on-street. The location and design of open space shall facilitate walking and biking to the open spaces.
d) Dense, visually impenetrable planting creates the
opportunity for crime and shall be avoided.
e) Lighting shall direct movement between destinations.

Part 4: Code 85
IV Neighborhood Green
a Description
A small open space within a neighborhood available for passive recreation, spatially defined by building frontages and streets. b Standards
i Size: 0.25 acre to 0.5 acre
ii Design:
a) Neighborhood Greens are highly visible and accessible and have as boundaries at least 2 streets. The open
spaces shall be in the line of sight of adjacent land uses and activities to ensure visibility. The frontages shall have active edges such as front doors and windows.
b) All parking shall be located on-street. The location and design of open space shall facilitate walking and biking to the open spaces.
c) Landscape consists generally of unobstructed lawn,
planting beds, and trees arranged naturalistically and
providing shade.
d) Amenities may include pergolas, picnic shelters,
flexible gathering and event spaces, benches, chairs,
tables (movable recommended) bike racks, playground
equipment, and athletic courts and fields.
86 Arrow Highway Mixed-Use District Specific Plan
V Pocket Park
a Description
Pocket parks are urban open spaces on a small-scale and provide a safe and inviting environment for surrounding community members. They also meet a variety of needs and functions, including: small event space, play areas for children, spaces for relaxing or meeting friends, taking lunch breaks, etc. b Standards
i Size: Up to 0.25 acre
ii Design:
a) The parks shall be accessible by both foot and bike. b) Pocket parks shall strive to accommodate as many
different users as possible, prioritizing the needs
of surrounding neighborhoods. Pocket parks may
include seating, play or fitness equipment, open lawn
space, dog runs, community gardens, ecological/educational displays, and community bulletin boards. c) Pocket parks may be designed to serve as stormwater
retention and infiltration areas.

VI Private Open Spaces
a Lot Level
Each building type shall prescribe private open space. For example the open space for single dwelling is provided in yards, courtyard buildings includes courts, and flex buildings and towers may provide terraces.
b Within the building
In urban areas where a private yard is not an option, balconies, patios, and roof garden allow residents access to open space, area for small-scale cultivation, recreation, and entertaining.

Part 4: Code 87

4.4 Development Standards

4.4A Purpose and Intent
This section establishes standards to ensure that development within the AHMUD area promotes a safe, comfortable, and interesting walkable environment along the street by:
• Placing the buildings in the front and locating the parking behind the building;
• Providing access to adequate public and private parks and open space; and
• Providing contextual building scale and mass, and pedestrian access and visibility that establish a human scale to the street.

4.4B Applicability
All proposed buildings and related improvements shall be designed in compliance with the development standards of this Section for the applicable zone, except for public and institutional buildings, which because of their unique disposition and application are not required to comply with these requirements.
88 Arrow Highway Mixed-Use District Specific Plan

4.4C Corridor 1 Setbacks a Primary Street Setback i Ground Floor non-residential 0 ft. min./5 ft. max.
ii Ground Floor
residential 5 ft. min./10 ft. max.
b Side Street Setback i Ground Floor
non-residential 0 ft. min./5 ft. max.
ii
Ground Floor
residential and
upper floors
5 ft. min./10 ft. max.
c Side Yard Setback i Non-residential 0 ft.
ii Residential 8 ft. min.
d Rear Setback i With Alley 5 ft. min.
ii Without Alley 15 ft. min.
3 Parking Placement
On-site parking shall be located as indicated
below and shown in the diagram on the right: a Primary Street Setback i Podium/Suface 20 ft. min. ii Subterranean 0 ft.
b Side Street Setback i Podium/Suface 20 ft. min.
ii Subterranean 0 ft.
c Side Yard Setback i Podium/Suface 5 ft. min.
ii Subterranean 0 ft.
d Rear Setback i Podium/Suface 5 ft. min.
ii Subterranean 0 ft.
4 Signs
Allowed Signage Types. A maximum of two of the
below sign types are allowed per business. Signs
may encroach into Primary Street and Side Street
rights-of-way as measured from the building
facade as identified below.

Sign Type Encroachment
a Awning Canopy Within 2 ft. of curb b Window Sign 0 ft. c Projecting Sign 3 ft. d Wall Sign Thickness e Directory/Building ID Sign Sign Thickness
2 Heights a Top of plate height 4 stories/ 55 ft.
max.
b Parapet height 4 ft. max.

Pitch roof above top of
building plate Allowed
c Ground Floor above grade i Non-residential 0 ft.
ii Residential 3.5 ft. min.
d Ground story floor to floor height i Non-residential 15 ft. min. ii Residential 12 ft. min.

Alley
Side Street
Primary Street
aa
c
b
d
Alley
Side Street
Primary Street
aa
b
c
d
a
c
d
b
Part 4: Code 89
5 On-site Open Space
a One (1) or more of the Open Space Types listed below shall be provided on each lot and must be accommodated behind the Primary Street setback line.

Open Space type Minimum Area Minimum Dimensions
i Side Garden
15% of total lot
area 20 ft. by 20 ft.
ii Courtyard
iii Back yard
iv Roof deck
b Residential projects without a back yard shall provide for each residential unit a private open space in the form of a balcony, door yard, or yard. Private open space shall have a minimum area of 40 square feet with a minimum width of 5 feet.
6 Building Size and Separation
a Buildings shall be designed according to the following building length and building separation standards:
i Building lenght along Primary Street 150 ft. max
ii Building lenght along Side Street 100 ft. max
iii Building separation along Primary Street 0 ft.
7 Frontage Elements, Encroachments. and Access
a Required Frontage Elements: Street- and
Court-facing building facades shall provide
at least one (1) of the frontage elements listed
below. These Frontage Elements may encroach
into the Primary Street and Side Street
setbacks as identified below.
i Arcade,
Gallery To R.O.W. line
ii Shopfront 0 ft.
iii Stoop 5 ft.
iv Door yard To R.O.W. line
c i Pedestrian Access: All ground floors shall be accessed directly from the sidewalk either directly to each unit or commercial space through an appropriate frontage element, lobby, or open space, such as a court. Upper floor uses may be accessed through an exterior or interior stair, or lobby. ii Vehicular Access: Parking shall be accessed from an alley. Where an alley is not present, parking/ service areas may be accessed from primary street. Driveways shall be located as close to side property line as possible. Parking/service areas for corner lots shall be accessed from side street. b Optional Frontage Elements: The following
elements may be provided on all Street- and
Courtyard-facing facades, and may encroach
into in the Primary Street and Side Street
setbacks or right-of-way as identified below.
i Balcony 3 ft. into R.O.W. or
setback
ii Bay Window
iii Awning,
Canopy Within 2 ft. of curb
open space
Liner
Mixed- use
Stacked Dwelling
i
iii
iv
iv
iv
iv
i
i
i i
ii iii
iii
Building Size
& Separation
vehicle frontage element
people
90 Arrow Highway Mixed-Use District Specific Plan

4.4D Commerce
1 Setbacks
a Primary Street Setback
i Ground Floor
non-residential 0 ft. min./5 ft. max.
ii Ground Floor
residential 10 ft. min./15 ft. max.
b Side Street Setback
i Ground Floor
non-residential 0 ft. min./5 ft. max.
ii
Ground Floor
residential and
upper floors
10 ft. min./15 ft. max.
c Side Yard Setback
i Non-residential 0 ft.
ii Residential 8 ft. min.
d Rear Setback
i With Alley 5 ft. min.
ii Without Alley 15 ft. min.
3 Parking Placement
On-site parking shall be located as indicated below
and shown in the diagram on the right:
a Primary Street Setback
i Podium/Suface 25 ft. min.
ii Subterranean 0 ft.
b Side Street Setback
i Podium/Suface 20 ft. min.
ii Subterranean 0 ft.
c Side Yard Setback
i Podium/Suface 5 ft. min.
ii Subterranean 0 ft.
d Rear Setback
i Podium/Suface 5 ft. min.
ii Subterranean 0 ft.
4 Signs
Allowed Signage Types. A maximum of two of the
below sign types are allowed per business. Signs
may encroach into Primary Street and Side Street
rights-of-way as measured from the building
facade as identified below.

Sign Type Encroachment
a Porch Sign 0 ft.
b Yard Sign 0 ft.
c Awning Canopy Within 2 ft. of curb
d Window Sign 0 ft.
e Projecting Sign 3 ft.
f Wall Sign Thickness
g Directory Sign Thickness
2 Heights
a Top of plate height 3 stories/ 45 ft. max.
b Parapet height 4 ft. max.

Pitch roof above top
of building plate Allowed
c Ground Floor above grade
i Non-residential 0 ft.
ii Residential 3.5 ft. min.
d Ground story floor to floor height
i Non-residential 15 ft. min.
ii Residential 12 ft. min.

Alley
Side Street
Primary Street
a
a
c
b d
Alley
Side Street
Primary Street
a
a
b
c
d
a
b
d
c
Part 4: Code 91
5 On-site Open Space
a One (1) or more of the Open Space Types listed below shall be provided on each lot and must be accommodated behind the Primary Street setback line.

Open Space type Minimum Area Minimum Dimensions
i Side Garden
10% of total lot
area 20 ft. by 20 ft.
ii Courtyard
iii Back yard
iv Roof deck
b Residential projects without a back yard shall provide for each residential unit a private open space in the form of a balcony, door yard, or yard. Private open space shall have a minimum area of 40 square feet with a minimum width of 5 feet.
6 Building Size and Separation
a Buildings shall be designed according to the following building length and building separation standards:
i Building lenght along Primary Street 280 ft. max
ii Building lenght along Side Street 120 ft. max
iii Building separation along Primary Street 15 ft.
7 Frontage Elements, Encroachments. and Access
a Required Frontage Elements: Street- and
Court-facing building facades shall provide
at least one (1) of the frontage elements listed
below. These Frontage Elements may encroach
into the Primary Street and Side Street
setbacks as identified below.
i Arcade,
Gallery To R.O.W. line
ii Shopfront n/a
iii Stoop 5 ft.
iv Door yard To R.O.W. line
c i Pedestrian Access: All ground floors shall be accessed directly from the sidewalk either directly to each unit or commercial space through an appropriate frontage element, lobby, or open space, such as a court. Upper floor uses may be accessed through an exterior or interior stair, or lobby. ii Vehicular Access: Parking shall be accessed from an alley. Where an alley is not present, parking/ service areas may be accessed from primary street. Driveways shall be located as close to side property line as possible. Parking/service areas for corner lots shall be accessed from side street. b Optional Frontage Elements: The following
elements may be provided on all Street- and
Courtyard-facing facades, and may encroach
into in the Primary Street and Side Street
setbacks or right-of-way as identified below.
i Balcony 3 ft. into R.O.W. or
setback ii Bay Window
iii Awning,
Canopy Within 2 ft. of curb
open space
Live- work
Flex Shed
Courtyard
Rowhouses
Mixed -use
Mixed -use
i
i ii
iii iii
iii
iv
iv
iv
iii
i
i
i
i
i
i
i
ii
iii
iii
iii
iii
iii Building Size
& Separation
vehicle
people
frontage
element
92 Arrow Highway Mixed-Use District Specific Plan

4.4E Neighborhood 1 Setbacks a Primary Street Setback i Ground Floor non-residential 10 ft. min./25 ft. max.
ii Ground Floor
residential 10 ft. min./25 ft. max.
b Side Street Setback i Ground Floor
non-residential 5 ft. min.
ii
Ground Floor
residential and
upper floors
10 ft. min.
c Side Yard Setback i Non-residential 5 ft. min.
ii Residential 5 ft. min.
d Rear Setback i With Alley 10 ft. min.
ii Without Alley 15 ft. min.
3 Parking Placement
On-site parking shall be located as indicated
below and shown in the diagram on the right: a Primary Street Setback i Suface 5 ft. min. for 34% max.
of lot width; 50% of
lot depth for remain-
ing 66% of lot width;
parking prohibited on
corners.
ii Podium 50% of lot depth
iii Subterranean 10 ft.
b Side Street Setback i Suface 5 ft. min.
ii Podium 25 ft. min.
iii Subterranean 5 ft. min.
c Side Yard Setback i Suface 5 ft. min.
ii Podium 15 ft. min.
iIi Subterranean 5 ft. min.
d Rear Setback i Suface 5 ft. min.
ii Podium 20 ft. min.
iii Subterranean 5 ft. min.
4 Signs
Allowed Signage Types. A maximum of two of the
below sign types are allowed per business. Signs
may encroach into Primary Street and Side Street
rights-of-way as measured from the building
facade as identified below.

Sign Type Encroachment
a Porch Sign 5 ft. in conjunction
with Porch or Stoop
b Yard Sign Within 3 ft. of R.O.W. c Awning Canopy To R.O.W. in conjunction with Awning 2 Heights a Top of plate height 3 stories/ 40 ft. max. b Parapet height 4 ft. max.

Pitch roof above top
of building plate Allowed
c Ground Floor above grade i Non-residential 0 ft.
ii Residential 3.5 ft. min.
d Ground story floor to floor height i Non-residential 12 ft. min. ii Residential 10 ft. min.

Alley
Side Street
Primary Street
a
b
c
a
d
Alley
Side Street
Primary Street
a
a
bc
d
a
c
d
b
Part 4: Code 93
5 On-site Open Space
a One (1) or more of the Open Space Types listed below shall be provided on each lot and must be accommodated behind the Primary Street setback line.

Open Space type Minimum Area Minimum Dimensions
i Side Garden
15% of total lot
area ii Courtyard 20 ft. by 20 ft.
iii Back yard
b Residential projects without a back yard shall provide for each residential unit a private open space in the form of a balcony, door yard, or yard. Private open space shall have a minimum area of 40 square feet with a minimum width of 5 feet.
6 Building Size and Separation
a Buildings shall be designed according to the following building length and building separation standards:
i Building lenght along Primary Street 60 ft. max.
ii Building lenght along Side Street 75 ft. max.
iii Building separation must extend entire lot depth or width or lead to Courtyard. 15 ft. min.
iv Building length along rear property line. 150 ft. max. 7 Frontage Elements, Encroachments. and Access
a Required Frontage Elements: Street- and
Court-facing building facades shall provide
at least one (1) of the frontage elements listed
below. These Frontage Elements may encroach
into the Primary Street and Side Street
setbacks as identified below.
i Shopfront n/a
ii Stoop 5 ft. max.
iii Door yard To R.O.W. line
iv Porch 5 ft. max.
i Front yard n/a
c i Pedestrian Access: All ground floors shall be accessed directly from the sidewalk either directly to each unit or commercial space through an appropriate frontage element, lobby, or open space, such as a court. Upper floor uses may be accessed through an exterior or interior stair, or lobby. ii Vehicular Access: Parking shall be accessed from an alley. Where an alley is not present, parking/ service areas may be accessed from primary street. Driveways shall be located as close to side property line as possible. Parking/service areas for corner lots shall be accessed from side street. b Optional Frontage Elements: The following
elements may be provided on all Street- and
Courtyard-facing facades, and may encroach
into in the Primary Street and Side Street
setbacks or right-of-way as identified below.
i Balcony
3 ft. max.
ii Bay Window
iii Awning,
Canopy To R.O.W. line
open space Villa
Bungalow Court
Courtyard
Quad/Triplex/Duplex Single Family
i
ii
iii iii
iii iii
ii
i
i i
i
i
i
i i
i iii
iv
iv
iv
iii
iii
iii
ii i
i
i
i
Building Size
& Separation
vehicle
people
frontage element
94 Arrow Highway Mixed-Use District Specific Plan

4.5 Frontage Standards

4.5A Purpose and Intent
This Section establishes standards to ensure proposed development promotes a walkable environment along the street through the provision of street-facing windows, entries, and appropriately designed frontages; and commercial ground floors that support pedestrian activity through maximum ground floor transparency. Frontages consist of the street facade of the building(s), including any projecting elements, and any landscape, hardscape, walls, and fences between the building facade and the back of sidewalk. They provide a transition between the public environment of the street and the semi-private and private environments of the building interior. They also signal the location of the building entrance and provide a semi-public space within which neighbors and visitors can interact.

4.5B Applicability
The requirements of this Section apply to all new buildings within the AHMUD area.

4.5C Frontage Types
This Section identifies the frontage types allowed within the AHMUD area, and for each type provides a description and design standards to ensure that proposed development is consistent with this Specific Plan’s goals for building form, character, and quality. Frontage types are divided into two categories, Required (Porch, Stoop, Dooryard, Shopfront, Gallery, and Arcade) and Optional (Balcony, Bay Window, Awning, Canopy). The provisions of this Section work in combination with the underlying Zone as identified on the Regulating Plan. Refer to Sections 4.4C, 4.4D, and

4.4E for required and optional frontage types within each zone and allowed encroachments into the setback or right-of- way.

Front Yard
Dooryard (residential)
Dooryard (non-residential)
Shopfront Arcade Bay Window Canopy
Stoop Gallery Balcony Awning
Porch
Required Optional
Part 4: Code 95

4.5Di Front Yard
a) Description: The area between the building facade and the property line. Front Yards may be visually continuous with adjacent yards with a common landscape, or enclosed by a low fence, wall, or hedge. On sloping sites, front yards may be raised above the level of the adjacent sidewalk and supported by a low retaining wall at the property line with steps providing access between the sidewalk and the yard. Porches, stoops, balconies, and bay windows may encroach into Front Yards. b) Design Standards
i) Front yards and continuous planters between the curb and sidewalk along the primary and side streets shall be landscaped. ii) Paved areas shall be limited to walks and driveways, where present.
iii) Fences defining the front yard shall not exceed four (4) feet as measured from the adjacent sidewalk.

4.5Dii Porch
a) Description: A roofed, unenclosed room attached to the exterior of a building that provides a physical transition between the sidewalk and the building. Porches may be provided on buildings that are set back from the Primary and/or Side Street property lines and may encroach into the front yard and side street yard.
b) Design Standards
i) Porches may be enclosed with insect screens if recessed from the exterior wall plane and if visibility is maintained from the sidewalk.
ii) Porches shall be designed according to the following dimensional requirements:

Dimensions Min. Max.
a Depth (clear) 6 ft. -
b Width (clear) 12 ft. -
c Height: ceiling (clear) 8 ft. 12 ft.
d Height: floor above grade 12 in. 3 ft.
e Height: fence or hedge - 3 ft.

R.O.W Parcel Setback
Line
c d e
b
a
96 Arrow Highway Mixed-Use District Specific Plan

4.5Div Stoop
a) Description: A stair and landing leading directly from the sidewalk to a building entrance. The ground floor of the building is typically raised to provide increased privacy for the rooms facing the public street.

Accordingly, stoops are ideal frontage types for ground floor housing that is near the street.
b) Design Standards
i) The exterior stairs may be perpendicular or parallel to the adjacent sidewalk. The landing may be covered or uncovered.

Landscaping shall be placed on the sides of the stoop.
ii) Stoops shall be designed according to the following dimensional requirements:

Dimensions Min. Max.
a Depth: Landing (clear) 4 ft. 10 ft.
b Width (clear) 4 ft. 10 ft.
c Height: floor above grade 12 in. 3 ft.
d Height: Fence or hedge - 3 ft.

4.5Diii Dooryard
a) Description: An elevated or at-grade garden or terrace that is located in the front yard setback and that is enclosed by a low wall located at or near the property line. For elevated Dooryards, access from the sidewalk to the Dooryard is via a stair or ramp. The Dooryard can accommodate a variety of activities, ranging from dining patios for commercial uses to patios for residential uses. In addition, the interior building spaces are separated from the adjacent sidewalk by the depth of the Dooryard and in the case of raised Dooryards, by the terrace height. b) Design Standards
i) Walls and/or fences shall be consistent with the architectural style of the building in their design, materials, and finishes. ii) Dooryards shall be designed according to the following dimensional requirements:

Dimensions Min. Max.
a Depth (clear) 7 ft. -
b Height above grade 0 ft. 3 ft.
c Fence or railings may extend to
height required by building code.
- -
a
d c
R.O.W Parcel
Curb
Setback
Line
R.O.W Parcel Setback
Line
b
c
b
a
Part 4: Code 97

4.5Dv Shopfront
a) Description: Shopfronts are large openings in a building facade that are enclosed with large transparent windows and doors that provide direct, at-grade access to ground floor commercial/retail uses. The basic required architectural elements of shopfronts include large windows, doors with glass, transom windows, and a solid base (bulkhead).

Optional elements include awnings, canopies, signage, lighting, and cornices.
b) Design Standards
i) Storefront glass shall be clear without reflective coating or dark tinting. Lightly tinted glazing less than 15%, low emissivity, (solar) is acceptable.
ii) Shopfront shall be designed according to the following dimensional requirements:

Dimensions Min. Max.
a Height (clear) 10 ft. 16 ft.
b Distance to bottom of awning 8 ft. 10 ft.
c Width of storefront bay(s) 10 ft. 15 ft.

Glass area % of ground floor wall 70 90
Curb
Parcel/
Setback
Line
Right of Way
b a
Right of Way Parcel/
Curb
d e
c
b
c
a

4.5Dvi Gallery
a) Description: Galleries are facades with ground floor colonnades that support a cantilevered shed roof or a deck that covers the sidewalk.

Galleries contain ground floor storefronts, making them ideal for retail use. Railing on top of the gallery is only required if the gallery roof is accessible as a deck.
b) Design Standards
i) Along primary frontages, the Gallery columns shall correspond to Shopfront openings. Galleries shall be a minimum of two (2) bays wide.
ii) Galleries shall be designed according to the following dimensional requirements:

Dimensions Min. Max.
a Depth (clear) 10 ft. 16 ft.
b Width (clear) 20 ft. 80 ft.
c Width: single bay (clear) 10 ft. 16 ft.
d Height (clear) 12 ft. 16 ft.
e Distance from face of curb (clear) 2 ft. -
98 Arrow Highway Mixed-Use District Specific Plan

4.5Dviii Balcony
a) Description: A platform enclosed by a wall or balustrade on the outside of a building, with access from an upper-floor door. b) Design Standards
i) Balcony design character, palette of materials, and approach to detailing shall be consistent and compatible with the building's style.
ii) Balconies of traditionally styled buildings shall have visible supports in the form of projecting beams or braces. Balcony railings on traditional buildings shall be made of wood, wrought iron, steel bar or tube faithfully simulating true wrought iron. Balconies on modern styled buildings may
simply project. Modern buildings may also use galvanized or painted steel, aluminium, and cable railing components. Vinyl substitutes shall be avoided.

Right of Way
Curb
d
b
c
a

4.5Dvii Arcade
a) Description: Arcades are facades with a ground floor colonnade that supports the upper stories of the building, or for one-story buildings, the roof. Arcades contain ground-floor shopfronts, making them ideal for retail or restaurant use, as the arcade shelters the pedestrian while shading the storefront glass, preventing glare that might obscure views of merchandise.
b) Design Standards
i) Along primary frontages, the Arcade shall correspond to Shopfront openings. Arcades shall be a minimum of two (2) bays wide. ii) Arcades shall be designed according to the following dimensional requirements:

Dimensions Min. Max.
a Depth (clear) 10 ft. 16 ft.
b Width (clear) 20 ft. 80 ft.
c Width: single bay (clear) 10 ft. 16 ft.
d Height (clear) 12 ft. 16 ft.
e Distance from face of curb (clear) 2 ft. -
Part 4: Code 99

4.5Dx Awning
a) Description: A cloth cover fastened to a building or structure and supported by a frame that is used to protect pedestrians from the sun or rain.
b) Design Standards
i) Awnings shall be of a simple shed form, made of code-compliant fire-resistant canvas or materials of similar appearance; materials which are shiny, stiff, and synthetic shall be avoided. ii) Each awning shall correspond to a storefront.
iii) Upper floor awnings may be provided. Each individual awning shall cover no more than one Shopfront or window opening.

Signage is not permitted on upper floor awnings.
iv) Awnings shall be positioned so that signage is not obstructed. v) Awning color(s) and pattern(s) shall be coordinated with the overall design of the building. As appropriate awning colors may vary between adjacent businesses.
vi) Internally illuminated and backlit awnings and any associated light diffusers are prohibited.

4.5Dix Bay Window
a) Description: A large window or series of windows projecting from the outer wall of a building and forming a recess within. b) Design Standards
i) Bay windows shall be a maximum of ten (10) feet wide and shall have a height that is equal to or greater than their width. ii) Bay windows shall be placed a minimum of two (2) feet from any building corner and a minimum of three (3) from any other bay window.
iii) Bay windows shall consist of at least 75% transparent fenestration.
100 Arrow Highway Mixed-Use District Specific Plan

4.5Dxi Canopy
a) Description: A flat, metal awning that extends perpendicular from the building and parallel to the sidewalk. The canopy's frame is connected to the wall and spanned by a variety of materials, including metal lattice, glass, and metal slats.
b) Design Standards
i) Canopies shall be of a simple form, made of metal and/or glass.
ii) Canopies shall be supported either from below by metal brackets, or from above by rods, wires, or chains that affix to the wall.
iii) Canopies may extend across multiple storefronts.
iv) Upper floor awnings may be provided. Each individual canopy shall cover no more than one window opening. Signage is not permitted on upper floor canopies.
v) Canopies shall be positioned so that signage is not obstructed. vi) Canopies shall be coordinated with the overall design of the building; all canopies on a single building shall be consistent in their design, color, and material.

Part 4: Code 101

4.6 Land Uses

4.6A Allowable Land Uses
A parcel or building within the specific plan area shall be occupied by only the land uses allowed by Table 4.6.1 within the zones specified within the Regulating Plan. Land uses are defined in Section 4.10B.ii (Glossary). 1 Use not listed. When a use is not specifically listed in Table 4.6.1, the Community Development Director or his/her designee, shall have the authority to determine whether the proposed use is permitted based on the finding that the use is similar to, and no more detrimental than, those permitted in the zone. Uses not listed, or otherwise determined by the Community Development Director or his/her designee to be permitted, are prohibited.

4.6.B Permit Requirements
1 Permitted subject to compliance with all applicable provisions of this Development Code, and a Precise Plan of Design in compliance with Zoning Code Chapter 11.80. These are shown as “P” uses in the tables;
2 Allowed subject to the approval of a Conditional Use Permit in compliance with Zoning Code Chapter 11.78, and shown as “CUP” uses in the tables; and
3 Not allowed in particular zones, and shown as a “—” in the tables.

Corridor Commerce Neighborhood
1 Commerce, Manufacturing, Processing
Artisan/craft manufacturing, commercial
kitchen printing and publishing P P —
Research and Development P P —
Warehouse and Distribution — CUP —
Personal storage facility — CUP —
2 Retail
Supermarket, home improvement center P P —
Neighborhood market, pharmacy P P P
Restaurants P P —
Food truck P P
Retail businesses P P —
Alcoholic beverage sales, including
brewing CUP CUP —
3 Services
Personal Services: Personal Services, such
as barber and beauty shops, dry cleaning
pick-up stores, home electronics and small
appliance repair, nail shops - manicure,
pedicure, tailors, and tanning salons
P P P
Personal Services (restricted): Banquet
facility/catering, accessory massage
(licensed, therapeutic, and in conjunction
with primary businesses such as day spa,
beauty salon, barber shop or similar uses)
and tanning salons.

CUP CUP —
Professional Services: Accounting,
advertising agencies, attorneys, bank,
commercial art and design services,
counseling services, scientific and research
organizations, financial management and
investment counseling, real estate and
insurance office, management and public
relations services, photo studio, urgent
care clinic, and medical clinic (doctor,
dentist).

P P P
4 Accessory Commercial Uses
Drive-through facility CUP CUP —
Incidental entertainment P P —
Outdoor cafe P P —
Outdoor display CUP CUP —
Outdoor storage — CUP —
Table 4.6.1: Land Use Table
Legend
P Permitted
CUP Conditional Use Permit
— Not Permitted
102 Arrow Highway Mixed-Use District Specific Plan
Corridor Commerce Neighborhood
5 Automobile Related
Auto sales and rental — CUP —
Recreational vehicle sales — CUP —
Auto service station — CUP —
Car wash and detailing — CUP —
Auto parts sales — CUP —
6 Utility, Transportation
Mobility hub P P P
Parking facility (public or commercial) — CUP —
Utility Facilities and Infrastructure CUP P CUP
Wireless telecommunication facility P P P
7 Residential Uses
Dwelling, single-family attached — — P
Dwelling, multi-family P P P
Live/work facility P P P
Mobile home park — — P
Single-room occupancy facility P P P
Group home — P P
Emergency shelter, transitional housing — P P
Lodging: Hotel, B&B inn CUP CUP —
8 Accessory Residential Uses
Accessory dwelling unit P P P
Home occupation P P P
Room rental CUP CUP CUP
9 Recreation, Education, Public Assembly
Civic uses, meeting facility, places of
worship, cultural institutions (performing
arts centers for theater, dance and events,
museums, art galleries, and libraries)
P P P
Health/fitness facility, and studios for arts,
dance, music, martial arts P P —
Community garden — P P
School, public or private (includes
business, trade schools, colleges) P P —
Theater, cinema, performing arts, outdoor
community events CUP CUP —
Recreation, entertainment uses CUP CUP —
Farmers market, certified — P —
Table 4.6.1: Land Use Table
Legend
P Permitted
CUP Conditional Use Permit
— Not Permitted
Part 4: Code 103

4.7 Signs

4.7A Sign Standards

4.7A.1 Purpose
These sign regulations are intended to appropriately limit the placement, type, size, and number of signs allowed within the AHMUD area, and to require the proper maintenance of signs. The purposes of these limitations and requirements are to: a Avoid traffic safety hazards to motorists, bicyclists, and pedestrians, caused by visual distractions and obstructions;
b Promote the aesthetic and environmental values of the community by providing for signs that do not impair the attractiveness of AHMUD as a place to live, work, and shop; and
c Provide for signs as an effective channel of communication, while ensuring that signs are aesthetically designed and proportioned in relation to adjacent structures and the structures to which they are attached.

4.7A.2 Applicability a Section 4.7 applies to all signage within the AHMUD Code boundaries except for the following which are subject to the requirements of Chapter 11.72 of the Municipal Code:

1. Real estate signs, special event signs, directional signs; and

2. Billboard or other off-premise sign regulated by Chapter 11.72 of the Municipal Code, and any sign located in the public rightof-way and installed or maintained by the City or by any other public entity having legal authority to maintain signs. b Applicability to sign content. The provisions of this Section do not regulate the message content of a sign (sign copy), regardless of whether the message content is commercial or noncommercial. c Sign permit requirements. Installation of signs shall require approval of a sign permit:

1. Wall, window, awning/canopy, and sidewalk signs shall be processed ministerially by the Planning Director; and

2. All other sign types shall be subject to the discretionary process requiring site plan approval from the Planning Commission. 104 Arrow Highway Mixed-Use District Specific Plan
Each proposed sign or existing sign to be modified shall be designed as one of the signage types allowed for the zoning district as identified in Table 4.2.1

4.7B Sign Types
Wall Window Awning/Canopy Sidewalk Marquee Projecting Monument Roof Pole

COM COR COM COR N COM COR COM COR COM COM COR COM COR COM COR COM COR A sign that is painted or applied directly
to the wall, typically
above the shopfront
or more creatively as
approved by the City.

This type consists of
a single externally
illuminated panel
or individual letters
including a logo and
does not include cabinet signs. This type
of sign is intended
for viewing from
across the street and
along the sidewalk.

A sign that is painted or applied directly
to the storefront
window(s) and/or
door(s). This type
consists of individual
letters, including a
logo with allowances
for contrasting background. This type of
sign is intended for
viewing from across
the street and at
close range.

A sign that is integral to the awning or
canopy above a shopfront. This type of
sign may be located
either on the valence
face of the awning
that faces the street
or on the valence
perpendicular to
the building. Also
included is a feature
area on the main
panel. For canopies,
this type of sign is
located on top of
and along the front
edge of the canopy.

This type of sign is
intended for viewing
at close range.

A two-sided,
non-illuminated,
portable sign that
is placed outside of
the shopfront on the
adjacent sidewalk
for viewing at close
range. The sidewalk
sign is intended for
use by restaurants,
cafes, other foodoriented businesses,
theaters and other
such activities.

A vertically-oriented
two- to three-sided
sign that projects
from the facade over
a sidewalk, public
open space or other
public right-of-way
and may project
above the building’s
parapet. This type of
sign is intended for
viewing along the
sidewalk and down
the street from the
adjacent block.

A two-sided sign
that projects over
a sidewalk (public
or private) or open
space (public or
private). This type
of sign is intended
for viewing at close
range.

A sign that is located
within front and
side yards where the
building is setback
substantially from
the sidewalk and the
sign is to be viewed
from a distance
along the street.

Wall-integral:

Occurs as part of
site-defining landscape, in the form of
a low wall that may
include a gateway
that encloses outdoor
dining or open space.

Freestanding: Occurs as a freestanding sign subject to location and size
limitations aimed at
scale and compatibility with pedestrian
frontages.

A sign that is for
use on block-scale
buildings at least 3
stories in height such
as hotels, conference
centers, and certain
civic building.

This type of sign is
intended for viewing
from a distance to
help emphasize the
identity and presence
of a particular area
as a whole and therefore, the signage is
allowed to be more
inventive.

A vertically-oriented
sign that is detached
from the main building, located along
the primary frontage
within the front
setback, consisting of
a structural support
with the sign mounted at the top. This
type of sign is for use
on property that has
a certain amount of
street frontage and if
intended for viewing
from a distance to
identify a business
set back and not
readily visible from
the street.

Table 4.7.1 Sign Types
Part 4: Code 105

4.7B1 Wall Sign
1 Description A sign that is painted or applied directly to the wall, typically above the shopfront
or more creatively as approved by the City.

This type consists of a single externally
illuminated panel or individual letters
including a logo and does not include
cabinet signs. This type of sign is intended
for viewing from across the street and along
the sidewalk.
2 Size Height 18 in. max.

Width (as % of
facade width)
60%
Features (allowed
beyond sign area)
6 ft. max.
3 Design
Standard
a. Maximum of 1 wall sign per storefront
bay along frontage of building;
b. Multi-story buildings qualify for a
building identification sign located on
the uppermost story;
c. Maximum thickness of sign as measured from the wall shall not exceed 4 inches;
d. Minimum of 24 inches between sign
and any opening or edge of the building
facade;
e. Minimum of 12 inches between sign
and an eave or parapet; and
f. If illuminated, individual letters
required and shall be either internally
illuminated or externally illuminated
with decorative lamps mounted to
maintain visual integrity of the sign.

4.7B2 Window Sign
1 Description A sign that is painted or applied directly to the storefront window(s) and/or door(s).

This type consists of individual letters,
including a logo with allowances for contrasting background. This type of sign is intended for viewing from across the street
and at close range.
2 Size Height 15 in. max.

Width (as % of
storefront width)
40%
Features (allowed
beyond sign area)
2 ft. max.
3 Design
Standard
a. Maximum of 1 window sign per
storefront;
b. Minimum of 75% of window sign
shall be independent of contrasting
background;
c. Sign inside the shop-space is not allowed within 4 feet of the window; and d. Storefront width is measured between
walls or columns of at least 8 inches in
width.

4.7B3 Awning/Canopy Sign
1 Description A sign that is integral to the awning or
canopy above a shopfront. This sign may
be located either on the valence face of the
awning facing the street or on the valence
perpendicular to the building. Also included is a feature area on the main panel. For canopies, this type of sign is located on top
of and along the front edge of the canopy.

This type of sign is intended for viewing at
close range.
2 Size Height awning
valance
6 in. min.; 12 in max.

Height canopy
valance
2 ft. max.

Width (as % of
awning/canopy
width)
75%
Features (logo) for
awning main panel
2 sq.ft.

Feature (beyond
canopy sign area)
3 sq.ft.

Encroachment within 2 ft. of curb
3 Design
Standard
a. Maximum of 1 sign per awning /
canopy;
b. Each awning / canopy shall correspond
to a storefront;
c. The main panel of awnings shall only be
used for a logo feature and shall not be
for additional signage area;
d. Internal illumination of awning(s) is
prohibited;
e. Canopy sign may extend up to 24 inches above the top of the canopy; and f. Encroachment permit required.
106 Arrow Highway Mixed-Use District Specific Plan

4.7B4 Sidewalk Sign
1 Description A two-sided, non-illuminated, portable
sign that is placed outside of the shopfront
on the adjacent sidewalk for viewing at
close range. The sidewalk sign is intended
for use by restaurants, cafes, other foodoriented businesses, theaters and other such activities.
2 Size Height 18 in. min.; 3 ft. max.

Width 18 in. min.; 2 ft. max.

Thickness on each
side
4 in. max.

Horizontal
clearance from
adjacent curb
18 in. max.
3 Design
Standard
a. Maximum of 1 sign per business with a
minimum distance of 25 feet from the
nearest sidewalk sign;
b. Sign shall be vertically oriented and
have no more than 2 sides;
c. Sign shall be placed as close as possible
to the business storefront/edge of outdoor seating or along the street edge of the adjacent sidewalk;
d. Encroachment permit required within
the r.ow. Adequate pedestrian access
shall be maintained; and
e. Materials shall not include vinyl or
plastic. Lighting shall be from ambient
sources.

4.7B5 Marquee Sign
1 Description A vertically-oriented two- to three-sided sign that projects from the facade over a
sidewalk, public open space or other public
right-of-way and may project above the
building’s parapet. This type of sign is intended for viewing along the sidewalk and down the street from the adjacent block.
2 Size Height single-story buildingmax. 35% of facade
height
Height multi-story
building
max. 75% of facade
height
Height above eave
or parapet
10 ft. max
Width of each sign
face (up to 3 max.)
20 ft. max
Distance from wall 18 in.

Thickness 4 in. max.

Feature (allowed
beyond sign area) 6 sq. ft.

Encroachment within 3 ft. of curb
3 Design
Standard
a. Maximum of 1 marquee sign per
building;
b. Sign shall be vertically-oriented and
placed within the top half of single-story buildings and on the upper floor(s) of multi-story buildings; and
c. Encroachment permit required.

4.7B6 Projecting Sign
1 Description A two-sided sign that projects over a
sidewalk (public or private) or open space
(public or private). This type of sign is
intended for viewing at close range.
2 Size Height 2 ft. max.

Width 3 ft. max.

Thickness 3 in. max.

Feature (allowedbeyond sign area)1.5 sq.ft.

Vertical clearance
from sidewalk 8 ft. min.

Encroachment within 3 ft. of curb
3 Design
Standard
a. Maximum of 1 projecting sign per
business along frontage;
b. If illuminated, shall not be internally
illuminated cabinet sign;
c. Supporting hardware such as brackets
shall be architecturally compatible with
the building facade;
d. Not allowed under an awning or
horizontally within 10 feet of another
projecting sign; and
e. Encroachment permit required.

Part 4: Code 107

4.7B7 Monument Sign
1 Description A sign within front and side yards where
the building is setback from the sidewalk
and the sign is to be viewed from a distance
along the street.

Wall-integral: Occurs as part of site-defining landscape, in the form of a low wall that may include a gateway that encloses
outdoor dining or open space.

Freestanding: Occurs as a freestanding
sign subject to location and size limitations
aimed at scale and compatibility with
pedestrian frontages.
2 Size Height of wall or
freestanding panel 3 ft. min. 5 ft. max.

Height of sign area 18 in. max.

Width
(freestanding) 2 ft. min., 7 ft. max.

Thickness 18 in.

Feature (allowed
beyond sign area)
2 sq. ft.

Distance from
adjacent curb
5 ft. min.

Encrochment into
setbacks
within 3 ft. of
property line
3 Design
Standard
a. Wall-integral: Maximum 1 sign may be
placed at each end of the wall if there is
at least 50 feet between each sign;
b. Freestanding: Maximum of 1 sign and
minimum of 75 feet horizontal separation from another monument sign; c. Not allowed in any required visibility
area, right-of- way, or private street;
d. Colors and materials shall match the
building style and details; and
e. Lighting shall be from external or
ambient sources.

4.7B8 Roof Sign
1 Description A sign that is for use on block-scale
buildings at least 3 stories in height such as
hotels, conference centers, and certain civic
building. This type of sign is intended for
viewing from a distance to help emphasize
the identity and presence of a particular
area as a whole and therefore, the signage is
allowed to be more inventive.
2 Size Height 7 ft. min., 15 ft. max.
max.

Length 10 ft. min., 30 ft.
max.

Thickness 18 in. max.

Features (allowed
beyond sign area)
25 sq.ft. max.
3 Design
Standard
a. Maximum of 1 roof sign per building;
b. Minimum building height of 3 stories
and minimum site frontage along
primary street of 150 feet;
c. Signs shall not encroach into right-ofway or private street; d. If illuminated, external illumination
required and shall be mounted to maintain visual integrity of the sign; and e. Supporting hardware such as brackets
shall be architecturally compatible with
the main building.

4.7B9 Pole Sign
1 Description A vertically-oriented sign that is detached from the main building, located along the
primary frontage within the front setback,
consisting of a structural support with the
sign mounted at the top. This type of sign
is for use on property that has a certain
amount of street frontage and is intended
for viewing from a distance to identify a
business set back and not readily visible
from the street.
2 Size Height to top of
the sign
25 ft. max.

Width of sign 15 ft. max.

Height of sign area 10 ft. max.

Thickness 12 in. max.

Feature (allowedbeyond sign area)25 sq.ft.

Distance from
r.o.w.
min. 2 ft.
3 Design
Standard
a. Maximum of 1 pole sign per site;
b. If illuminated, illumination shall maintain visual integrity of the sign; and c. Supporting hardware such as brackets
shall be architecturally compatible
with the architectural style of the main
building.
108 Arrow Highway Mixed-Use District Specific Plan

4.8 Other Development Standards

4.8A Parking Design

4.8A.1 Applicability
a Parking required. Every use, including change or expansion of a use, or structure, shall have appropriately maintained parking and loading spaces or areas in compliance with the regulations identified in this section.
b Number of parking spaces
i Off-Street Parking Spaces. Off-street parking spaces shall be provided for each land use per the below standards:
a) Residential: 1 space per unit (minimum).
b) Residential Guest: 1 space for every 4 units (minimum) c) Lodging: 1 space per room (minimum).
d) Live/Work: 1 space per unit under 1500 s.f.; if unit is greater than 1500 sq. ft.: 1 space for every 400 gross s.f.
e) Office, Retail, Civic: 1 space per 300 gross s.f. of building area. f) Restaurants, Cafes, or similar: 1 space per 200 gross s.f. of building area.
c On-Street Parking
i On-street parking located along the development’s frontage may be counted towards fulfilling the minimum number of spaces for the commercial component within the development up to 25 percent of the minimum required number of off-street parking spaces. ii In no case shall on-street parking be used for meeting minimum residential parking requirements within a mixed-use development. iii Where street parking spaces are counted toward meeting required on-site parking as allowed by this section, all such on street spaces must remain available for common use and not be exclusively assigned or reserved to any individual use.

4.8A.2 Parking Reduction Requirements
a Shared Parking
Shared parking may be utilized as an effort to promote an overall reduction in parking. The amount of off-street parking required for a mixed use development may be reduced up to 15 percent as determined by the Community Development Director and approved by the City Council when it can be demonstrated through a Parking Demand Study that sufficient parking is or can be met by the subject uses through a shared parking arrangement. Said study should explain the parking demands of the land uses within the development and how business practices or hours of operation impact the demand for parking at different times of the day.
b Waiver of Parking
Any project site where it can be demonstrated that the land use thereon will not utilize the required number of parking spaces due to the nature of the specific land use, or the manner in which the specific land use is conducted, the number of parking spaces required may be reduced pursuant to the following:
i Approval Required. A parking reduction based upon low parking demand may be allowed upon the approval of a Low Demand Parking Reduction Agreement by the City.
ii Alternate Parking Plan. In approving a parking reduction, the City may require the preparation of an Alternate Off-Street Parking Plan, which demonstrates that additional parking spaces can be provided on-site, as necessary, to accommodate future land use changes or intensifications in land use. Furthermore, a restrictive covenant that runs with the land may be required by the City, which restricts the use of the subject property for the duration of the parking reduction.

Part 4: Code 109
iii Parking Management Plan. A Low Demand Parking Reduction Agreement by and between the City, the applicant, and all other affected property owners, shall be executed and recorded with the County Recorder, which, at a minimum, shall:
a) provide confirmation that the parking supply proposed will be adequate during periods of maximum demand,
b) confirm that the parking demand is provided within a reasonable walking distance to the use it serves, and c) identify parking management strategies that are necessary to ensure the availability of the necessary number of parking spaces for the duration of the current use and future users of the project site. The Low Demand Parking Reduction Agreement shall be subject to City Attorney review and approval as to form and content.
iv Parking Analysis. The City may require the applicant to submit a parking analysis, prepared by a person/firm experienced in preparing such analyses, to assist the City in determining the appropriate reduction.

4.8A.3 Parking Design and Development Standards
Required parking areas shall be designed and constructed as follows.

The standards of this Section may be modified by the review authority where it determines that alternative parking designs and standards will more appropriately relate to the operating characteristics of the proposed development or new land use, while being equally effective in providing parking areas that are safe, convenient, use land efficiently, and are aesthetically attractive. a Access to Parking
i Within the Specific Plan area, no new parking shall be placed between a building and a street, except where allowed adjacent to a side street in the Neighborhood zone.
ii Parking, including parking garages, shall be accessed from an alley or secondary frontage when possible. The opening of a parking lot or garage on a frontage shall not exceed two lanes in width. b Tandem Parking. Tandem parking may be allowed at the discretion of the City:
i Non-Residential Uses.
a) The use of tandem parking for non-residential uses shall require that the operator of the parking facility provide a valet or attendant at all times that the parking is accessible to users, except where the City determines that the nature of the use and its operation will not require attended parking.
b) Tandem parking shall be a maximum of two (2) parking spaces in depth.
c) Vehicle movements necessary to move cars parked in a tandem configuration shall not take place on any public street. ii Residential Development. Tandem parking is allowed within multi-family projects and the residential component of mixed-use projects subject to the following standards:
a) Up to 30 percent of the total required off-street parking spaces may be provided in a tandem configuration. The
maximum number of spaces permitted in a tandem configuration refers to the total individual spaces, not the total number of tandem spaces. For example, if twenty (20) total residential spaces are required, three (3) tandem space with two (2) cars in the tandem space for a total of six (6) individual spaces may be provided.
b) Tandem parking shall be a maximum of two (2) parking spaces in depth.
c) Both tandem spaces shall be assigned to the same dwelling unit.
d) Vehicle movements necessary to move cars parked in a tandem configuration shall not take place on any public street. e) Guest parking spaces shall not be provided in a tandem configuration.
f) When tandem parking spaces are used in private garages or other parking facilities with more than two (2) parking spaces, they shall be assigned and marked for resident use.
c Disabled Parking Spaces. Parking spaces for the disabled shall be provided in compliance with the requirements of State Law (California Administrative Code [Title 24, Part 2, Chapters 2B71]. Disabled spaces required by this Section shall count toward fulfilling off-street parking requirements.
110 Arrow Highway Mixed-Use District Specific Plan
d Loading Spaces
i A minimum of one (1) off-street loading space shall be provided for every non-residential or mixed use building over 3,000 sf in gross area.
ii Loading spaces shall be generally located at the rear of a building or along the alley when present in a fashion that allows for adequate maneuvering, loading, or unloading of vehicles without interfering with the orderly movement of traffic or pedestrians on the street.
iii Off-street loading spaces may be striped “loading zone” by the City of Montclair as approved by the Community Development Director.
e Parking space and lot dimensions. Parking lots and stalls shall be designed with the following minimum dimensions.
f Landscaping. Parking areas shall be landscaped in compliance with the following requirements.
i Surface parking areas shall be planted with shade trees at a minimum ratio of one tree for every four spaces in an orchard planting arrangement.
ii Parking areas adjacent to a street or sidewalk shall be screened with landscaping and a decorative wall between 36 and 48 inches in height as approved by the review authority.
g Lighting. Parking lot lighting shall comply with the following requirements:
i Outdoor light fixtures shall be limited to a maximum height of 15 feet or the height of the nearest building, whichever is less. ii Lighting shall be energy-efficient, and shielded or recessed. Each light fixture shall be directed downward and away from adjoining properties and public rights-of-way.
h Surfacing.The City desires to reduce stormwater run-off and water pollution, and to allow for the replenishment of groundwater. For parking areas, the goal is to reduce the amount of run-off generating surface area. Therefore, permeable surfaces for parking and maneuvering areas are encouraged. Acceptable permeable surfaces include:
i Pervious pavers (products such as Unipaver, Eco-stone and SF Rima or an approved equivalent).
ii Gravel, bark or grass when reinforced to provide adequate load-bearing (including geotechnical structures such as Invisible Structures’ Grasspave and Gravelpave products, or an approved equivalent).
iii Other permeable surfaces may be approved by the Public Works Director.
i Passenger Loading and Unloading Zones. On-street, curb-side passenger loading and unloading zones, including for transit network companies (such as Uber and Lyft) are permitted as approved by the Community Development Director.

Angle of Parking Length of
Parking Stall
Width of
Parking Stall Aisle Width
600 or less (one-way)
900 (one-way) 18 ft 8.5 ft 18 ft
900 (two-way) 18 ft 8.5 ft 24 ft
900 (tandem) 36 ft 9 ft 24 ft
Part 4: Code 111

4.8B Solid Waste Standards

4.8B.1 Purpose
A successful solid waste collection and removal strategy will include appropriate accommodations for the collection, storage, access, and removal of solid waste and recyclable materials from the project site. Early planning to meet this requirement is essential to avoid major redesign of the project during later design phases and to ensure compliance with the standards and requirements of this Section.

4.8B.2 Location, Access and Design Criteria
The location of all solid waste collection and/or storage spaces shall meet the following requirements:
a To the extent possible, collection/storage locations shall be accessed from an alley. Where an alley is not present, collection/storage locations may be accessed from the street. Collection/storage locations for corner lots shall be accessed from the Side Street.
b The collection/storage space shall be located to minimize visual, noise, and odor impacts to adjacent building occupants both on the subject lot and on adjacent lots.
c Outdoor trash enclosures or collection rooms within a structure shall not be located on a street-facing facade of the structure. Outdoor trash enclosures shall not be located between the building face and the street. d The design of outdoor trash enclosures and exterior facing elements of a collection/storage area attached to, or within a building/structure, shall complement the architectural features of the building or development that they serve. The incorporation of landscaping around trash enclosures is encouraged as part of a successful design. All outdoor trash enclosures shall include a solid roof to minimize or prevent spilled or trash contaminants from entering the stormwater system. e The property owner or manager shall maintain both the interior spaces and surrounding exterior areas and keep them clean and free of graffiti, trash, residue, debris, and leaks.
f The Solid Waste Collection and Removal Plan shall be subject to approval by the City's Solid Waste Hauler.

4.8C Drive-Through Standards

4.8C.1 Development Standards for All Drive-Thru Uses
The following development guidelines shall apply to drive-through uses constructed in the AHMUD Specific Plan:
a To define and support the street edge, buildings with drive-through facilities should be located at the Front Street and/or Side Street setback lines.
b The main building entrance should be accessed directly from the public sidewalk. On corner lots, the main entrance should be accessed from the Front Street.
c Uses/activities that support the street along the public sidewalk (such as restaurant seating or offices) should face the street(s). d Building walls along the street frontage and visible from the street should be transparent with windows and doors, maximizing views in and out of the building, emphasizing the relationship between interior and exterior, and supporting and animating the public street and sidewalk.
e Driveways and stacking lanes.
i Driveways and stacking lanes should be located perpendicular to the street.
ii Stacking lanes should not be located between the building and the street.
iii Multiple windows servicing a single stacking lane (e.g. order window, payment window, pickup window) are encouraged to promote reduced idling.
iv Multiple stacking lanes are discouraged.
v Stacking lanes that are visible from the street should be screened with low walls, hedges, and canopy trees.
f Sufficient signage should be provided to indicate direction of vehicular travel, no entrance areas, etc.
112 Arrow Highway Mixed-Use District Specific Plan

4.8C Landscape, Lighting, and Utility Standards

4.8C.1 Landscape Materials: Context appropriate landscaping shall be provided for each project and designed to achieve an attractive “urban” landscape setting. Landscaping is also instrumental in creating and delineating public and private spaces. Appropriate landscaping will depend on factors such as the setbacks, shape, size, and orientation of the building. a Proposed developments shall incorporate site amenities such as linear planting beds or seat walls, street furniture, enhanced paving surfaces, public art, lighting, etc, where appropriate. These features should be architecturally compatible with the styles, materials and colors of the principal building on the lot and those in the immediate area. b Plant species should be selected based on their suitability for an urban environment, for their cleanliness, and for their ability to survive in a healthy state despite constrained growing conditions. Ease of maintenance should also be considered.
c The majority of plant materials shall consist of drought tolerant and/or native plants with minimum water requirements.
d The use of canopy trees for shading and cooling is encouraged where appropriate, particularly in publicly accessible open spaces and plazas, to mitigate the urban heat island effect. Where canopy trees are used, site design should provide sufficiently sized tree pits or planting beds and appropriate planting medium to provide for healthy tree growth. e Decorative water features shall use re-circulating water and, where available, shall use recycled water.

4.8C.2 Underground Utilities: All electric and communications lines serving new development shall be placed underground.

4.8C.3 Sustainable Storm Water Management: The intent of this AHMUD Specific Plan is to create an urban walkable community based on urbanist and form-based code principles. When fully implemented, the development of the AHMUD planning area will result in an urban setting characterized by commercial, residential, and mixed use buildings, and structured or underground parking on sites with minimal to no landscape areas available at grade. In some cases, buildings could approach 100 percent coverage of the site. As part of the development review process, developers and their landscape architects will need to focus on tailoring each project to provide stormwater treatment facilities that are functional and visually attractive and that avoid the use of surface infiltration basins, which are not conducive to an urban setting. In preparing mandated Water Quality Management Plans (WQMPs) the following design guidelines shall be considered and implemented to the greatest extent possible:
a Consider the full range of Best Management Practices (BMP) alternatives for addressing drainage, infiltration, and stormwater quality for the site, including drainage from roofs, plazas, courtyards, and any surface parking areas.
b Utilize Low Impact Development (LID) design principles and practices to address infiltration of runoff through the use of:
i Pervious surfaces in lieu of impermeable surfaces in plazas, courtyards, and surface parking areas where technically feasible.

Acceptable pervious surfaces include: landscaping; pervious pavers including pervious interlocking pavers and permeable concrete; etc.; as approved by the Community Development Director and Public Works Director.
ii Landscaped areas integrated into the drainage design where runoff can be directed into planters with subsurface features to further enhance storage or towards permeable surfaces where technically feasible. Amended soils shall be utilized where technically feasible to enhance infiltration, to provide water quality improvement, and to maintain healthy plant life.
c Surface infiltration basins are not allowed, unless:
i They are accommodated within an active or passive park or open space that can be closed during flood events.
ii They are not visible from a street or public open space and they are in addition to the required on-site open space.

4.8C.4 Site Lighting
a Site lighting should be shielded by permanent attachments to light fixtures so that light sources are not visible from a public way and to prevent off-site glare.

Part 4: Code 113

4.9 Administration

4.9A Review Authority
The standards and other requirements of this Development Code shall be administered and enforced by the Planning Division of the Montclair Community Development Department, the Planning Commission, and City Council in the same manner as the provisions of the City's Zoning Code.
a Chapter 11.04 of the Municipal Code specifies standards for Development Plan Review application. The following types of applications shall be reviewed and acted upon by the identified body or individual:
i. Ministerial Applications: The Planning Director shall be the Review Authority for ministerial applications as listed in Table

4.9.1. ii. Discretionary Applications: Discretionary application shall be reviewed as listed in Table 4.9.1.

4.9.B Minor Deviations
a A Minor Deviation permits a design solution that is not consistent with a specific provision of this Development Code, but is justified by its ability to fulfill this Specific Plan’s intent while not compromising its vision and intent.
b All development standards within this Development Code may deviate up to a maximum of ten percent (10%).
c Minor Deviations are subject to Community Development Director review prior to Planning Commission consideration.

4.9.C Compatibility and Architectural Review
For the purposes of maintaining consistency with this Specific Plan; establishing a high standard of architectural quality and design variety; and maintaining compatibility with adjoining properties, all development applications within the AHMUD Specific Plan area will be subject to an external peer review. Such a review will be conducted by an architect, urban designer, or planner in private practice, as chosen by the review authority (City). The review authority shall establish fees and procedures for such review.

Planning
Director
Planning
Commission City Council
Ministerial
Zoning clearance Approve
Outdoor dining in r.o.w. Approve
Outdoor display Approve
Discretionary
Site plan Final Decision Review Appeal
Conditional use permit
(CUP) Final Decision Review Appeal
Zoning change Recommend Final Decision
Subdivision Final Decision
Variance Final Decision Review Appeal
Specific Plan
Amendment Recommend Final Decision
Table 4.9.1 Review Authority
114 Arrow Highway Mixed-Use District Specific Plan

4.10 Glossary 4.10Bi Definitions of General Terms

4.10A Purpose
This Section provides definitions of terms and phrases used in this Development Code that are technical or specialized, or that may not reflect common usage. If any of the definitions in this Section conflict with definitions in the Zoning Code or other provisions of the Municipal Code, these definitions shall control for the purposes of this Development Code. If a word is not defined in this Section, or in other provisions of the Montclair Municipal Code, the Community Development Director shall determine the correct definition.

4.10B Definitions of Specialized Terms and Phrases
As used in this Development Code, each of the following terms and phrases shall have the meaning ascribed to them in this Section, unless the context in which they are used clearly requires otherwise.

Access, Building The physical point(s) and type of pedestrian access to a building from the public sidewalk. Also see building
access.

Access, Site The physical point(s) of vehicular access from a street or other right-of-way to a site.

Access, Lot The physical point(s) of access to an individual lot for vehicles and pedestrians from a street, other right-ofway or sidewalk.

Accessory Structure A subordinate building such as garages, carports, storage sheds, shelters, pools or similar structures, the use of which is incidental to that of the main building (residential, commercial, or industrial) on the same lot and/ or building site.

Alley A low capacity thoroughfare with one shared lane and no parking lanes, designed and intended for service and/ or secondary access purposes.

Block All property fronting on one side of a street between intersecting and intercepting streets, or between a street and a right-of-way, wash, end of an existing cul-de-sac, or city boundary.

Block-scale Building The physical appearance when a building by its physical length and overall size is massed and organized to be
larger than a house in its footprint.

Building Access Buildings are accessed in either of two ways: walk-up or point access.

Walk-up access means when an individual suite or
dwelling is accessed by the pedestrian directly from a
public sidewalk or private open space directly accessed by the public sidewalk. House-scale buildings are
accessed only by walk-up access.

Point access means when individual suites or dwellings
are accessed by the pedestrian through a common lobby.

Block-scale buildings are accessed by either walk-up or point-access or, through a combination of the two.

Building Accessory Building(s) which are in support of the main building on the lot and subject to the building placement
standards for accessory buildings.

Part 4: Code 115
Building Height The vertical extent of a building measured in stories to the eave of the highest story, not including a raised base- ment or a habitable attic. Height limits do not apply to masts, belfries, clock towers, chimney flues, and similar structures. Building height shall be measured from the
average grade of the fronting thoroughfare.

Building Type A structure defined by the combination of configura- tion, placement and function. • Mixed-Use Block. A building designed for occu -
pancy by retail, service, and/ or office uses on the
ground floor, with upper floors also configured for
service, office, and/or residential uses as allowed by
each zone’s use requirements. The upper floor may
be accessed directly from the street via a stair or
through a street-level lobby.
• Court. A group of attached dwelling units ar-
ranged to share one or more common courtyards,
with pedestrian visitor access taken from the court-
yard, Front Street, and/or Side Street. The court-
yard is intended to be a semi-public outdoor area
that is visible from and accessed from the Primary
Street. Courtyard buildings may accommodate
housing as well as ground floor commercial uses in
either a live-work configuration or as commercial/
retail space that directly faces the Primary Street, if and as allowed by the zone.
• Liner. A building that conceals a larger building
such as a public garage, theater, or "big box" store
that is designed for occupancy by retail, service,
and/or office uses on the ground floor, with
upper floors also configured for those uses or for
residences.
• Rowhouse. Two or more detached two- or
three-story dwellings arrayed side by side with zero
lot line side setbacks. The building is located at
the front of the lot, with the garage at the rear of
the lot, separated from the primary building by a
rear yard. An integrated housing unit and working
space, occupied and utilized by a single household
in a structure, either single-family or multi-family,
that has been designed or structurally modified to
accommodate joint residential occupancy and work
activity.
• Stacked Dwelling. A building comprised typically
of single-floor dwellings usually accessed from a
central lobby that provides access to individual
units via corridors. Ground floor dwellings facing
the street may additionally take direct access via
stoops or semi-private dooryards.
• Flex Shed. A building designed for occupancy by
light manufacturing, workshop, and warehouse
uses.
• Live-work. An integrated housing unit and work
space, occupied and utilized by a single household
in a structure, either single family or multi-family,
that has been designed to accommodate ground
floor work uses and ground floor and/or upper floor
residential uses.
• Quad/Triplex/Duplex. Duplexes, triplexes, and
quadplexes are multiple dwelling forms that are
architecturally presented as large single family
houses. Each dwelling unit is accessed directly
from the street.
• Single-family residence. A structure occupied by
one primary residence that also accommodates
commercial uses as allowed.
• Carriage House. A Carriage House is an attached
or detached residence, also known as an accessory
dwelling, which provides complete independent
living facilities and which is located or established
on the same lot on which a single-family residence
is located. Such dwellings may contain permanent
provisions for living, sleeping, eating, cooking, and
sanitation.

Top of plate
Sloped Roof
Height
Top of bridge
Top of parapet
Top of plate
Parapet Height
Maximum Height
Highest point of
natural grade
116 Arrow Highway Mixed-Use District Specific Plan
Civic The term defining not-for-profit organizations
dedicated to the arts, culture, education, government,
transit and municipal parking facilities.

Civic Building A structure operated by governmental or not-for-profit organizations and limited to civic uses.

Civic Space An outdoor area dedicated for civic activities.

Courtyard An unroofed area that is completely or partially enclosed by walls or buildings.

Driveway A vehicular lane within a lot, or shared between two lots, usually leading to a garage, other parking or
loading area.

Encroachment Any architectural feature or structural element, such as a fence, garden wall, porch, stoop, balcony, bay window, terrace or deck, that breaks the plane of a vertical or horizontal regulatory limit extending into a setback,
beyond the build-to-line, into the public frontage, or
above a height limit.

Frontage A strip or extent of land abutting a thoroughfare, civic space or other public right-of-way.
a. Frontage, Private. The area between the building
facade and the shared lot line between the public
right-of-way and the lot.
b. Frontage, Public. The area between the curb of the
vehicular lanes and the edge of the right-of-way.

House-scale The physical appearance when a building is massed and organized similar to a single-family house.

Infill A site developed within existing urban fabric, balancing, completing and/or repairing the surrounding area.

Lot A parcel of real property shown on a plat recorded in the office of the county recorder.

Massing The overall shape or arrangement of the bulk or volume of buildings and structures.

Overlay The method for addressing additional topics such as certain types of commercial frontage.

Parapet A low wall along the edge of a roof or the portion of a wall that extends above the roof line.

Parkway (planting strip) The landscaped area between the sidewalk and the curb which is reserved for trees which are intended to
shade the sidewalk and provide spatial definition to the streetscape.

Paseo A public place or path designed for walking that is often within a block, between buildings or along the
edge of a public open space.

Pedestrian Shed An area centered on a major destination. Its size is limited by an average distance that may be traversed at an easy walking pace in a given amount of time from
its center to its edge. Pedestrian sheds are useful for planning walkable areas.

Podium A continuous projecting base or pedestal under a building.

Setback The area of a lot measured from a lot line to a building facade or elevation that must be maintained clear
of permanent structures excepting galleries, fences,
garden walls, arcades, porches, stoops, balconies, bay
windows, terraces and decks (that align with the first
floor level) which are permitted to encroach into the
setback.

Setback line, front yard
(frontage zone).

The line which defines the depth of the required front
yard for the lot in order to generate and support the
intended public realm of the zoning district.

Setback line, rear yard or
side yard.

The line which defines the width or depth of the
required rear or side yard. Said setback line shall be
parallel with the property line, removed therefrom by
the perpendicular distance prescribed for the yard in
the zoning district.

Story A habitable level within a building from finished floor to finished ceiling.

Transitional Buildings A building or portion thereof which was lawful when established but which does not conform to
subsequently established zoning or zoning regulations.

Transitional Use A land use lawful when established but which does not conform to subsequently established zoning
regulations.

Yard The area between the Buildable Area on a lot and a lot line.
a. Yard, Front. The area between the Buildable Area
on a lot and the front lot line.
b. Yard, Side. The area bounded by the Building
Area on a lot, a side lot line, the front lot line and
the rear lot line.
c. Yard, Rear. The area between the Buildable Area
on a lot and the rear lot line.

Part 4: Code 117
Auto Service Station Retail sale, from the premises, of vehicle fuel which may include the incidental sale of other petroleum
products, tires, batteries, and replacement items, and
the incidental minor repairs and lubricating services.

Bank/Financial Services Financial institutions, including, but not limited to:
banks and trust companies, credit agencies, holding
(but not primarily operating) companies, lending and
thrift institutions, other investment companies, securities/commodity contract brokers and dealers, security and commodity exchanges, and vehicle finance (equity)
leasing agencies. Does not include check-cashing stores.

Civic Building A building that is operated by not-for-profit organizations dedicated to arts, culture, education, recreation, government, transit, and municipal parking.

Cultural Institution A nonprofit institution engaged primarily in the performing arts or in the display or preservation of
objects of interest in the arts or sciences that are open to the public on a regular basis. This classification includes performing arts centers for theater, dance and events,
museums, art galleries, and libraries.

Day Care Center Any child day care facility, licensed by the State of California, other than a family day care home, and
includes infant care centers, preschools, and extended
day care facilities.

Drive-through Services Facilities where food or other products may be purchased or services may be obtained by motorists
without leaving their vehicles. Examples of drivethrough sales facilities include fast-food restaurants, drive-through coffee, photo stores, pharmacies, bank
teller windows and ATMs, dry cleaners, etc., but do
not include gas station or other vehicle services.

4.10B.ii Definitions Of Land Use Terms Dwelling A room or group of internally connected rooms that have sleeping, cooking, eating, and sanitation facilities, but not more than one kitchen, which constitute an independent housekeeping unit, occupied by or
intended for one household on a long-term basis.

Dwelling Accessory An auxiliary dwelling unit located within an accessory structure of a primary dwelling on the lot. Includes,
but is not limited to dwelling units in guest houses,
pool houses and carriage houses, above or beside a
garage.

Group Homes A dwelling in which persons reside in a group occupancy setting, but not including a hotel, motel,
fraternity, sorority, rooming and/or boarding house.

Residents of a facility may also receive medical
treatment in addition to any non-medical supportive
services in a residential or congregate care setting, as opposed to a hospital.

Health/Fitness Facility Establishments offering participant sports within an enclosed building. Typical uses include bowling alley,
billiards parlors, pool halls, indoor ice or roller skating rinks, indoor racquetball courts, indoor batting cages, and health or fitness clubs.

Home Occupation Residential premises used for the transaction of business or the supply of professional services. Home
occupation shall be limited to the following: agent,
architect, artist, broker, consultant, draftsman, dressmaker, engineer, interior decorator, lawyer, notary public, teacher, and other similar occupations, as
determined by the Director. No external employees are
allowed.

Home Office Residential premises used for the transaction of business or the supply of professional services which
employ up to three external employees. Home office
shall be limited to the following: agent, architect,
artist, broker, consultant, draftsman, dressmaker,
engineer, interior decorator, lawyer, notary public,
teacher, and other similar occupations, as determined
by the Director.

Hotel, Motel Establishments containing six or more rooms or suites for temporary rental and which may include incidental
food, drink, and other sales and services intended for
the convenience of guests.
118 Arrow Highway Mixed-Use District Specific Plan
Medical Services, Clinic A facility other than a hospital where medical, mental health, surgical and other personal health services are provided on an outpatient basis. Examples of these
uses include: medical offices with five or more licensed practitioners and/or medical specialties, outpatient
care facilities, urgent care facilities, other allied health services. These facilities may also include incidental
medical laboratories. Counseling services by other
than medical doctors or psychiatrists are included
under “Offices - Professional.”
Medical Services, Doctor’s
Office
A facility other than a hospital where medical, dental, mental health, surgical, and/or other personal health care services are provided on an outpatient
basis, and that accommodates no more than four
licensed primary practitioners (for example, chiropractors, medical doctors, psychiatrists, etc., other than nursing staff) within an individual office suite.

A facility with five or more licensed practitioners is
instead classified under “Medical Services – Clinic,
Urgent Care.” Counseling services by other than
medical doctors or psychiatrists are included under
“Office – Professional.”
Meeting Facility Consisting of group gatherings conducted indoors. Typical uses include churches, synagogues, mosques, temples, bingo halls, private clubs, fraternal, philanthropic and charitable organizations, and lodges.

Does not include theaters.

Neighborhood market/convenience storeA neighborhood serving retail store of 5,000 square feet or less in gross floor area, which carries a range of merchandise oriented to daily convenience shopping
needs.

Offices —Professional Office-type facilities occupied by businesses that provide professional services, or are engaged in the
production of intellectual property. Examples of
these uses include: accounting, advertising agencies, attorneys, commercial art and design services, counseling services, urgent care clinic, and medical
clinic, scientific and research organizations, financial management and investment counseling, literary and
talent agencies, management and public relations
services, media postproduction services, news services, and photography studios.

Parking Facility, Public or
Private
Parking lots or structures operated by the City or a
private entity, providing parking either for free or for a fee. Does not include towing impound and storage
facilities.

Personal Services Establishments providing non-medical services for the enhancement of personal appearances, cleaning,
alteration, or reconditioning of garments and accessories, and similar non-business related or non-professional services. Typical uses include reducing salons, barber shops, tailors, shoe repair shops, self-service
laundries, and dry cleaning shops, but exclude uses
classified under the Office and Trade School.

Personal Services
(Restricted)
Personal services that may tend to have adverse effects upon surrounding areas and which may need to be
dispersed to minimize their adverse impacts. Examples
of these uses include: bailbonds, check cashing stores, massage (licensed, therapeutic, non-sexual), pawnshops, spas and hot tubs for hourly rental, tattoo and body piercing services, and tanning salons.

Production, Artisan Establishments primarily engaged in on-site production of goods by hand manufacturing, involving the use of
hand tools and small-scale equipment.

Restaurants A commercial establishment where food is prepared for and served to the customer, for consumption on
or off the premises. It shall be operated as a bona fide eating place that maintains approved and permitted
suitable kitchen facilities within the establishment,
thereby making actual and substantial sales of meals. A restaurant may provide entertainment for the customer
by performers of the arts (music, dance, comedy,
readings, etc.), and differs from a Night Club in that
it does not provide floor space for customer dancing
and dancing is prohibited. A restaurant differs from
a Tavern because it must prepare and serve food at all
times during business hours and the sale of alcoholic
beverages is secondary to the sale of food. As allowed
by the AHMUD Code, a restaurant may operate on the
sidewalk or open space adjacent to the main building in which the restaurant is located.

Part 4: Code 119
Retail Stores and shops engaged in the sale of goods and merchandise such as antiques or collectibles, art galleries, art supplies, including framing services, bicycles, books, magazines, and newspapers, cameras and photographic
supplies, clothing, shoes, and accessories, department
stores, drug stores and pharmacies, dry goods, fabrics
and sewing supplies, florists and houseplant stores,
hobby materials, jewelry, luggage and leather goods,
musical instruments, parts and accessories, orthopedic
supplies, small wares, specialty shops, sporting goods
and equipment, stationery, thirft shop (second hand
store), toys and games, variety stores, videos, DVDs,
records, CDs, including rental stores.

School Elementary, Middle, Secondary. A public or private academic educational institution, including elementary
(kindergarten through 6th grade), middle and junior
high schools (7th and 8th grades), secondary and high
schools (9th through 12th grades), and facilities that
provide any combination of those levels. May include
any of these schools that also provide room and board.

School — Business, Trade
Schools, Colleges
A school that provides education and/or training,
including tutoring, or vocational training, in limited
subjects. Examples of these schools include art school, ballet and other dance school, business, secretarial, and vocational school, computers and electronics school,
drama school, driver education school, establishments
providing courses by mail, language school, martial
arts, music school, professional school (law, medicine, etc.), seminaries/religious ministry training facility.

Studio — Art, Dance,
Martial Arts, Music
(School)
Small scale facilities, typically accommodating no more than two groups of students at a time, in no more than
two instructional spaces. Examples of these facilities
are individual and group instruction and training in
the arts; production rehearsal; photography, and the
processing of photographs produced only by users
of the studio facilities; martial arts training studios; gymnastics instruction, and aerobics and gymnastics
studios with no other fitness facilities or equipment.

Larger facilities are included under the definition of
“Schools. Business, Trade Schools, Colleges.”
Supermarket A grocery market having 15,000 or more square feet of floor area devoted principally to the sale of food.

Taverns An establishment whose primary business is the sale of alcoholic beverages to customers for consumption on
the premises. This does not include on-site manufacturing of alcoholic beverages. While a Tavern may have facilities for performers of the arts (music, comedy, etc.) for the entertainment of the customer, it differs from
a Night Club in that customer dancing is prohibited.

A Tavern differs from a Restaurant in that it is not
required to prepare and serve food.
120 Arrow Highway Mixed-Use District Specific Plan
Part 5: Implementation 121
Implementation 5
This Section describes the steps and actions to implement the Arrow Highway Mixed-Use District (AHMUD) Specific Plan
based on collaboration with community members, City decision makers, and City Staff.

The AHMUD Specific Plan is designed to be implemented over the next 14 years (2021—2035) by residents, businesses, property owners, non-profit organizations, community groups, city and county agencies, and elected and appointed officials. Some actions are straightforward and relatively easy to achieve, others will demand significant investment of time and resources and will require steadfast commitment on numerous levels.

The City will need to develop robust partnerships with local businesses, residents, and other public agencies to fully implement the vision outlined for AHMUD. These partnerships will be crucial to ensuring the most important strategies are being implemented, and the most pressing community needs are being addressed.

Time frames: Each action includes a time frame, within which the action should be carried out. These are intended to provide a general sense of how long it will take to implement the action.

Ongoing Some actions require continuous monitoring or
effort. These are identified as ongoing actions.

Immediate Begin work immediately.

Near term Begin work within 1 to 3 years.

Mid term Begin work within 4 to 7 years.

Long term Begin work within 7 to 10 years.

Implementers: Agencies and partners most likely to carry out the action. Most actions include one or more City departments.

In some cases, however, the action is entirely within the private or non-profit sector.

Funding Sources: Potential funding sources are identified for each action item.
122 Arrow Highway Mixed-Use District Specific Plan
Funding Sources
To carry out the actions recommended
in this Plan, a variety of Federal, State,
regional, local, and private funding sources
have been identified:

Federal
Community Development Block Grant
This fund accounts for activities of the
Community Development Block Grant
received from the U.S. Department of
Housing and Urban Development, including monies received from this agency as part of the federal stimulus program.

National Endowment for the Arts Grants
for Arts Projects
The NEA Grants fund institutions
whose projects are vehicles for any of the
following: the portfolio of American Art
is expanded, Americans throughout the
nation experience art, and Americans of
all ages acquire knowledge or skills in
the arts, and American communities are
strengthened through the arts.

State
Enhanced Infrastructure Financing
District (EIFD)
An EIFD is a governmental entity
established by a city that carries out a
plan within a defined area (boundaries
of which do not need to be contiguous)
to construct, improve and rehabilitate
infrastructure; construct housing, libraries,
and parks; remediate brownfields, etc.

Active Transportation Program (ATP)
ATP taps both state and federal funds
for bike and pedestrian projects across
California. The program allows cities to
compete for grants to build bicycle/pedestrian paths, install bike racks, and other projects or programs that make walking or
biking easier, safer and more convenient.

Caltrans Transportation Planning Grant
The Caltrans Sustainable Transportation
Planning Grants seek to fund projects
that ensure consideration of sustainability,
preservation, mobility, safety, innovation,
economy, health, and equity in transportation planning.

California Strategic Growth Council
(CSGC)
The CSGC provides grants to cities to
promote sustainable community planning
and natural resource conservation. The
grant program supports development,
adoption, and implementation of various
planning elements in three focus areas:

Local Sustainable Planning, Regional SB
375 Plus, and Regional Planning Activities with Multiple Partners.

California Arts Council (CAC)
CAC offers grants as well as provides a
great resource to search for other grants by
applicant type and field.

Proposition 68
Authorizes $4 billion in general obligation
bonds for: creation and rehabilitation of
state and local parks, natural resources
protection projects, climate adaptation
projects, water quality and supply projects,
and flood protection.

Proposition 41
Authorizes $600 million in general obligation bonds for affordable multifamily supportive housing to relieve homelessness, affordable transitional housing, affordable
rental housing, or related facilities for
veterans and their families.

Highway Users Tax Account (HUTA)
The HUTA, also known as the Gas Tax,
can be used for any street or road purpose
including new construction, bikeways,
curbs, landscaping, signs, signals etc.

Regional
AQMD Program
The AB 2766 Motor Vehicle Subvention
Program is a funding source for cities to
encourage the development of measures
or projects that result in the reduction of
motor vehicle emissions. Projects include
alternate fuels/electric vehicles, vehicle
emissions abatement, land use strategies
that encourage people to walk, bike or
use public transit, traffic management,
transportation demand management,
effective bike expenditures, PM reduction
strategies, and public education.

SCAG Sustainable Planning Grant
The Southern California Association
of Government (SCAG) offers direct
funding of innovative planning initiatives
for member cities through the Sustainability Planning Grants program. The Sustainability Planning Grants Program
provides direct technical assistance to
SCAG member jurisdictions to complete
planning and policy efforts that enable
implementation of the regional SCS.

Grants are available in the following three
categories:

Integrated Land Use – Sustainable Land
Use Planning, Transit Oriented Development (TOD) and Land Use & Transportation Integration; Active Transportation – Bicycle, Pedestrian and Safe Routes to School Plans; and Green Region – Natural Resource Plans,
Climate Action Plans (CAPs) and Green
House Gas (GHG) Reduction programs.

Measure I
San Bernardino County voters approved
passage of Measure I authorizing the
San Bernardino County Transportation
Authority to impose a one-half centsales
tax to finance transportation improvement and traffic management programs.

Cities are apportioned the “local share”
of Measure I monies on a per capita basis
and in accordance with a transportation
plan and capital improvement program
adopted by the local jurisdiction.

Cities may also receive funding for
regional projects pursuant to San
Bernardino County Transportation
Authority’s (SBCTA) five-year and
twenty-year plans. In the past, Montclair
was allocated regional monies for the
Montclair Multi-Modal Transit Center
and the Monte Vista Avenue Extension
projects.

Part 5: Implementation 123
Local
Capital Improvement Program (CIP)
The CIP identifies all of the major projects
to be undertaken to improve facilities
and infrastructure within the city. During
the fiscal year, a separate CIP document
that reflects the current year program and
proposes a program of prioritized projects
for the next four to five years is prepared.

City Departments submit all proposed
projects in the foreseeable future, along
with their best cost-estimate. The request
includes the year a project will commence,
any funding sources that may be available
with either future sources or ones which
might have been previously designated,
justification for the project, and on-going
costs expected to occur after the project
has been completed. The CIP budget
team then compiles the information and
presents a draft CIP program to the City
Council. Projects are prioritized, based on
City Council and staff input.

General Fund
The General Fund is the City’s largest
single fund type used to account for basic
City services such as police, fire, design
and development, community resources,
and general administration. The three
major sources of revenue are property,
sales, and transient occupancy taxes.  For
the 20-21 budget, the breakdown is as
follows:

Total Revenue $27,448,646.

Sales Tax $11,081,810 or 40.4% of the total.

Property Tax $6,668,558 or 24.3% of the total.

TOT $50,000 or 0.2% of the total.

Property Business Improvement District
A Property and Business Improvement District (PBID) is a mechanism of funding improvements through
assessments to businesses and real
property within the established PBID
boundaries. Under the Property and
Business Improvement District Law of
1994, revenues from PBID assessments
may be used to fund capital improvements
and maintenance costs for projects such as
parking facilities, street furniture, public
restrooms, art, parks, street and streetscape
enhancements, and plazas. A PBID
formation petition, which is initiated by
property owners, requires the signature
of more than 50 percent of the property
owners, weighted by assessment liability.

Park Dedication Fees
The City receives fees from developers to
fund recreation facilities. These funds are
used for qualified recreational purposes
throughout the City.

Various Grant Funds
Various Federal, State, and regional grant
programs distribute funding for public
improvements. Because grant programs
are typically competitive, grant funds are
an unpredictable funding source.

Developer Contributions
Development Impact Fee
The City charges one-time impact fees on
new private development to offset the cost
of improving or expanding City facilities
to accommodate the project. Impact
fees are used to help fund the construction or expansion of needed capital improvements.

Development Agreements
Development agreements are contracts
negotiated between project proponents
and public agencies that govern the land
uses that may be allowed in a particular
project. Development agreements provide
a developer with assurances for a specified
length of time that the proposed project
may proceed as originally approved,
and not be affected by future changes
in land use regulations. In exchange for
this assurance, the landowner/developer
may agree to public improvements, land
dedications, or in-lieu fees, as negotiated
with the City, as a condition of the
agreement.
124 Arrow Highway Mixed-Use District Specific Plan
Policies/Actions Timeframe
Responsible
Party Cost Funding Source
P1.1 Promote alternative transportation modes like walking, biking, and transit that reduce emissions related to vehicular travel.

A1.1
Redesign Arrow Highway and Central Avenue
to promote walking, biking, ridesharing, public
transit use, the use of alternative fuel vehicles or
other clean engine technologies.

Short-term PW, CD,
AQMD, HS $$
Grants,
General Funds,
Developers
P1.2 Promote and require the integration of Green Infrastructure into storm water management systems.

A1.2a
Review and revise development regulations to
encourage a green approach in new developments. Minimize impervious areas. Develop new projects and retrofit existing surfaces to
reduce runoff through infiltration.

Short-term CD, PW $ General Fund
A1.2b Incorporate Green Street elements into the redesign of Arrow Highway and Central Avenue. On-going PW, CD, CBWCD $ General Fund
A1.2c
Promote the use of green roofs, bio-swales,
pervious materials for hardscape, and other
stormwater management practices to reduce
water pollution.

Short-term PW, CD $ Grants, General Fund
A1.2d Promote the use of captured rainwater, grey
water, or recycled water. Short-term PW, CD $ General Fund A1.2e Require landscaping for all new development to
use drought tolerant plants. On-going CD $ Developers
Policies/Actions Timeframe
Responsible
Party Cost Funding Source
Placemaking & District Identity
P2.1 Implement multi-modal connectivity and pedestrian enhancements A2.1a Implement multi-modal access from transit to
AHMUD along Arrow Highway. Short-term
PW, Foothill
Transit,
Omnitrans,
Riverside
Transit Agency
$$$ Grants
A2.2b
Prioritize capital investments in street
improvements within the East AHMUD to
create a sense of place.

Short-term PW, CD $$$ CIP, Grants
P2.2 Create an innovative and flexible land use framework.

A2.2a Establish specific East AHMUD district. Shor-term CD $ General Funds A2.2b Prepare affordable housing policy in the
AHMUD. Short-term CD $ General Funds
A2.2c Require a minimum amount of commercial
development in mixed-use housing projects. On-going CD, ED $ General Funds A2.2d Discourage warehousing and heavier industrial
uses. On-going CD, ED $ General Funds
P2.3 Improve District amenities.

A2.3a Establish a strategic central open space within
AHMUD. Mid-term CM, CD, ED, PW, CS $$$$
Developers,
Quimby Fees,
Impact Fees,
Grants
A2.3b Pilot tactical urbanism to “activate” precise
AHMUD spaces. Short-term CM, CD, ED, PW, CS $
Developers,
Quimby Fees,
Impact Fees,
Grants
A2.3c Pilot a façade improvement program for
businesses. Short-term ED, CD $$ CDBG, Grants

1. Our Natural Community 2. Our Prosperous Community
Part 5: Implementation 125
Policies/Actions Timeframe
Responsible
Party Cost Funding Source
P3.1 Conserve the commercial character and scale of the AHMUD (East) area, including, while creating places of enduring quality that are uniquely fit to their time and place.

A3.1a
Develop and adopt a form-based development
code that supports existing commercial uses
and encourages expansion while permitting
infill development with context sensitive
architecture, urban design, and landscaping.

Immediate CD $$ General Funds,
Grants
A3.1b
Introduce new infill buildings and renovate
existing buildings in a manner that enhances
AHMUD’s walkable urbanism with interconnected streets lined by buildings that engage, frame, and activate the street.

On-going CD,
Developers $-$$$ General Funds, CDBG, Grants
P3.2 In AHMUD (West), leverage the creek channel to orient the new buildings and their frontages to the Creek Corridor and be respectful of the scale of the existing residential context.

A3.2
Develop and adopt a form-based development
code that requires the highest standards of
context sensitive architecture, urban design,
and landscaping.

Immediate CD $$ General Funds,
Grants
P3.3 Remove regulatory and procedural barriers to good design.

A3.3
Develop and adopt a Form-Based Code for the
Downtown area that emphasizes pedestrian
orientation, integration of land uses, treatment
of streetscapes as community living space,
and offers a streamlined development review
process.

Immediate CD $$ General Funds,
Grants
P3.4 Expand the inventory of publicly accessible community gathering spaces so that businesses and residents are within a short walking distance of a park or recreational area.

A3.4a
New buildings should incorporate public realm
improvements described in the AHMUD
Vision and integrate such improvements into
their existing context in a way that enhances
AHMUD’s public space network.

On-going CD, PW,
Developers $ General Funds
A3.4b
Allow parklets on Arrow Highway to provide
visual interest and expand the useable area of
the sidewalk.

On-going

CD, PW,
Property
Owners, PBID
$$ Grants
P3.5 Encourage green projects and practices.

A3.5
Incentivize sustainable living and business practices, both passive and active, that encourage energy efficiency, improve indoor
air quality, and encourage water and resource
conservation.

On-going

CD, PW,
Businesses,
Property
Owners
$-$$ Grants
Policies/Actions Timeframe
Responsible
Party Cost Funding Source
Economic Diversity
P2.4 Identify high growth and high value-add industries.

A2.4a Establish Workforce Development Pipeline
through Partnerships and Incubator. Short-term ED $ General Funds A2.4b Establish programs to develop a skilled pipeline
to target industries. Short-term ED $ General Funds
A2.4c Explore partnership with local universities. Short-term CM, ED $ General Funds A2.4d Establish an incubator space to grow companies
in target industries. Mid-term CM, ED $$$$ Grants, Property Owners P2.5 Encourage retail uses that support an entrepreneurial ecosystem.

A2.5 Provide incentives for certain retail businesses
to locate in AHMUD. Short-term CM, ED $$ General Funds, Grants Funding and Governance
P2.6 Identify seed funding for catalytic early actions.

A2.6a
Set aside Economic Development Fund
resources to jumpstart economic development
activities in the AHMUD.

Short-term CM, ED $$ General Funds
A2.6b Establish an EIFD/CRIA to fund AHMUD
infrastructure investments. Short-term CM, ED $ General Funds A2.6c Negotiate community benefits for economic
development. On-going CM, CD $ General Funds
P2.7 Ensure proposed developments are net fiscally positive.

A2.7 Use a fiscal model to assess project revenue
potential. Immediate CM, CD $ General Funds
P2.8 Gauge participation in a Business Improvement District (BID) to provide high-quality district services.

A2.8a Build a coalition of AHMUD property owners
to coordinate with the City’s vision. Mid-term CM, ED $ General Funds A2.8b
Establish the Business Improvement District
(BID) for district maintenance and programming.Mid-term CM, ED $$ General Funds

3. Our Well Planned Community
126 Arrow Highway Mixed-Use District Specific Plan
Policies/Actions Timeframe
Responsible
Party Cost Funding Source
P3.6 Provide high quality housing for current and future residents with a diverse range of income levels.

A3.6a
Provide for quality housing at a range of
income levels and price points, emphasizing
housing product that captures the underserved
multi-family market.

On-going CD,
Developers $$$ Grants, Developers
A3.6b
Support workforce and market rate units that
will expand and diversify AHMUD’s housing
stock, and support growth in AHMUD
employment.

On-going CD $ General Funds
A3.6c
Provide flexibility in development standards to
encourage and facilitate nontraditional housing
types and options, including single room
occupancy, shared housing, co-housing, and
cooperative-housing.

Immediate CD $ General Funds
Policies/Actions Timeframe
Responsible
Party Cost Funding Source
Stormwater
P3.7 Utilize and maintain a robust stormwater conveyance system that protects the City from flooding impacts and ensures that storm flows are efficiently routed to regional drainage.

A3.7a
Continue to regularly update City capital
improvement plans to ensure effective prioritization, funding, and construction of drainage improvements throughout AHMUD.

Ongoing PW, CD $$$ General Fund,
Grants
A3.7b
Enforce hydromodification control requirements on new developments, ensuring that increases in impervious surface do not result in
increased peak flows and downstream scour.

Ongoing PW, CD,
Developers $ General Funds, Developers
P3.8 Effectively treat all urban runoff and stormwater and ensure that local groundwater supplies and downstream receiving waters are not degraded.

A3.8a
Inspect all new developments during both
construction and operational phases for compliance with local, regional, and state level water quality regulations.

On-going PW $ General Funds
A3.8b
Encourage the implementation of low impact
design features for all new development and
redevelopment within AHMUD.

On-going PW, CD,
Developers $ General Funds, Developers
Wastewater
P3.9
Ensure wastewater in theAHMUD area is safely and efficiently conveyed and treated under all demand scenarios, including existing and future average and peak flow sewer flow scenarios.

A3.9a
Continue to regularly update the City’s capital
improvement plan in order to effectively prepare
for sewer flows generated as a result of land use
changes and new developments throughout
AHMUD.

On-going PW, MVWD $ General Fund,
Grants
A3.9b
Construct, maintain, and revitalize distribution
infrastructure as needed throughout the AHMUD in response to changes in demand, land use patterns, and aging infrastructure.

On-going PW, MVWD $$ General Fund,
Grants
Part 5: Implementation 127
Policies/Actions Timeframe
Responsible
Party Cost Funding Source
Water
P3.10
Maintain, upgrade, and expand water pipeline, storage, and pumping infrastructure to meet projected domestic, commercial, and fire flow demands for all land uses within the AHMUD area.

A3.10a
Continue to regularly update the City’s capital
improvement plan in order to effectively prepare
for land use changes and new developments
within the AHMUD area.

On-going PW, MVWD $ General Funds,
Grants
A3.10b
Construct, maintain, and revitalize distribution
infrastructure as needed throughout the AHMUD area in response to changes in demands and land use patterns.

On-going PW, MVWD,
Developers $$
General
Funds, Grants,
Developers
A3.10c
Coordinate with the IEUA to expand range
of recycled water infrastructure for efficient
irrigation throughout the AHMUD area.

On-going PW, IEUA,
Developers $$$ General Funds, Developers
Policies/Actions Timeframe
Responsible
Party Cost Funding Source
Electricity and Natural Gas
P3.11 Ensure all AHMUD residents and businesses are safely and affordably supplied with electricity and natural gas throughout all future buildout scenarios.

A3.11 Maintain City capital improvement plans to
ensure that any necessary connections or upgrades are adequately funded and constructed in a time-efficient manner.

On-going PW, SoCalGas, SCE$ General Fund,
Grants
Solid Waste
P3.12 Provide and maintain adequate and orderly systems for the efficient collection and disposal of solid waste for existing and future development throughout AHMUD.

A3.12a
Coordinate with solid waste service provider to
ensure that waste pickup, recycling, and disposal occurs in the most efficient and sustainable manner possible.

On-going
PW, Burrtec
Waste Industries$ General Fund,
Grants
A3.12b
Conduct outreach and education to reduce solid
waste generation at the household and business
level to minimize landfill loading.

On-going PW $$ General Fund,
Grants
128 Arrow Highway Mixed-Use District Specific Plan
Policies/Actions Timeframe
Responsible
Party Cost Funding Source
P4.1 Create a transportation system that supports complete streets goals.

A4.1a
Design new street connections in the AHMUD
to minimize traffic volumes and/or speed, as
appropriate, without compromising connectivity for emergency first responders, bicycles, and pedestrians.

On-going

PW, CD,
SBCTA,
OmniTrans,
CalTrans,
Developers
$
Grants,
Developers,
General Fund
A4.1b
Design new streets and implement improvements on existing streets in the AHMUD to serve users of all ages and abilities, while prioritizing modes and design features based on the context of the street, including the surrounding
land use, planned improvements, and collision
history.

On-going

PW, CD,
SBCTA,
OmniTrans,
CalTrans,
Developers
$
Grants,
Developers,
General Fund
A4.1c
Enhance the bike and pedestrian preferred
facilities as part of development, private
grants, signing of shared routes, maintenance
activities, etc. consistent with the City’s Active
Transportation Plan, Systemic Safety Analysis
Report Program and General Plan.

On-going PW, CD, ED,
Developers $$$ General Funds, Grants
P4.2 Establish mini-mobility hubs on Arrow Highway and at the new Central Park consistent with the General Plan approach.

A4.2a
Provide signage and curb space for vehicle pickup/drop-off, car share, microtransit, bike share, and e-scooters, as appropriate.

On-going
PW, Foothill
Transit,
OmniTrans,

SBTCA, RTA
$$$ General Funds,
Grants
A4.2b
Create safe pedestrian and bicycle access to mobility hubs from major destinations; especially those connecting to the Metrolink station.

On-going
PW, Foothill
Transit,
OmniTrans,

SBTCA, RTA
$$$ General Funds,
Grants
A4.2c Provide secure commuter bicycle parking and
locker options to businesses and mobility hubs. Long-term

PW, CD,
SBCTA,
Developers
$$$
General Funds,
Grants, Developers
A4.2d Convert bus stops into bus shelters. On-going
PW,
OmiTrans,

SBCTA, CD,
Developers
$$
Grants, Developers, General
Funds
A4.2e Consider multi-modal links to the Montclair
Transit Center. Mid-term
PW,
OmiTrans,

SBCTA, CD,
Developers
$$$
Grants, Developers, General
Funds
A4.2f Consider options and opportunities to partner
with and support local businesses. Short-term PW, Chamber of Commerce $ Grants, General Funds Policies/Actions Timeframe
Responsible
Party Cost Funding Source
P4.3 Establish amenities and support services for all modes.

A4.3a Provide enhanced mid-block crossings on
Arrow Highway and Moreno Street. Mid-term PW, PD, Developers $-$$ Grants, Developers, General
Funds
A4.3b Create streetscapes and public realms that
encourage walking and biking. On-going PW, CD, Developers $-$$$ Grants, Developers, General
Funds
A4.3c
Incorporate designs that remove barriers to
pedestrian and disabled persons from adjoining
roadways, including through pathways that do
not require passing through parking areas, and
that are connected to the sidewalk and transit
stops.

Immediate PW, CD,
Developers $-$$$
Grants, Developers, General
Funds
A4.3d
Consider opportunities for future connections
to the planned trail along the San Antonio
Creek Channel Frontage.

Mid-term PW, CD,
Developers $-$$$
Grants, Developers, General
Funds
P4.4 Implement safety enhancements to reduce collisions.

A4.4a When performing street maintenance, consider
safety improvements at all locations. On-going PW, PD, CD $-$$$ Grants, General Funds A4.4b
Use the City’s Systemic Safety Analysis Report
Program to identify high injury locations and
pursue annual grant funding (such as Highway
Safety Improvement Program or Active
Transportation Plan) to implement safety
improvements at those locations.

On-going PW, HS $-$$ Grants, General Funds

4. Our Accessible Community
Part 5: Implementation 129
Policies/Actions Timeframe
Responsible
Party Cost Funding Source
P6.1 Make AHMUD streets safe for pedestrians and bicyclists.

A6.1a
Carry out the safety enhancements
recommended by the AHMUD Vision for
Arrow Highway, Central Avenue, and Moreno
Street.

Short-term PW, PD $$$$ Grants
A6.1b Add mid-block crossings and parklets on
Arrow Highway and Moreno Street. Mid-term PD, FD, PW, CD $$$$ CIP, Grants, Developer A6.1c Amend the development codes to allow context
sensitive street types.

Immediate CD, PD, FD,
PW $$ General Funds
P6.2 Employ a range of contextual lighting options to promote safety and security on AHMUD streets.

A6.2a
Identify AHMUD public streets and open
spaces that are poorly lit and install context
sensitive street lights.

Short-term PW, CD, PD $ General Funds
A6.2b Install string lights in alleys that provide connections to destinations. Short-term PW, CD, PD $$ Grants, CIP A6.2c
Require new development to demonstrate on a
lighting plan appropriate level of direct and indirect lighting in the public and private realm.On-going CD, PD $ General Fund, Developer
P6.3 Reduce opportunities for criminal activity through physical design standards, recreation opportunities, educational programs, and counseling services.

A6.3a
For new infill development and major rehabilitation, incorporate natural surveillance principles and best practices into development
codes and review processes.

On-going CD, PD $ General Fund,
Developer
A6.3b
Amend the development codes to require building designs that promote safety by providing active street frontages.

On-going CD, PD $ General Fund,
Developer

6. Our Safe Community
Policies/Actions Timeframe
Responsible
Party Cost Funding Source
P5.1 Create a multimodal transportation system that encourages active living and healthy lifestyles in all areas of the City across a broad spectrum of ages, interests, and abilities.

A5.1a
Design new streets and retrofit existing streets
within AHMUD to prioritize active transportation. Short-term PW, CD, Developer $$$$
Developers,
General Funds,
Grants
A5.1b
Make active transportation networks in
AHMUD safe and accessible for all ages and
abilities.

On-going PW, CD, HS,
Developer $
Developers,
General Funds,
Grants
A5.1c Continue to implement health programs
through the Healthy Montclair Initiative. On-going

HS, PW,
Community
Groups
$
Developers,
General Funds,
Grants
P5.2 Integrate AHMUD into the citywide healthy and equitable food system.

A5.2a Integrate growing food into large public and
private open spaces within AHMUD. On-going

CD, HS,
Developers,
Property
Owners
$
Developers,
General Funds,
Grants
A5.2b Promote healthy food related events like
Farmers Market in the central park area. On-going

HS, ED, AS,
CD, Community Groups,
Chamber of
Commerce,
Local Businesses
$ General Funds,
Grants
A5.2c Support entrepreneur food processing businesses. On-going

ED, HS, AS,
CD, Community Groups,
Chamber of
Commerce,
Local Businesses
$ General Funds,
Grants
A5.2d Develop the trail along the San Antonio Creek
in AHMUD West. Mid-term

PW, HS,
CBWCD,
USACE,
Developers
$$$$ Grants (ATP),
General Fund
P5.3 Minimize noise impacts to ensure that noise does not detract from Montclair’s quality of life.

A5.3
Require new development projects to implement mitigation measures, where necessary, to reduce exterior and interior noise levels.

On-going CD, Developers$ General Funds,
Developers

5. Our Healthy Community
130 Arrow Highway Mixed-Use District Specific Plan
Policies/Actions Timeframe
Responsible
Party Cost Funding Source
P7.1 Expand park inventory in AHMUD to ensure the maximum distance between residents’ homes and the nearest public park is 1/2 mile (1/4 mile preferred).

A7.1a Invest in the acquisition of new parkland. On-going CD, CM, PW, HS $
Quimby Fees,
Developers,
Grants
A7.1b Develop trail along the San Antonio Creek. Mid-term

PW, HS,
CBWCD,
USACE,
Developers
$$$$ Grants (ATP),
General Fund
A7.1c
Amend development code to require new
development to provide its fair share of public
and private open spaces.

Immediate CD $ General Funds,
A7.1d
Expand the parks and recreation system
through repurposing public land like excess
streetspace, expansive parking lots, and other
creative means.

On-going PW, HS, CD $ General Funds,
Grants
P7.2 Promote, expand, and protect a green infrastructure that links the natural habitat.

A7.2a
Use parks as sponges to serve stormwater infrastructure and flood mitigation roles to enhance resiliency, recreational use, and beauty.

On-going

PW, CD,
CBWCD,
IEUA
$ General Funds,
Grants
A7.2b
Encourage simple, small, and low-cost demonstration green infrastructure projects both in the public and private realm.

On-going
PW, CD, CBWCD, IEUA,
Developers,
Property
Owners
$$ General Funds,
Grants
P7.3 Identify and remove barriers to access parks. Encourage walking & biking as preferred way to get to and from parks.

A7.3a
Increase the number of entrances to existing
parks to expand the number of residents within
walking distance of a park.

On-going PW, HS, CD,
NR&PO $$ General Funds
A7.3b
Prioritize new access or entry points near the
proposed mobility hubs, including sidewalks,
bike routes, trails, and transit.

On-going PW, HS, CD,
NR&PO $ General Funds
Policies/Actions Timeframe
Responsible
Party Cost Funding Source
P7.4 Explore creative or alternative funding opportunities for programs and capital projects.

A7.4a
Explore establishing a Community Foundation
or “Friends of Parks” organization for the purpose of soliciting park land donations; applying for private grants; and for fundraising.

On-going HS, CM, CD $ General Funds
A7.4b
Explore naming rights, sponsorships and asset
management opportunities to create ongoing
revenue for maintenance and operations of
existing facilities.

On-going HS, CM,
Developer $ General Funds
A7.4c
Explore contracts with private business to
provide and operate some of the recreational
activities which would be financed, constructed, and operated by the private sector with additional compensation paid to the City.

On-going HS, Chamber
of Commerce $ General Funds
A7.4d
Explore interlocal agreements between two or
more local units of government and/or between
a local unit of government and a non-profit
organization for the joint usage/development of
sports fields, regional parks, or other facilities.

Short-term

HS, PW,
School
Districts,
Community
Groups,
County
$ Grants, General Funds

7. Our Active Community
Part 5: Implementation 131
AS Administrative Services
ATP Active Transportation Program
BID Business Improvement District
CBWCD Chino Basin Water Conservation
District
CD Community Development
CFD Community Facilities Districts
CIP Capital Improvement Program
CTPG Caltrans Planning Grant
CM City Manager
DIF Development Impact Fee
ED Economic Development
F Finance
FD Fire Department
HS Human Services
IEUA Inland Empire Utilities Agency
IT Information Technology
MVWD Monte Vista Water District
PD Police Department
PW Public Works
SBCTA San Bernardino County Transportation
Authority
Costs
$ under $100,000
$$ $100,000 to $250,000
$$$ $250,000 to $1,00,000
$$$$ Over $1,00,000
Policies/Actions Timeframe
Responsible
Party Cost Funding Source
P8.1 Develop and host an iconic Cultural Event in AHMUD.

A8.1a Identify the event promoter with the most
promise to serve this role. Mid-term HS, ED $ General Funds, Grants A8.1b Connect available and underutilized venues
with those seeking spaces for events. On-going

ED, CD,
Property
Owners
$ General Funds
A8.1c
Leverage parks and public spaces as vital locations to showcase and promote arts and culture in AHMUD.

On-going

PW, CD,
HS, Arts
and Cultural
Providers
$ General Funds,
Grants
P8.2 Increase supply of affordable housing for artists.

A8.2a
Create systems and procedures to spur the development of affordable artist housing through the use of innovative tax programs and the
maximizing of financial tools.

Short-term CD, ED $-$$ General Funds,
Grants
A8.2b
Allow live-work building type in AHMUD
particularly on primary streets where housing
may not be desirable on street level.

Immediate CD, ED $ General Funds,
Grants
A8.2c
Partner with nonprofit organizations, for-profit
developers, and grassroot groups that have a
track record to successfully pull together the
partners and resources needed to create affordable live/work spaces for artists.

On-going

CD, ED, HS,
Arts and Cultural Providers$ General Funds,
Grants
P8.3 Integrate public art into the development review & capital improvement program.

A8.3 Identify public art opportunities and engage
artists as early as possible in all projects. On-going

CD, PW, HS,
Arts and Cultural Groups,
Developers
$
General
Funds, Art
Funds, Grants,
Developers
P8.4 Promote collaborative process of create powerful murals on blank walls that can transform public spaces, neighborhood identities, and individual lives.

A8.4
Design and implement high quality temporary
outdoor painted murals that reflect the stories
and content researched from the larger Montclair community.

Mid-term

CD, ED,
HS, Property
Owners, Arts
and Cultural
Groups
$-$$
General Funds,
Art Funds,
Grants

8. Our Creative Community