HomeMy WebLinkAboutOrdinance No. 04-I-AEXHIBIT A - MEASURE A
AN ORDINANCE OF THE CITY OF AZUSA
APPROVING AND ADOPTING THE MONROVIA
NURSERY SPECIFIC PLAN AND AMENDING THE
CITY ZONING MAP TO REFLECT THE
RECLASSIFICATION OF PROPERTY LOCATED AT
18331 EAST FOOTHILL BOULEVARD FROM
SINGLE-FAMILY RESIDENTIAL 10,000 SQUARE
FOOT LOT MINIMUM (R1-10) AND
RESIDENTIAL AGRICULTURE (RA) TO SPECIFIC
PLAN (SP -6), CASE NO. Z-2002-03
Ordinance No. 04 -I -A
Monrovia Nursery Specific Plan
and Zone Change
Page 1 of 58
ORDINANCE NO. 04 -I -A
AN ORDINANCE OF THE CITY OF AZUSA APPROVING AND
ADOPTING THE MONROVIA NURSERY SPECIFIC PLAN AND
AMENDING THE CITY ZONING MAP TO REFLECT THE
RECLASSIFICATION OF PROPERTY LOCATED AT 18331 EAST
FOOTHILL BOULEVARD FROM SINGLE-FAMILY
RESIDENTIAL 10,000 SQUARE FOOT LOT MINIMUM (R1-
10) AND RESIDENTIAL AGRICULTURE (RA) TO SPECIFIC
PLAN (SP -6), CASE NO. Z-2002-03
WHEREAS, local governments are authorized by Government Code section 65450
et seq., to prepare specific plans for the systematic implementation of the general plan;
and
WHEREAS, the Monrovia Nursery Specific Plan was initiated and prepared to
facilitate a master plan for the development of a residential and commercial
development; and
WHEREAS, the Monrovia Nursery Specific Plan implements the policies of the
General Plan of the City of Azusa by providing an orderly, functional and compatible land
use pattern to guide the future growth and development of Azusa and its planning area;
ensuring that the type, amount, design, and pattern of all land uses throughout the City
and planning area serve to protect and enhance the character and image of Azusa as a
desirable residential urban community; and providing for an orderly pattern of future
development and change throughout the City that will be both compatible with and
beneficial to existing land uses and which will provide residents with a desirable urban
environment in which to live, work, shop, and play; and
WHEREAS, the Monrovia Nursery Specific Plan contains all the necessary elements
required by section 65451 of the Government Code and Division 12 of the Azusa
Municipal Code, and the Monrovia Nursery Specific Plan was referred to all affected
public agencies pursuant to sections 65453 and 65352 of the Government Code; and
WHEREAS, the Specific Plan (SP) designation in the General Plan accommodates
the Monrovia Nursery Specific Plan; and
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and Zone Change
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WHEREAS, the City Council of the City of Azusa gave notice as required bylaw and
held a public hearing on the application for approval of Monrovia Nursery Specific Plan
for properties located at 18331 East Foothill Boulevard; and
WHEREAS, the City prepared the Environmental Impact Report ("EIR") in
accordance with the California Environmental Quality Act ("CEQA"), the State CEQA
Guidelines, and the City's Local CEQA Guidelines to � analyze potential adverse
environmental impacts of the Project implementation; and
WHEREAS, in the EIR, significant adverse environmental impacts with regard to air
quality, aesthetics, noise, cultural resources, and utilities and service systems were found
and a Statement of Overriding Considerations was prepared; and
WHEREAS, the Planning Commission reviewed and considered the EIR and the
comments received thereon; and
WHEREAS, the Planning Commission held a duly noticed public hearing on
December 11 and 18, 2002 and a public meeting January 8, 2003, and after receiving
testimony, the Planning Commission closed the public hearing and deliberated regarding
the Final EIR for the Monrovia Nursery Specific Plan and the proposed Project Approvals,
["proposed Project Approvals" consisting of (1) General Plan Amendment No. GPA 2002-
03; (2) Zone Change No. Z-2002-3; (3) Vesting Tentative Tract Map 554057; and (4)
Prezone and Annexation of 433 -acre portion of project site currently within
unincorporated Los Angeles County]; and
WHEREAS, after due deliberation and consideration of the EIR, Findings of Fact
and Statement of Overriding Consideration, the Planning Commission on January 8, 2003
voted to recommend that the City Council certify the EIR, and further recommended that
the City Council approve the Project and voted unanimously to adopt Resolution No.
2003-03 recommending that the City Council approve a Zone Change from Single Family
Residential 10,000 SF Lot Minimum (R1-10) and Residential Agriculture (RA) to Specific
Plan (SP -6) for the property known as Monrovia Nursery; and
WHEREAS, the City published a notice of its intention to certify the EIR in
compliance with Public Resources Code section 21092 in the Azusa Herald on January 10
and 13, 2003; and
WHEREAS, the City Council held a duly noticed public hearing on January 21,
Ordinance No. 04 -I -A
Monrovia Nursery Specific Plan
and Zone Change
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2003, concerning the recommended Zone Change and other proposed Project Approvals
and fully and carefully considered all oral and written testimony offered therein prior to
approving the recommended Zone Change; and
WHEREAS, on February 3, 2003 the City Council adopted Resolution No. 03-C7
certifying the Final Environmental Impact Report and adopting a Statement of Overriding
Considerations and a Mitigation Monitoring Program; Resolution No. 03-C8 approving
General Plan Amendment No. GPA 2002-03; Resolution No. 03-C9 approving Vesting
Tentative Tract Map 54057; and Resolution No. 03-C10 to initiate proceedings with the
Local Agency Formation Commission for reorganization (annexation); and
WHEREAS, on February 18, 2003, the City Council approved the following
documents: (1) Ordinance No. 2003-03-02, approving and adopting the Specific Plan,
and (2) Ordinance No. 2003-03-01, amending the City Zoning Map to reflect the
reclassification of property located at 18331 East Foothill Boulevard from Single Family
Residential 10,000 SF Lot Minimum (R1-10) and Residential Agriculture (RA) to Specific
Plan (SP -6), Case No. Z-2002-03; and
WHEREAS, the approvals of the Monrovia Nursery Specific Plan through the
adoption of Ordinance No. 2003-03-02 and the Zone Change through the adoption of
Ordinance No. 2003-03-01 have become the focus of a legal challenge to the City
Council's actions regarding the Monrovia Nursery Project; and
WHEREAS, the City Council is authorized under California Elections Code section
9222 to submit to the qualified voters of the City a ballot measure regarding approval of
the Monrovia Nursery Specific Plan and the Zone Change; and
WHEREAS, the proposed Monrovia Nursery Specific Plan which is attached hereto
as Exhibit 1 and is incorporated herein by reference and made a part hereof; and
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Monrovia Nursery Specific Plan
and Zone Change
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WHEREAS, Ordinance No. 2003-03-02 was approved by the City Council along
with Resolution No. 2003-03-C9 which approved Vesting Tentative Tract Map No.
54057, for which there were numerous conditions of approval and a number of those
conditions of approval related to the Monrovia Nursery Specific Plan; and
WHEREAS, the conditions of approval attached to Resolution No. 2003-03-C9,
titled "A Resolution of the City Council of the City of Azusa Approving Vesting Tentative
Tract Map No. 54057 to Subdivide Twenty -Seven (27) Parcels of Land into Seven
Hundred Fifty -Five (755) Parcels at 18331 E. Foothill Blvd.," are incorporated herein by
reference and made a part hereof; and
WHEREAS, in addition to the above incorporated language, this Ordinance No.
04-1-A incorporates and restates in full all of the language regarding approval and
adoption of the Monrovia Nursery Specific Plan, as contained in Ordinance No. 03-02,
and the Zone Change, as contained in Ordinance No. 03-01, as originally approved by
the City Council on February 18, 2003.
THE PEOPLE OF THE CITY OF AZUSA DO HEREBY ORDAIN AS FOLLOWS:
SECTION 1: Pursuant to the California Environmental Quality Act, the State CEQA
Guidelines, and the City's Local CEQA Guidelines, the City analyzed the project's potential
environmental impacts in an Environmental Impact Report which was certified by the
Council in Resolution 2003-03-C7.
SECTION 2: In accordance with Section 88-285 of the Azusa Municipal Code, the
people of the City of Azusa hereby approve and adopt the Monrovia Nursery Specific
Plan based on the following findings:
A. That the proposed Specific Plan is in the public interest, and that there will be a
community benefit resulting from the amendment.
According to the City's 2001 Housing Element, among the eight San Gabriel Valley
Foothill communities, Azusa has long supplied a disproportionate amount of the
affordable housing. As a result as of that writing, Azusa has the lowest rate of
home ownership and lowest median housing sales price ($150,000). These
factors have contributed to a decline in retail economic activity as surrounding
cities aggressively pursued sales tax revenue drawn by their stronger buying
power. As a result, many older neighborhoods in Azusa went into decline, with
property values and reinvestment falling and crime and rental turn -over increasing.
Furthermore, Azusa's Economic Development Strategic Plan identifies a need for
high value housing which will in turn attract more business to Azusa due to
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increased spending power. The proposed project would add 1,250 high value
(ranging from $238,000 to over $600,000) homes to the Azusa housing stock.
The homes are expected to be predominantly owner -occupied, thereby, resulting
in a small reduction in the percentage of city-wide tenant -occupied housing and
bringing about an improved ratio of tenant -to -owner occupied housing units and
adding to community stability.
The Specific Plan would take advantage of the property's location adjacent to the
future Gold Line light rail by creating a walkable mixed- use core suitable for
business and residential uses. The increased density of housing and small-scale
retail will create a transit -oriented development around a Transit Plaza, and a stop
on the future Gold Line.
The Specific Plan includes public facilities benefits, as well, with regard to
recreation, schools, and fire protection service. The Plan includes passive and
active recreational facilities, an arroyo, trails, and greenbelts. A system of
neighborhood parks serves local residents and larger community parks are
designed to serve all Azusa residents. Furthermore 168 acres of open space in the
foothills would be preserved in perpetuity. A new Azusa Unified School District
kindergarten through eighth grade school will be built and an opportunity exists for
the Los Angeles County Fire Department to relocate or place a new fire station
outside of the Sierra Madre Fault Zone setback zone, where it is currently located.
B. That the proposed amendment is consistent with the Guiding Principles of the
General Plan Update and goals and policies of the existing General Plan.
Gulding PrInclple 01 - Natural & Community Envlronment
Vision: Protect the foothills, preserve natural habitat and terrain and Integrate
nature Into future development and use. Enhance the existing fabric of Azusa
neighborhoods with new development Integrated into the rest of the community
by open access and compatible neighborhood design:
• Natural and historic Flow of water enhances the area
• Historic resources are preserved with the development
Public and private views are protected and development is
compatible with surrounding neighborhoods and uses, including the
Dhammakaya Retreat Center
The Specific Plan celebrates the natural and community environment.
■ The foothills are preserved and the existing biological resources are
protected. The development plan does not extend beyond existing
Nursery operations, ensuring protection of the foothills by preserving
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170 acres of natural open space.
■ The land plan provides a drainage arroyo in the general location of
the historic canyon that drained the foothills. The arroyo will convey
storm flows, contain natural riparian habitat, provide bio -filtration to
treat urban pollutants, and include a trail system connecting to the
Garcia Trail.
■ The land plan maximizes the number of connections to the City.
Furthermore, the realignment of Sierra Madre Avenue includes a
linear park and trail connecting to the City and the arroyo trail.
■ The romantic bent grid design of the Park Neighborhood minimizes
landform alteration by incorporating the existing topography into the
land plan. Furthermore, the bent grid causes roof and front elevation
movement minimizing the view of one continuous row of homes.
■ Historic resources, such as the Covina Canal and the Vosburg House,
are being preserved to the extent feasible. While the potable water in
the Covina Canal will be placed in an underground pipe, the open
channel canal structure will remain and possibly carry storm runoff.
The Vosburg House will remain on site and continue to function as
Monrovia Nursery's headquarters. The Specific Plan EIR includes an
assessment and mitigation measures for the cultural resources on-
site.
The Specific Plan is compatible with surrounding land uses and
creates new great neighborhoods that benefit the entire community.
Existing land uses are buffered. The Dhammakaya is buffered on the
west by the Vosburg House; on the south by a roadway and
landscaped detention facility; and on the north and east by a
landscaped slope. The homes backing onto the Nursery in the Nob
Hill neighborhood are buffered by a landscaped drainage course. The
homes in Glendora that back onto the Nursery are buffered by a park
and landscaped slopes. The homes that currently take access from
Sierra Madre Avenue will be provided with a new private driveway.
Guiding Princlple # 2 — Quality Nel hborhoods & Homes
Vision: Maintain Azusa's family-oriented community identity by offering a
diversity of home ownership opportunities, reflecting traditional
neighborhood patterns:
Dominant housing type is single-family detached homes attractive to
middle and upper income home buyers
Architectural styles and features draw on historic patterns and scale
High quality construction, home design, and neighborhood
amenities promote well-being and maintain value.
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The Specific Plan has been designed as an extension of Azusa's family-oriented
traditional neighborhoods.
■ The Specific Plan has three neighborhoods based on planning
principles that have held value over time. The world-renowned
landscape architect and planner, Frederick Law Olmstead, pioneered
these principles. The Park Neighborhood is based on a romantic bent
grid network formed around parks. The Village Core Neighborhood is
designed as an activity center focused around the arroyo and private
recreation facility. The Promenade District is patterned after the
great walking streets of the world. Examples of local communities
that were planned around these principles include Palos Verdes
Estates, Beverly Hills. and the Vista Bonita neighborhood in Azusa.
• The Park Neighborhood constitutes 17.3 percent of the Nursery
property while the Village Core and Promenade District constitute
2.2 percent and 7.7 percent respectively. Both the Village Core and
the Garden Court Neighborhood in the Promenade District allow for
detached rear -loaded housing.
• In the Park Neighborhood, Village Core, and Promenade District all
streets have parkway separated sidewalks and street trees, and a
majority of the streets open onto parks. These amenities are shared
by everyone in the community.
■ Architecture in all neighborhoods de-emphasizes the garage. The
living portion of the homes are pulled forward toward the street with
outdoor living space such as porches, stoops, and balconies. This
architectural design encourages neighborhood interaction, a
pedestrian lifestyle, and promotes safety by allowing for "eyes on
the street."
• The architecture in all three neighborhoods is based on heritage
architecture from the San Gabriel Valley. Examples include Spanish
Colonial, Craftsman, European Cottage, American Traditional,
Monterey, and American Farmhouse. The Specific Plan identifies
elements for each style that make the style accurate and
recognizable. The Specific Plan promotes the "Simple House"
concept, which encourages simple plan forms and elevations that
reduce costs while providing authentic architectural form and
massing.
• The Specific Plan identifies a variety of housing products that range
in size and price. Furthermore, the Promenade District has seven
different building typologies. This variety in housing types, sizes, and
prices provides homeownership opportunities for a variety of people
in different stages of homeownership.
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• The Specific Plan includes housing products for the middle to upper
income buyer. In the Promenade District, housing prices are
anticipated to range from the low to high $200,000s. The Village
Core may see housing prices from the mid -$200,000s to over
$300,000. In the Park Neighborhood housing prices are expected to
begin in the low $300,000s and extend well above $500,000.
Guiding Principle # 3 — MoblUty & M& of Uses
Vision: Create a walkable business campus adjacent to a future Gold Line
light rail stop, blended and connected with adjacent residential
neighborhoods and the emerging University District to the south:
• Campus -style office space suitable for high-tech, corporate or
institutional users
• A shared neighborhood core with small-scale retail/service
businesses for transit riders, business park employees and
surrounding residents
• Compatible townhomes and apartments
The Promenade District creates a mixed-use neighborhood that promotes
transit, commerce, and high-quality residential development.
•. The Specific Plan incorporates space near Citrus Avenue for a future
light rail transit station.
• A transit plaza is planned adjacent to the light rail station as a formal
park and inviting gathering place surrounded by transit -oriented
retail.
• Mixed use, live/work, and three-story residential are the land uses
planned around the transit center to create the community of
persons who will embody the vision of a transit -oriented district.
• The transit plaza anchors the Promenade, which is a great walking
street that connects the plaza to the residences of the Promenade
District.
■ The residences in the Promenade District are planned as for -sale
housing. The only rental would occur in the area surrounding the
transit square as a mixed-use development, with apartments above
retail or office uses.
Guiding Principle # 4 — Green Spaces & Public Uses
Vision: Build on the green and open character of the natural setting and history by
incorporating passive green space and active recreational facilities. Incorporate
abundant public and neighborhood -serving facilities such as schools, child-care,
and gathering places:
0 A system of neighborhood parks to serve local residents and larger
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parks as a resource for the entire community
• Comprehensive trail system for walking, hiking, and biking
• Distinctive landscaping/greenery/greenbelts/trees
• Hillside open space
Azusa's heritage is tied to the San Gabriel Canyon and Mountains. The
Specific Plan fosters that heritage through a series of parks, open space,
and trail connections that will incorporate landscape commemorative of the
Nursery and great botanic gardens of the world.
• The arroyo provides a spiritual, visual, and physical connection
through the new community to the mountains. The arroyo is a
natural corridor located on top of a historic drainage canyon. The
arroyo will function has a natural park with riparian habitat and a trail
system connecting to the Garcia Trail. The trail system will pass
underneath Sierra Madre Avenue.
■ Parks were used to form and create the land plan instead of being an
afterthought. The Park Neighborhood is designed to provide parks
within the line of sight and within a five-minute walk from all the
residential neighborhoods.
■ The Specific Plan provides for a variety of parks. Some parks are
designed with ballfields and turf area for active recreation. Other
parks are more passive in nature designed for viewing and sitting.
Along Sierra Madre Avenue a linear park provides both view
opportunities and trail connections between Azusa, the arroyo trail,
and Glendora. The Promenade includes a linear formal park that
offers views, community gathering opportunities, and spectacular
landscape. In total 18 acres of public park will be dedicated to serve
both the existing and new members of the City of Azusa.
The trail system is an important part of the land plan. Every street
has parkway -separated sidewalks to promote pedestrian activity.
The realignment of Sierra Madre Avenue will include a new linear
park and trail providing a trail connection between the City of Azusa
and Glendora. The arroyo includes a trail providing north/south
access throughout all the neighborhoods. Furthermore, the
Promenade District is designed as a walking district.
• In addition to public parks, the Specific Plan includes a 2.1 -acre
private recreation facility. This facility will provide a community
room, pool, and other recreational amenities.
• The Specific Plan celebrates the heritage of the Nursery by
incorporating botanical garden themes and historic references to
Nursery plantings.
• A Great Park consisting of a 9.0 -acre public school and 5.5 -acre joint
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use park anchor the system of parks. The school is designed to
accommodate students from kindergarten through eighth grade.
■ The Specific Plan does not extend beyond existing nursery
operations and allows for 170 -acres of natural open space to be
preserved in perpetuity in the foothills.
GENERAL PLAN LAND USE ELEMENT
Primary Community-INlde Land Use Goals
1. Provide an orderly, functional, and compatible land use pattern to
guide the future growth and development of Azusa and its planning
area.
2. Ensure that the type, amount, design and pattern of all land uses
throughout the City and planning area serve to protect and enhance
the character and image of Azusa as a desirable residential urban
community.
3. Provide for an orderly pattern of future development and change
throughout the City that will be both compatible with and beneficial
to existing land uses and which will ensure residents of a desirable
urban environment in which to live, work, shop and play.
4. Allow development in the San Gabriel Mountain' foothills only when
proper consideration has been shown for all environmental and
safety factors.
The Specific Plan includes great neighborhoods designed to complement and
enhance the surrounding three new neighborhoods.
■ Time-honored planning principles of the world -renown landscape
architect and planner, Frederick Law Olmstead, are the foundation
for the neighborhoods. The Park Neighborhood is based on a
romantic bent grid network formed around parks. The Village Core
Neighborhood is designed as an activity center focused around the
arroyo and private recreation facility. The Promenade District
Neighborhood is patterned after the great walking streets of the
world. Examples of communities that were planned around these
principles include Palos Verdes Estates, Beverly Hills, and the Vista
Bonita neighborhood in Azusa.
■ The Specific Plan maximizes the number of connections to the
adjoining neighborhoods. Roadway connections are provided at
View Crest, Sierra Madre Avenue, Ninth Street, Palm Drive, and
Citrus Avenue. Furthermore, the realignment of Sierra Madre Avenue
includes a linear park and trail connecting the City to the arroyo trail
and the City of Glendora.
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■ Parks were used to form and create the Specific Plan instead of
being an afterthought. The Park Neighborhood is designed to
provide parks within the line of sight and within a five-minute walk
from the residential neighborhoods.
■ The Specific Plan provides for a variety of parks. Some parks are
designed with ballfields and turf area for active recreation. Other
parks are more passive in nature designed for viewing and sitting.
Along Sierra Madre Avenue a linear park provides both view
opportunities and trail connections between Azusa, the arroyo trail,
and Glendora. The Promenade includes a linear formal park that
offers views, community gathering opportunities, and spectacular
gardens. In total 18 acres of public parks will be dedicated to serve
both the existing and new members of the City of Azusa.
• The trail system is an important part of the Specific Plan. Every street
has parkway -separated sidewalks to promote pedestrian activity.
The realignment of Sierra Madre Avenue will include a new linear
park and trail providing a trail connection between the City of Azusa
and the City of Glendora. The arroyo includes a trail providing
north/south access through the entire community. Furthermore, the
Promenade District is designed as a walking district.
• The foothills are preserved and the existing biological resources are
protected. The Specific Plan does not extend beyond existing
Nursery operations, ensuring protection of the foothills by preserving
more than 170 acres of natural open space.
• The Specific Plan includes housing products for the middle to upper
income buyer. In the Promenade District, housing prices are
anticipated to range from the low to high $200,000s. The Village
Core may see housing prices from the mid -$200,000s to over
$300,000. In the Park Neighborhood, housing prices are expected to
begin in the low $300,000s and extend well above $500,000.
RES/DENFL4L LAND USE GOALS
1. Encourage the maintenance and conservation of existing single-
family homes and the preservation of existing low-density
neighborhoods throughout the community.
2. Provide for a well-balanced variety of housing arrangements,
opportunities and densities, each appropriately located with
references to topography, traffic and circulation, community
facilities, and aesthetic consideration.
3. Ensure the development of school, park, and other necessary public
facilities well related to residential neighborhoods.
4. Encourage only additional residential development that is necessary
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to replace older deteriorated housing stock and to provide for the
natural increase in population, but not to encourage higher densities
that will stimulate population growth.
5. Encourage the assemblage of small lots into larger parcels to
maximize land use efficiency in areas permitting higher densities.
Supporting Objectives
• To encourage programs or citizens' efforts that are directed toward
neighborhood or community beautification and improvement.
• To encourage a full range of public improvements and services to all
residential neighborhoods.
• To encourage a continuing program of community preservation and
rehabilitation.
To provide for a distribution of population through the use of a
variety of densities and housing types throughout the City in order to
avoid undesirable and inefficient concentrations of the population in
any one location of the community.
• To encourage the development of residences for all economic
segments of the City and to also encourage the ownership of these
units in order to increase neighborhood stability.
To ensure that all residential development proposals include an
adequate and detailed analysis of the impact on the entire
community and of the community's ability to sustain it, in terms of
provision of such factors as adequate access, off-street parking,
reasonable demands on utilities and public facilities, and others that
might affect residential or community quality.
To ensure that all new development is compatible with the
Circulation Element and existing street system and that the system
will adequately handle the expected traffic increase.
The Specific Plan provides a variety of new housing types, sizes, and prices
formed around public open space and parks.
■ The Specific Plan identifies a variety of housing products throughout
the community that range in size and price. Furthermore, the
Promenade District has seven different building typologies. This
variety in housing types, sizes, and prices provides homeownership
opportunities for a variety of people in different stages of
homeownership.
■ The higher density housing types surround the transit station to
create a bustling, walkable transit neighborhood. The transit
neighborhood is located in the southeast portion of the site adjacent
to Citrus Avenue. The topography is more conducive to a pedestrian
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friendly district and a commuter rail stop in this location but would
not preclude rail stops in downtown Azusa and downtown Glendora.
Furthermore, this location would promote transit use by Citrus
College and Azusa Pacific University students. The transit
neighborhood is linked to the rest of the Promenade District by a
formal linear park that serves as a gathering spot and pedestrian
way.
• The Specific Plan includes housing products for the middle to upper
income buyer. In the Promenade District, housing prices are
anticipated to range from the low to high $200,OOOs. The Village
Core may see housing prices from the mid-$200,OOOs to over
$300,000. In the Park Neighborhood housing prices are expected to
begin in the low $300,OOOs and extend well above $500,000.
■ Parks were used to form and create the land plan instead of being an
afterthought. The Park Neighborhood is designed to provide parks
within line of sight and within a five-minute walk from the residential
neighborhoods.
■ The Specific Plan provides for a variety of parks. Some parks are
designed with ballfields and turf area for active recreation. Other
parks are more passive in nature designed for viewing and sitting.
Along Sierra Madre Avenue a linear park provides both view
opportunities and trail connections between Azusa, the arroyo trail,
and Glendora. The Promenade includes a linear formal park that
offers views, community gathering opportunities, and spectacular
landscape. In total 18 acres of public parks will be dedicated to
serve both the existing and new members of the City of Azusa.
■ The two-story design of the proposed residences enhances the value
of one-story designs in the City, instead of directly competing
against the City's existing housing stock.
■ A Great Park of 14.5 acres, the largest in the City, consisting of a
9.0 -acre public school and 5.5 -acre joint use park, anchor the park
system. The school is designed to accommodate students from
kindergarten through eighth grade.
■ The Specific Plan provides a drainage arroyo in the general location
of the historic canyon that drained the foothills. The arroyo will
convey storm flows, contain natural riparian habitat, provide bio-
filtration to treat urban pollutants, and include a trail system
connecting to the Garcia Trail.
• The architecture and street scene in all neighborhoods de-
emphasizes the garage. Each neighborhood has parkway -separated
sidewalks with street trees. The living portion of the homes are
pulled forward toward the street with outdoor living space such as
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porches, stoops, and balconies. Garages are pushed back away from
the street and de-emphasized so that each home has a recognizable
front instead of a series of garage doors. This architectural design
encourages neighborhood interaction, a pedestrian lifestyle, and
promotes safety by allowing for "eyes on the street."
• A Homeowner's Association (HOA) will govern the new
development by enforcing specific codes and covenants designed to
promote community consistency, maintenance and value. The HOA
will also include community programs to encourage neighbor
participation.
• The Specific Plan contributes substantial monies toward community
infrastructure improvements, such as improvements to the street
system, water system, and sewer system.
■ The Specific Plan EIR assessed potential impacts of the proposed
development on the surrounding community. Topics such as traffic,
air quality, noise, hydrology, geology, biology, and hazards were
analyzed in detail. Where the proposed development caused
adverse impacts, mitigation measures were incorporated into the
plan.
COMMERCIAL LAND USE GOALS
1. Promote the development of commercial facilities which are
convenient to residents and which provide the widest possible
selection of goods and services, in keeping with sound economic
principles of retail locations.
2. Ensure an economically strong and balanced commercial sector of
the community that is easily accessible, attractive, and meets the
commercial needs of the market area.
3. Encourage the revitalization of the central downtown business
district.
Supporting Objectives
To encourage the clustering of businesses, landscaping,
development of small commercial centers with shared parking, and
other development techniques that will improve the visual
appearance and efficiency of existing "'strip" commercial
development along arterial streets.
To achieve strong investment and consumer support for the
commercial sector of the community.
To preserve the integrity of commercial areas by prohibiting the
mixture of incompatible noncommercial uses within these areas.
To ensure adequate parking, attractive landscape and architectural
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design, and good access to the commercial area from its service
area.
To undertake a study of the central downtown business district
followed by effective revitalization efforts.
The Specific Plan proposes minimal commercial opportunities to serve the
new development without competing with established commercial centers
in the City.
• A modest amount (30,000 to 50,000 square feet) of transit oriented
commercial uses are permitted in the transit village.
■ Live/work is a building typology permitted in most of the Promenade
District, allowing the owner of the residence to also have an office
on the first Floor, but the design functions equally as well as pure
residential.
COMMUNITY FACILITY LAND USE GOALS
1. Provide for a land use configuration in Azusa that provides adequate,
easily accessible and appropriate community facilities and utilities
while minimizing taxes and operations to within reasonable levels.
Supporting Objectives
To provide for a community -wide balance of community facilities
that will not create excessive demands on facilities and utilities,
especially in areas of development concentration.
To encourage the use of alternative energy sources, such as solar
energy, and energy-related environmental criteria in the design,
construction and lot orientation of new or proposed buildings.
To explore the feasibility and potential for the multiple -use of
existing public or quasi -public rights-of-way for recreational
purposes.
To provide for adequate park and recreation facilities to meet the
demands of present and future Azusa citizens.
The Specific Plan was designed to minimize impacts on the City's
community and utility facilities.
■ Development of the Monrovia Nursery property will require
substantially less water use than the existing Monrovia Nursery
operations.
• Development of the Monrovia Nursery property will require
substantially less electricity use than the existing Monrovia Nursery
operations.
• The Specific Plan provides the largest contiguous open space in the
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City by connecting the Great Park with the arroyo nature park to the
wilderness park in the mountains.
• Parks were used to form and create the land plan instead of being an
afterthought. The Park Neighborhood is designed to provide parks
within the line of sight and within a five-minute walk from the
residential neighborhoods.
■ The Specific Plan provides for a variety of parks. Some parks are
designed with ballfields and turf area for active recreation. Other
parks are more passive in nature designed for viewing and sitting.
Along Sierra Madre Avenue a linear park provides both view
opportunities and trail connections between Azusa, the arroyo trail,
and Glendora. The Promenade includes a linear formal park that
offers views, community gathering opportunities, and spectacular
landscape. In total 18 acres of public parks will be dedicated to
serve both the existing and new members of the City of Azusa.
■ A Great Park consisting of a 9.0 -acre public school and 5.5 -acre joint
use park anchor the system of parks. The school is designed to
accommodate students from kindergarten through eighth grade.
■ The Specific Plan includes a 2.1 -acre private recreation facility open
to the new residents of the Monrovia Nursery development. The
private recreation facility will include a pool and other recreation
amenities.
■ The new development will include a Community Facilities District
and Homeowner's Association to provide financial opportunities for
construction and maintenance of the proposed community facilities.
• The City has prepared a fiscal impact analysis to determine the long-
term financial implications of the proposed development for the
City.
CIRCULATION/TRANSPORTATION LAND USE GOALS
1. Provide for a land use configuration that is compatible with the
transportation and circulation systems that currently exist and with
those that are planned by the City, County and State.
2. Provide for land uses that encourage efficient use of the circulation
systems that exist, while avoiding land use concentration or
locations that might result in unnecessary and undesirable
congestion.
Supporting Objectives
To provide for adequate access into residential areas by local or
collector streets, avoiding congestion and hazardous conditions that
are often caused by direct access onto arterial streets from local
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streets or residences.
To provide for alternative modes of transportation such as bicycles,
pedestrian facilities, etc., as well as access to major regional
transportation systems.
To adequately buffer the more sensitive land uses from the adverse
effects of freeways, major arterials, railroad and other circulation
components.
To encourage the development of clustered commercial uses,
especially along arterial streets, that make more efficient use of
parking and land utilization while maximizing safe pedestrian
circulation.
The land uses and circulation patterns in the Specific Plan promote efficient
pedestrian, vehicular, and transit circulation.
■ The higher density housing types surround the transit station to
create a bustling, walkable transit village. The transit village is located
in the southeast portion of the site adjacent to Citrus Avenue. The
topography is more conducive to a pedestrian friendly district and a
commuter rail stop in this location but would not preclude rail stops
in downtown Azusa and downtown Glendora. Furthermore, this
location would promote transit use by Citrus College and Azusa
Pacific University students. The transit village is linked to the rest of
the Promenade District by a formal linear park that serves as a
gathering spot and pedestrian way.
■ Parks were used to form and create the land plan instead of being an
afterthought. The Park Neighborhood is designed to provide parks
within line of sight and within a five-minute walk from the residential
neighborhoods.
• All possible street connections have been incorporated into the land
plan. Connections occur at View Crest, Sierra Madre Avenue, Ninth
Street, Palm Drive, and Citrus Avenue.
• The Specific Plan proposes to realign Sierra Madre Avenue to slow
traffic and change the character of the street. Roundabouts are
designed at the east and west ends of Sierra Madre Avenue to
indicate that a change in roadway character is about to occur.
• Along Sierra Madre Avenue is a linear park with a multi-purpose trail
that connects Azusa to the arroyo trail and the City of Glendora.
■ The Specific Plan does not provide a connection of Citrus Avenue
between Sierra Madre Avenue and Foothill Boulevard in order to
avoid creating a new arterial roadway through the middle of the
development.
• The Park Neighborhood relies on a romantic bent grid roadway
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pattern, which creates a series of interconnected streets allowing
traffic to disperse into a variety of directions.
■ The Specific Plan includes a transit station to accommodate future
commuter rail traffic on the extension of the Gold Line from
Pasadena to Claremont.
■ The Specific Plan encourages alternative forms of transportation by
the Sierra Madre trail, arroyo trail, Promenade linear park, parkway
separated sidewalks, and a street network that disperses traffic to
create pedestrian friendly roadways.
CIRCULATION ELEMENT GOALS
1. Provide for a transportation system which supports planned land use
and improve the quality of life.
2. Promote the safe and effective movement of all segments of the
population and the efficient transport of goods.
3. Make efficient use of existing transportation facilities.
4. Protect environmental quality and promote the wise and equitable
use of economic and natural resources.
Supporting Objectives
To encourage State, regional, and local governments and agencies to
achieve a coordinated and balanced regional transportation system,
consistent with the City's social, economic and environmental needs
and goals.
To develop transportation planning, services, and facilities that are
coordinated with and support the land use plan.
To develop a balanced system of circulation which incorporates
motor vehicles, pedestrians, bicycles and other private and public
transportation modes with greater safety and increased energy
efficiency.
To encourage the continuance of a public transportation system that
will (1) provide a viable alternative to the automobile, (2) satisfy the
transportation needs of commuters, the economically
disadvantaged, the aged, the young, and the handicapped, and (3)
promote service at a reasonable and equitable cost to both the users
and the general community.
The Specific Plan promotes alternative forms of transportation and a
circulation system that avoids impacts to the surrounding
community.
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• The Specific Plan includes a transit station to accommodate future
commuter rail traffic on the extension of the Gold Line from
Pasadena to Claremont.
■ All possible street connections have been incorporated into the land
plan. Connections occur at View Crest, Sierra Madre Avenue, Ninth
Street, Palm Drive, and Citrus Avenue.
■ The Specific Plan proposes to realign Sierra Madre Avenue to slow
traffic and change the character of the street. Roundabouts are
designed at the east and west ends of Sierra Madre Avenue to
indicate a change in roadway character is about to occur.
• Along Sierra Madre Avenue is a linear park with a multi-purpose trail
that connects Azusa to the arroyo trail and the City of Glendora.
■ The Specific Plan does not provide a connection of Citrus Avenue
between Sierra Madre Avenue and Foothill Boulevard in order to
avoid creating a new arterial roadway through the middle of the
development.
■ The Park Neighborhood relies on a romantic bent grid roadway
pattern, which creates a series of interconnected streets allowing
traffic to disperse into a variety of directions.
• The Specific Plan encourages alternative forms of transportation by
the Sierra Madre trail, arroyo trail, Promenade linear park, parkway
separated sidewalks, and a street network that disperses traffic to
create pedestrian friendly roadways.
■ The Specific Plan EIR provides a complete assessment, including
mitigation measures, of potential traffic impacts on the surrounding
streets.
SCENIC HIGHWAYS ELEMENT GOALS
I. Provide a scenic road system serving a variety of transportation
modes.
2. Provide enhanced recreational and commercial opportunities served
by a system of scenic roadways.
3. Preserve and enhance the aesthetic resources within scenic
corridors.
Supporting Objectives
To establish a city wide scenic roadway system.
• To encourage utilization of appropriate existing goals.
To protect and enhance aesthetic resources within corridors of
designated scenic roadways.
To establish and maintain urban scenic highways to provide access
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to interesting and aesthetic manmade features, historical and
cultural sites, and urban open space areas.
• To provide a comprehensive Scenic Roadway Program which safely
accommodates various forms of transportation compatible with
scenic highway criteria and standards.
• To develop and apply standards to regulate the quality of
development within corridors of designated scenic roadways.
• To improve the aesthetic qualities of scenic roadway corridors
through the rehabilitation, renovation, and redevelopment of
deteriorating areas along these routes.
• To remove visual pollution from designated scenic highway
corridors.
• To encourage the development and use of aesthetic design
standards for road construction or reconstruction for all designated
scenic roadways.
• To increase governmental commitment to the designation of scenic
highways and protection of scenic corridors.
• To encourage the fair distribution of social and economic costs and
benefits associated with scenic highways.
• To promote the use and awareness of scenic highway amenities for
all segments of the population.
The Specific Plan enhances Sierra Madre Avenue's status as a Scenic
Highway.
• The Specific Plan proposes to realign Sierra Madre Avenue to slow
traffic and change the character of the street. Roundabouts are
designed at the east and west ends of Sierra Madre Avenue to
indicate a change in roadway character is about to occur.
• The north side of Sierra Madre Avenue will be primarily landscaped
slope. In the Village Core, homes will front onto Sierra Madre
Avenue.
• The south side of Sierra Madre Avenue will have a linear park and
multi-purpose trail. Landscaping will dominate the linear park while
also respecting the view opportunities from the roadway and trail.
• The proposed recreation facility and Village Core housing will front
onto the south side of Sierra Madre Avenue creating a point of
arrival at an activity center.
• A bridge on Sierra Madre Avenue will cross the arroyo and arroyo
trail.
• The narrow cross-section of Sierra Madre Avenue is designed to
slow traffic but maintain roadway capacity to accommodate
commuter traffic.
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HOUSING ELEMENT GOALS
1. Conserve and improve the condition of the existing affordable
housing stock.
2. Assist in the development of adequate housing to meet the needs of
low -and moderate -income households.
3. Identify adequate housing sites which will be made available through
appropriate zoning and development standards and with public
services and facilities needed to facilitate and encourage the
development of a variety of types of housing for all income groups.
4. Address and, where appropriate and legally possible, remove
governmental constraints to the maintenance, improvement, and
development of housing.
5. Promote housing opportunities for all persons regardless of race,
religion, sex, marital status, ancestry, national origin or color.
Quantative Objectives
To conserve affordable housing available through the existing rental
housing supply and mobile home dwellings (N=389).
To achieve the rehabilitation of 100 housing units during the time
frame of mid -1984 through mid -1989.
To meet the rental housing assistance in existing housing units of
150 lower income households during the next five years.
To meet the owner housing assistance needs of first time buyers of
moderate income in 100 newly constructed housing units.
To achieve the production of 80 new rental housing units within the
financial means of low- and moderate -income households.
The Specific Plan creates new housing opportunities for a variety of people
at different homeownership stages in their life.
• The Specific Plan identifies a variety of housing products that range
in size and price. Furthermore, the Promenade District has seven
different building typologies. This variety in housing types, sizes, and
prices provides homeownership opportunities for a variety of people
in different stages of homeownership.
• The Specific Plan includes housing products for the middle to upper
income buyer. In the Promenade District, housing prices are
anticipated to range from the low to high $200,OOOs. The Village
Core may see housing prices from the mid-$200,OOOs to over
$300,000. In the Park Neighborhood housing prices are expected to
begin in the low $300,OOOs and extend well above $500,000.
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■ The proposed housing products are for -sale residences. The only
opportunity for rental housing is in the transit neighborhood where
mixed-use development could have apartments over retail or office
uses.
SEISMIC SAFETY/PUBLIC SAFETY ELEMENTGOALS
1. Prevention of serious injury and loss of life.
2. Prevention of serious structural damage to critical facilities and
structures where large numbers of people are apt to congregate at
one time.
3. Insure the continuity of vital services and functions.
4. Education of the Community.
Supporting Objectives
To reduce loss of life, injuries, and damage to property caused by
seismic events and seismic -related conditions.
To reduce loss of life, injuries, and damage to property, and loss of
natural resources caused by wildland and urban fires.
To protect life and property in the event of a natural disaster.
To prevent injury or loss of life and damage to property due [to]
Flood hazards.
The Specific Plan used extensive geotechnical investigations to determine
the appropriate locations for development that minimize risks to life and
property.
■ A setback zone for the Sierra Madre Fault was identified and no
houses are located within the setback zone.
■ Sierra Madre Avenue was aligned along an unnamed fault to provide
appropriate setbacks for housing.
■ A setback zone for a second unnamed fault on the west side of the
property north of Tenth Street prohibits the construction of habitable
structures.
■ Geologists and geotechnical engineers conducted a liquefaction
hazard analysis and determined that dirt in the lower portion of the
property must be removed approximately 20 to 25 feet deep and
recompacted to minimize potential liquefaction hazards.
■ The Specific Plan EIR contains an extensive geologic and
geotechnical investigation, with appropriate mitigation measures to
minimize risks to life and property.
CONSERVATION ELEMENT GOALS AND OBJECTIVES
1. To protect, conserve, and manage the natural and scenic resources
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of the Azusa Planning Area.
2. To ensure an adequate supply of high quality water for local and
regional needs by preventing the accelerated water loss due to high
runoff and loss of groundwater recharge areas, and pollution, while
protecting life and property with appropriate flood protection
measures.
3. Conserve soils as a water -regulating medium as well as for the
production of natural or other hillside vegetation.
4. To promote the retention of native or other vegetation wherever
feasible for maximum water yield, air, and water quality, and flood
hazard reduction.
5. To preserve adequate expanses of all major habitat types so as to
maintain ecosystems in a natural balance for recreation, scientific,
economic, educational and scenic purposes.
6. To secure a safe, healthful, and wholesome environment through
careful planning for the preservation and utilization of natural
resources and natural resource lands.
The Specific Plan promotes conservation of natural resources.
■ Development of the Nursery property does not extend beyond
existing nursery operations allowing for 170 -acres of natural open
space to be preserved in perpetuity.
■ The arroyo provides a spiritual, visual, and physical connection
through the new community to the mountains. The arroyo is a
natural corridor located on top of a historic drainage canyon. The
arroyo will function has a natural park with riparian habitat and a trail
system connecting to the Garcia Trail. The trail will pass underneath
Sierra Madre Avenue.
• The arroyo provides a series of water quality basins planted with
riparian habitat designed to foster groundwater recharge and
biofiltration to remove urban pollutants from the storm runoff.
■ Development of the Monrovia Nursery property will require
substantially less water use than the existing Monrovia Nursery
operations.
• Development of the Monrovia Nursery property will require
substantially less electricity use than the existing Monrovia Nursery
operations.
• Development of the Monrovia Nursery property will reduce the
amount of Particulate Matter 10 microns (PM,o) currently released
from the Nursery site. The South Coast Air Basin is currently
designated as a non -attainment area for PM,, because of
noncompliance with the State and Federal Clean Air Acts. Therefore,
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development of the Monrovia Nursery property will improve air
quality. The Specific Plan EIR contains an extensive air quality
analysis.
• The Specific Plan includes a series of detention basins to minimize
impacts from flooding. The EIR includes an extensive hydrology
analysis that documents how the proposed development reduces
the risk of flooding to surrounding properties.
OPEN SPACE ELEMENT GOALS
I . To secure a safe, healthful, and wholesome environment through
careful planning and preservation of open space resources.
2. To maintain the continued existence of valuable amenities which
provide beauty, identity, and form to the community and to
neighborhoods within the community.
3. To preserve or conserve valuable natural and cultural resources that
have scientific, educational, economic and cultural value.
4. To contribute to the attainment of the State Legislature's open space
planning goals and objectives and fulfill the responsibility that Azusa
has to the geographic region it is located.
Supportln3 Objectives
• To protect examples of wildlife habitat by acquisition of as much
open space land as economically possible and by prohibiting its
development with incompatible uses.
• To preserve the hillside topography and natural vegetation through
land use regulations, which encourage the retention of the natural
topography and control the degree of ground coverage by structures
both on the hillside and in the arroyos and canyon bottom.
• To promote the study, adoption and review of regulations designed
to assure appropriate and safe development in hazardous
development areas. These regulations should include control of
elimination of mass grading, limitation on the intensity and density
of land use, and prohibitions against any development projects
except those which are designed for mountainous or irregular
topography.
The Specific Plan designates over GO percent of the Nursery property for open
space, park, cultural, and recreation amenities.
■ Parks were used to form and create the land plan instead of being an
afterthought. The Park Neighborhood is designed to provide parks
within the line of sight and within a five-minute walk from the
residential neighborhoods.
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• Development of the Nursery property does not extend beyond
existing nursery operations allowing for 170 -acres of natural open
space to be preserved in perpetuity in the foothills.
■ The Specific Plan provides for a variety of parks. Some parks are
designed with ballfields and turf area for active recreation. Other
parks are more passive in nature designed for viewing and sitting.
Along Sierra Madre Avenue a linear park provides both view
opportunities and trail connections between Azusa, the arroyo trail,
and Glendora. The Promenade includes a linear formal park that
offers views, community gathering opportunities, and spectacular
landscapes. In total 18 acres of public parks will be dedicated to
serve both the existing and new members of the City of Azusa.
■ A trail system is an important part of the Specific Plan. Every street
has parkway -separated sidewalks to promote pedestrian activity.
The realignment of Sierra Madre Avenue will include a new linear
park and trail providing a trail connection between the City of Azusa
and the City of Glendora. The arroyo includes a trail providing
north/south access throughout all the neighborhoods. Furthermore,
the Promenade District is designed as a walking district.
■ In addition to public parks, the Specific Plan includes a 2.1 -acre
private recreation facility. This facility will provide a community
room, pool, and other recreational amenities.
• The Specific Plan celebrates the heritage of the Nursery by
incorporating botanical garden themes and historic references to
Nursery plantings.
■ A Great Park consisting of a 9.0 -acre public school and 5.5 -acre joint
use park anchor the system of parks. The school is designed to
accommodate students from kindergarten through eighth grade.
• The Specific Plan provides 18 acres of park and recreation facilities,
more than the 16.5 acres of parkland required by State planning law.
NOISE ELEMENT GOAL
1. The principal goal of the City is to prohibit unnecessary and annoying
noise from all sources in the community through the identification,
control, and abatement of noise pollutants.
Support/ng Obliectives
To continue present programs which prohibit unnecessary, excessive
and annoying noise from sources which are subject to the police
power of the City.
To use existing and future regulatory controls such as noise
ordinances, zoning restrictions, conditional use permits,
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environmental impact reports and precise plans for the
identification, control, and abatement of noise.
To coordinate with Federal, State, County and other governmental
agencies in dealing with noise abatement.
To provide information to the public regarding the potential impact
of various noise sources and methods for abatement.
The Specific Plan is designed consistent with the City's noise standards.
• The Specific Plan EIR includes an extensive analysis of construction
and operational noise impacts, including mitigation measures.
COMMUNITY DESIGN ELEMENT GOALS
1. Provide guidelines for design treatments of public and private
buildings which are aesthetic yet economically practical.
2. Promote community identity through the upgrading of existing
landscaping, redesign of existing buildings and design treatments for
new buildings, which are in keeping with community character.
3. Enhance the economic stability of the community's commercial and
industrial businesses and encourage the attraction of new
enterprises.
Supporting Objectives
To foster community identity and pride through design treatment.
To protect and enhance economic value of properties and
encourage commercial business growth.
To ensure the proposed development will be properly related to its
site and to surrounding sites and structures; to prevent the erection
of structures, which are inharmonious with their surroundings.
To ensure that sites, projects and structures are developed with due
regard for the aesthetic qualities of the natural terrain and landscape,
and that trees and shrubs are not indiscriminately destroyed.
To ensure that the design and exterior architecture of proposed
structures will not be so at variance with either the design or exterior
architecture of the structure already constructed or being
constructed in the immediate neighborhood as to cause a
substantial depreciation of property values in the neighborhood.
To ensure that open spaces, parking areas, and landscaping are
designed to enhance the visual and physical use of the property and
to screen deleterious uses.
To develop design criteria for all commercial and industrial
development, as well as residential projects of nine or more dwelling
units.
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The Specific Plan includes community design criteria and architectural standards
that celebrate Azusa's heritage and promote lasting value.
• The Specific Plan has three neighborhoods based on planning
principles that have held value over time. The world-renowned
landscape architect and planner, Frederick Law Olmstead, pioneered
these principles. The Park Neighborhood is based on a romantic bent
grid network formed around parks. The Village Core Neighborhood is
designed as an activity center focused around the arroyo and private
recreation facility. The Promenade District is patterned after the
great walking streets of the world. Examples of local communities
that were planned around these principles include Palos Verdes
Estates, Beverly Hills, and the Vista Bonita neighborhood of Azusa.
• In the Park Neighborhood, Village Core, and Promenade District all
streets have parkway separated sidewalks and street trees, and a
majority of the streets open onto parks. These amenities are shared
by everyone in the community.
■ Architecture in all the neighborhoods de-emphasizes the garage. The
living portion of the homes are pulled forward toward the street with
outdoor living space such as porches, stoops, and balconies. This
architectural design encourages neighborhood interaction, a
pedestrian lifestyle, and promotes safety by allowing for "eyes on
the street."
■ The architecture in all three neighborhoods is based on heritage
architecture from the San Gabriel Valley. Examples include Spanish
Colonial, Craftsman, European Cottage, American Traditional,
Monterey, and American Farmhouse. The Specific Plan identifies
elements for each style that make the style accurate and
recognizable. The Specific Plan promotes the "Simple House"
concept, which encourages simple plan forms and elevations that
reduce costs while providing authentic architectural form and
massing.
• The Specific Plan includes a landscape vision that celebrates the
heritage of the Nursery. Incorporating botanical garden themes and
historic references to Nursery plantings, the landscaping will be
distinct and spectacular.
HISTORIC PRESERVATION ELEMENT
HEALTH AND WELFARE GOAL
To provide for and maintain a safe, attractive and desirable living
environment and to insure optimum health and well-being for all residents
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of Azusa.
Supporting Objective
• The aforementioned is the overall prime goal which establishes the
justification for a Historic Preservation Element and all of the
following objectives should be viewed as implementing this goal.
PRESERVATION GOAL
To preserve valuable natural and man-made resources that have scientific,
educational, economic and cultural value.
Supporting Objectives
• Evaluate buildings to determine if they can be restored and brought
up to Fire, Health, and Building Code standards.
• Develop zoning bonus and development incentives which will serve
preservation.
Develop an owner awareness program to inform property owners of
tax programs and other preservation techniques.
• Utilize Community Development Block Grants (CDBG) for low
interest loans for preservation.
• Pursue inclusion of sites on the National and State Registries of
Historic Sites.
• Conduct a community -wide survey to determine appropriate sites
for preservation.
Develop a priority ranking to identify high, medium and low priority
for preservation activities.
Evaluate capital improvement programs and public services which
can be directed to historic preservation.
• Pursue innovative techniques for historic site preservation such as
architectural easements, conservation districts and development
rights transfer.
• Pursue federal and state grants-in-aid for site purchase and
enhancement.
• Investigate the feasibility of Bond Financing to finance purchase and
enhancement of historical sites.
• Continue to implement provisions in the California Environment
Quality Act (CEQA) requiring investigation and evaluation prior to
development of all archaeological, paleontological, cultural and
historical features.
• Monitor proposed state and federal legislation relating to historic
preservation; officially support same when appropriate.
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Pursue private funding sources and programs as highest priority for
site preservation.
• Coordination with, and utilization of, the Community Redevelopment
Agency as a vehicle for preservation activity.
RESTORATION AND ENHANCEMENT GOAL
To restore and enhance historical, cultural and other man-made features.
Supporting Objectives
Evaluate buildings to determine if they can be restored and brought
up to Fire, Health and Building Code Standards.
• Utilize CDBG for low interest loans for restoration.
• Evaluate Building, Fire and Health Codes to determine where they
can be relaxed as an incentive to historic site restoration.
• Evaluate capital improvement programs and public services which
can be directed to historic site restoration and enhancement.
• Pursue federal and state grants-in-aid for site purchase and
enhancement.
• Investigate the feasibility of Bond Financing for purchase and
enhancement of historical sites.
• Continue to implement CEQA to identify historical sites and
mitigation measures for preservation and enhancement.
• Pursue private funding sources and programs as highest priority for
site restoration and enhancement.
COMMUNITY IDENTITY GOAL
To promote community identification and visual quality.
Supporting Objectives
• Identify and preserve sites which are significant in the past
development and economy of the community and which foster the
public's awareness of the cultural make-up of the community.
COMMUNITY INVOLVEMENT GOAL
To encourage opportunities for community involvement and participation.
Supporting Objectives
• Develop educational and information programs to make the public
aware of historic sites and preservation activities.
• New development should be related to existing development and
historical/cultural resources in scale, material and character in order
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to maintain community, neighborhood and block identity.
EDUCATION GOAL
To encourage the educational and cultural enrichment of the residents of
Azusa.
Supporting Objectives
Develop public awareness programs (literature, work shops, lecture
series, etc.), to make citizens aware of landmarks and preservation
programs.
Utilizing CEQA and the public hearing process, educate and notify
the public of development activities and potential impacts upon
historic sites.
PLANNING CONSISTENCY GOAL
To foster consistency between the various general plan elements and the
Historic Preservation Element.
Supporting Objectives
Evaluate the various general plan elements and zoning for possible
inconsistencies with historic sites and preservation; amend the
general plan where necessary.
The Specific Plan includes measures designed to preserve and celebrate the
Nursery's heritage and cultural resources to the maximum extent practical.
• Historic resources, such as the Covina Canal and the Vosburg House,
will be preserved to the extent feasible. While the potable water in
the Covina Canal will be placed in an underground pipe, the open
channel canal structure will remain and possibly used for storm drain
purposes. The Vosburg House will remain on site and continue to
function as Monrovia Nursery's headquarters. The Specific Plan EIR
includes an assessment and mitigation measures for the cultural
resources on-site.
The Specific Plan is compatible with surrounding land uses and creates new great
neighborhoods that benefit the entire community. Existing land uses are buffered.
The Dhammakaya is buffered on the west by the Vosburg House; on the south by
a roadway and landscaped detention facility, and on the north and east by a
landscaped slope. The homes backing onto the Nursery in the Nob Hill
neighborhood are buffered by a landscaped drainage course. The homes in
Glendora that back onto the Nursery are buffered by a park and landscaped
slopes. The homes that currently take access from Sierra Madre Avenue will be
Ordinance No. 04 -I -A
Monrovia Nursery Specific Plan
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provided with a new private driveway.
C. That the proposed Specific Plan will not conflict with the provisions of the zoning
ordinance, subdivision regulations, or any applicable specific plan.
The proposal meets all of the applicable provisions of the Zoning Code for the
proposed Specific Plan (SP) zoning designation. In addition, all applicable City
divisions and departments have reviewed the proposal and issued conditions for
approval.
D. That the proposed Specific Plan will not adversely affect surrounding properties.
An Environmental Impact Report with mitigation measures has been prepared.
The mitigation measures serve to prevent adverse impacts on the future homes to
be constructed on the site, surrounding sensitive land uses, and service systems.
An impact to surrounding properties, which cannot be mitigated to a less -than -
significant level, is the overall change in visual character of the site from agri-
business to predominately residential. However, a Statement of Overriding
Considerations has been adopted under a separate resolution.
SECTION 3. The people of the City of Azusa hereby adopt and approve the
Monrovia Nursery Specific Plan for the properties located at 18331 East Foothill
Boulevard.
SECTION 4. In accordance with Section 88-585 of the Azusa Municipal Code, it is
found that the Zone Change and Project Approvals would not unreasonably interfere with
the use or enjoyment of property in the vicinity and would not adversely affect the public
peace, health, safety or general welfare, and provided the conditions of approval are
adhered to. The people of the City of Azusa hereby approve and adopt said Zone
Change based on the following findings:
A. That the proposed amendment is consistent with the Guiding Principles of
the General Plan Update and goals and policies of the existing General Plan.
GuidingPNnciole Of - Natural & Community Env/ronment
Vision: Protect the foothills, preserve natural habitat and terrain and
integrate nature Into future development and use. Enhance the existing
fabric of Azusa neighborhoods with new development Integrated into the
rest of the community by open access and compatible neighborhood
design:
• Natural and historic flow of water enhances the area
• Historic resources are preserved with the development
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Public and private views are protected and development is
compatible with surrounding neighborhoods and uses, including the
Dhammakaya Retreat Center
The Specific Plan celebrates the natural and community environment.
■ The foothills are preserved and the existing biological resources are
protected. The development plan does not extend beyond existing
Nursery operations, ensuring protection of the foothills by preserving
170 acres of natural open space.
• The land plan provides a drainage arroyo in the general location of
the historic canyon that drained the foothills. The arroyo will convey
storm flows, contain natural riparian habitat, provide bio -filtration to
treat urban pollutants, and include a trail system connecting to the
Garcia Trail.
■ The land plan maximizes the number of connections to the City.
Furthermore, the realignment of Sierra Madre Avenue includes a
linear park and trail connecting to the City and the arroyo trail.
• The romantic bent grid design of the Park Neighborhood minimizes
landform alteration by incorporating the existing topography into the
land plan. Furthermore, the bent grid causes roof and front elevation
movement minimizing the view of one continuous row of homes.
• Historic resources, such as the Covina Canal and the Vosburg House,
are being preserved to the extent feasible. While the potable water in
the Covina Canal will be placed in an underground pipe, the open
channel canal structure will remain and possibly carry storm runoff.
The Vosburg House will remain on site and continue to function as
Monrovia Nursery's headquarters. The Specific Plan EIR includes an
assessment and mitigation measures for the cultural resources on-
site.
■ The Specific Plan is compatible with surrounding land uses and
creates new great neighborhoods that benefit the entire community.
Existing land uses are buffered. The Dhammakaya is buffered on the
west by the Vosburg House; on the south by a roadway and
landscaped detention facility; and on the north and east by a
landscaped slope. The homes backing onto the Nursery in the Nob
Hill neighborhood are buffered by a landscaped drainage course. The
homes in Glendora that back onto the Nursery are buffered by a park
and landscaped slopes. The homes that currently take access from
Sierra Madre Avenue will be provided with a new private driveway.
Ordinance No. 04 -I -A
Monrovia Nursery Specific Plan
and Zone Change
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Guiding Principle # 2 — Quality NeJ&tborhoods & Homes
Vision: Maintain Azusa's family-oriented community identity by offering a
diversity of home ownership opportunities, reflecting traditional
neighborhood patterns:
Dominant housing type is single-family detached homes attractive to
middle and upper income home buyers
Architectural styles and features draw on historic patterns and scale
High quality construction, home design, and neighborhood
amenities promote well-being and maintain value.
The Specific Plan has been designed as an extension of Azusa's family-oriented
traditional neighborhoods.
The Specific Plan has three neighborhoods based on planning
principles that have held value over time. The world-renowned
landscape architect and planner, Frederick Law Olmstead, pioneered
these principles. The Park Neighborhood is based on a romantic bent
grid network formed around parks. The Village Core Neighborhood is
designed as an activity center focused around the arroyo and private
recreation facility. The Promenade District is patterned after the
great walking streets of the world. Examples of local communities
that were planned around these principles include Palos Verdes
Estates, Beverly Hills. and the Vista Bonita neighborhood in Azusa.
The Park Neighborhood constitutes 17.3 percent of the Nursery
property while the Village Core and Promenade District constitute
2.2 percent and 7.7 percent respectively. Both the Village Core and
the Garden Court Neighborhood in the Promenade District allow for
detached rear -loaded housing.
In the Park Neighborhood, Village Core, and Promenade District all
streets have parkway separated sidewalks and street trees, and a
majority of the streets open onto parks. These amenities are shared
by everyone in the community.
Architecture in all neighborhoods de-emphasizes the garage. The
living portion of the homes are pulled forward toward the street with
outdoor living space such as porches, stoops, and balconies. This
architectural design encourages neighborhood interaction, a
pedestrian lifestyle, and promotes safety by allowing for "eyes on
the street."
The architecture in all three neighborhoods is based on heritage
architecture from the San Gabriel Valley. Examples include Spanish
Colonial, Craftsman, European Cottage, American Traditional,
Monterey, and American Farmhouse. The Specific Plan identifies
Ordinance No. 04 -I -A
Monrovia Nursery Specific Plan
and Zone Change
Page 34 of 58
elements for each style that make the style accurate and
recognizable. The Specific Plan promotes the "Simple House"
concept, which encourages simple plan forms and elevations that
reduce costs while providing authentic architectural form and
massing.
• The Specific Plan identifies a variety of housing products that range
in size and price. Furthermore, the Promenade District has seven
different building typologies. This variety in housing types, sizes, and
prices provides homeownership opportunities for a variety of people
in different stages of homeownership.
• The Specific Plan includes housing products for the middle to upper
income buyer. In the Promenade District, housing prices are
anticipated to range from the low to high $200,000s. The Village
Core may see housing prices from the mid -$200,000s to over
$300,000. In the Park Neighborhood housing prices are expected to
begin in the low $300,000s and extend well above $500,000.
Guiding Principle # 3 — Mobility & Mix of Uses
Vision: Create a walkable business campus adjacent to a future Gold Line
light rail stop, blended and connected with adjacent residential
neighborhoods and the emerging University District to the south:
• Campus -style office space suitable for high-tech, corporate or
institutional users
• A shared neighborhood core with small-scale retail/service
businesses for transit riders, business park employees and
surrounding residents
• Compatible townhomes and apartments
The Promenade District creates a mixed-use neighborhood that promotes
transit, commerce, and high-quality residential development.
■ The Specific Plan incorporates space near Citrus Avenue for a future
light rail transit station.
• A transit plaza is planned adjacent to the light rail station as a formal
park and inviting gathering place surrounded by transit -oriented
retail.
• Mixed use, live/work, and three-story residential are the land uses
planned around the transit center to create the community of
persons who will embody the vision of a transit -oriented district.
■ The transit plaza anchors the Promenade, which is a great walking
street that connects the plaza to the residences of the Promenade
District.
Ordinance No. 04 -I -A
Monrovia Nursery Specific Plan
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• The residences in the Promenade District are planned as for -sale
housing. The only rental would occur in the area surrounding the
transit square as a mixed-use development, with apartments above
retail or office uses.
Gulding Principle # 4 — Green Spaces & Public Uses
Vision: Build on the green and open character of the natural setting and history by
incorporating passive green space and active recreational facilities. Incorporate abundant
public and neighborhood -serving facilities such as schools, child-care, and gathering
places:
A system of neighborhood parks to serve local residents and larger
parks as a resource for the entire community
• Comprehensive trail system for walking, hiking, and biking
Distinctive landscaping/greenery/greenbelts/trees
Hillside open space
Azusa's heritage is tied to the San Gabriel Canyon and Mountains. The
Specific Plan fosters that heritage through a series of parks, open space,
and trail connections that will incorporate landscape commemorative of the
Nursery and great botanic gardens of the world.
• The arroyo provides a spiritual, visual, and physical connection
through the new community to the mountains. The arroyo is a
natural corridor located on top of a historic drainage canyon. The
arroyo will function has a natural park with riparian habitat and a trail
system connecting to the Garcia Trail. The trail system will pass
underneath Sierra Madre Avenue.
■ Parks were used to form and create the land plan instead of being an
afterthought. The Park Neighborhood is designed to provide parks
within the line of sight and within a five-minute walk from all the
residential neighborhoods.
• The Specific Plan provides for a variety of parks. Some parks are
designed with ballfields and turf area for active recreation. Other
parks are more passive in nature designed for viewing and sitting.
Along Sierra Madre Avenue a linear park provides both view
opportunities and trail connections between Azusa, the arroyo trail,
and Glendora. The Promenade includes a linear formal park that
offers views, community gathering opportunities, and spectacular
landscape. In total 18 acres of public park will be dedicated to serve
both the existing and new members of the City of Azusa.
■ The trail system is an important part of the land plan. Every street
has parkway -separated sidewalks to promote pedestrian activity.
The realignment of Sierra Madre Avenue will include a new linear
Ordinance No. 04 -I -A
Monrovia Nursery Specific Plan
and Zone Change
Page 36 of 58
park and trail providing a trail connection between the City of Azusa
and Glendora. The arroyo includes a trail providing north/south
access throughout all the neighborhoods. Furthermore, the
Promenade District is designed as a walking district.
■ In addition to public parks, the Specific Plan includes a 2.1 -acre
private recreation facility. This facility will provide a community
room, pool, and other recreational amenities.
■ The Specific Plan celebrates the heritage of the Nursery by
incorporating botanical garden themes and historic references to
Nursery plantings.
■ A Great Park consisting of a 9.0 -acre public school and 5.5 -acre joint
use park anchor the system of parks. The school is designed to
accommodate students from kindergarten through eighth grade.
■ The Specific Plan does not extend beyond existing nursery
operations and allows for 170 -acres of natural open space to be
preserved in perpetuity in the foothills.
GENERAL PLAN LAND USE ELEMENT
Primary Community Wide Land Use Coals
5. Provide an orderly, functional, and compatible land use pattern to
guide the future growth and development of Azusa and its planning
area.
6. Ensure that the type, amount, design and pattern of all land uses
throughout the City and planning area serve to protect and enhance
the character and image of Azusa as a desirable residential urban
community.
7. Provide for an orderly pattern of future development and change
throughout the City that will be both compatible with and beneficial
to existing land uses and which will ensure residents of a desirable
urban environment in which to live, work, shop and play.
8. Allow development in the San Gabriel Mountain' foothills only when
proper consideration has been shown for all environmental and
safety factors.
The Specific Plan includes great neighborhoods designed to complement and
enhance the surrounding three new neighborhoods.
• Time-honored planning principles of the world-renowned landscape
architect and planner, Frederick Law Olmstead, are the foundation
for the neighborhoods. The Park Neighborhood is based on a
romantic bent grid network formed around parks. The Village Core
Neighborhood is designed as an activity center focused around the
Ordinance No. 04 -I -A
Monrovia Nursery Specific Plan
and Zone Change
Page 37 of 58
arroyo and private recreation facility. The Promenade District
Neighborhood is patterned after the great walking streets of the
world. Examples of communities that were planned around these
principles include Palos Verdes Estates, Beverly Hills, and the Vista
Bonita neighborhood in Azusa.
• The Specific Plan maximizes the number of connections to the
adjoining neighborhoods. Roadway connections are provided at
View Crest, Sierra Madre Avenue, Ninth Street, Palm Drive, and
Citrus Avenue. Furthermore, the realignment of Sierra Madre Avenue
includes a linear park and trail connecting the City to the arroyo trail
and the City of Glendora.
• Parks were used to form and create the Specific Plan instead of
being an afterthought. The Park Neighborhood is designed to
provide parks within the line of sight and within a five-minute walk
from the residential neighborhoods.
■ The Specific Plan provides for a variety of parks. Some parks are
designed with ballfields and turf area for active recreation. Other
parks are more passive in nature designed for viewing and sitting.
Along Sierra Madre Avenue a linear park provides both view
opportunities and trail connections between Azusa, the arroyo trail,
and Glendora. The Promenade includes a linear formal park that
offers views, community gathering opportunities, and spectacular
gardens. In total 18 acres of public parks will be dedicated to serve
both the existing and new members of the City of Azusa.
■ The trail system is an important part of the Specific Plan. Every street
has parkway -separated sidewalks to promote pedestrian activity.
The realignment of Sierra Madre Avenue will include a new linear
park and trail providing a trail connection between the City of Azusa
and the City of Glendora. The arroyo includes a trail providing
north/south access through the entire community. Furthermore, the
Promenade District is designed as a walking district.
• The foothills are preserved and the existing biological resources are
protected. The Specific Plan does not extend beyond existing
Nursery operations, ensuring protection of the foothills by preserving
more than 170 acres of natural open space.
• The Specific Plan includes housing products for the middle to upper
income buyer. In the Promenade District, housing prices are
anticipated to range from the low to high $200,000s. The Village
Core may see housing prices from the mid -$200,000s to over
$300,000. In the Park Neighborhood, housing prices are expected to
begin in the low $300,000s and extend well above $500,000.
Ordinance No. 04 -I -A
Monrovia Nursery Specific Plan
and Zone Change
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RES/DENTML LAND USE GOALS
6. Encourage the maintenance and conservation of existing single-
family homes and the preservation of existing low-density
neighborhoods throughout the community.
7. Provide for a well-balanced variety of housing arrangements,
opportunities and densities, each appropriately located with
references to topography, traffic and circulation, community
facilities, and aesthetic consideration.
8. Ensure the development of school, park, and other necessary public
facilities well related to residential neighborhoods.
9. Encourage only additional residential development that is necessary
to replace older deteriorated housing stock and to provide for the
natural increase in population, but not to encourage higher densities
that will stimulate population growth.
10. Encourage the assemblage of small lots into larger parcels to
maximize land use efficiency in areas permitting higher densities.
Support/ng Objectives
To encourage programs or citizens' efforts that are directed toward
neighborhood or community beautification and improvement.
• To encourage a full range of public improvements and services to all
residential neighborhoods.
• To encourage a continuing program of community preservation and
rehabilitation.
To provide for a distribution of population through the use of a
variety of densities and housing types throughout the City in order to
avoid undesirable and inefficient concentrations of the population in
any one location of the community.
To encourage the development of residences for all economic
segments of the City and to also encourage the ownership of these
units in order to increase neighborhood stability.
• To ensure that all residential development proposals include an
adequate and detailed analysis of the impact on the entire
community and of the community's ability to sustain it, in terms of
provision of such factors as adequate access, off-street parking,
reasonable demands on utilities and public facilities, and others that
might affect residential or community quality.
To ensure that all new development is compatible with the
Circulation Element and existing street system and that the system
will adequately handle the expected traffic increase.
Ordinance No. 04 -I -A
Monrovia Nursery Specific Plan
and Zone Change
Page 39 of 58
The Specific Plan provides a variety of new housing types, sizes, and prices formed
around public open space and parks.
■ The Specific Plan identifies a variety of housing products throughout
the community that range in size and price. Furthermore, the
Promenade District has seven different building typologies. This
variety in housing types, sizes, and prices provides homeownership
opportunities for a variety of people in different stages of
homeownership.
• The higher density housing types surround the transit station to
create a bustling, walkable transit neighborhood. The transit
neighborhood is located in the southeast portion of the site adjacent
to Citrus Avenue. The topography is more conducive to a pedestrian
friendly district and a commuter rail stop in this location but would
not preclude rail stops in downtown Azusa and downtown Glendora.
Furthermore, this location would promote transit use by Citrus
College and Azusa Pacific University students. The transit
neighborhood is linked to the rest of the Promenade District by a
formal linear park that serves as a gathering spot and pedestrian
way.
■ The Specific Plan includes housing products for the middle to upper
income buyer. In the Promenade District, housing prices are
anticipated to range from the low to high $200,OOOs. The Village
Core may see housing prices from the mid-$200,OOOs to over
$300,000. In the Park Neighborhood housing prices are expected to
begin in the low $300,OOOs and extend well above $500,000.
■ Parks were used to form and create the land plan instead of being an
afterthought. The Park Neighborhood is designed to provide parks
within line of sight and within a five-minute walk from the residential
neighborhoods.
■ The Specific Plan provides for a variety of parks. Some parks are
designed with ballfields and turf area for active recreation. Other
parks are more passive in nature designed for viewing and sitting.
Along Sierra Madre Avenue a linear park provides both view
opportunities and trail connections between Azusa, the arroyo trail,
and Glendora. The Promenade includes a linear formal park that
offers views, community gathering opportunities, and spectacular
landscape. In total 18 acres of public parks will be dedicated to
serve both the existing and new members of the City of Azusa.
■ The two-story design of the proposed residences enhances the value
of one-story designs in the City, instead of directly competing
against the City's existing housing stock.
Ordinance No. 04 -I -A
Monrovia Nursery Specific Plan
and Zone Change
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• A Great Park of 14.5 acres, the largest in the City, consisting of a
9.0 -acre public school and 5.5 -acre joint use park, anchor the park
system. The school is designed to accommodate students from
kindergarten through eighth grade.
• The Specific Plan provides a drainage arroyo in the general location
of the historic canyon that drained the foothills. The arroyo will
convey storm flows, contain natural riparian habitat, provide bio-
filtration to treat urban pollutants, and include a trail system
connecting to the Garcia Trail.
• The architecture and street scene in all neighborhoods de-
emphasizes the garage. Each neighborhood has parkway -separated
sidewalks with street trees. The living portion of the homes are
pulled forward toward the street with outdoor living space such as
porches, stoops, and balconies. Garages are pushed back away from
the street and de-emphasized so that each home has a recognizable
front instead of a series of garage doors. This architectural design
encourages neighborhood interaction, a pedestrian lifestyle, and
promotes safety by allowing for "eyes on the street."
• A Homeowner's Association (HOA) will govern the new
development by enforcing specific codes and covenants designed to
promote community consistency, maintenance and value. The HOA
will also include community programs to encourage neighbor
participation.
■ The Specific Plan contributes substantial monies toward community
infrastructure improvements, such as improvements to the street
system, water system, and sewer system.
■ The Specific Plan EIR assessed potential impacts of the proposed
development on the surrounding community. Topics such as traffic,
air quality, noise, hydrology, geology, biology, and hazards were
analyzed in detail. Where the proposed . development caused
adverse impacts, mitigation measures were incorporated into the
plan.
COMMERCIAL LAND USE GOALS
4. Promote the development of commercial facilities which are
convenient to residents and which provide the widest possible
selection of goods and services, in keeping with sound economic
principles of retail locations.
5. Ensure an economically strong and balanced commercial sector of
the community that is easily accessible, attractive, and meets the
commercial needs of the market area.
Ordinance No. 04 -I -A
Monrovia Nursery Specific Plan
and Zone Change
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6. Encourage the revitalization of the central downtown business
district.
Supporting Objectives
To encourage the clustering of businesses, landscaping,
development of small commercial centers with shared parking, and
other development techniques that will improve the visual
appearance and efficiency of existing "'strip" commercial
development along arterial streets.
To achieve strong investment and consumer support for the
commercial sector of the community.
To preserve the integrity of commercial areas by prohibiting the
mixture of incompatible noncommercial uses within these areas.
To ensure adequate parking, attractive landscape and architectural
design, and good access to the commercial area from its service
area.
To undertake a study of the central downtown business district
followed by effective revitalization efforts.
The Specific Plan proposes minimal commercial opportunities to serve the
new development without competing with established commercial centers
in the City.
• A modest amount (30,000 to 50,000 square feet) of transit oriented
commercial uses are permitted in the transit village.
• Live/work is a building typology permitted in most of the Promenade
District, allowing the owner of the residence to also have an office
on the first floor, but the design functions equally as well as pure
residential.
COMMUNITY FACILITY LAND USE GOALS
2. Provide for a land use configuration in Azusa that provides adequate,
easily accessible and appropriate community facilities and utilities
while minimizing taxes and operations to within reasonable levels.
Support/ng Objectives
To provide for a community -wide balance of community facilities
that will not create excessive demands on facilities and utilities,
especially in areas of development concentration.
To encourage the use of alternative energy sources, such as solar
energy, and energy-related environmental criteria in the design,
construction and lot orientation of new or proposed buildings.
Ordinance No. 04 -I -A
Monrovia Nursery Specific Plan
and Zone Change
Page 42 of 58
To explore the feasibility and potential for the multiple -use of
existing public or quasi -public rights-of-way for recreational
purposes.
• To provide for adequate park and recreation facilities to meet the
demands of present and future Azusa citizens.
The Specific Plan was designed to minimize impacts on the City's
community and utility facilities.
■ Development of the Monrovia Nursery property will require
substantially less water use than the existing Monrovia Nursery
operations.
■ Development of the Monrovia Nursery property will require
substantially less electricity use than the existing Monrovia Nursery
operations.
■ The Specific Plan provides the largest contiguous open space in the
City by connecting the Great Park with the arroyo nature park to the
wilderness park in the mountains.
■ Parks were used to form and create the land plan instead of being an
afterthought. The Park Neighborhood is designed to provide parks
within the line of sight and within a five-minute walk from the
residential neighborhoods.
■ The Specific Plan provides for a variety of parks. Some parks are
designed with ballfields and turf area for active recreation. Other
parks are more passive in nature designed for viewing and sitting.
Along Sierra Madre Avenue a linear park provides both view
opportunities and trail connections between Azusa, the arroyo trail,
and Glendora. The Promenade includes a linear formal park that
offers views, community gathering opportunities, and spectacular
landscape. In total 18 acres of public parks will be dedicated to
serve both the existing and new members of the City of Azusa.
■ A Great Park consisting of a 9.0 -acre public school and 5.5 -acre joint
use park anchor the system of parks. The school is designed to
accommodate students from kindergarten through eighth grade.
• The Specific Plan includes a 2.1 -acre private recreation facility open
to the new residents of the Monrovia Nursery development. The
private recreation facility will include a pool and other recreation
amenities.
■ The new development will include a Community Facilities District
and Homeowner's Association to provide financial opportunities for
construction and maintenance of the proposed community facilities.
Ordinance No. 04 -I -A
Monrovia Nursery Specific Plan
and Zone Change
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■ The City has prepared a fiscal impact analysis to determine the long-
term financial implications of the proposed development for the
City.
CIRCULATION/TRANSPORTATION LAND USE GOALS
3. Provide for a land use configuration that is compatible with the
transportation and circulation systems that currently exist and with
those that are planned by the City, County and State.
4. Provide for land uses that encourage efficient use of the circulation
systems that exist, while avoiding land use concentration or
locations that might result in unnecessary and undesirable
congestion.
Supporting Object*es
• To provide for adequate access into residential areas by local or
collector streets, avoiding congestion and hazardous conditions that
are often caused by direct access onto arterial streets from local
streets or residences.
• To provide for alternative modes of transportation such as bicycles,
pedestrian facilities, etc., as well as access to major regional
transportation systems.
• To adequately buffer the more sensitive land uses from the adverse
effects of freeways, major arterials, railroad and other circulation
components.
To encourage the development of clustered commercial uses,
especially along arterial streets, that make more efficient use of
parking and land utilization while maximizing safe pedestrian
circulation.
The land uses and circulation patterns in the Specific Plan promote efficient
pedestrian, vehicular, and transit circulation.
• The higher density housing types surround the transit station to
create a bustling, walkable transit village. The transit village is located
in the southeast portion of the site adjacent to Citrus Avenue. The
topography is more conducive to a pedestrian friendly district and a
commuter rail stop in this location but would not preclude rail stops
in downtown Azusa and downtown Glendora. Furthermore, this
location would promote transit use by Citrus College and Azusa
Pacific University students. The transit village is linked to the rest of
the Promenade District by a formal linear park that serves as a
gathering spot and pedestrian way.
Ordinance No. 04 -I -A
Monrovia Nursery Specific Plan
and Zone Change
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■ Parks were used to form and create the land plan instead of being an
afterthought. The Park Neighborhood is designed to provide parks
within line of sight and within a five-minute walk from the residential
neighborhoods.
• All possible street connections have been incorporated into the land
plan. Connections occur at View Crest, Sierra Madre Avenue, Ninth
Street, Palm Drive, and Citrus Avenue.
■ The Specific Plan proposes to realign Sierra Madre Avenue to slow
traffic and change the character of the street. Roundabouts are
designed at the east and west ends of Sierra Madre Avenue to
indicate that a change in roadway character is about to occur.
■ Along Sierra Madre Avenue is a linear park with a multi-purpose trail
that connects Azusa to the arroyo trail and the City of Glendora.
• The Specific Plan does not provide a connection of Citrus Avenue
between Sierra Madre Avenue and Foothill Boulevard in order to
avoid creating a new arterial roadway through the middle of the
development.
■ The Park Neighborhood relies on a romantic bent grid roadway
pattern, which creates a series of interconnected streets allowing
traffic to disperse into a variety of directions.
■ - The Specific Plan includes a transit station to accommodate future
commuter rail traffic on the extension of the Gold Line from
Pasadena to Claremont.
• The Specific Plan encourages alternative forms of transportation by
the Sierra Madre trail, arroyo trail, Promenade linear park, parkway
separated sidewalks, and a street network that disperses traffic to
create pedestrian friendly roadways.
CIRCULATION ELEMENT GOALS
5. Provide for a transportation system which supports planned land use
and improve the quality of life.
6. Promote the safe and effective movement of all segments of the
population and the efficient transport of goods.
7. Make efficient use of existing transportation facilities.
8. Protect environmental quality and promote the wise and equitable
use of economic and natural resources.
Support/ng ObjectAves
To encourage State, regional, and local governments and agencies to
achieve a coordinated and balanced regional transportation system,
consistent with the City's social, economic and environmental needs
and goals.
Ordinance No. 04 -I -A
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and Zone Change
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To develop transportation planning, services, and facilities that are
coordinated with and support the land use plan.
To develop a balanced system of circulation which incorporates
motor vehicles, pedestrians, bicycles and other private and public
transportation modes with greater safety and increased energy
efficiency.
To encourage the continuance of a public transportation system that
will (1) provide a viable alternative to the automobile, (2) satisfy the
transportation needs of commuters, the economically
disadvantaged, the aged, the young, and the handicapped, and (3)
promote service at a reasonable and equitable cost to both the users
and the general community.
The Specific Plan promotes alternative forms of transportation and a
circulation system that avoids impacts to the surrounding
community.
• The Specific Plan includes a transit station to accommodate future
commuter rail traffic on the extension of the Gold Line from
Pasadena to Claremont.
• All possible street connections have been incorporated into the land
plan. Connections occur at View Crest, Sierra Madre Avenue, Ninth
Street, Palm Drive, and Citrus Avenue.
• The Specific Plan proposes to realign Sierra Madre Avenue to slow
traffic and change the character of the street. Roundabouts are
designed at the east and west ends of Sierra Madre Avenue to
indicate a change in roadway character is about to occur.
■ Along Sierra Madre Avenue is a linear park with a multi-purpose trail
that connects Azusa to the arroyo trail and the City of Glendora.
• The Specific Plan does not provide a connection of Citrus Avenue
between Sierra Madre Avenue and Foothill Boulevard in order to
avoid creating a new arterial roadway through the middle of the
development.
■ The Park Neighborhood relies on a romantic bent grid roadway
pattern, which creates a series of interconnected streets allowing
traffic to disperse into a variety of directions.
• The Specific Plan encourages alternative forms of transportation by
the Sierra Madre trail, arroyo trail, Promenade linear park, parkway
separated sidewalks, and a street network that disperses traffic to
create pedestrian friendly roadways.
• The Specific Plan EIR provides a complete assessment, including
mitigation measures, of potential traffic impacts on the surrounding
streets.
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SCENIC HIGHWAYS ELEMENT GOALS
4. Provide a scenic road system serving a variety of transportation
modes.
5. Provide enhanced recreational and commercial opportunities served
by a system of scenic roadways.
6. Preserve and enhance the aesthetic resources within scenic
corridors.
Supporting Objectives
• To establish a city wide scenic roadway system.
• To encourage utilization of appropriate existing goals.
• To protect and enhance aesthetic resources within corridors of
designated scenic roadways.
• To establish and maintain urban scenic highways to provide access
to interesting and aesthetic manmade features, historical and
cultural sites, and urban open space areas.
To provide a comprehensive Scenic Roadway Program which safely
accommodates various forms of transportation compatible with
scenic highway criteria and standards.
• To develop and apply standards to regulate the quality of
development within corridors of designated scenic roadways.
• To improve the aesthetic qualities of scenic roadway corridors
through the rehabilitation, renovation, and redevelopment of
deteriorating areas along these routes.
• To remove visual pollution from designated scenic highway
corridors.
• To encourage the development and use of aesthetic design
standards for road construction or reconstruction for all designated
scenic roadways.
• To increase governmental commitment to the designation of scenic
highways and protection of scenic corridors.
• To encourage the fair distribution of social and economic costs and
benefits associated with scenic highways.
• To promote the use and awareness of scenic highway amenities for
all segments of the population.
The Specific Plan enhances Sierra Madre Avenue's status as a Scenic
Highway.
■ The Specific Plan proposes to realign Sierra Madre Avenue to slow
traffic and change the character of the street. Roundabouts are
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designed at the east and west ends of Sierra Madre Avenue to
indicate a change in roadway character is about to occur.
■ The north side of Sierra Madre Avenue will be primarily landscaped
slope. In the Village Core, homes will front onto Sierra Madre
Avenue.
• The south side of Sierra Madre Avenue will have a linear park and
multi-purpose trail. Landscaping will dominate the linear park while
also respecting the view opportunities from the roadway and trail.
• The proposed recreation facility and Village Core housing will front
onto the south side of Sierra Madre Avenue creating a point of
arrival at an activity center.
■ A bridge on Sierra Madre Avenue will cross the arroyo and arroyo
trail.
■ The narrow cross-section of Sierra Madre Avenue is designed to
slow traffic but maintain roadway capacity to accommodate
commuter traffic.
HOUSING ELEMENT GOALS
G. Conserve and improve the condition of the existing affordable
housing stock.
7. Assist in the development of adequate housing to meet the needs of
low -and moderate -income households.
8. Identify adequate housing sites which will be made available through
appropriate zoning and development standards and with public
services and facilities needed to facilitate and encourage the
development of a variety of types of housing for all income groups.
9. Address and, where appropriate and legally possible, remove
governmental constraints to the maintenance, improvement, and
development of housing.
10. Promote housing opportunities for all persons regardless of race,
religion, sex, marital status, ancestry, national origin or color.
Quantative Objectives
To conserve affordable housing available through the existing rental
housing supply and mobile home dwellings (N=389).
To achieve the rehabilitation of 100 housing units during the time
frame of mid -1984 through mid -1989.
To meet the rental housing assistance in existing housing units of
150 lower income households during the next five years.
To meet the owner housing assistance needs of first time buyers of
moderate income in 100 newly constructed housing units.
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To achieve the production of 80 new rental housing units within the
financial means of low- and moderate -income households.
The Specific Plan creates new housing opportunities for a variety of people
at different homeownership stages in their life.
■ The Specific Plan identifies a variety of housing products that range
in size and price. Furthermore, the Promenade District has seven
different building typologies. This variety in housing types, sizes, and
prices provides homeownership opportunities for a variety of people
in different stages of homeownership.
■ The Specific Plan includes housing products for the middle to upper
income buyer. In the Promenade District, housing prices are
anticipated to range from the low to high $200,000s. The Village
Core may see housing prices from the mid -$200,000s to over
$300,000. In the Park Neighborhood housing prices are expected to
begin in the low $300,000s and extend well above $500,000.
■ The proposed housing products are for -sale residences. The only
opportunity for rental housing is in the transit neighborhood where
mixed-use development could have apartments over retail or office
uses.
SEISMIC SAFETY/PUBLIC SAFETY ELEMENTGOALS
5. Prevention of serious injury and loss of life.
6. Prevention of serious structural damage to critical facilities and
structures where large numbers of people are apt to congregate at
one time.
7. Insure the continuity of vital services and functions.
8. Education of the Community.
Supporting Objectives
To reduce loss of life, injuries, and damage to property caused by
seismic events and seismic -related conditions.
To reduce loss of life, injuries, and damage to property, and loss of
natural resources caused by wildland and urban fires.
To protect life and property in the event of a natural disaster.
To prevent injury or loss of life and damage to property due [to]
Flood hazards.
The Specific Plan used extensive geotechnical investigations to determine
the appropriate locations for development that minimize risks to life and
property.
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■ A setback zone for the Sierra Madre Fault was identified and no
houses are located within the setback zone.
■ Sierra Madre Avenue was aligned along an unnamed fault to provide
appropriate setbacks for housing.
■ A setback zone for a second unnamed fault on the west side of the
property north of Tenth Street prohibits the construction of habitable
structures.
■ Geologists and geotechnical engineers conducted a liquefaction
hazard analysis and determined that dirt in the lower portion of the
property must be removed approximately 20 to 25 feet deep and
recompacted to minimize potential liquefaction hazards.
■ The Specific Plan EIR contains an extensive geologic and
geotechnical investigation, with appropriate mitigation measures to
minimize risks to life and property.
CONSERVATION ELEMENT GOALS AND OBJECTIVES
7. To protect, conserve, and manage the natural and scenic resources
of the Azusa Planning Area.
8. To ensure an adequate supply of high quality water for local and
regional needs by preventing the accelerated water loss due to high
runoff and loss of groundwater recharge areas, and pollution, while
protecting life and property with appropriate flood protection
measures.
9. Conserve soils as a water -regulating medium as well as for the
production of natural or other hillside vegetation.
10. To promote the retention of native or other vegetation wherever
feasible for maximum water yield, air, and water quality, and flood
hazard reduction.
11. To preserve adequate expanses of all major habitat types so as to
maintain ecosystems in a natural balance for recreation, scientific,
economic, educational and scenic purposes.
12. To secure a safe, healthful, and wholesome environment through
careful planning for the preservation and utilization of natural
resources and natural resource lands.
The Specific Plan promotes conservation of natural resources.
■ Development of the Nursery property does not extend beyond
existing nursery operations allowing for 170 -acres of natural open
space to be preserved in perpetuity.
■ The arroyo provides a spiritual, visual, and physical connection
through the new community to the mountains. The arroyo is a
natural corridor located on top of a historic drainage canyon. The
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arroyo will function has a natural park with riparian habitat and a trail
system connecting to the Garcia Trail. The trail will pass underneath
Sierra Madre Avenue.
• The arroyo provides a series of water quality basins planted with
riparian habitat designed to foster groundwater recharge and
biofiltration to remove urban pollutants from the storm runoff.
• Development of the Monrovia Nursery property will require
substantially less water use than the existing Monrovia Nursery
operations.
• Development of the Monrovia Nursery property will require
substantially less electricity use than the existing Monrovia Nursery
operations.
• Development of the Monrovia Nursery property will reduce the
amount of Particulate Matter 10 microns (PM,o) currently released
from the Nursery site. The South Coast Air Basin is currently
designated as a non -attainment area for PM,o because of
noncompliance with the State and Federal Clean Air Acts. Therefore,
development of the Monrovia Nursery property will improve air
quality. The Specific Plan EIR contains an extensive air quality
analysis.
■ The Specific Plan includes a series of detention basins to minimize
impacts from flooding. The EIR includes an extensive hydrology
analysis that documents how the proposed development reduces
the risk of flooding to surrounding properties.
OPEN SPACE ELEMENT GOALS
5. To secure a safe, healthful, and wholesome environment through
careful planning and preservation of open space resources.
G. To maintain the continued existence of valuable amenities which
provide beauty, identity, and form to the community and to
neighborhoods within the community.
7. To preserve or conserve valuable natural and cultural resources that
have scientific, educational, economic and cultural value.
8. To contribute to the attainment of the State Legislature's open space
planning goals and objectives and fulfill the responsibility that Azusa
has to the geographic region it is located.
Suppavting Ob/ectives
To protect examples of wildlife habitat by acquisition of as much
open space land as economically possible and by prohibiting its
development with incompatible uses.
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To preserve the hillside topography and natural vegetation through
land use regulations, which encourage the retention of the natural
topography and control the degree of ground coverage by structures
both on the hillside and in the arroyos and canyon bottom.
To promote the study, adoption and review of regulations designed
to assure appropriate and safe development in hazardous
development areas. These regulations should include control of
elimination of mass grading, limitation on the intensity and density
of land use, and prohibitions against any development projects
except those which are designed for mountainous or irregular
topography.
The Specific Plan designates over 60 percent of the Nursery property for open
space, park, cultural, and recreation amenities.
• Parks were used to form and create the land plan instead of being an
afterthought. The Park Neighborhood is designed to provide parks
within the line of sight and within a five-minute walk from the
residential neighborhoods.
• Development of the Nursery property does not extend beyond
existing nursery operations allowing for 170 -acres of natural open
space to be preserved in perpetuity in the foothills.
■ The Specific Plan provides for a variety of parks. Some parks are
designed with ballfields and turf area for active recreation. Other
parks are more passive in nature designed for viewing and sitting.
Along Sierra Madre Avenue a linear park provides both view
opportunities and trail connections between Azusa, the arroyo trail,
and Glendora. The Promenade includes a linear formal park that
offers views, community gathering opportunities, and spectacular
landscapes. In total 18 acres of public parks will be dedicated to
serve both the existing and new members of the City of Azusa.
■ A trail system is an important part of the Specific Plan. Every street
has parkway -separated sidewalks to promote pedestrian activity.
The realignment of Sierra Madre Avenue will include a new linear
park and trail providing a trail connection between the City of Azusa
and the City of Glendora. The arroyo includes a trail providing
north/south access throughout all the neighborhoods. Furthermore,
the Promenade District is designed as a walking district.
• In addition to public parks, the Specific Plan includes a 2.1 -acre
private recreation facility. This facility will provide a community
room, pool, and other recreational amenities.
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■ The Specific Plan celebrates the heritage of the Nursery by
incorporating botanical garden themes and historic references to
Nursery plantings.
■ A Great Park consisting of a 9.0 -acre public school and 5.5 -acre joint
use park anchor the system of parks. The school is designed to
accommodate students from kindergarten through eighth grade.
■ The Specific Plan provides 18 acres of park and recreation facilities,
more than the 16.5 acres of parkland required by State planning law.
NOISE ELEMENT GOAL
2. The principal goal of the City is to prohibit unnecessary and annoying
noise from all sources in the community through the identification,
control, and abatement of noise pollutants.
Supporting Objectives
To continue present programs which prohibit unnecessary, excessive
and annoying noise from sources which are subject to the police
power of the City.
To use existing and future regulatory controls such as noise
ordinances, zoning restrictions, conditional use permits,
environmental impact reports and precise plans for the
identification, control, and abatement of noise.
To coordinate with Federal, State, County and other governmental
agencies in dealing with noise abatement.
To provide information to the public regarding the potential impact
of various noise sources and methods for abatement.
The Specific Plan is designed consistent with the City's noise standards.
■ The Specific Plan EIR includes an extensive analysis of construction
and operational noise impacts, including mitigation measures.
COMMUNITY DESIGN ELEMENT GOALS
4. Provide guidelines for design treatments of public and private
buildings which are aesthetic yet economically practical.
5. Promote community identity through the upgrading of existing
landscaping, redesign of existing buildings and design treatments for
new buildings, which are in keeping with community character.
6. Enhance the economic stability of the community's commercial and
industrial businesses and encourage the attraction of new
enterprises.
Supporting Objectives
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To foster community identity and pride through design treatment.
To protect and enhance economic value of properties and
encourage commercial business growth.
• To ensure the proposed development will be properly related to its
site and to surrounding sites and structures; to prevent the erection
of structures, which are inharmonious with their surroundings,
To ensure that sites, projects and structures are developed with due
regard for the aesthetic qualities of the natural terrain and landscape,
and that trees and shrubs are not indiscriminately destroyed.
• To ensure that the design and exterior architecture of proposed
structures will not be so at variance with either the design or exterior
architecture of the structure already constructed or being
constructed in the immediate neighborhood as to cause a
substantial depreciation of property values in the neighborhood.
To ensure that open spaces, parking areas, and landscaping are
designed to enhance the visual and physical use of the property and
to screen deleterious uses.
• To develop design criteria for all commercial and industrial
development, as well as residential projects of nine or more dwelling
units.
The Specific Plan includes community design criteria and architectural standards
that celebrate Azusa's heritage and promote lasting value.
• The Specific Plan has three neighborhoods based on planning
principles that have held value over time. The world -renown
landscape architect and planner, Frederick Law Olmstead, pioneered
these principles. The Park Neighborhood is based on a romantic bent
grid network formed around parks. The Village Core Neighborhood is
designed as an activity center focused around the arroyo and private
recreation facility. The Promenade District is patterned after the
great walking streets of the world. Examples of local communities
that were planned around these principles include Palos Verdes
Estates, Beverly Hills, and the Vista Bonita neighborhood of Azusa.
• In the Park Neighborhood, Village Core, and Promenade District all
streets have parkway separated sidewalks and street trees, and a
majority of the streets open onto parks. These amenities are shared
by everyone in the community.
• Architecture in all the neighborhoods de-emphasizes the garage. The
living portion of the homes are pulled forward toward the street with
outdoor living space such as porches, stoops, and balconies. This
architectural design encourages neighborhood interaction, a
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pedestrian lifestyle, and promotes safety by allowing for "eyes on
the street."
■ The architecture in all three neighborhoods is based on heritage
architecture from the San Gabriel Valley. Examples include Spanish
Colonial, Craftsman, European Cottage, American Traditional,
Monterey, and American Farmhouse. The Specific Plan identifies
elements for each style that make the style accurate and
recognizable. The Specific Plan promotes the "Simple House"
concept, which encourages simple plan forms and elevations that
reduce costs while providing authentic architectural form and
massing.
■ The Specific Plan includes a landscape vision that celebrates the
heritage of the Nursery. Incorporating botanical garden themes and
historic references to Nursery plantings, the landscaping will be
distinct and spectacular.
HISTORIC PRESERVATION ELEMENT
HEALTH AND WELFARE GOAL
To provide for and maintain a safe, attractive and desirable living
environment and to insure optimum health and well-being for all residents
of Azusa.
Supporting Objective
The aforementioned is the overall prime goal which establishes the
justification for a Historic Preservation Element and all of the
following objectives should be viewed as implementing this goal.
PRESERVATION GOAL
To preserve valuable natural and man-made resources that have scientific,
educational, economic and cultural value.
Supporting Objectives
Evaluate buildings to determine if they can be restored and brought
up to Fire, Health, and Building Code standards.
Develop zoning bonus and development incentives which will serve
preservation.
Develop an owner awareness program to inform property owners of
tax programs and other preservation techniques.
Utilize Community Development Block Grants (CDBG) for low
interest loans for preservation.
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Pursue inclusion of sites on the National and State Registries of
Historic Sites.
• Conduct a community -wide survey to determine appropriate sites
for preservation.
• Develop a priority ranking to identify high, medium and low priority
for preservation activities.
Evaluate capital improvement programs and public services which
can be directed to historic preservation.
• Pursue innovative techniques for historic site preservation such as
architectural easements, conservation districts and development
rights transfer.
• Pursue federal and state grants-in-aid for site purchase and
enhancement.
Investigate the feasibility of Bond Financing to finance purchase and
enhancement of historical sites.
Continue to implement provisions in the California Environment
Quality Act (CEQA) requiring investigation and evaluation prior to
development of all archaeological, paleontological, cultural and
historical features.
• Monitor proposed state and federal legislation relating to historic
preservation; officially support same when appropriate.
Pursue private funding sources and programs as highest priority for
site preservation.
• Coordination with, and utilization of, the Community Redevelopment
Agency as a vehicle for preservation activity.
RESTORATION AND ENHANCEMENT GOAL
To restore and enhance historical, cultural and other man-made features.
Supporting Objectives
Evaluate buildings to determine if they can be restored and brought
up to Fire, Health and Building Code Standards.
• Utilize CDBG for low interest loans for restoration.
• Evaluate Building, Fire and Health Codes to determine where they
can be relaxed as an incentive to historic site restoration.
• Evaluate capital improvement programs and public services which
can be directed to historic site restoration and enhancement.
Pursue federal and state grants-in-aid for site purchase and
enhancement.
• Investigate the feasibility of Bond Financing for purchase and
enhancement of historical sites.
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• Continue to implement CEQA to identify historical sites and
mitigation measures for preservation and enhancement.
• Pursue private funding sources and programs as highest priority for
site restoration and enhancement.
COMMUNITY IDENTITY GOAL
To promote community identification and visual quality.
Supporting Objectives
• Identify and preserve sites which are significant in the past
development and economy of the community and which foster the
public's awareness of the cultural make-up of the community.
COMMUNITY INVOLVEMENT GOAL
To encourage opportunities for community involvement and participation.
Supporting Objectives
• Develop educational and information programs to make the public
aware of historic sites and preservation activities.
• New development should be related to existing development and
historical/cultural resources in scale, material and character in order
to maintain community, neighborhood and block identity.
EDUCATION GOAL
To encourage the educational and cultural enrichment of the residents of
Azusa.
Supporting Objectives
Develop public awareness programs (literature, work shops, lecture
series, etc.), to make citizens aware of landmarks and preservation
programs.
• Utilizing CEQA and the public hearing process, educate and notify
the public of development activities and potential impacts upon
historic sites.
PLANNING CONSISTENCY GOAL
To foster consistency between the various general plan elements and the
Historic Preservation Element.
Supporting Objectives
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• Evaluate the various general plan elements and zoning for possible
inconsistencies with historic sites and preservation; amend the
general plan where necessary.
The Specific Plan includes measures designed to preserve and celebrate the
Nursery's heritage and cultural resources to the maximum extent practical.
■ Historic resources, such as the Covina Canal and the Vosburg House,
will be preserved to the extent feasible. While the potable water in
the Covina Canal will be placed in an underground pipe, the open
channel canal structure will remain and possibly used for storm drain
purposes. The Vosburg House will remain on site and continue to
function as Monrovia Nursery's headquarters. The Specific Plan EIR
includes an assessment and mitigation measures for the cultural
resources on-site.
The Specific Plan is compatible with surrounding land uses and creates new
great neighborhoods that benefit the entire community. Existing land uses
are buffered. The Dhammakaya is buffered on the west by the Vosburg
House; on the south by a roadway and landscaped detention facility, and
on the north and east by a landscaped slope. The homes backing onto the
Nursery in the Nob Hill neighborhood are buffered by a landscaped
drainage course. The homes in Glendora that back onto the Nursery are
buffered by a park and landscaped slopes. The homes that currently take
access from Sierra Madre Avenue will be provided with a new private
driveway.
B. The Proposed Project will not adversely affect surrounding properties and is
reasonable related to the public welfare of the citizens of the City and the
affected area:
An Environmental Impact Report with mitigation measures has been
prepared. The mitigation measures serve to prevent adverse impacts on
the future homes to be constructed on the site, surrounding sensitive land
uses, and service systems. An impact to surrounding properties, which
cannot be mitigated to a less -than -significant level, is the overall change in
visual character of the site from agri-business to predominately residential.
However, a Statement of Overriding Considerations has been adopted
under a separate resolution.
SECTION 5: The Zoning Map of the City of Azusa is hereby amended to reflect
the change in zoning for the property located at 18331 E. Foothill Blvd. from R1-10 and
RA to SP -6 for the property known as the Monrovia Nursery.
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SECTION 6: The City Clerk shall certify the passage of this ordinance and shall
cause the same to be published in compliance with Division 5, Article III, Chapter 88 of
the Azusa Municipal Code.
PASSED, APPROVED 6ND-ADOPTED this 4th day of May, 2004.
Cristina Quz-Madrid, Mayor
ATTEST:
Mendoza, City Clerk
EXHIBIT 1 SPECIFIC PIAN