Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
APPEAL OF DEVELOPMENT PLAN REVIEW
(DPR-000941-2024)
Applicant: Sarah Johnson, Pathway to Tomorrow
Planner: Alina Barron, Senior Planner
December 1, 2025
At t achment No. 12
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
Previous Action
On September 24, 2025, the Planning Commission held a public hearing and upheld Zoning Administrator’s approval for a housing development project (DPR-000941-2024), a request to develop two vacant parcels approximately +/- .48 acres into a 4-story residential development with 35 affordable units and on-site amenities, at 1377 N. Garey Avenue (4-2-0-1).
The Commission’s approval included additional conditions as recommended by the original approving authority. The proposed project included a request to utilize California State Density Bonus Law (Government Code Sec. 65915-65918.) to increase the density from 40 units per acre to 74 units per acre.
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
Previous Action
In the approval resolution, the Zoning Administrator included the following conditions of approval:
1. Applicant shall remove all south facing balconies on the development along the property line.
2. The applicant shall submit evidence of leasing agreements which reflect a maximum of 19 occupants with vehicles, subject to the approval of the Development Services Director.
3. The applicant shall remove the existing chain-link along the south property line and erect a 6-foot wall or wrought iron fence to the extent feasible in coordination with the adjacent property owner, subject to the approval of the Development Services Director.
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
Previous Action
4. Prior to the issuance of the Certificate of Occupancy, Applicant/Developer shall be responsible for the installation of decorative fencing (min 42 inches high) along the Garey Avenue raised landscape median, between Orange Grove Avenue and Jefferson Avenue. Applicant shall work with Planning Division and Public Works Staff on the design of the decorative fence.
5. Placement of an approved Public Art on the Project site. a. The Applicant must place an approved Public Art on a private development site. The Public Art, and all eligible expenditures associated with installation of the Public Art (as described in the Manual), shall be in an amount equal to or in excess of the Public Art Allocation.
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
Comments Raised at ZA & PC Hearings
+ There were 15 public comments made at the ZA & PC Hearings, with some comments being made by the same residents and community members at both meetings, with a vast majority of public comments made in opposition (14 out of 15).
+ Residents and Community Members voiced concerns about the following issues:
State Law which reduces the parking ratios of the development State law which grants increased building height
Vehicular & pedestrian safety
Proximity to Lincoln Elementary School
Street parking of vehicles for residents in adjacent neighborhoods + 7 comment letters submitted via email. These letters were an even mix of opposition and support.
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
Request
A request for a Development Plan Review to develop two vacant parcels approximately +/- .48 acres into a 4-story residential development with 35 affordable units and on-site amenities.
Development Plan Review (DPR-000941-2024)
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
Applicable Code Sections
+ Pomona Corridors Specific Plan
+ Pomona Zoning & Development Code
+ CA Government Code Sec. 65915-65918 (CA State Density Bonus) + Senate Bill 330
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
Location
Subject
Property
Residential
Neighborhood
District 5
(RND
-
5)
PCSP:
Downtown Gateway Segment
PCSP:
Neighborhood
Center Segment
Neighborhood Edge District 2
(NED-2)
Neighborhood Edge District 2
(NED
-
2)
Address 1377 N. Garey Avenue
Lot Size +/- .48 acres
General Plan Land Use
Designation Neighborhood Edge
General Plan Transect T4-B – 40 (du/ac)
Zoning District Specific Plan Area
Specific Plan Pomona Corridors
(PSCP)
Specific Plan Segment Downtown Gateway
Council District 1 - Martin
Location
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CITY OF POMONA CITY COUNCIL
Location
Aerial View
Subject
Property
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CITY OF POMONA CITY COUNCIL
South Elevation – Front Unit
View West from Garey Avenue
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
East Elevation – Front Unit
View West
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CITY OF POMONA CITY COUNCIL
Adjacent Property South
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CITY OF POMONA CITY COUNCIL
Adjacent Property North
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CITY OF POMONA CITY COUNCIL
Façade along Garey Avenue
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CITY OF POMONA CITY COUNCIL
Site Plan
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CITY OF POMONA CITY COUNCIL
1ST Floor
First Floor
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CITY OF POMONA CITY COUNCIL
2nd Floor
Second Floor
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CITY OF POMONA CITY COUNCIL
3rd Floor
Third Floor
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CITY OF POMONA CITY COUNCIL
4th Floor
Fourth Floor
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
Elevations
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
Elevations
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
CA State Density Bonus
The applicant has requested to utilize State
Density Bonus law Government Code 65915-
65918 that grants benefits to residential
developments that propose a percentage of
units as affordable.
Any applicant who meets the requirements of
Government Code 65915-65918 is entitled to
receive benefits which include an increase in
permitted density, reduction in site
development standards through waivers
and/or concessions, and special parking
requirements as a matter of law.
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
CA State Density Bonus
The project site is located within the T ransect T4-B, which allows for up to 20 units at 40 units dwelling units per acre (du/ac). The project is proposing to utilize an 80% increase in density to propose 35 units at 74 du/ac, as permitted by law.
Proposed Project Density
Housing Density 74 du/ac
Unit Count 35 units
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
Incentives/Concessions
A City must grant one or more incentives or concessions to each project which qualifies for density bonus. The number of required incentives or concessions is based on the percentage of affordable units in the project. A concession or incentive is defined as:
A reduction in site development standards or a modification of zoning code or architectural design requirements, such as a reduction in setback or minimum square footage requirements; Approval of mixed-use zoning;
Other regulatory incentives or concessions, which result in identifiable and actual cost reductions.
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
Incentives/Concessions
CA State Density Bonus
The applicant is proposing the
dedication of 100% of the 35 units to
low-income affordability levels.
Based on the level of affordability
proposed by the applicant, the project
is eligible to receive FOUR
incentives/concessions.
" Development
Standard Requirement Proposed Project
0 Minimum Unit Size* 1 BR – 600 SF
2 BR – 800 SF
3 BR – 1,000 SF
1 BR: +/- 467 SF
2 BR: +/- 562 SF
1 Public Open Space
& Open Space Type
Public Open Space Private Common Open
Space in- lieu of Public
Open Space
2 Side Y ark Setback w/
windows
10 FT minimum 5 FT w/ balcony overhang
3 Required Parking 43 parking spaces
required
19 spaces provided
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
Waivers
CA State Density Bonus
A City is m n s�o dq l h ssdc to apply ` mx development standard which physically precludes the construction of the project at its permitted density and with the granted incentives/concessions. A development qualifying for density bonus may also receive a waiver or reduction to any number of development standards. Waivers (or the reduction in a development standards) do not count as incentives or concessions.
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
Waivers
CA State Density Bonus
The applicant is requesting
the following waivers:
# Development Standard Requirement Proposed Project
0 Building Height 3 stories maximum 4 stories
1 Building Massing, Length(L), Height
(H)
3L:2H: to 5L:2H 2L:1H
2 Frontage Coverage Garey Avenue: 70%
minimum
66%
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
General Plan
Compliance
The project is consistent with the following General Plan goals & policies:
Goals 6D.G1: Improve the physical character, economic
vitality, and mobility function of the City's most
visible and well-traveled corridors.
Goals 6D.G4: Promote the success and improvement of
existing corridor development.
Goals 6B.G10: Promote the transitioning of the most visible and highly traveled streets that lead Downtown
into the City's most prominent and grand
corridors.
Policy 7F.P4: Establish an appropriate relationship between public space and private development with
building entrances oriented towards streets,
utilizing shopfronts, porches, patios or outdoor
spaces that overlook or interact with front yards
or sidewalks.
HE Policy 1.4 Encourage affordable housing through both regulatory mandates and incentive programs.
General Plan Compliance
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
Compliance Summary
+ The proposed project is compliant with applicable objective design standards of the Pomona Corridors Specific Plan, as well as applicable City & State standards. + The proposed project meets the applicable findings for a Development Plan Review and meets the intent of the General Plan.
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
Senate Bill 330 Disapproving Projects
+ SB 330 establishes limitations on the ability of local governments to disapprove a housing development project that is compliant with applicable, objective general plan and zoning standards + The housing development project would have a specific, adverse impact upon the public health or safety Can housing projects be disapproved? Y es, but…
Findings must be made, using a high preponderance of evidence. • Specific, adverse impact upon the public health or safety a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete
THIS IS A HIGH LEGAL BAR ESTABLISHED BY THE STATE
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
Environmental
This project may be considered exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 of the California CEQA Guidelines.
The proposed project meets the criteria for a Class 32 (In-Fill Development) Categorical Exemption in that the proposed project site is
1. less than five (5) acres;
2. the project site has no value as habitat for endangered, rare or threatened species;
3. the proposed project will not have any significant effects upon the environment; and
4. the site can adequately be served by all required utilities and public services.
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
Noticing
+ All public noticing was completed as required by law.
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
Recommendation
Staff recommends that the City Council take the following actions:
1) Conduct a public hearing and regarding the appeal received for the Housing Development Project; and
2) After receiving public comment and testimony, close the Public Hearing and adopt the CC Resolution No. 25-156, upholding the decision of the Planning Commission approving DPR- 000941-2024.
Alternative
+ City Council denies the request and makes written findings, based upon a preponderance of the evidence in the record to disapprove a housing development project per the provisions of SB 330 (findings of “Disapproving Housing Development Projects”).
Development Services Department | Planning Division
CITY OF POMONA CITY COUNCIL
CITY OF POMONA CITY COUNCIL