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HomeMy WebLinkAboutResolution No. 04-C06 RESOLUTION NO. 04-C6 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AZUSA, CALIFORNIA, ORDERING THE SUBMISSION OF MEASURES TO THE QUALIFIED ELECTORS OF THE CITY RELATING TO THE ADOPTION OF ORDINANCES REGARDING THE APPROVAL OF THE MONROVIA NURSERY PROJECT SPECIFIC PLAN AND DEVELOPMENT AGREEMENT AND DIRECTING THE CITY ATTORNEY TO PREPARE AN IMPARTIAL ANALYSIS. WHEREAS, pursuant to California Elections Code Section 9222, the City Council will submit to the qualified electors of the City a proposition, without a petition therefore, by ordinance or resolution; and WHEREAS, the City intends to hold an election on May 4, 2004; and WHEREAS, the City Council desires to submit to the qualified electors of the City of Azusa questions relating to the adoption of ordinances regarding the approval of the Monrovia Nursery Project Specific Plan and Development Agreement; and NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AZUSA, CALIFORNIA, DOES FIND AND DECLARE THAT: SECTION 1 . Questions Submitted to Voters. The City Council, pursuant to Elections Code Section 9222, hereby orders that the following questions be submitted to the qualified electors of the City of Azusa at the election to be held on May 4, 2004: MEASURE A - Shall an ordinance approving a zone change and the Monrovia Nursery Specific Plan (a YES Masterplan for future use of the 518-acre Monrovia Nursery site) which prohibits hillside development, approves a range of housing units, requires the landowner to build a new K-8 elementary/middle school, public parks and trails as well as provide NO land for a transit center and a new fire station, be approved? 0 0 Measure B - Shall an ordinance adopting a development agreement between the City of Azusa YES and Monrovia Nursery, which requires the landowner to pay development fees, permit fees, traffic improvement fees and related taxes be approved? NO SECTION 2. Impartial Analysis by City Attorney. The City Clerk is hereby directed to transmit a copy of the measures set forth in Section 1 above to the City Attorney, who shall prepare an impartial analysis of the measure in accordance with Section 9280 of the Elections Code. SECTION 3. Ordinances Referenced in Measures. The Ordinances referenced in the measures described in Section 1 above are attached hereto as Exhibit A for Measure A and Exhibit B for Measure B and are hereby incorporated by reference herein. SECTION 4. Effective Date. This Resolution shall become effective upon its adoption. SS D, APPROVED AND OP ED this 201h day of January 2004. sting z-C d 0 1 HEREBY CERTIFY that the foregoing resolution was duly adopted by the City Council of the City of Azusa at a regular meeting thereof, held on the 201h day of January, 2004, by the following vote of the Council: AYES: COUNCILMEMBERS: HARDISON, STANFORD, ROCHA, CHAGNON, MADRID NOES: COUNCILMEMBERS: NONE ABSENT: COUNCILMEMBERS: NONE era Mendoza City Clerk Page Two 0 0 EXHIBIT 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 (111-10) AND RESIDENTIAL AGRICULTURE (RA) TO SPECIFIC PLAN (SP-6), CASE NO. Z-2002-03 Ordinance No. 2004-04-_• • Monrovia Nursery Specific Plan and Zone Change Page 1 of 58 ORDINANCE NO. 2004-04- 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 FAST FOOTHILL BOULEVARD FROM SINGLE-FAMILY RESIDENTIAL 10,000 SQUARE FOOT LOT MINIMUM (RI- 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 Ordinance No. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 2 of 58 WHEREAS, the City Council of the City of Azusa gave notice as required by law 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 1 1 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. 2004-04- o • Monrovia Nursery Specific Plan and Zone Change Page 3 of 58 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-C 10 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 Ordinance No. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 4 of 58 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. 2004-04-_ incorporates and restates in full all of the language regarding approval and adoption of the Monrovia Nursery Specific Plan, as contained in Ordinance No. 2003- 03-02, and the Zone Change, as contained in Ordinance No. 2003-03-01 , 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 projects 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 Ordinance No. 2004-04- * • Monrovia Nursery Specific Plan and Zone Change Page 5 of 58 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. GuidingPrincip/e #1 - Natural& Community Environment 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 Ordinance No. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 6 of 58 170 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 Principle #Z — Quality Neighborhoods R 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. Ordinance No. 2004-04- 0 • Monrovia Nursery Specific Plan and Zone Change Page 7 of 58 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. Ordinance No. 2004-04-9 • Monrovia Nursery Specific Plan and Zone Change Page 8 of 58 ■ 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 R 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. 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 R 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 Ordinance No. 2004=04-_* Monrovia Nursery Specific Plan and Zone Change Page 9 of 58 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 Ordinance No. 2004-04-• • Monrovia Nursery Specific Plan and Zone Change Page 10 of 58 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 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. Ordinance No. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 11 of 58 • 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/DENT/AL 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 Ordinance No. 2004-04- 0 • Monrovia Nursery Specific Plan and Zone Change Page 12 of 58 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 Ordinance No. 2004-04- * Monrovia Nursery Specific Plan and Zone Change Page 13 of 58 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 Ordinance No. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 14 of 58 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 Ordinance No. 2004-04- * • Monrovia Nursery Specific Plan and Zone Change Page 15 of 58 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 Ordinance No. 2004-04-• • Monrovia Nursery Specific Plan and Zone Change Page 16 of 58 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 Ordinance No. 2004-04- Monrovia 004-04=Monrovia Nursery Specific Plan and Zone Change Page 17 of 58 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 Ordinance No. 2004-04- is • Monrovia Nursery Specific Plan and Zone Change Page 18 of 58 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. Ordinance No. 2004-04- o • Monrovia Nursery Specific Plan and Zone Change Page 19 of 58 ■ The Specific Plan includes a transit station to accommodate future commuter rail traffic on the extension of the Gold Line from Pasadena to Claremont. F 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 Ordinance No. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 20 of 58 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. Ordinance No. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 21 of 58 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-]984 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 ]00 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 housingtypes, 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. Ordinance No. 2004-04-_• • Monrovia Nursery Specific Plan and Zone Change Page 22 of 58 ■ 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 . To protect, conserve, and manage the natural and scenic resources Ordinance No. 2004-04- o • Monrovia Nursery Specific Plan and Zone Change Page 23 of 58 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,o because of noncompliance with the State and federal Clean Air Acts. Therefore, Ordinance No. 2004-04-• • Monrovia Nursery Specific Plan and Zone Change Page 24 of 58 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. Supporting 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 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. Ordinance No. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 25 of 58 • 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. 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, Ordinance No. 2004-04-_• • Monrovia Nursery Specific Plan and Zone Change Page 26 of 58 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 I . 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. Ordinance No. 2004-04-_• • Monrovia Nursery Specific Plan and Zone Change Page 27 of 58 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 Ordinance No. 2004-04-_• • Monrovia Nursery Specific Plan and Zone Change Page 28 of 58 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. Ordinance No. 2004-04 • • Monrovia Nursery Specific Plan and Zone Change Page 29 of 58 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 Ordinance No. 2004-04-_• • Monrovia Nursery Specific Plan and Zone Change Page 30 of 58 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. 2004-04- o • Monrovia Nursery Specific Plan and Zone Change Page 31 of 58 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. Guiding Principle #> - Natural& CommunityEnvironment 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 Ordinance No. 2004-04-• • Monrovia Nursery Specific Plan and Zone Change Page 32 of 58 • 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. 2004-04- o • Monrovia Nursery Specific Plan and Zone Change Page 33 of 58 Guiding Principle #1— Qua/ity Neighborhoods & 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. 2004-04-• • 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. 2004-04- 0 • Monrovia Nursery Specific Plan and Zone Change Page 35 of 58 ■ 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: 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. 2004-04-• • 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 Goals 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. 2004-04- * • 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,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. Ordinance No. 2004-04-• • Monrovia Nursery Specific Plan and Zone Change Page 38 of 58 RESLDENTLAL LAND USE GOALS G. 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. 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. Ordinance No. 2004-04- • • 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 $200,000s. 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. • 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. 2004-04-_• • Monrovia Nursery Specific Plan and Zone Change Page 40 of 58 • 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 Irving 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. 2004-04-0 • Monrovia Nursery Specific Plan and Zone Change Page 41 of 58 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. 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. Ordinance No. 2004-04- • • 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. 2004-04- -0 0 Monrovia Nursery Specific lan and Zone Change Page 43 of 58 ■ 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 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 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. 2004-04-_• • Monrovia Nursery Specific Plan and Zone Change Page 44 of 58 ■ 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. & 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. Ordinance No. 2004-04- * • Monrovia Nursery Specific Plan and Zone Change Page 45 of 58 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. Ordinance No. 2004-04-_• • Monrovia Nursery Specific Plan and Zone Change Page 46 of 58 SCENIC HIGHWAYS ELEMENT GOALS 4. Provide a scenic road system serving a variety of transportation modes. S. 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 Ordinance No. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 47 of 58 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 b. 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. Ordinance No. 2004-04-_• • Monrovia Nursery Specific Plan and Zone Change Page 48 of 58 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. Ordinance No. 2004-04- * • Monrovia Nursery Specific Plan and Zone Change Page 49 of 58 ■ 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 Ordinance No. 2004-04- • it Monrovia Nursery Specific Plan and Zone Change Page 50 of 58 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,,) 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. 6. 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. Supporting 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. Ordinance No. 2004-04- * • Monrovia Nursery Specific Plan and Zone Change Page 51 of 58 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. • . 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 balifields 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. Ordinance No. 2004-04- . • Monrovia Nursery Specific Plan and Zone Change Page 52 of 58 ■ 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 Ordinance No. 2004-04- o • Monrovia Nursery Specific Plan and Zone Change Page 53 of 58 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 Ordinance No. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 54 of 58 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. Ordinance No. 2004-04- * . Monrovia Nursery Specific Plan and Zone Change Page 55 of 58 • 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. Suppofting 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. Ordinance No. 2004-04-_• • Monrovia Nursery Specific Plan and Zone Change Page 56 of 58 • 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 Ordinance No. 2004-04-- • Monrovia Nursery Specific Plan and Zone Change Page 57 of 58 • 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. Ordinance No. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 58 of 58 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 111, Chapter 88 of the Azusa Municipal Code. PASSED, APPROVED AND ADOPTED this 4th day of May, 2004. Cristina Cruz Madrid, Mayor ATTEST: Vera Mendoza, City Clerk EXHIBIT 1 SPECIFIC PLAN EXHIBIT B - MEASURE B AN ORDINANCE OF THE CITY OF AZUSA, CALIFORNIA, APPROVING AND AUTHORIZING EXECUTION OF A DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF AZUSA AND MONROVIA NURSERY COMPANY ORDINANCE NO. AN ORDINANCE OF THE CITY OF AZUSA, CALIFORNIA, APPROVING AND AUTHORIZING EXECUTION OF A DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF AZUSA AND MONROVIA NURSERY COMPANY WHEREAS, on February 3, 2003 the City Council of the City of Azusa adopted certain resolutions for the Monrovia Nursery Project, specifically 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 of the City of Azusa adopted certain ordinances for the Monrovia Nursery Project, specifically Ordinance No. 03-01 adopting Zone Change No. Z-2002-03; Ordinance No. 03- 02 adopting the Monrovia Nursery Specific Plan; and Ordinance NO. 03-03 approving the pre-zoning of the 433-acre portion of the project site within the County of Los Angeles; and WHEREAS, in conjunction with the above development entitlements for the Monrovia Nursery Project, the City and Monrovia Nursery Company ("Monrovia Nursery") negotiated the terms of a Development Agreement for the Monrovia Nursery Project; and WHEREAS, local governments are authorized by the Government Code Section 65864 et seq., to enter into development agreements with any person having legal or equitable interest in real property for the development of that property; and WHEREAS, the Planning Commission reviewed the terms of the Development Agreement, conducted a public hearing on December 17, 2003, and adopted Resolution No. 2003-44 recommending approval of the Development Agreement to the City Council; and WHEREAS, the City Council held a public hearing on January 5, 2003 and reviewed the proposed Development Agreement, at which time they considered the recommendation of the Planning Commission, considered all public testimony and continued the public hearing to January 20, 2003 in order to include amendments requested by the City Council; and i 0 0 WHEREAS, the Development Agreement contains all the necessary elements required by Government Code Section 65864 et seq. and Chapter 88, Division 14 of the City of Azusa Municipal Code; and WHEREAS, the City Council desires to put the approval of the Development Agreement between the City and Monrovia Nursery before the qualified voters of the City of Azusa; 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 Development Agreement between the City of Azusa and the Monrovia Nursery Company. NOW THEREFORE, the people of the City of Azusa do hereby ordain as follows: SECTION 1: The Development Agreement implements the Monrovia Nursery Specific Plan, which has been found to be consistent with the General Plan of the City of Azusa and the Guiding Principles of the General Plan Update. The City Council finds that the Development Agreement is therefore also consistent with the Azusa General Plan and the Guiding Principles of the General Plan Update as set forth in Exhibit 1, attached hereto and incorporated herein by reference. SECTION 2: The environmental impacts of the Monrovia Nursery Specific Plan were carefully analyzed, reported, and determined during the adoption process, and the City Council certified the Final Environmental Impact Report (SCH#2002071046) ("Final EIR"), in compliance with the California Environmental Quality Act. At a regular session assembled on January 21, 2003, the City Council determined that, based on all of the evidence presented, including but not limited to the Final EIR, written and oral testimony given at meetings and hearings, and submission of testimony from the public, organizations and regulatory agencies, the environmental impacts associated with the Project are: (1) less than significant and do not require mitigation; or (2) potentially significant and each of these impacts will be avoided or reduced to a level of insignificance through the identified mitigation measures and/or implementation of an environmentally superior alternative to the proposed Project; or (3) significant and cannot be fully mitigated to a level of less than significant but will be substantially lessened to the extent feasible by the identified mitigation measures. Because the Development Agreement between the City and Monrovia Nursery implements the Specific Plan, adds more clarity to the conditions of approval, and is consistent with the Specific Plan, the Final 2 0 0 EIR has adequately analyzed potential environmental impacts of the Development Agreement. In addition, the people find that none of the conditions described in California Code of Regulations, Title 14, Chapter 3, Section 15162 are present, including the following: 1. Approval of the Development Agreement does not propose substantial changes which will require major revisions to the prior approved EIR due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects; and 2. Approval of the Development Agreement does not create substantial changes with respect to the circumstances under which the project is being undertaken which would require major revisions to the prior EIR; and 3. Approval of the Development Agreement does not reveal new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior EIR was certified. Approval of the Development Agreement merely implements the Specific Plan and clarifies the conditions of approval that were already imposed on the project. SECTION 3. The Development Agreement will not adversely affect the orderly development of property or the preservation of property values. SECTION 4. The Development Agreement will not be detrimental to the health, safety, and general welfare of persons residing in the immediate area, nor be detrimental or injurious to the general welfare of the residents of the City as a whole. SECTION 5: The people of the City Azusa hereby approve the Development Agreement attached hereto as Exhibit 2, and authorize and direct the Mayor to execute said Agreement on behalf of the City. Notwithstanding anything to the contrary in State law, future amendments to the Development Agreement may be approved in accordance with both the terms of the Development Agreement and the California Government Code provisions, if any, applicable to the amendment of development agreements. SECTION 6: This Ordinance shall be posted in accordance with provisions of the Azusa Municipal Code and shall become effective thirty (30) days from and after the date of its passage. 3 0 0 SECTION 7: The City Clerk shall certify the adoption of this ordinance and shall cause the same to be published as required by law. PASSED AND APPROVED this day of , 2004. Cristina Cruz Madrid, MAYOR ATTEST: CITY CLERK 4 Exhibit 1 CONSISTENCY FINDINGS WITH THE AZUSA GENERAL PLAN AND GUIDING PRINCIPLES OF THE GENERAL PLAN UPDATE The Planning Commission finds that the Development Agreement implements the Monrovia Nursery Specific Plan, and is therefore consistent with the Guiding Principles of the General Plan Update and goals and policies of the existing General Plan: Guiding Principle #1 - Natural & Community Environment 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 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. 5 0 0 ■ 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 Principle # 2 — Quality Neighborhoods & 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 6 0 0 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. • 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 0 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. ■ 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: • A system of neighborhood parks to serve local residents and larger parks as a resource for the entire community 8 0 0 • 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. 9 0 0 • 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 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 10 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,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. 11 RESIDENTIAL 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 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 12 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 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 $200,000s. 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. ■ 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 13 0 0 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 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, 14 0 0 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 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. 15 • • 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 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 16 0 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 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. 17 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 18 0 0 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 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. 19 0 0 • 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 1. 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 20 0 0 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 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 21 0 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 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. 22 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 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. 23 0 0 ■ 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 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. 24 0 0 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 (PMlo) currently released from the Nursery site. The South Coast Air Basin is currently designated as a non-attainment area for PMlo 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 1. 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. 25 • • Supporting 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 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 26 0 0 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. 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. 27 0 0 • 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. 28 • • 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. 29 0 0 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. 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 30 0 0 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. • 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. 31 • 1 • 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 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. 32 0 0 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. 33 Exhibit 2 MONROVIA NURSERY DEVELOPMENT AGREEMENT 34 RESOLUTION NO. 04-05 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AZUSA, CALIFORNIA, REQUESTING THE BOARD OF SUPERVISORS OF LOS ANGELES COUNTY TO RENDER SPECIFIED SERVICES TO THE CITY RELATING TO THE CONDUCT OF A SPECIAL MUNICIPAL ELECTION TO BE HELD ON TUESDAY, MAY 4, 2004. WHEREAS, a Special Municipal election is to be held in the City of Azusa, California, on May 4, 2004, and WHEREAS, in the course of conduct of the election it is necessary for the City to request services of the County, and WHEREAS, all necessary expenses in performing these services shall be paid by the City of Azusa; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AZUSA, CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1 . That pursuant to the provisions of § 10002 of the Elections Code of the State of California, this City Council requests the Board of Supervisors of the County to permit the County Election Department to prepare and furnish to the City for use in conducting the election the computer record of the names and address of all eligible registered voters in the City in order that the City may print labels to be attached to self-mailer sample ballot pamphlets; and to also furnish to the City printed indices of the voters to be used by the precinct board at the polling place; and to make available to the City additional election equipment and assistance according to state law. SECTION 2. That City of Azusa requests the use of the 800 telephone number established by the County, to assist Multi Lingual Language voters. SECTION 3. That the City shall reimburse the County for services performed when the work is completed and upon presentation to the City of a properly approved bill. SECTION 4. That the City Clerk is directed to forward without delay to the Board of Supervisors and to the County Election Department, each, a certified copy of this resolution. 0 0 SECTION 5. That the City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original resolutions. PASSED, APPROVED AND ADOPTED this 201h day of January, 2004. iYOAR ��C I HEREBY CERTIFY that the foregoing resolution was duly adopted by the City Council of the City of Azusa at a regular meeting thereof, held on the 201" day of January, 2004, by the following vote of the Council: AYES: COUNCILMEMBERS: HARDISON, STANFORD, ROCHA, CHAGNON, MADRID NOES: COUNCILMEMBERS: NONE ABSENT: COUNCILMEMBERS: NONE C 77 ,�'-,4 CTfY CLERK Page Two 0 RESOLUTION NO. 04-C4 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AZUSA, CALIFORNIA, CALLING AND GIVING NOTICE OF THE HOLDING OF A SPECIAL MUNICIPAL ELECTION TO BE HELD ON TUESDAY, MAY 4, 2004, FOR THE SUBMISSION TO THE VOTERS A QUESTION RELATING TO THE ADOPTION OF ORDINANCES REGARDING THE APPROVAL OF THE MONROVIA NURSERY PROJECT SPECIFIC PLAN AND DEVELOPMENT AGREEMENT. WHEREAS, under the provisions of the laws relating to general law cities in the State of California a Special Municipal Election shall be held on May 4, 2004, for the submission to the voters questions relating to the adoption of ordinances regarding the approval of the Monrovia Nursery Project Specific Plan and Development Agreement; and WHEREAS, the City Council desires to submit to the voters at the election questions relating to the adoption of ordinances regarding the approval of the Monrovia Nursery Project Specific Plan and Development Agreement; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AZUSA, CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS: SECTION 1 . That pursuant to the requirements of the laws of the State of California relating to General Law Cities, there is called and ordered to be held in the City of Azusa, California, on Tuesday, May 4, 2004, a Special Municipal Election. SECTION 2. That the City Council, pursuant to its right and authority, does order submitted to the voters at the Special Municipal Election the following questions: MEASURE A - Shall an ordinance approving a zone change and the Monrovia Nursery Specific Plan (a YES Masterplan for future use of the 518-acre Monrovia Nursery site) which prohibits hillside development, approves a range of housing units, requires the landowner to build a new K-8 elementary/middle school, public parks and trails NO as well as provide land for a transit center and a new fire station, be approved? 0 0 Measure B - Shall an ordinance adopting a development agreement between the City of YES Azusa and Monrovia Nursery, which requires the landowner to pay development fees, permit fees, traffic improvement fees and related taxes be NO approved? SECTION 3. That the proposed complete text of the measures to be submitted to the voters are attached as Exhibit A. SECTION 4. That the ballots to be used at the election shall be in form and content as required by law. SECTION 5. That the City Clerk is authorized, instructed and directed to procure and furnish any and all official ballots, notices, printed matter and all supplies, equipment and paraphernalia that may be necessary in order to properly and lawfully conduct the election. SECTION 6. That the polls for the election shall be open at seven o'clock a.m. of the day of the election and shall remain open continuously from that time until seven o'clock p.m. of the same day when the polls shall be closed, except as provided in § 14401 of the Elections Code of the State of California. SECTION 7. That pursuant to Elections Code §12310, a stipend for services for the persons named as precinct board members is fixed at the sum of$75.00 for each Inspector and $55.00 for each Clerk for the election. The rental for each polling place, where a charge is made, shall be the sum of $40.00 for the election. When required, the compensation of the Custodian of a building shall be $55.00 for the election. SECTION 8. That in all particulars not recited in this resolution, the election shall be held and conducted as provided by law for holding municipal elections. SECTION 9. That notice of the time and place of holding the election is given and the City Clerk is authorized, instructed and directed to give further or additional notice of the election, in time, form and manner as required by law. Page Two 1 0 SECTION 10. That the City Clerk shall certify to the passage and adoption of this Resolution and enter it into the book of original Resolutions. P APPROVED AND ADOPTED this 20" day of January, 2004. MAYOR I HEREBY CERTIFY that the foregoing resolution was duly adopted by the City Council of the City of Azusa at a regular meeting thereof, held on the 201" day of January, 2004, by the following vote of the Council: AYES: COUNCILMEMBERS: HARDISON, STANFORD, ROCHA, CHAGNON, MADRID NOES: COUNCILMEMBERS: NONE ABSENT: COUNCILMEMBERS: NONE VTYLERK Page Three 0 • EXHIBIT 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. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 1 of 58 ORDINANCE NO. 2004-04- 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 FAST 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 WHERfA.S, 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 Ordinance No. 2004-04- • Monrovia Nursery Specific Plan and Zone Change Page 2 of 58 WHEREAS, the City Council of the City of Azusa gave notice as required by law 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 WHERL45, 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 1 1 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 (RI-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. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 3 of 58 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-C 10 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 (Rt-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 Ordinance No. 2004-04- • Monrovia Nursery Specific Plan and Zone Change Page 4 of 58 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 WHERL45, in addition to the above incorporated language, this Ordinance No. 2004-04-_ incorporates and restates in full all of the language regarding approval and adoption of the Monrovia Nursery Specific Plan, as contained in Ordinance No. 2003- 03-02, and the Zone Change, as contained in Ordinance No. 2003-03-01 , 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 failing 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 Ordinance No. 2004-04-_• • Monrovia Nursery Specific Plan and Zone Change Page 5 of 58 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. Guiding Principle #1 - Natural& Community Environment 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 Ordinance No. 2004-04-• • Monrovia Nursery Specific Plan and Zone Change Page 6 of 58 170 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 Hili 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 Principle #2 — Quality Neighborhoods cC 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. Ordinance No. 2004-04-_• • Monrovia Nursery Specific Plan and Zone Change Page 7 of 58 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 Irving 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. Ordinance No. 2004-04-_• • Monrovia Nursery Specific Plan and Zone Change Page 8 of 58 • 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 R Mix of Uses Irsion: 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 retaiVservice 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 cC 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 Ordinance No. 2004=04- • • Monrovia Nursery Specific Plan and Zone Change Page 9 of 58 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 Ordinance No. 2004-04-• • Monrovia Nursery Specific Plan and Zone Change Page 10 of 58 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 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. Ordinance No. 2004-04- * • Monrovia Nursery Specific Plan and Zone Change Page 11 of 58 ■ 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/DENT/AL 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 Ordinance No. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 12 of 58 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 Ordinance No. 2004-04-_• • Monrovia Nursery Specific Plan and Zone Change Page 13 of 58 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 $200,000s. 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. • 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 Ordinance No. 2004-04-• • Monrovia Nursery Specific Plan and Zone Change Page 14 of 58 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 I . 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 Ordinance No. 2004-04- o • Monrovia Nursery Specific Plan and Zone Change Page 15 of 58 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 I . 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 Ordinance No. 2004-04-• • Monrovia Nursery Specific Plan and Zone Change Page 16 of 58 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 i. 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 Ordinance No. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 17 of 58 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 Ordinance No. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 18 of 58 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. Ordinance No. 2004-04- Monrovia 004-04 Monrovia Nursery Specific Plan and Zone Change Page 19 of 58 • 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 1 . 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 Ordinance No. 2004-04- • • Monroyia Nursery Specific Plan and Zone Change Page 20 of 58 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. Ordinance No. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 21 of 58 HOUSING ELEMENT GOALS 11 . 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. Ordinance No. 2004-04-• • Monrovia Nursery Specific Plan and Zone Change Page 22 of 58 ■ 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 I . 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 Ordinance No. 2004-04- Monrovia 004-04=Monrovia Nursery Specific Plan and Zone Change Page 23 of 58 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. G. 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,o because of noncompliance with the State and Federal Clean Air Acts. Therefore, Ordinance No. 2004-04-• • Monrovia Nursery Specific Plan and Zone Change Page 24 of 58 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 1. 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. Supporting 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. Ordinance No. 2004-04-_• • Monrovia Nursery Specific Plan and Zone Change Page 25 of 58 • 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. 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, Ordinance No. 2004-04-• • Monrovia Nursery Specific Plan and Zone Change Page 26 of 58 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 I . 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. Ordinance No. 2004-04-_• • Monrovia Nursery Specific Plan and Zone Change Page 27 of 58 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 Ordinance No. 2004-04-• • Monrovia Nursery Specific Plan and Zone Change Page 28 of 58 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. Ordinance No. 2004-04- 0 • Monrovia Nursery Specific Plan and Zone Change Page 29 of 58 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 Ordinance No. 2004-04-• • Monrovia Nursery Specific Plan and Zone Change Page 30 of 58 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. 2004-04-_• • Monrovia Nursery Specific Plan and Zone Change Page 31 of 58 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. Guiding Principle #I - Natural R Community Environment 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 Ordinance No. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 32 of 58 Public and private views are protected and development is compatible with surrounding neighborhoods and uses, includingthe 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 E1R 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. 2004-04-• • Monrovia Nursery Specific Plan and Zone Change Page 33 of 58 Guiding Principle #2— Quality Neighborhoods R 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. 2004-04- 8 • 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 rision: 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. 2004-04- — 0 Is Monrovia Nursery SpecificPlan and Zone Change Page 35 of 58 • 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 R 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. 2004-04-8 • 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 Goals 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. 2004-04 • It 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,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. Ordinance No. 2004-04- 8 • Monrovia Nursery Specific Plan and Zone Change Page 38 of 58 RES/DENT/AL LAND USE GOALS G. 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. 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. Ordinance No. 2004-04-_• 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. 2004-04-8 • Monrovia Nursery Specific Plan and Zone Change Page 40 of 58 • 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. 2004-04-_• It Monrovia Nursery Specific Plan and Zone Change Page 41 of 58 G. 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. 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. Ordinance No. 2004-04- • 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. 2004-04- * Monrovia Nursery Specific Plan and Zone Change Page 43 of 58 ■ 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 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 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. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 44 of 58 ■ 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. 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. Ordinance No. 2004-04- o • Monrovia Nursery Specific Plan and Zone Change Page 45 of 58 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 parkwith 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. Ordinance No. 2004-04-_• • Monrovia Nursery Specific Plan and Zone Change Page 46 of 58 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 Ordinance No. 2004-04- Monrovia 004-04=Monrovia Nursery Specific Plan and Zone Change Page 47 of 58 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 6. 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. Ordinance No. 2004-04-_• • Monrovia Nursery Specific Plan and Zone Change Page 48 of 58 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. Ordinance No. 2004-04- * • Monrovia Nursery Specific Plan and Zone Change Page 49 of 58 ■ 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 Ordinance No. 2004-04- • Monrovia Nursery Specific Plan and Zone Change Page 50 of 58 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,,) 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. 6. 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. Supporting 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. Ordinance No. 2004-04-_• 9 Monrovia Nursery Specific Plan and Zone Change Page 51 of 58 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. • . 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. Ordinance No. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 52 of 58 • 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 Ordinance No. 2004-04- o • Monrovia Nursery Specific Plan and Zone Change Page 53 of 58 • 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 Irving 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 Ordinance No. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 54 of 58 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. Ordinance No. 2004-04- * • Monrovia Nursery Specific Plan and Zone Change Page 55 of 58 • 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. Ordinance No. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 56 of 58 • 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 • Ordinance No. 2004-04- * • Monrovia Nursery Specific Plan and Zone Change Page 57 of 58 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 RI-10 and RA to SP-6 for the property known as the Monrovia Nursery. Ordinance No. 2004-04- • • Monrovia Nursery Specific Plan and Zone Change Page 58 of 58 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 AND ADOPTED this 4th day of May, 2004. Cristina Cruz Madrid, Mayor ATTEST: Vera Mendoza, City Clerk EXHIBIT 1 SPECIFIC PLAN • EXHIBIT B - MEASURE B AN ORDINANCE OF THE CITY OF AZUSA, CALIFORNIA, APPROVING AND AUTHORIZING EXECUTION OF A DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF AZUSA AND MONROVIA NURSERY COMPANY 0 • ORDINANCE NO. AN ORDINANCE OF THE CITY OF AZUSA, CALIFORNIA, APPROVING AND AUTHORIZING EXECUTION OF A DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF AZUSA AND MONROVIA NURSERY COMPANY WHEREAS, on February 3, 2003 the City Council of the City of Azusa adopted certain resolutions for the Monrovia Nursery Project, specifically 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 of the City of Azusa adopted certain ordinances for the Monrovia Nursery Project, specifically Ordinance No. 03-01 adopting Zone Change No. Z-2002-03; Ordinance No. 03- 02 adopting the Monrovia Nursery Specific Plan; and Ordinance NO. 03-03 approving the pre-zoning of the 433-acre portion of the project site within the County of Los Angeles; and WHEREAS, in conjunction with the above development entitlements for the Monrovia Nursery Project, the City and Monrovia Nursery Company ("Monrovia Nursery") negotiated the terms of a Development Agreement for the Monrovia Nursery Project; and WHEREAS, local governments are authorized by the Government Code Section 65864 et seq., to enter into development agreements with any person having legal or equitable interest in real property for the development of that property; and WHEREAS, the Planning Commission reviewed the terms of the Development Agreement, conducted a public hearing on December 17, 2003, and adopted Resolution No. 2003-44 recommending approval of the Development Agreement to the City Council; and WHEREAS, the City Council held a public hearing on January 5, 2003 and reviewed the proposed Development Agreement, at which time they considered the recommendation of the Planning Commission, considered all public testimony and continued the public hearing to January 20, 2003 in order to include amendments requested by the City Council; and I 0 0 WHEREAS, the Development Agreement contains all the necessary elements required by Government Code Section 65864 et seq. and Chapter 88, Division 14 of the City of Azusa Municipal Code; and WHEREAS, the City Council desires to put the approval of the Development Agreement between the City and Monrovia Nursery before the qualified voters of the City of Azusa; 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 Development Agreement between the City of Azusa and the Monrovia Nursery Company. NOW THEREFORE, the people of the City of Azusa do hereby ordain as follows: SECTION 1: The Development Agreement implements the Monrovia Nursery Specific Plan, which has been found to be consistent with the General Plan of the City of Azusa and the Guiding Principles of the General Plan Update. The City Council finds that the Development Agreement is therefore also consistent with the Azusa General Plan and the Guiding Principles of the General Plan Update as set forth in Exhibit 1, attached hereto and incorporated herein by reference. SECTION 2: The environmental impacts of the Monrovia Nursery Specific Plan were carefully analyzed, reported, and determined during the adoption process, and the City Council certified the Final Environmental Impact Report (SCH#2002071046) ("Final EIR"), in compliance with the California Environmental Quality Act. At a regular session assembled on January 21, 2003, the City Council determined that, based on all of the evidence presented, including but not limited to the Final EIR, written and oral testimony given at meetings and hearings, and submission of testimony from the public, organizations and regulatory agencies, the environmental impacts associated with the Project are: (1) less than significant and do not require mitigation; or (2) potentially significant and each of these impacts will be avoided or reduced to a level of insignificance through the identified mitigation measures and/or implementation of an environmentally superior alternative to the proposed Project; or (3) significant and cannot be fully mitigated to a level of less than significant but will be substantially lessened to the extent feasible by the identified mitigation measures. Because the Development Agreement between the City and Monrovia Nursery implements the Specific Plan, adds more clarity to the conditions of approval, and is consistent with the Specific Plan, the Final 2 EIR has adequately analyzed potential environmental impacts of the Development Agreement. In addition, the people find that none of the conditions described in California Code of Regulations, Title 14, Chapter 3, Section 15162 are present, including the following: 1. Approval of the Development Agreement does not propose substantial changes which will require major revisions to the prior approved EIR due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects; and 2. Approval of the Development Agreement does not create substantial changes with respect to the circumstances under which the project is being undertaken which would require major revisions to the prior EIR; and 3. Approval of the Development Agreement does not reveal new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior EIR was certified. Approval of the Development Agreement merely implements the Specific Plan and clarifies the conditions of approval that were already imposed on the project. SECTION 3. The Development Agreement will not adversely affect the orderly development of property or the preservation of property values. SECTION 4. The Development Agreement will not be detrimental to the health, safety, and general welfare of persons residing in the immediate area, nor be detrimental or injurious to the general welfare of the residents of the City as a whole. SECTION 5: The people of the City Azusa hereby approve the Development Agreement attached hereto as Exhibit 2, and authorize and direct the Mayor to execute said Agreement on behalf of the City. Notwithstanding anything to the contrary in State law, future amendments to the Development Agreement may be approved in accordance with both the terms of the Development Agreement and the California Government Code provisions, if any, applicable to the amendment of development agreements. SECTION 6: This Ordinance shall be posted in accordance with provisions of the Azusa Municipal Code and shall become effective thirty (30) days from and after the date of its passage. 3 0 • SECTION 7: The City Clerk shall certify the adoption of this ordinance and shall cause the same to be published as required by law. PASSED AND APPROVED this day of , 2004. Cristina Cruz Madrid, MAYOR ATTEST: CITY CLERK 4 Exhibit 1 CONSISTENCY FINDINGS WITH THE AZUSA GENERAL PLAN AND GUIDING PRINCIPLES OF THE GENERAL PLAN UPDATE The Planning Commission finds that the Development Agreement implements the Monrovia Nursery Specific Plan, and is therefore consistent with the Guiding Principles of the General Plan Update and goals and policies of the existing General Plan: Guiding Principle #I - Natural & Community Environment 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 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. 5 0 • • 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 Principle # 2 — Quality Neighborhoods & 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 6 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. • 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. ■ 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: • A system of neighborhood parks to serve local residents and larger parks as a resource for the entire community 8 0 0 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. 9 ■ 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 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 10 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,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. 11 RESIDENTIAL 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 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 12 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 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 13 0 0 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 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, 14 0 0 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 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. 15 0 0 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 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 16 0 0 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 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. 17 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 18 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 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. 19 0 0 • 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 1. 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 20 0 0 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 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 21 0 0 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 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. 22 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. • 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. 23 0 0 • 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 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. 24 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 (PMIo) currently released from the Nursery site. The South Coast Air Basin is currently designated as a non-attainment area for PMIo 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 1. 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. 25 0 0 Supporting 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 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 26 0 0 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. 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. 27 0 0 • 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. 28 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. 29 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. 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 30 0 9 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. • 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. 31 • 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 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. 32 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. 33 Exhibit 2 MONROVIA NURSERY DEVELOPMENT AGREEMENT 34 RECORDED AT THE REQUEST OF AND WHEN RECORDED RETURN TO: City of Azusa 213 East Foothill Blvd. Azusa, CA 91702 Attn: City Manager DRAFT Exempt from filing fees—Govt Code 01-031 (Space above for Recorder's Use) DEVELOPMENT AGREEMENT between THE CITY OF AZUSA a California municipal corporation and MONROVIA NURSERY COMPANY a California corporation 57848-0003D-1385098.11 1 0 0 ARTICLE 1. PARTIES AND DATE. This Development Agreement ("Agreement") is dated , 2004, for reference purposes only and is entered into between the City of Azusa, a California municipal corporation ("Azusa"), and the City of Azusa Light and Water Department ("ALW') (jointly referred to as the "City") and Monrovia Nursery Company, a California corporation ("MNC"), and its successors and assigns ("Owner"). The City and the Owner are hereinafter sometimes referred to individually as a "Party" and jointly as the "Parties." The capitalized terms utilized herein shall have the meanings ascribed to them in Article 3 of this Agreement or shall have the meanings given to them at the point at which they first appear. This Agreement shall become effective on the Effective Date defined in Section 3.1.9 below. ARTICLE 2. RECITALS. 2.1. The City is authorized to enter into binding development agreements with persons having legal or equitable interests in real property for the development of such property, pursuant to Section 65864, et seq. of the Government Code; and 2.2. The City has adopted rules and regulations for consideration of development agreements, pursuant to Section 65865 of the Government Code; and 2.3. MNC is the present owner of the Property which is the subject of this Agreement; and 2.4. MNC intends to transfer all or portions of the Property (other than the Vosburg House parcel) to a master developer or developers who will succeed MNC as the Owner or Owners under this Agreement. The Development of the Property shall be undertaken by such successor Owners; and 2.5. The City has conducted a Citizen's Congress process, including a national design competition, to create a Development Plan for the Development of the Property; and 2.6. The City has, or as of the Effective Date will have, approved the Existing Development Approvals for the Development of the Property in accordance with the Development Plan; and 2.7. The Owner has requested that the City enter into this development agreement governing the Development of the Property, and proceedings have been taken in accordance with .the rules and regulations of the City; and 2.8. This Agreement will bind the City to the terms and obligations specified in this Agreement and will limit, to the degree specified in the Agreement and under state law, the City's ability to hinder, delay, postpone, preclude or regulate Development on the Property, except as provided for herein. By entering into this Agreement, the City binds the City, 57848-00030-1385098.11 2 0 0 including future City Councils of the City, by the obligations specified herein, and limits the future exercise of certain governmental and proprietary powers of the City; and 2.9. The terms and conditions of this Agreement have undergone extensive review by the City and the City Council and have been found to be fair,just and reasonable; and 2.10. All of the requirements of the California Environmental Quality Act (Public Resources Code § 21000, et seq.) ("CEQA") have been met with respect to the Project and the Agreement and the City has previously reviewed, considered and certified the Monrovia Nursery Specific Plan and Project Environmental Impact Report SCH No. 2002071046 ("EIR") and adopted Findings and a Statement of Overriding Considerations and a Mitigation Monitoring Plan applicable thereto; and 2.11. This Agreement and the Project are consistent with the City of Azusa General Plan (the "General Plan") and the Monrovia Nursery Specific Plan; and 2.12. All actions taken and approvals given by the City have been duly taken or approved in accordance with all applicable legal requirements for notice, public hearings, findings, votes, and other procedural matters; and 2.13. Development of the Property in accordance with this Agreement will provide substantial benefits to the City, including without limitation certain fees, public dedications and public improvements which the City could not legally impose on the Development of the Project, and will further important policies and goals of the City; and 2.14. This Agreement will eliminate uncertainty in planning and provide for the orderly Development of the Property, ensure progressive installation of necessary improvements, provide for public services appropriate to the Development of the Project and generally serve the purposes for which development agreements authorized under Sections 65864, et seg. of the Government Code are intended; and 2.15. This Agreement is made in reliance upon the agreements, representations and warranties contained herein. The Parties acknowledge that, in reliance thereon, the Owner and its successors and assigns will take certain actions, including making substantial expenditures of monies, relative to the Project and the Property and the Development thereof; and 2.16. The Owner has incurred and will in the future incur costs in excess of the generally applicable requirements in order to assure vesting of legal rights to develop the Property in accordance with this Agreement; and 2.17. On December 17, 2003, the City Planning Commission held a duly noticed public hearing on the Owner's application for the Development Agreement and by Resolution No. 2003-44 recommended to the City Council approval of this Agreement; and 57848-00030-138509B.11 3 2.18. On January 5, 2004, the City Council of the City held a duly noticed public hearing on the Owner's application for the Development Agreement. On January 20, the City Council approved Resolutions calling for an election for this agreement, and in those Resolutions and related documents affirmed the findings required under Government Code Section 65867.5 for approval of this Agreement, and voted to submit this Agreement to a vote of the electorate at a special election scheduled for May 4, 2004; and 2.19. For all of the reasons recited herein, the Parties have determined that the Project is a development for which this Agreement is appropriate and desire to enter into this Agreement. THEREFORE, the Parties agree as follows: ARTICLE 3. GENERAL TERMS. 3.1. Definitions and Exhibits. The following terms when used in this Agreement shall be defined as follows: 3.1.1 "Agreement" means this Development Agreement. 3.1.2 "City" means the City of Azusa, a California municipal corporation ("Azusa"), and the City of Azusa Light and Water Department ("ALW"). 3.1.3 "Days" means calendar days unless otherwise specified. 3.1.4 "Dedicate" or "Dedication" means to offer the subject land for dedication and, if necessary, to post sufficient bonds or other security for the improvements, if any, to be constructed by the Owner on such land, at the time of recordation of the final subdivision map for which such dedication is a condition of approval or as otherwise provided in Article 5. 3.1.5 "Development" or "Develop" means the improvement of the Property for purposes of constructing and completing the structures, improvements and facilities comprising the Project, including, but not limited to: grading, the construction of infrastructure and public facilities related to the Project whether located within or outside the Property, the construction of buildings and structures, and the installation of landscaping. "Development" or "Develop" includes the operation, use and occupancy of, and the right to maintain, repair, or reconstruct, any private building, structure, improvement or facility after the construction and completion thereof; provided, however, that such repair, or reconstruction takes place within the Term of this Agreement on parcels subject to it. 3.1.6 "Development Approvals" means all actions which require the exercise of judgment or a discretionary decision by the City in connection with Development of the Property including: 57848-00030.1385098.11 4 (i) General Plan amendments; (ii) Specific plans and specific plan amendments; (iii) Zoning; (iv) Tentative and final subdivision and parcel maps; (v) Conditional use permits, but only as to those conditions and requirements pertaining to the Development of the Property; (vi) Preliminary plans, conceptual plans, design review approvals, development review approvals and precise plans; (vii) Demolition, grading and building permits; and (viii) Any environmental approvals and certifications. "Development Approvals" specifically do not include this Agreement. 3.1.7 "Development Exactions" means all exactions, in lieu fees or payments (including but not limited to capital facilities fees, impact mitigation fees, and service connection fees) or Dedication or reservation of land requirements, obligations for on-site or off-site improvements or construction requirements (including those not normally regarded as subdivision improvements (i.e., those having a direct nexus to the particular subdivision)), mitigation measures in connection with environmental review, or impositions made under other rules, regulations, or official policies of the City or in order to make a project approval consistent with the General Plan, including without limitation, any requirements of the City in connection with or pursuant to any Land Use Regulation or Development Approval for the development of land, the construction of improvements for public facilities, or the payment of fees in order to lessen, offset, mitigate or compensate for the impacts of Development on the environment or other public interests. Development Exactions shall not include Processing Fees or Taxes. 3.1.8 "Development Plan" means the Existing Development Approvals applicable to the Development of the Property, as implemented, refined, modified and supplemented by Subsequent Development Approvals. 3.1.9 "Effective Date" of this Agreement means the effective date of the Ordinance pursuant to California law. 3.1.10 "Existing Development Approvals" means all Development Approvals approved or issued on or before the Effective Date, including the General Plan Amendment to designate the Property SP (GPA 2002-03), the Monrovia Nursery Specific Plan, the Zone Change (Z2002-03) to Specific Plan (SP-6), the pre-zoning of the Annexation Property (as defined in Section 3.1.20 hereof) to Specific Plan (SP-6) and the initiation of annexation 57848-00030-1385098.11 5 proceedings, Vesting Tentative Tract Map No. 54057, and the Mitigation Monitoring Plan, incorporated herein as Exhibit"D." 3.1.11 "Existing Land Use Regulations" means all Land Use Regulations in effect on January 20, 2004, as modified by the Existing Development Approvals; provided, that, in the event of any conflict between the Land Use Regulations in effect on January 20, 2004 and the Existing Development Approvals, the Existing Development Approvals shall control. 3.1.12 "Land Use Regulations" means all ordinances, resolutions, codes, Hiles, regulations and official policies of the City governing the development and use of land, including the permitted use of land, the density or intensity of use, subdivision requirements, the maximum height and size of proposed buildings, the provisions for reservation or Dedication of land for public purposes, and the design, improvement and construction and initial occupancy standards and specifications applicable to the Development of the Property. "Land Use Regulations"do not include any City ordinance, resolution, code, rule, plan, regulation or official policy, governing: (i) The conduct, licensing or taxation of businesses, professions, and occupations; (ii) Other than as provided in this Agreement, taxes and assessments of general application upon all residents of the City, provided that the taxes and assessments are not imposed for the purpose of taxing the right, power or privilege of developing or improving land (e.g. excise tax) or to directly fmance the construction or maintenance of any public improvement in respect of which the Owner is paying any fee or providing any improvement pursuant to Article 5 hereof; (iii) The control and abatement of nuisances; (iv) The granting of encroachment permits and the conveyance of rights and interests which provide for the use of or the entry upon public property; (v) The exercise of the power of eminent domain; or (vi) The exercise of the Redevelopment Agency of the City of Azusa's redevelopment powers to form, amend, merge, and administer redevelopment project areas and redevelopment plans. 3.1.13 "Mortgagee" means a mortgagee of a mortgage, a beneficiary under a deed of trust or any other security-device lender and its successors-in-interest. 3.1.14 "Mitigation Monitoring Plan" means the Mitigation Monitoring and Reporting Program for the Monrovia Nursery Specific Plan and Project Environmental Impact Report adopted by the City in conjunction with the E1R described in Recital 2.10, incorporated herein as Exhibit"D." 57848-00030-1385098.11 6 3.1.15 "Owner' means Monrovia Nursery Company, a California corporation ("MNC"), the current owner of the Property, and each of its successors in interest as the owner of all or any part of the Property. 3.1.16 "Phasing Plan" means the Development and Infrastructure Phasing Plan to be submitted by the Owner to the Community Development Director.and the City Engineer for review and approval as provided in Condition No. 4 of the Existing Development Approvals. 3.1.17 "Processing Fees" means the normal and customary application, filing, plan check and permit fees for land use approvals, design review, tree removal permits, building permits, demolition permits, grading permits, ALW permits and requirements, and other similar permits and entitlements, and inspection fees, which fees are charged to reimburse the City's expenses attributable to such applications, processing, permitting, review and inspection and which are published and in force and effect on a citywide basis and charged by the City to applicants on a non-discriminatory basis at such time as said approvals, permits, review, inspection or entitlements are granted or conducted by the City. 3.1.18 "Project" means the Development of the Property (or portion thereof) as set forth in the Development Plan, as such Development Plan may be further defined, enhanced or modified by the Owner pursuant to the provisions of this Agreement. 3.1.19 "Project Development Exactions" mean those Development Exactions applicable to the Development of the Property pursuant to the Development Plan under the Existing Land Use Regulations. 3.1.20 "Property" means the real property described on Exhibit "A" and shown on Exhibit "B," except for the Vosburg House parcel shown on Exhibit "B," including the portion of such real property located in unincorporated Los Angeles County (the "Annexation Property") to be annexed into the municipal boundaries of the City upon the final disposition of the annexation proceedings therefor (the "Annexation") on or before December 31, 2010 (as same may be extended pursuant to Section 3.9(iv) hereof). Upon the transfer by the City of the Heth Reservoir Site to the Owner under Section 5.3(vii) hereof, the term "Property" shall be deemed to include the transferred Heth Reservoir Site. 3.1.21 "Reservations of Authority" means the rights and authority excepted from the assurances and rights provided to the Owner under this Agreement and reserved to the City as described in Section 4.7. 3.1.22 "Specific Plan" means the Monrovia Nursery Specific Plan. 3.1.23 "Subsequent Development Approvals" means all Development Approvals required subsequent to the Effective Date , in connection with Development of the Project on the Property, including, without limitation, subsequent tentative tract maps, precise plan of design approvals and subdivision improvement agreements which require the provision of bonds or other security. Subsequent Development Approvals include, without limitation, all excavation, 57848-00030-1385098.11 7 0 0 grading, building, construction, demolition, encroachment or street improvement permits, conditional use permits, tree removal permits, landscaping permits, occupancy certificates, community facilities districts or similar financing mechanisms, utility connection authorizations, engineering design and master plan design drawings, utility plans, permits, authorizations and approvals, Development Approvals required under the conditions of approval of the Existing Development Approvals, or other permits or approvals necessary, convenient or appropriate for the grading, construction, marketing, use and occupancy of the Project at such times and in such sequences as Owner may choose consistent with the Development Plan and this Agreement. Upon approval, any Subsequent Development Approvals shall become part of the Existing Land Use Regulations for the Property, and the Owner shall have a "vested right," as that term is defined under California law, in and to such Subsequent Development Approvals by virtue of this Agreement. 3.1.24 "Subsequent Land Use Regulations" means any Land Use Regulations adopted and effective after January 20, 2004. 3.1.25 "Taxes" means general or special taxes, including but not limited to, property taxes, sales taxes, transient occupancy taxes, or business taxes of general applicability citywide which do not burden the Property disproportionately to other similar types of development within the City, as provided in Section 3.1.12(ii). Other initially capitalized terms appearing in this Agreement shall have the meaning given to them at the point at which they first appear. 3.2. Exhibits. The following documents are attached to and, by this reference, made a part of this Agreement: Exhibit "A" -- Legal Description of the Property. Exhibit `B" -- Map showing Property and certain Project features. Exhibit "C" -- Existing Development Approvals. Exhibit "D"-- Mitigation Monitoring Plan. Exhibit"E"— Intentionally Omitted. Exhibit "F"—Illustrative Site Plan. Exhibit "G"—CFD Financing Plan. Exhibit"H" -- Parks Summary. 3.3. Binding Effect of Agreement. Subject to the Annexation of the Annexation Property, the Agreement, and all of the terms and conditions of this Agreement, shall run with 57848-00030-1385098.11 8 0 0 the land comprising the Property. This Agreement shall be binding upon and inure to the benefit of the Parties and their respective assigns, heirs, successors, devisees, administrators, representatives, lessees and any person who acquires an interest in the Property. 3.4. Ownership of Property. MNC represents and covenants that it is the current owner of fee simple title to the Property as of the Effective Date. MNC intends to transfer all or portions of the Property to a master developer or developers which will succeed to MNC's interest as the Owner or Owners hereunder. MNC shall not undertake the Development of the Property under this Agreement 3.5. Term. The term ("Term") of this Agreement shall commence on the Effective Date and shall continue for a period of ten (10) years thereafter, unless terminated sooner pursuant to a specific provision of this Agreement. The Term of this Agreement shall be extended for one (1) additional five (5)-year period following the expiration of the initial ten (10)-year period upon the occurrence of all of the following: (i) The Owner shall give written notice to the City no later than one hundred twenty (120) days before the expiration of the initial ten (10)-year period that the Owner desires to extend this Agreement for the additional five (5)-year period; (ii) At the time of the notice described in (i) above, certificates of occupancy shall have been issued for at least seventy-five (75%) of the residential dwelling units authorized by the Development Plan; (iii) At the time of the notice described in (i) above, there is no hearing pending against the Owner under Section 7.4; provided, however, that the Term of this Agreement shall be extended during and for the period of the pendency of any hearing (including any continuances or extensions thereof or any appeal proceedings) conducted under Section 7.4 if, at the conclusion of that hearing or appeal proceeding, it is determined that the Owner was not in material breach of this Agreement; and (iv) The Owner shall not then be in default of any material provision of any agreement between City and Owner relative to the Development of the Property or of any condition of approval imposed upon any Development Approval for which Owner has been given a written notice to cure by the City and for which Owner has not cured or commenced to cure such default within thirty (30) days thereafter. Notwithstanding the foregoing, in the alternative, upon the Owner's written request, the City may, in its sole and absolute discretion, agree to extend the Agreement for one (1) additional five (5)-year period. The Term of this Agreement shall be automatically extended for the period of any Events of Force Majeure as provided in Section 12.11 hereof. 3.6. Assignment, Sale and Transfer of Interest in the Property and This Agreement. 57848-00030-1385098.11 9 0 0 3.6.1 Right to Assign or Transfer the Property. The Owner may transfer all or any portion of the Property at any time without the City's consent. Each such transferee ("Transferee") shall take, hold and Develop the Property (or portion thereof) subject to the provisions of this Agreement and shall be deemed to be the "Owner" under this Agreement as to the Property (or portion thereof) transferred to such Transferee. 3.6.2 Liabilities Upon Transfer. Upon the delegation of the duties and obligations under this Agreement and the sale, transfer or assignment of all or any portion of the Property, the transferor Owner will be released from its obligations under this Agreement with respect to the Property, or portion thereof, so transferred arising subsequent to the effective date of such transfer if(i) the transferor Owner has provided to the City prior or subsequent written notice of such transfer and (ii) the Transferee has agreed in writing to be subject to all of the provisions hereof applicable to the portion of the Property so transferred. Upon any transfer of any portion of the Property and the express assumption of transferor Owner's obligations under this Agreement by such Transferee, the City agrees to look solely to the Transferee as the "Owner" under this Agreement for compliance with the provisions of this Agreement as such provisions relate to the portion of the Property acquired by such Transferee. Any such Transferee shall be entitled to the benefits of this Agreement as "Owner" hereunder and shall be subject to the obligations of this Agreement applicable to the portion of the Property transferred. 3.63 Effect of Subsequent Amendments and Defaults by Transferee. Any amendment to this Agreement between the City and a Transferee shall only affect the portion of the Property owned by such Transferee, and shall not cancel, diminish or alter in any way the rights under this Agreement of any other Owner or Owners with respect to any portion of the Property not owned by such Transferee. A default by any Transferee shall only affect that portion of the Property owned by such Transferee and shall not cancel, diminish or alter in any way the rights under this Agreement of any other Owner or Owners with respect to any portion of the Property not owned by such Transferee. 3.6.4 Lender's Rights and Obligations. Nothing contained in this Section 3.6 shall prevent a transfer of the Property, or any portion thereof, to a lender as a result of a foreclosure or deed in lieu of foreclosure, and any successor in interest (including the lender) acquiring the Property, or any portion thereof, as a result of foreclosure or a deed in lieu of foreclosure, shall take the Property, or such portion of the Property, subject to the rights and obligations of the Owner under this Agreement; provided, however, in no event shall such successor be liable for any defaults or monetary obligations of the Owner arising under this Agreement prior to acquisition of title to the Property by such successor, and provided further that in no event shall any such successor be entitled to a building permit or occupancy certificate until all fees due under this Agreement relating to the portion of the Property acquired by such successor have been paid to the City and until any other monetary default relating to the portion of the Property acquired by such successor has been cured. . 3.7. Termination of Agreement With Respect to Individual Lots and Units. 57848-00030-1385098.11 10 • 3.7.1 Release of Residential Lots/Units. Any other provisions of this Agreement notwithstanding, (a) this Agreement shall terminate (i) with respect to any lot upon the sale of such lot, or (ii) with respect to any unit ("MFU") in a multi-family residential common interest subdivision upon the sale of the fust MFU in the building in which such MFU is located, and (b) each such lot or MFU shall be released and no longer be subject to this Agreement without need for the execution or recordation of any further document, upon satisfaction of both of the following conditions: (i) The lot or MFU has been finally subdivided and individually (and not in "bulk") sold or leased (for a period longer than one year) to a member of the public or other ultimate user; and (ii) A certificate of occupancy has been issued for a building on the lot or, in the case of an MFU, for the building in which the MFU is located. 3.7.2 Release of Commercial Lot. A Transferee of a commercial lot (i) which has been finally subdivided as provided for in the Development Plan and for which a commercial site precise plan of design review for development of the lot has been finally approved pursuant to the Development Plan or (ii) if such commercial site precise plan of design review has not been approved, the lot is a subdivided lot and the conditions of approval of the subdivision map require security to the reasonable satisfaction of the City for the performance of the improvement obligations applicable to the lot, may submit a request, in writing, to the City to release said lot from the obligations under this Agreement relating to all other portions of the Property. Within thirty (30) days of such request, the City's Community Development Director, or his or her designee, shall review and, if the above conditions are satisfied, shall approve the request for release and notify the Transferee in writing thereof. 3.7.3 Release of Recreational Lots. This Agreement shall terminate with respect to any lot designated in the Development Plan, this Agreement, or the Development Approvals for recreational or open space uses upon completion of all improvements required for that lot as identified in the Development Plan and commencement of recreational use of such lot. 3.7.4 Release of Infrastructure Obligations. Upon completion of any obligation of the Owner for the performance of infrastructure improvements covered by the Phasing Plan, upon request of the Owner, the City shall release the Owner from such obligation and shall provide written evidence of the completion of such obligation as provided in Section 3.7.5. 3.7.5 City to Execute Acknowledgments of Release. Upon written request by the Owner, the City shall provide releases, reasonably acceptable to the City Attorney in form and substance, confirming the provisions of this Section 3.7 as to a particular lot, MFU, portion of the Property or infrastructure obligation. No such release approved pursuant to this Section 3.7.5 shall cause or otherwise effect a release of the Owner from its duties and obligations under this Agreement as to the remainder of the Property owned by the Owner or remaining infrastructure obligations to be performed by the Owner. 57848-00030.1385098.11 II 3.8. Amendment or Cancellation of Agreement. This Agreement may be amended, modified or canceled in whole or part only by the following means: (i) As provided in Article 7; (ii) Pursuant to Government Code Section 65869.5, as necessary to comply with state or federal laws or regulations enacted after the Effective Date; provided, however, that this Agreement shall remain in full force and effect to the extent that it is not inconsistent with such laws or regulations and to the extent such laws or regulations do not render the remaining provisions of this Agreement impractical to enforce; or (iii) By mutual written consent of both the City and the Owner pursuant to Government Code Section 65868, following all required public notices and hearings and City Council approval; provided, however, that within the limits of the authority granted to him or her, the City's Director of Community Development may make the following minor modifications to this Agreement without the need for formal action by the City's Planning Commission or City Council: (a) Minor Project modifications such as are permitted under the Specific Plan; (b) Minor modifications of schematic plans previously approved by the City; (c) Minor modifications that do not alter the Term of this Agreement,the permitted uses, density or intensity of uses, the maximum height or size of buildings, provisions for reservations or Dedication of land, conditions, terms, restrictions and requirements relating to Subsequent Development Approvals, and monetary contributions by the Owner; or (d) Clarifications or adjustments by Operating Memoranda, as provided in Section 4.4. 3.9. Automatic Termination. This Agreement shall automatically terminate upon the occurrence of any of the following events: (i) Expiration of the Term of this Agreement as set forth in Section 3.5, or as provided by Section 12.3; (ii) Entry of a final judgment setting aside, voiding or annulling the adoption of the Ordinance approving this Agreement; (iii) The failure of the Annexation of the Annexation Property to occur by December 31, 2010 (or, in the event the Agreement is extended pursuant to Section 3.5, December 31, 2015); 57848-00030-1385098.11 12 0 0 (iv) Completion of the Project in accordance with the terms of this Agreement, including issuance of all required occupancy permits and acceptance by the City or other applicable public agency of all required Dedications and improvements; or (v) The entry of a final judgment (or a decision on any appeal therefrom) voiding the General Plan or any element thereof, which judgment or decision would preclude Development of the Project, but only if the City is unable to cure such defect in the General Plan or element within two (2) years from the later of entry of final judgment or the decision on appeal. Termination of this Agreement shall not constitute termination of any other land use entitlements approved for the Property. Upon the termination of this Agreement, no Party shall have any further right or obligation hereunder except with respect to any obligation to have been performed prior to such termination, or with respect to any default in the performance of the provisions of this Agreement which has occurred prior to such termination, or with respect to any obligations which are specifically set forth as surviving this Agreement. Upon such termination, all Processing Fees and other monetary amounts paid pursuant to Article 5 by the Owner to the City for any residential unit or commercial structure for which construction has not yet begun shall be refunded (without interest) to the Owner by the City within forty-five (45) days after termination, unless otherwise specifically provided elsewhere in this Agreement. 3.10. Notices. 3.10.1 As used in this Agreement, "notice" includes, without limitation, the communication of notice, request, demand, approval, statement, report, acceptance, consent, waiver, appointment or other communication required or permitted hereunder. 3.10.2 All notices shall be in writing and shall be considered given: (i) when delivered in person to the recipient named below; or(ii) three (3) days after deposit in the United States mail, postage prepaid, addressed to the recipient named below; or (iii) on the date of delivery shown in the records of the delivery company after delivery to the recipient named below; or (iv) on the date of delivery by facsimile transmission to the recipient named below. All notices shall be addressed as follows: 57848-00030-1385098.11 13 If to the City: City Manager City of Azusa 213 East Foothill Blvd. Azusa, CA 91702 Facsimile: (626) 334-6358 With copies to: Azusa City Attorney c/o City Clerk City of Azusa 213 East Foothill Blvd. Azusa, CA 91702 Facsimile: (626) 334-6358 If to the Owner: Monrovia Nursery Company 18331 East Foothill Boulevard P. O. Box 1385 Azusa, CA 91702-1385 Facsimile: (819) 334-3126 With copies to: 3.10.3 Any Party may, by notice given at any time, require subsequent notices to be given to another person or entity, whether a Party or an officer or representative of a Party, or to a different address, or both. Notices given before actual receipt of notice of change shall not be invalidated by the change. ARTICLE 4. DEVELOPMENT OF THE PROPERTY. 4.1. Right to Develop. The Owner shall, subject to the terms of this Agreement, have a vested right, but not the obligation, to Develop the Project, including a total of 1,250 dwelling units and 50,000 square feet of commercial development as generally depicted on the Illustrative Site Plan incorporated herein as Exhibit "F," in accordance with and to the extent of the Development Plan, subject to the Existing Land Use Regulations and Reservations of Authority. Neither the City, nor any person or agency acting on behalf of the City or at the City's request, 57848-00030-1385098.11 14 0 • shall take any action relating to the Property which would have the direct or indirect effect to interfere with the Owner's rights to the Development of the Project, including a total of 1,250 dwelling units and 50,000 square feet of commercial development, on the Property under this Agreement, provided that the Owner has complied with its obligations under this Agreement. The Owner shall have no liability under this Agreement if the contemplated Development of the Project fails to occur in whole or in part. The Property shall remain subject to all Subsequent Development Approvals required to complete the Project as contemplated by the Development Plan. Except as otherwise provided in this Agreement, the permitted uses of the Property, the density and intensity of use, the maximum height and size of proposed buildings, the Development Exactions and provisions for the reservation and Dedication of land for public purposes and other terms and conditions of Development applicable to the Property shall be those set forth in the Development Plan and as generally depicted on the Illustrative Site Plan. Notwithstanding the foregoing, the size, configuration, height and location of structures, improvements, infrastructure and other features, the site layout and basic design concepts, the size, shape and dimensions of particular parcels, the grades and elevations of pads and other features, and the locations of streets, utilities, ingress and egress, among other things, shown on Exhibit "F" are illustrative only and are, therefore, subject to change upon written notice from the Owner, and the City shall execute any Operating Memorandum relative thereto in accordance with Section 4.4 hereof, provided that such changes are otherwise consistent with the Vesting Tentative Map. The Property may also be used and developed as additionally authorized by any Subsequent Development Approvals requested by the Owner and by amendments, if any, hereafter entered into in accordance with Section 3.8 of this Agreement. 4.2. Effect of Agreement on Land Use Regulations. Except as otherwise provided by this Agreement, the Hiles, regulations and official policies and conditions of approval governing permitted uses of the Property, the density and intensity of use of the Property, the maximum height and size of proposed buildings, subdivision, public improvements (including infrastructure and utilities), provisions to reserve and Dedicate land, ALW infrastructure and other requirements, standards and impositions, Development Exactions and the design, improvement, occupancy and construction standards and specifications applicable to Development of the Property shall be the Existing Land Use Regulations. Except as otherwise provided in this Agreement, the City shall only charge to the Project those fees, assessments and amounts which were in effect as of January 20, 2004, and no additional Development Exactions. Development Exactions under the Subdivision Map Act may be imposed by the City on the Development of the Property, provided, however, that in approving tentative subdivision maps, the City may impose only those ordinary and necessary requirements to Dedicate rights-of-way or easements for public access, utilities, water, sewers and drainage, having a direct nexus with the particular subdivision; provided, further, that the City may impose and will require normal and customary subdivision improvement agreements and commensurate security to secure performance of the Owner's obligations thereunder. Notwithstanding the foregoing, the Development Plan for the Project, the Illustrative Site Plan and this Agreement shall supersede all Existing Land Use Regulations that may be inconsistent therewith. 57848-00030-1385098.11 15 0 • This Agreement shall be enforceable by the Owner of any portion of the Property and all successor(s) or assign(s), notwithstanding any change in or addition to the applicable General Plan, specific plans, zoning, subdivision, ALW regulations, requirements, policies or procedures, land use, building or occupancy resolutions, ordinances, orders, actions, initiatives, referenda, policies, plans or regulations (including but not limited to the rules, regulations or official policies relating to zoning; growth management; subdivision; land use; moratoria; permitted uses; intensity of use; density; design; levels of service for traffic improvements or traffic mitigation requirements; ALW infrastructure and other requirements, standards and impositions; utilities; schools; parks; police, fire or paramedic protection; drainage protection or flood control; restrictions, if any, on timing, sequence, or phasing of development; grading; slope development standards; construction, improvement, building or occupancy standards or specifications; requirements to provide public improvements, services or infrastructure (or contributions in lieu thereof) or Dedications or reservations of property for public use; or any other conditions or exactions applicable to the Development of the Property or the Project) enacted, approved, adopted or instituted by the City (including by the electorate, by initiative, referendum or otherwise) after the Effective Date. Except as otherwise provided in Article 6 of this Agreement, the City may not include the Property in any community facilities, assessment or other district formed by or on behalf of the City without the consent of the Owner, or Owner's successor(s) in interest to the Property (or portion thereof). 43. Timing of Development. The Parties acknowledge that the Owner cannot at this time predict when or the rate at which phases of the Property will be developed. Such decisions depend upon numerous factors which are not within the control of the Owner, such as market orientation and demand, interest rates, absorption, completion and other similar factors. Since the California Supreme Court held in Pardee Construction Co. v. City of Camarillo (1984) 37 Cal. 3d 465, that the failure of the parties therein to provide for the timing of development resulted in a later adopted initiative restricting the timing of development to prevail over such parties' agreement, it is the Parties' intent to cure that deficiency by acknowledging and providing that the Owner shall have the right to Develop the Property in such order and at such rate and at such times as the Owner deems appropriate within the exercise of its business judgment, subject only to any timing or phasing requirements set forth in the Existing Development Approvals, the Phasing Plan or this Agreement. No future amendment of any existing City ordinance or resolution, or future adoption of any ordinance, resolution or other action, that purports to limit the rate or timing of development over time or alter the sequencing of the development phases or entitlements to use or service (including without limitation water and sewer), or construction of all or any part of the Project, whether imposed by ordinance, initiative, resolution, policy, order or otherwise and whether adopted or imposed by the City Council or through the initiative or referendum process, shall apply to the Property or any portion thereof. 4.4. Operating Memoranda. The provisions of this Agreement require a close degree of cooperation between the City and the Owner. The anticipated refinements to the Project and to the Development of the Property may demonstrate that clarifications to this 57848-00030.1385098.11 16 0 0 Agreement and the Existing Land Use Regulations are appropriate with respect to the details of performance of the City and the Owner. To the extent allowable by law, the Owner shall retain a certain degree of flexibility as provided herein with respect to all matters, items and provisions covered in general under this Agreement including the Exhibits hereto, except for those which relate to the (i) term; (ii) permitted uses; (iii) density or intensity of use; (iv) height or size of buildings; (v) provisions for reservation and dedication of land; (vi) development of public improvements or monetary contributions by the Owner; or (vii) any conditions or covenants relating to the use of the Property. The Parties acknowledge and agree that the Development Plan is conceptual, and that the location, extent, dimensions, elevations and configurations of elements, features and engineering aspects of the Project may be modified by the Owner, at the Owner's option, so long as such modifications are consistent with the express requirements of the Development Plan. When and if the Owner finds it necessary or appropriate to make changes, adjustments or clarifications to matters, items or provisions not enumerated in (i) through (vii) above, the Parties shall effectuate such changes, adjustments or clarifications through operating memoranda (the "Operating Memoranda") acknowledged by the Parties in writing which reference this Section 4.4. Operating Memoranda shall constitute only ministerial clarifications, and are not intended to constitute an amendment to this Agreement; therefore public notices and hearings shall not be required. The term "Agreement" herein shall include all amendments properly approved and executed pursuant to Section 3.8 and all changes, adjustments or clarifications by Operating Memoranda as set forth in this Section 4.4. 4.5. Processing of Implementing Subsequent Development Approvals. The City shall retain its discretionary powers in conducting hearings, and reviewing and acting on applications for Subsequent Development Approvals (other than ministerial determinations, including approval of the substantial conformance maps for tentative tract maps) for the Project not yet granted on the Effective Date, and imposing reasonable conditions in connection with such Subsequent Development Approvals, provided that the reviews shall be applied in a manner that is consistent with this Agreement and the Existing Land Use Regulations and provided that any such Subsequent Approvals and the conditions thereto do not materially delay, impede, interfere with, or place burdensome or restrictive measures in connection with, the Development of the Project or any portion thereof or the land uses, densities or intensities of use, the timing, sequence or phasing of development, public improvements, Project Development Exactions and requirements to Dedicate land, or other matters covered by this Agreement, and provided further that such conditions shall not impose additional obligations to Dedicate land or infrastructure and public improvement requirements, fees or Project Development Exactions in excess of those identified in this Agreement. The City shall promptly consider and adopt or grant the necessary Subsequent Development Approvals for the Project which are a logical evolution of and which will accomplish the goals, objectives, policies and plans of the Development Plan, including, without limitation, the substantial conformance maps for tentative tract maps, grading plans, engineering plans, utility plans, and architectural and design plans. The City shall not impose any conditions, items, restrictions or requirements upon the Subsequent Development Approvals which are inconsistent with this Agreement or which will, directly or indirectly, prevent, impede, 57848-00030-1385098.11 17 or hinder Development of the Project. The Owner applying for any Subsequent Development Approval may protest any conditions, Dedications, Development Exactions or fees while continuing with the Development of the Property while satisfying the protested item, and such a protest shall not delay or stop the issuance of building permits or certificates of occupancy. 4.6. Changes and Amendments to Approvals. Throughout the Term of this Agreement, the Owner shall have the right, at its election and without risk to any right that is vested pursuant to this Agreement, to apply to the City for modifications to Existing Development Approvals and Subsequent Development Approvals. Upon application by the Owner for a Subsequent Development Approval to effectuate such change, the City shall act on such application in accordance with the Existing Land Use Regulations, subject to the Reservations of Authority; provided, however, that a Subsequent Development Approval shall not be required for minor amendments (as specified in the Development Plan), for approvals of substantial conformance maps for tentative tract maps or for modifications by the Owner permitted pursuant to Section 4.4 hereof. The processing, review and approval by the City of any such modifications shall proceed in accordance with Section 4.15 hereof. The approval or conditional approval of any such modification shall not require an amendment to this Agreement, provided that, in addition to any other findings that may be required in order to approve or conditionally approve the modification, a finding is made that the modification is consistent with this Agreement. If approved, any such change in the Existing Development Approvals or the Subsequent Development Approvals shall be incorporated as an addendum to Exhibit "C" (Existing Development Approvals), and may be further changed from time to time as provided in this Section 4.6. 4.7. Reservations of Authority. Any other provision of this Agreement to the contrary notwithstanding, Subsequent Land Use Regulations so limited to the following shall apply to the Development of the Property: (i) Processing Fees imposed by the City to cover the estimated or actual costs to the City of processing applications for Development Approvals or for monitoring compliance with any Development Approvals granted or issued, which fees are charged to reimburse the City's lawful expenses attributable to such applications, processing, permitting, review and inspection and which are published and in force and effect on a citywide basis at such time as said approvals, permits, reviews, inspections or entitlements are applied for by the Owner, and provided that such fees do not exceed the fees that are generally charged by the City to other applicants on a non-discriminatory basis for similar approvals, permits, review, inspections or entitlements. (ii) Purely procedural regulations relating to hearing bodies, petitions, applications, notices, findings, records, hearings, reports, recommendations, and appeals which are published and in force and effect on a citywide basis; provided that such purely procedural regulations shall not add, modify or alter the Development Approvals required for the Development of the Property or the standards, requirements or conditions applicable thereto. 57848-00030-1385098.11 18 • 0 (iii) Regulations governing engineering and construction standards and specifications, including any and all uniform codes adopted by the State of California and subsequently adopted by the City, including local amendments to those codes pursuant to state law allowing for such amendments; provided that (a) such local amendments are uniformly applied to all new development projects of similar type as the Project in the City, (b) that such local amendments do not mandate the installation of fire sprinklers within any residential structures (so long as the Owner's agreement with the Los Angeles County Fire Department described in Section 5.11 does not require the installation of fire sprinklers), and (c) such local amendments are supported by a finding of the City Council on a four-fifths (4/5) vote that the local amendment is, based upon substantial evidence, necessary for the protection of public health, safety and welfare, due to local climatic, geographical or topographical conditions. (iv) At Owner's sole option, Subsequent Land Use Regulations which are in conflict with the Development Plan may be applied to the Development of the Property, provided that the Owner has given written consent to the application of such regulations to the Development of the Property. 4.8. Public Works. The Owner is required by this Agreement to construct certain public work facilities which will be Dedicated to the City or other public agencies upon completion. Unless required by applicable law to do so, the Owner shall not be required to perform such work in the same manner and subject to the same requirements as would be applicable to the City or such other public agency should it have undertaken such construction, including, without limitation, the payment of prevailing wages pursuant to Labor Code Section 1770 et. seq. This Section 4.8 shall not be deemed to modify or amend Section 4.7(iii) of this Agreement. 4.9. Provision of Real Property. Except as otherwise provided in this Agreement, in any instance where the Owner is required to construct any public improvement on land not owned by either the Owner or the City, the Owner shall at its sole cost and expense provide, or cause to be provided, the real property interests necessary for the construction of such public improvements. In the event the Owner is unable, after exercising reasonable efforts, including, but not limited to, its rights under Sections 1001 and 1002 of the Civil Code, to acquire the real property interests necessary for the construction of such public improvements, and if so requested by the Owner and upon the Owner's provision of adequate security for costs the City may reasonably incur, the City shall use reasonable good faith efforts to negotiate the purchase of the necessary real property interests to allow the Owner to construct the public improvements as required by this Agreement. Upon the failure of the City to acquire the necessary property interests by negotiation, the City agrees to consider the use of its powers of eminent domain to acquire those property interests. Nothing in this Agreement shall be in any way construed to require the City to acquire such real property interests through exercise of its eminent domain powers. Nothing herein shall be construed to mean that the City is agreeing or has agreed to exercise the right of eminent domain, which rights shall be exercised only in the sole discretion of the City and only after the City has determined pursuant to law that there is substantial evidence of each of the following: 57848-00030-1385098.11 19 (i) The public interest and necessity require the subject public improvements; (ii) The public improvements are planned and located in the manner that will be most compatible with the greatest public good and the least private injury; (iii) The real property interests are necessary for the public improvements; and (iv) That either the offer required by Government Code Section 7267.2 has been made to the owner or owners of record of the real property interest, or the offer has not been made because the owner or owners of record cannot be located with reasonable diligence. This Section 4.9 is not intended by the Parties to impose upon the Owner an enforceable duty to acquire land or construct any public improvements on land not owned by the Owner or the City. Prior to undertaking any proceedings for voluntary acquisition or condemnation, the City and the Owner shall enter into an agreement which provides for the Owner's deposit with the City of an amount of funds necessary to reimburse the City for all costs and expenses incurred by the City relative to such acquisition or condemnation, including, without limitation, the City staff time, acquisition costs, appraisal costs, legal costs, negotiation costs, litigation costs and attorneys' fees. The failure of the Owner to enter into the agreement with the City described in the preceding sentence shall relieve the City of all of its obligations pursuant to this Section 4.9; provided, however, that the Owner shall still be obligated to construct the public improvements and facilities, or substitute improvements and facilities, as further described in Article 5 of this Agreement. Where the Owner is required to construct any public improvement on land owned by the City, the City shall allow the Owner to construct such public improvements on the City's property free of charge, provided that the Owner pays for all costs associated with temporarily moving or relocating any public utilities or other public improvements already located on the City property. 4.10. Environmental Compliance. After consideration of the potential adverse environmental impacts associated with the Project, the City has imposed mitigation measures in accordance with CEQA, as specified in the Mitigation Monitoring Plan attached as Exhibit "D," to the fullest extent the City considers feasible and necessary. The City has determined that the Development of the Project in the manner contemplated by the Development Approvals and this Agreement will provide the mitigation measures needed to alleviate short-run and long-run potential adverse environmental impacts created by the Project, and that the public benefits to be derived from the Development of the Project override any potential adverse environmental impacts which may arise from the Development of the Project. Therefore, the City agrees that no subsequent or supplemental EIR shall be required by the City for the Subsequent Development Approvals implementing the Development of the Project pursuant to the 57848-00030-1385098.11 20 Development Plan unless required pursuant to California Public Resources Code Section 21166 and Title 14 California Code of Regulations, Section 15162. For purposes of this analysis, the term "new information" does not mean discovery that probabilities of adverse (or beneficial) results considered in the approval of this Agreement, the Existing Development Approvals or the EIR may prove incorrect, or that such probabilities are or are not becoming, or have or have not become, realities; but instead, "new information" requires that the actual quantitative or qualitative extent of the underlying issues were not considered and could not have been considered in the environmental analysis associated with the approval of the Existing Development Approvals, this Agreement and the EIR. 4.11. Regulation by Other Public Agencies. It is acknowledged by the Parties that other public agencies not within the control of the City possess authority to regulate aspects of the Development of the Property separately from or jointly with the City, and this Agreement does not limit the authority of such other public agencies. 4.12. Processing Obligations. The City hereby agrees that it will accept from the Owner for processing and review all applications for Subsequent Development Approvals, provided that said applications are submitted in accordance with the Existing Land Use Regulations. To the fullest extent allowed by law, the City shall process all applications filed in connection with the Development of the Project as expeditiously as possible and shall complete at the earliest possible time all steps necessary for the implementation of this Agreement and the Development of the Project, including, but not limited to, the following: (i) The processing of applications for and the issuance of all Development Approvals requiring the exercise of judgment and deliberation by City, including without limitation, the Subsequent Development Approvals; (ii) The retention, upon the Owner's request, of outside plan check consultants to assist in processing of applications and plans (including infrastructure and storm drain plans), at the Owner's cost; (iii) The holding of any required public hearings; (iv) The processing of applications for and the issuance of all ministerial approvals requiring the determination of conformance with the Existing Land Use Regulations, including, without limitation, conformance maps for tentative tract maps (including Vesting Tentative Tract Map No. 54057), determinations of compliance with the conditions of approval of the Development Approvals, site plans, grading plans, improvement plans, building plans and specifications, and ministerial issuance of one or more final maps, zoning clearances, grading permits, improvement permits, wall permits, building permits, lot line adjustments, encroachment permits, temporary use permits, certificates of use and occupancy and approvals and entitlements and related matters as necessary for the completion of the Development of the Property within thirty (30) days after application is made therefor or the City shall deliver written notice within said thirty (30)-day period specifically identifying why the requested ministerial approval is not consistent with this Agreement; 57646-00030-1385098.11 21 (v) During the preparation of all drawings, plans, and related documents, staff of the City and the Owner shall hold regular progress meetings as needed to coordinate the preparation and review of such items, and the staff of the City and the Owner shall communicate and consult informally as frequently as is necessary to ensure that the formal submittal of any documents to the City can receive prompt and speedy attention; and (vi) The City shall assume responsibility for the processing of all infrastructure and flood control plans and shall not utilize Los Angeles County personnel for any such processing. 4.13. No Revocation; Disapprovals. No plan, permit, approval or Subsequent Development Approval for the Development of the Project or the Property shall be revoked or subsequently disapproved once issued by the City, provided that the Development of the Project or the Property is consistent with such approval and provided that issuance of the original approval was not obtained by fraud or deceit by the Owner. Any disapproval by the City shall state in writing the reasons for such disapproval and the suggested actions to be taken in order for approval to be granted. 4.14. State, Federal or Case Law. Where any state, federal or case law allows the City to exercise any discretion or to take any action with respect to that law, the City shall, in an expeditious and timely manner, at the earliest possible time, (i) exercise its discretion in such a way as to be consistent with, and carry out the terms of, this Agreement and (ii) take such other actions as may be necessary to carry out in good faith the terms of this Agreement. 4.15. Processing Cooperation. To the extent permitted by law, the City shall cooperate with and actively assist the Owner in securing any and all entitlements, authorizations, permits or approvals which may be required by or from any other governmental or quasi- governmental entity in connection with the Development of the Project or the Property, including without limitation the Annexation of the Annexation Property (including related County of Los Angeles tax rate determinations), the joint use arrangements with Azusa Unified School District ("AUSD") for the 5.5 acre "Great Park" (shown on Exhibit `B" attached hereto), the grade separation of the railroad crossings at Citrus Avenue and Palm Drive, the realignment and undergrounding of the Covina Canal and compliance with the Settlement Agreement with the City of Glendora described in Section 5.9. The City shall cooperate with the Owner in any dealings with federal, state and other local governmental and quasi-governmental entities and with any utilities and institutions concerning issues affecting the Property, including without limitation the Regional Water Quality Control Board, the Army Corps of Engineers, the California Department of Fish and Game, the City of Glendora, the San Gabriel River Water Committee, the Covina Irrigation Company, the San Gabriel Valley Municipal Water District, the Public Utilities Commission, the Los Angeles County Sanitation District, the Blue Line Construction Authority, the Southern California Regional Rail Authority/Metro Link, Burlington Northern & Santa Fe Rail, Citrus College, Azusa Pacific University, Southern California Edison, the Local Agency Formation Commission, the County of Los Angeles Fire Department, AUSD, the South Coast Air Quality Management District and the County of Los 57848-00030-1385098.11 22 0 0 Angeles. Without limiting the generality of the foregoing, the City shall use its best efforts to ensure that the actions taken and requirements imposed by such governmental entities do not adversely impact the Development of the Property. The City shall keep the Owner fully informed with respect to its communications with such agencies which could impact the Development of the Property. 4.16. Other City Obligations. In consideration for the public benefits provided by the Owner as more particularly described in Article 5 of this Agreement, the City shall perform the following: (i) Timely complete the design, construction, installation and maintenance of the Transportation/Circulation Improvements as defined and described in Section 5.6 hereof, (ii) Promptly accept all Dedications of land or improvements by the Owner, and either transfer the one hundred eighty (180) acres of open space area shown on Exhibit `B" (excepting required fuel modification zones) to a non-profit conservancy organization or accept the Dedication thereof as permanent open space; (iii) Approve the realignment and undergrounding of the Covina Canal, including the portion that traverses Pioneer Park; (iv) Acknowledge and agree that the County of Los Angeles shall act as the permitting authority, and serve as the lead agency under CEQA, as to all permits relating to the landfill remediation on the Property; and (v) Complete the formation of the community facility districts, special assessment districts and similar financing mechanisms as set forth in Article 6. 4.17. Reimbursement and Apportionment. In the event that the Parties mutually agree upon a condition of an Existing Development Approval or a Subsequent Development Approval or other arrangement requiring excess capacity or sizing of Dedications or public facilities beyond that required by the Existing Land Use Regulations to serve the Project, the City and the Owner shall enter into a reimbursement agreement for the portion (if any) of the cost of any Dedications, public facilities and/or infrastructure to the extent that they are in excess of those reasonably necessary to mitigate the impacts of the Project or Development on the Property. 4.18. Tentative Maps. The term of any tentative subdivision map filed in connection with the Project shall, at a minimum, be co-extensive with the Term of this Agreement; provided, that, in addition, the City shall extend all such maps to the fullest extent allowed under the applicable provisions of the Subdivision Map Act (Government Code Section 66410, et seq.) or the City's Municipal Code. 57848-00030.1385098.11 23 If any tentative or final subdivision map approved in connection with Development of the Property is a vesting map under the Subdivision Map Act and the City's Municipal Code, and if this Agreement is determined by a final judgment of a court of competent jurisdiction to be invalid or unenforceable insofar as it grants a vested right to develop to the Owner, then, and to that extent, the rights and protections afforded the Owner under the laws and ordinances applicable to vesting maps shall supersede the provisions of this Agreement. 4.19. Insurance. During the period of the construction of any public improvements contemplated by this Agreement, the Owner shall, at its sole cost and expense, maintain comprehensive general liability insurance and worker's compensation insurance, each with stated policy limits of Two Million Dollars ($2,000,000) per occurrence. Insurance shall be provided by a carrier admitted in California, and with a Best's rating of B+XII or better. Coverage shall be afforded on an "occurrence", not"claims made,"basis, and shall be primary to any insurance that the City may maintain. Prior to commencing any public improvement work pursuant to this Agreement or the Development Approvals, the Owner shall cause its insurance carriers to issue certificates of insurance, naming the City and its elected officials, officers, employees, agents and contractors as additional insureds under the terms of said policies. The certificates of insurance shall state that the coverage may not be canceled, nor the limits of liability reduced, without thirty (30) days' prior written notice to the City. ARTICLE 5. PUBLIC BENEFITS. 5.1. Development Agreement Fee. In consideration for the approval of this Agreement, which shall provide the Owner with valuable vested land use entitlements, the Owner shall pay the City the following amounts (the"Development Agreement Fee"): (i) Within twenty-one (21) calendar days after the date that the Property (or a portion thereof) is sold by MNC for value to a developer or homebuilder for Development of the Project (or a portion thereof), the Owner shall pay to the City the sum of Two Thousand Eight Hundred Dollars ($2,800) for each of the 1,250 dwelling units authorized under the Specific Plan in an aggregate amount of Three Million Five Hundred Thousand Dollars ($3,500,000); and (ii) Upon the issuance of each certificate of occupancy for a dwelling unit, the Owner shall pay to the City the sum of One Thousand Two Hundred Dollars ($1,200) per dwelling unit; provided that the total amount of such payments shall not exceed One Million Five Hundred Thousand Dollars ($1,500,000). In the event that, as of January 1, 2011, certificates of occupancy have not been requested for at least 1,100 dwelling units, then on or before February 1, 2011, the Owner shall pay the City the difference between the total sum paid under this Section 5.1(ii) for the certificates of occupancy issued on or before February 1, 2011 and the sum of One Million Five Hundred Thousand Dollars ($1,500,000) and, thereafter, no further payment shall be required under this Section 5.1(ii). 57848-00030-1385098.11 24 0 • For purposes of Section 5.1, Section 5.7 and Section 5.16(v), the word "sold" shall mean the recordation of a grant deed transferring fee title to the Property (or portion thereof). 5.2. Fiscal Impact Mitigation. The City has obtained a Fiscal Impact Analysis dated March 2003 (the"Fiscal Impact Analysis") to ascertain the projected fiscal impacts of the Project to the City. In fulfillment of the requirement to attain a neutral fiscal impact and to offset the negative direct net fiscal impact of the Project to the City, the Owner agrees to the formation of a Maintenance CFD (as defined in Section 6.1) or implementation of other mechanism to fund the maintenance of the ongoing usefulness of the parks and the debris basins located within the Property. The Owner and the City shall jointly clarify the maintenance obligations in conjunction with the formation of the Maintenance CFD. The maintenance budget for those public facilities shall include sufficient reserves so as to maintain the usefulness of the facilities through repair, replacement and reconstruction. The Owner shall prepare and submit to the City for review and approval by the City Engineer and the Community. Development Director a Maintenance Responsibility Plan specifically identifying the mechanisms to be utilized, as provided in Condition No. 8 to the Existing Development Approvals. This Agreement shall be deemed to satisfy Condition No. 9 of the Existing Development Approvals to achieve a perpetual neutral fiscal impact. 5.3. Water System Capital Improvements and Satisfaction of Water Fees. (i) The Owner shall prepare a Project Water Master Plan (the "Project Water Plan") that identifies the estimated Project water demands for each pressure zone, storage requirements, booster stations, regulators, off-site improvements, relocations of existing facilities and preliminary sizing of the proposed water system improvements to serve the Project (the "Project Water System"), in fulfillment of Condition No. 16 of the Existing Development Approvals. (ii) In accordance with the Project Water Plan, (1) the Owner shall be responsible for the difference between the Total Reservoir Cost (as hereinafter defined) of the Replacement Nursery Reservoir (as hereinafter defined) and ALW's Proportional Share (as hereinafter defined) of the Total Reservoir Cost (the "Project's Proportional Share") and (2) the Owner shall construct and complete the following Project Water System components which are listed as planned infrastructure facilities in the Water System Master Plan (the "Water System Master Plan") prepared by ALW and identified as Phase III facilities (which serve new development) in ALW's Water Facility Fee Evaluation, dated September 16, 2002, for purposes of establishing the Water System 2002 Development Fee ("Water Development Fee"): (a) the Beatty Reservoir, sized to provide the capacity needed to serve the Project demand in the 1023 pressure zone; (b) the inlet-outlet pipe connecting the Replacement Nursery Reservoir to the existing pipe at the Heth Reservoir, sized to match the existing pipe at the Heth Reservoir and enlarged to the extent needed to serve Project water demands; (c) the inlet-outlet pipe connecting the Beatty Reservoir to the eastern terminus of Sierra Madre Avenue, sized to match the existing pipe in Sierra Madre Avenue and enlarged to the extent needed to serve Project water demands; (d) the replacement and relocation within the Property of that portion of the existing pipeline 57848-00030-1385098.11 25 0 0 paralleling the Covina Ditch that is located within the Property and, to the extent needed to serve the Project water demands, the enlargement of the pipeline size; (e) the pipeline connecting the Dalton Booster Station to the Replacement Nursery Reservoir, sized as specified in the Project Water Plan; and (f) if deemed necessary to serve the Project under the Water Master Plan, a booster pump for the Dalton Pump Station to provide water to the Replacement Nursery Reservoir (collectively, the "Water System Facilities"). The construction of the Water System Facilities shall be phased in accordance with the Phasing Plan. (iii) The Owner shall receive a credit against the Water Development Fee and the Water Annexation Fee in the amount of the Project's Proportional Share as to the Replacement Nursery Reservoir and the construction, design and.engineering costs of the Water System Facilities as set forth in the Water System Master Plan's cost estimate for purposes of establishing the Water Development Fee. The Water Development Fee applicable to the Project shall be the Water Development Fee adopted October 7, 2002 by Resolution No. 02-C102, as adjusted to reflect annual increases in the Construction Cost Index to the date of completion of each structure for which such Water Development Fee is payable. The City acknowledges and agrees that the estimated construction, design and engineering costs of the Water System Facilities as set forth in the Water System Master Plan together with the Project's Proportional Share significantly exceed the Water Development Fee and the Water Annexation Fee for the Project, and that the Water System Facilities and the Project's Proportional Share shall be deemed to satisfy in full the Water Development Fee and the Water Annexation Fee for the Project. (iv) The existing above-ground Monrovia Nursery Reservoir (the "Existing Reservoir"), which has a capacity of 3.3 million gallons (mg) and serves the 830 pressure zone, is located on property owned by the City (the "ALW Property"). The Water Master Plan contemplates replacement of the Existing Reservoir with a reservoir at elevation 830 (the "Replacement Nursery Reservoir") which is to be buried in land within the Property (Lot 751 ("Lot 751") of Vesting Tentative Tract Map No. 54057). The City and the Owner agree to exchange the ALW Property and Lot 751 at no cost to either Party. In addition, the Owner shall construct the Replacement Nursery Reservoir, and the City shall pay to the Owner the portion ("ALW's Proportional Share") of the total design, engineering and construction costs of the Replacement Nursery Reservoir (the "Total Reservoir Cost") attributable to the difference (the "Excess Capacity") between the capacity needed to serve the Project in the 830 pressure zone as specified in the Project Water Plan (the "Development Storage Capacity") and the proposed 3.3 mg (or larger, at the City's option) capacity (the "Total Reservoir Capacity"), calculated as follows: Total Reservoir Capacity - Development Storage Capacity X Total Reservoir Cost. Total Reservoir Capacity 5784&00030-1385098.11 26 0 0 (v) ALW, at its option, may require that the Owner increase the size or capacity of any component of the Project Water System outlined in the Project Water Plan (other than the Replacement Nursery Reservoir addressed in (iv) above) so that such component is sized to exceed the capacity necessary to serve the Project (the "Oversized Improvements") at ALW's cost and expense to the extent of the additional capacity (the "Incremental Cost"). The Incremental Cost shall be the difference between the design, engineering and construction costs of the Project Water System (or portion thereof) and the design, engineering and construction costs of the proposed Oversized Improvements, including any facilities, improvements or other elements attributable to such Oversized Improvements or increased capacity. Upon such request by ALW, the Owner shall construct the Oversized Improvements upon terms and conditions agreed upon by the Owner and ALW. (vi) The Incremental Costs and the ALW's Proportional Share shall be paid to the Owner by ALW within one hundred twenty (120) days after the completion of each of the Project Water System (or component thereof) and the Replacement Nursery Reservoir, respectively. (vii) Prior to issuance of the fust grading permit for Project construction, the Parties hereby agree that the City shall sell to the Owner, and the Owner shall purchase from the City, the Heth Reservoir Site at fair market value as determined by an appraisal performed by an MAI appraiser jointly selected by the Owner and the City, and the Owner shall thereafter remove the existing water tank and salvage any pumps or other equipment to the extent reasonably feasible. Upon the transfer of the Heth Reservoir Site to the Owner, the "Property" covered by this Agreement shall be deemed to include the Heth Reservoir Site, and the legal description of the Heth Reservoir Site shall be added to Exhibit "A"hereto. (viii) The City agrees and acknowledges that this Section 5.3 shall be deemed to satisfy Condition No. 12 of the Existing Development Approvals. (ix) The land on top of the Replacement Nursery Reservoir is incorporated as park land in the Parks Summary, attached as Exhibit "H" to this Agreement, and the maintenance costs for such park land shall be included in the Maintenance CFD. 5.4. Cemetery Access and Improvements. The Owner shall, at its sole cost and expense, provide certain improvements and provide access to the Fairmount Cemetery as set forth in the Agreement Regarding Cemetery Improvements, dated February 24, 2003, between the Owner and the Fairmount Cemetery. Such agreement satisfies the Mitigation Monitoring Agreement (Mitigation Measure CR5) and Condition No. 58 of the Existing Development Approvals. 5.5. Public Parks. In satisfaction and in exceedance of the Owner's obligations under Government Code Section 66474, the Owner shall construct and/or Dedicate certain areas of the Project as public parks and trails, as identified in the Development Plan. A summary of the parks and trails and the types of recreational facilities planned for each is presented in the Parks Summary attached as Exhibit "H" to this Agreement. Based upon the Parks Summary, the 57848-00030-1385098.11 27 Owner shall prepare and submit to the City for review and approval by the Recreation and Parks Division, the Parks Commission and the Architectural Barriers Commission a preliminary concept Park Development Plan in satisfaction of Condition No. 10 of the Existing Development Approvals. The Owner shall prepare and submit to the City for review and approval by the Community Development Director and the Public Parks Director a preliminary landscape plan for all public area landscaping in satisfaction of Condition No. 11 of the Existing Development Approvals. The preparation of the parks and trails within the Property shall be at the sole cost of the Owner. The development and improvement of the parks and trails with recreational facilities shall be provided by the Owner as reflected in the Parks Summary and in accordance with plans and specifications to be approved by the City prior to the approval of the final subdivision maps for which the improvements are conditions of approval, as provided in the Development Plan. The phasing of the construction of the parks and trails shall be in accordance with the Phasing Plan for the Project. The Dedication of land and/or the construction of improvements required by the Existing Development Approvals, including the development of up to two (2) acres of private recreational facilities, shall fully satisfy Owner's park obligations pursuant to Government Code Section 66474 and the Existing Land Use Regulations. 5.6. Transportation Improvements and Circulation Element Liabilities. (i) In lieu of constructing transportation/circulation improvements, upon issuance of the first grading permit for Project construction, the Owner shall pay the City the sum of One Million One Hundred Thirty-Two Thousand Five Hundred Dollars ($1,132,500) for the design, construction, installation and maintenance by the City of the transportation/circulation improvements for the Project as set forth in Appendix I to the EIR, including Mitigation Measures TT2 through TT16 in the Mitigation Monitoring Plan (the "Transportation/Circulation Improvements"). The City shall be responsible for obtaining any and all permits and property interests for the Transportation/Circulation Improvements, including without limitation any encroachment permits. The City shall construct and complete the Transportation/Circulation Improvements in phases as determined by the Project Impact Sensitivity Evaluation conducted by the Owner pursuant to Mitigation Measure TTI in the Mitigation Monitoring Plan. The payment of said sum shall fully satisfy Owner's obligation to pay circulation improvement fees and to provide transportation/circulation improvements to serve the Project pursuant to the Mitigation Monitoring Plan (Mitigation Measures TT2 through TT16), the conditions of the Existing Development Approvals and any requirement adopted by the City pursuant to the Land Use Element or the Circulation Element of the General Plan. (ii) Upon the mutual agreement of the City and the Owner, the Owner may perform the construction work for certain of the Transportation/Circulation Improvements, upon terms and conditions acceptable to the City and the Owner. 5.7. Water Agreement. Within twenty-one (21) days after the date that the Property (or portion thereof) is sold by MNC for value to a developer or homebuilder for Development of the Project (or portion thereof), the Owner shall transfer to ALW, at no cost to ALW, a portion of MNC's currently existing water rights constituting Eight Hundred Thirty (830) acre feet of 57848-00030-1385098.11 28 0 0 water per year. In return, (1) the City shall supply the Project in perpetuity with sufficient potable water to meet the water demand for the Project on an annual basis at the same water rates as are charged to ALW's customers on a city-wide basis, and (2) during grading and other site preparation work for the Project by the Owner and during the continuation by MNC of nursery operations on any portion of the Property, the Owner and MNC shall retain the right to use, at no cost to the Owner or MNC, up to Eight Hundred Thirty (830) acre-feet of non-potable water per year from the water covered by the water rights transferred to the City under this Section 5.7 less the amount of water supplied to the Project (including system losses) under (1) above during each such year; provided, however, that such use shall occur only to the extent such water is needed after first utilizing MNC's remaining water rights. MNC and/or the Owner shall each pay the water assessments charged on a per-acre-foot basis by the Main San Gabriel Basin Watermaster, the Water Quality Authority, the Water Association,the Protective Association and the SWRCB for the amount of water used by MNC and/or the Owner, respectively, in each year, and MNC and/or the Owner shall cooperate with ALW in reporting the amount of each of their respective annual use of water to the Water Master. 5.8. Landscaping Improvements. The Owner shall, at its sole cost and expense, construct those certain public area landscaping improvements identified in the Development Plan in accordance with the Phasing Plan for the Project. The Owner shall Dedicate the public area landscaping improvements to the City at the time of recordation of the final subdivision maps for which the improvements are a condition of approval. The Dedication and construction of the public area landscaping improvements in accordance with the provisions of this Section 5.8 shall fully satisfy Owner's landscaping improvement obligations with respect to the Project, including Condition No. 11 of the Existing Development Approvals. 5.9. Glendora Settlement Agreement. The Owner, the City and the City of Glendora have entered into that certain Settlement Agreement, dated March 18, 2003. The Owner and the City agree to perform their respective obligations under the Settlement Agreement. 5.10. Public School Impact Mitigation. The Owner shall enter into a Memorandum of Understanding (the "AUSD MOU") with the AUSD for the Dedication of land within the Property and the construction of a K-8 school, in accordance with Condition No. 33A of the Existing Development Approvals. 5.11. Fire Department Agreement. The Owner shall enter into an agreement with the Los Angeles County Fire Department for the payment, or in-lieu satisfaction, of the fire protection services fees for the Property, and such agreement shall specify the fire sprinkler requirements, if any, for the Project. 5.12. Joint Use Park and Vosburg House. The Owner shall Dedicate to the City the two (2)-acre park contiguous to the AUSD's three and one-half(3.5) acres for a City/AUSD joint use park (shown on Exhibit `B" attached hereto), referred to as the "Great Park'; provided that, in the event that AUSD requires the use of the AUSD's 3.5 acres of the joint use park for expansion of the K-8 school in accordance with and within the time provided in the AUSD 57848-00030-1385098.11 29 MOU, then MNC shall dedicate to the City the Vosburg House parcel (shown on Exhibit "B" attached hereto) as replacement park land, and shall prepare and submit to the City Recreation and Parks Division a proposed Development Concept Plan to integrate the Vosburg House into the existing "Great Park". This obligation shall constitute an obligation of MNC (or any successor) as the owner of the Vosburg House parcel. Other than MNC's obligations under this Section 5.12, no obligations under this Agreement shall pertain to or apply to the Vosburg House parcel. This Agreement shall be deemed to satisfy Condition No. 33B of the Existing Development Approvals. 5.13. Light Rail Transit Station Parking. From February 18, 2003 until February 18, 2011, the Owner shall hold in reserve land up to one (1) acre in area (in the location shown on Exhibit "B" attached hereto), as determined by the parking study required pursuant to Condition No. 38 of the Existing Development Approvals (the "Reserved Land"), for interim or non- permanent use consistent with the Specific Plan as provided in Condition No. 38 of the Existing Development Approvals. If on February 18, 2011, the Pasadena Blue Line Construction Authority ("Authority") or its successor entity has not met either of the two requirements outlined in Condition No. 38, but has entered into contracts for the construction of Phase II of the Gold Line through the City of Irwindale and thereafter the Authority continues to proceed with the construction of the Phase II extension, then the Owner shall hold the Reserved Land in reserve until February 18, 2016. In the event of such extension of the reservation period, if the two requirements of Condition No. 38 are not satisfied by February 18, 2016, then the Owner's obligation to reserve the Reserved Land shall automatically terminate and Condition No. 38 shall be deemed satisfied and released. Upon the release of the Reserved Land from the reservation requirement hereunder, for a period of one (1) year thereafter, the City shall have a right of first refusal to purchase the Reserved Land upon the same terms and conditions as are offered in writing by the Owner to a third party purchaser not affiliated with the Owner, to be exercised by written acceptance of such written terms and conditions within ten (10) days after receipt thereof. 5.14. Environmental Site Inspection. The Owner hereby grants to the City, its agents, contractors, employees and other representatives, the right, upon reasonable notice, to enter upon the Property during reasonable business hours for purposes of surveying, inspecting, photographing, sampling, and other testing necessary, in the City's absolute discretion, to make the determination of whether "hazardous or toxic" (as such terms are defined by provisions of any applicable federal, state or local rule or regulations) pollutants, contaminants or materials at levels in excess of the Health Based Cleanup Levels ("HBCL") established in the McLaren Hart report dated April 1993 for chemical levels and in excess of the range of typical background concentrations in California or adopted health standards for metal concentrations (collectively, "environmental contaminants") are located upon any property which the City will be receiving through Dedication, including, without limitation, within property, parks, rights of way, and utility easements. Upon discovery of any environmental contamination, the Owner shall define the lateral and vertical extent of the environmental contamination and take such actions as necessary, in accordance with applicable law, to reduce the environmental contamination to levels below the appropriate HBCL, the typical range of background concentrations in California, or the adopted health standards (as applicable), prior to the City's acceptance of such 57848-00030.1385098.11 30 0 0 Dedication. If required by California or federal law, the Owner shall notify all appropriate governmental authorities and regulatory agencies of such environmental contamination and of the steps taken by the Owner to define and remediate such environmental contamination. Work on the particular Dedication property affected by the environmental contamination may be recommenced after verification samples collected from such property establish that the environmental contamination has been removed or remediated. 5.15. Glendora Entitlement Consistency. MNC owns approximately one hundred (100) acres of real property in the City of Glendora ("Glendora Land"), which adjoins the Annexation Property on the east. MNC agrees that if MNC (or its successor as owner of the Glendora Land) applies to the City of Glendora for land use entitlements for the development of the Glendora Land prior to the completion of construction of the Project dwelling units on the Annexation Property, MNC shall propose development of the Glendora Land similar in character and quality to the development of the Annexation Property under the Development Approvals as to types of land uses, gross densities, housing products, development standards, architectural requirements, streetscapes, and parks and trails. This restriction is to ensure, for the benefit of the City, that the adjacent residential neighborhoods on the Glendora Land are consistent with the design and planning standards incorporated in the Development Approvals. This restriction concerning entitlements on the Glendora Land shall be documented in a covenant in a form agreed to by the City and MNC, which shall be recorded against the Glendora Land. 5.16. Formation of Community Foundation. (i) MNC hereby agrees to cause the formation of a non-profit community foundation named "City of Azusa/Monrovia Nursery Co. Foundation" ("Foundation'), which shall be qualified under the Internal Revenue Code for the purpose of providing financial benefits to non-profit charitable organizations, civic organizations, and public facilities within the City of Azusa. A five (5) member Board of Directors (`Board") shall administer the Foundation. The City Council shall appoint two (2) Board members to the Foundation and MNC shall appoint the remaining three (3) Board members, subject to (v) below. (ii) Concurrently with the issuance of the first grading permit for Project construction, MNC shall make a contribution to the Foundation of the sum of Two Thousand Dollars ($2,000) for each of the 1,250 dwelling units authorized under the Specific Plan in an aggregate amount of Two Million Five Hundred Thousand Dollars ($2,500,000) (the "MNC Foundation Contribution'). Five Hundred Thousand Dollars ($500,000) of the MNC Foundation Contribution shall be utilized for, and applied to, the Azusa Public Library and related programs. (iii) On or before the issuance of the first grading permit for Project construction, the Owner shall record a deed restriction against the residential portion of the Property in favor of the Foundation, which shall require the payment of a contribution to the Foundation (the "Transfer Contribution") upon the sale for value to a third party ("Transfer") of a dwelling unit in the Project, as provided herein. The Transfer Contribution shall be in an 57848-00030-1385098.11 31 0 0 amount equivalent to one-half of one percent (0.5%) of the closing purchase price of the dwelling unit. The Transfer Contribution shall apply to all Transfers of dwelling units within the Project subsequent to the first Transfer of each dwelling unit. The Transfer Contribution shall be paid by the seller to the Foundation through the closing escrow. A Transfer Contribution shall not be required in connection with the conveyance of a dwelling unit to a trust established by the owner of the dwelling unit for the benefit of the grantor, his or her spouse or any lineal descendants, or by reason of dissolution of marriage or the death of the grantor, and shall be imposed only when there is a sale or exchange of a dwelling unit by the grantor to a third party bona fide purchaser for value. (p) Within five (5) years after the first single-family residence is sold within the Project to a homebuyer, one (1) of the three (3) Board members appointed by MNC under (i) above shall be replaced by a resident of the Project selected by the other four(4) Board members and, thereafter, such Board seat shall be held by a resident selected by the other four (4) Board members. 5.17. Master Developer. Owner shall form an entity, or shall designate an entity to serve as the managing entity, to function as the "Master Developer". The Master Developer shall have the responsibility for performing Condition Nos. 2 through 18 of the Existing Development Approvals and shall serve as the primary point of contact with the City as to the performance of those responsibilities. 5.18. Azusa Residents Sale Notification. The Owner shall provide Azusa residents with advanced notification priority of the availability for sale of new homes. Each time a new product line or Project phase becomes available for sale, the Owner shall provide Azusa residents with advanced notification of the availability of such product prior to marketing such product to the general public. Such advanced priority notification to Azusa residents shall not affect in any manner the sales price, terms of sale or qualifications to purchase. For purposes of this Section 5.18, the advanced priority notification obligation shall be deemed satisfied by the Owner by both hosting an informational open house and publishing a notice in both a local and a regional newspaper of general circulation in the City informing residents of the availability of residential units, providing an opportunity for residents to express interest in purchasing on or before a date certain after which marketing to the general public will commence. 5.19. Azusa Residents Hiring. During Project construction, the Owner shall make reasonable efforts to provide opportunities for local (City of Azusa) employment, and, where opportunities exist to solicit for various services and supplies available within the City of Azusa, 57848-00030.1385098.11 32 0 0 to provide opportunities for local (City of Azusa) firms to bid or make proposals to meet the service and supply needs on a competitive basis. In no event is this policy meant to require the contracting for services or supplies to a less competitive firm or to require employment of less qualified applicants solely due to local residency. The Owner shall report the actions taken under this Section 5.19 in the annual monitoring report submitted to the City pursuant to Section 7.1 hereof. 5.20. Azusa Apprenticeship. In conjunction with the construction of park facilities listed in the Parks Summary, the Owner shall explore with the City and AUSD the feasibility of apprenticeship opportunities in the construction of non-habitable structures within such park facilities for qualified students enrolled in related AUSD school programs. ARTICLE 6. FINANCING OF PUBLIC IMPROVEMENTS AND MAINTENANCE OBLIGATIONS. 6.1. Landscape and Lighting Maintenance Community Facilities or Assessment Districts. The City and the Owner agree to the formation of communities facilities district(s) or landscape and lighting assessment districts pursuant to the terms of Government Code Section 53311, et seq. or Streets and Highways Code Section 22500 et seq. or a private property owner's association or other similar funding mechanisms ("Maintenance CFD"), the territory of which shall include only the Property, for the purposes of the payment of maintenance and operation costs associated with the landscaping and lighting of common area slopes, common area fuel modification areas and detention basins located within the Property, as well as the maintenance and operation costs of parks, as provided in Section 5.2. The Owner shall consent to and cooperate in the formation of the Maintenance CFD prior to the recordation of the first fmal subdivision map for the Project. The City agrees that, at the time of formation of the Maintenance CFD, the remainder of the Property (i.e., the portion not subject to the first final subdivision map) shall be designated as annexable territory subject to annexation into the Maintenance CFD with the Owner's consent. Concurrent with the recordation of each subsequent fmal subdivision map, the portion of the Project subject to such final map shall be annexed into the Maintenance CFD. The annual special tax to be set forth in the Rate and Method of Apportionment of the Maintenance CFD shall only be levied on assessor's parcels after a final subdivision map or parcel map has been recorded which includes such assessor's parcels. The Owner also agrees that additional areas may be annexed into the Maintenance CFD to be created pursuant to this Section 6.1; provided, however, that, after giving effect to such annexation, the Owner and the Property is subject only to its fair share of the obligations and costs incurred as a result of the annexation. The Owner agrees to cooperate fully in any such annexation proceedings, provided that such proceedings do not cause the Project to be delayed under any circumstances. If, for any reason whatsoever, the Property or portion thereof does not become part of a Maintenance CFD as provided in this Section 6.1, or if any such Maintenance CFD which is 57848-00030-1385098.11 33 0 0 formed is eliminated for any reason whatsoever or does not provide for the maintenance of the landscaping and lighting of the areas and features within the Property or portion thereof as provided above in this Section 6.1, then Owner will provide for the creation of an adequate financing alternative reasonably acceptable to the City, to undertake such maintenance obligations. Failure to provide for the creation of such an owner's association, or an adequate alternative reasonably acceptable to the City, when required by the terms of this Section 6.1, shall result in the disapproval of subdivision maps or other Subsequent Development Approvals with respect to the Property or affected portion thereof and shall be cause for the City to terminate this Agreement as to such affected portion. 6.2. Community Facilities Districts for Public School Facilities. The Owner and the City expressly acknowledge and agree that the public school facilities referenced in Section 5.10 may be financed by the formation of a community facilities district or districts for the purposes of financing the K-8 school facilities and/or maintenance and operation expenses (the "School CFD"). The City agrees to allow non-City facilities to be financed with the School CFD and shall enter into a Joint Community Facilities Agreement ("JCFA") pursuant to Section 53316.2 of the Community Facilities District Act with other applicable agencies such as AUSD. If AUSD acts as the lead agency in the formation of the School CFD, the City will enter in a JCFA with AUSD. 6.3. General Provisions Regarding Community Facilities Districts and Similar Financing Mechanisms. At the Owner's request, the City and the Owner shall cooperate in the formation of other community facilities district(s) or alternate financing mechanism(s) (not identified in Sections 6.1 and 6.2 above) ("Project CFDs") to pay for the construction and/or maintenance and operation of public infrastructure facilities required as part of the Development Plan and this Agreement, and such financing plan is more particularly described in the CFD Financing Plan incorporated in this Agreement as Exhibit "G". The City also agrees that, to the extent that any such district or other financing entity is formed and sells bonds in order to finance such reimbursements, the Owner may be reimbursed to the extent that the Owner spends funds or dedicates land for the establishment of public facilities which are not otherwise required pursuant to this Agreement. Notwithstanding the foregoing, it is acknowledged and agreed that, while this Agreement requires the City to consider in good faith and in an expeditious fashion consistent with applicable law the formation of such districts, nothing contained in this Agreement shall be construed as requiring the City to form any such district or to issue and sell bonds; provided, however, the implementation and issuance of community facilities district bonds for the Project's benefit as described in Sections 6.1 through 6.3 is relevant and material consideration for the Owner entering into this Agreement. ARTICLE 7. REVIEW FOR COMPLIANCE. 7.1. Periodic Review. The Community Development Director or his or her designee shall review this Agreement annually, on or before each anniversary of the Effective Date, in order to ascertain the Owner's good faith compliance with this Agreement. The Owner shall submit an annual monitoring report, in a form reasonably acceptable to the City, within thirty 57848-00030-1385098.11 34 • • (30) days after written notice from the Community Development Director or his or her designee, demonstrating that the Owner has been in good faith compliance with this Agreement during the preceding twelve (12) month period. Such report shall include a summary of actions taken by the Owner pursuant to Section 5.19 hereof For purposes of this Agreement, "good faith compliance" shall mean that the Owner has demonstrated that it has acted in a commercially reasonable manner (taking into account the circumstances which then exist) and in good faith in attempting to adhere to the substance of this Agreement. Precise or technical adherence to each term or provision of this Agreement shall not be required in order for a Party to be in good faith compliance; and the failure of any Party to agree with the City in connection with the determination or implementation of any Development Approval shall not demonstrate lack of good faith compliance. The annual monitoring report shall be accompanied by an annual review and administration fee, not to exceed the City's estimated internal and third party costs associated with the review and administration of this Agreement during the succeeding year. 7.2. Special Review. The Planning Commission or the City Council may order a special review of compliance with this Agreement at any time upon the Owner's alleged default. The City Manager or his or her designee shall conduct such special review. If the special review is held because of an alleged default by the Owner in the performance of any term of this Agreement, then the City shall provide written notice to the Owner specifying the nature of the alleged default. 7.3. Procedure for Review. 7.3.1 During either a periodic review or a special review, the Owner shall be required to demonstrate good faith compliance with the terms of the Agreement. 7.3.2 Upon completion of a periodic review or a special review, the City Manager or his or her designee shall submit a report to the Planning Commission setting forth the evidence concerning good faith compliance by the Owner with the terms of this Agreement and his/her recommended finding on that issue. The Owner shall be provided a copy of the City Manager's report no less than ten (10) days prior to the meeting at which the Planning Commission considers such report. 7.3.3 If the Planning Commission finds on the basis of substantial evidence that the Owner acted in good faith compliance with the terms and conditions of this Agreement, the review shall be concluded. 7.3.4 If the Planning Commission determines on the basis of substantial evidence that the Owner has not acted in'good faith compliance with this Agreement and that the Owner is in default of a substantive term or provision of this Agreement, then the City shall deliver written notice to the Owner of the default, setting forth the nature of the default (including references to sections of and provisions of this Agreement and the Existing Land Use Regulations which allegedly have been breached with a complete statement of all facts demonstrating such default) and the actions required by the Owner to cure such default. The City may not proceed with modification or termination of this Agreement pursuant to Section 7.4 if, 57848-00030-1385098.11 35 (i) within thirty (30) days after receipt of the foregoing notice, the Owner commences to cure the default and diligently prosecutes such cure to completion within sixty (60) days after the notice is given, or (ii) if the default is of such a nature that it cannot reasonably be cured within said sixty (60)-day period, within thirty (30) days after receipt of the foregoing notice, the Owner commences to cure the default and diligently prosecutes such cure to completion thereafter. 7.4. Procedure for Modification or Termination. Upon a preliminary determination and delivery of proper notice pursuant to Section 7.3.4 and the Owner's subsequent failure to commence and/or cure the default as provided therein, the Planning Commission may modify or terminate this Agreement as to the Owner by giving written notice to the Owner of its intention to do so at a public hearing noticed in accordance with provisions of the City's Municipal Code. The notice to the Owner shall be given at least fifteen (15) calendar days prior to the scheduled hearing and shall contain: (i) The time and place of the hearing; (ii) A statement as to whether or not the Planning Commission proposes to terminate or to modify the Agreement; and (iii) Staff reports, documents, exhibits, and such other information as is reasonably necessary to inform the Owner of the nature of the proceeding and of the evidence to be presented at the public hearing. 7.5. Hearing on Modification or Termination. At the time and place set for the hearing on modification or termination, the Owner shall be given an opportunity to be heard. If the Planning Commission finds, based upon substantial evidence, that the Owner has not acted in good faith compliance with the terms or conditions of this Agreement and is in default of a substantive term or provision of this Agreement, the Planning Commission may terminate this Agreement as to the Owner, notwithstanding any other provision of this Agreement to the contrary, or modify this Agreement as to the Owner and impose such conditions as are reasonably necessary to protect the interests of the City. The Owner may appeal any determination of the Planning Commission to the City Council in accordance with the City's Municipal Code. The decision of the City Council shall be final subject only to judicial review pursuant to Code of Civil Procedure Section 1094.5. 7.6. Certificate of Agreement Compliance. If, at the conclusion of a periodic or special review, the Owner is found to be in good faith compliance with this Agreement, the City shall issue a Certificate of Agreement Compliance ("Certificate") to the Owner stating that, after the most recent periodic or special review and based upon the information known or made known to the City Manager and City Council (i) this Agreement remains in effect and (ii) the Owner is not in default. The Certificate shall be in recordable form, shall contain information necessary to communicate constructive record notice of the finding of good faith compliance, shall state whether the Certificate is issued 57848-00030-1385098.11 36 0 0 after a periodic or special review, and shall state the anticipated date of commencement of the next periodic review. The Owner may record the Certificate with the County Recorder. 7.7. Failure of Periodic Review. The City's failure to review at least annually the Owner's good faith compliance with this Agreement shall not constitute or be asserted by any Party as a breach of this Agreement. ARTICLE 8. INCORPORATION AND ANNEXATION. 8.1. Intent. If all or any portion of the Property is annexed to or otherwise becomes a part of another city, it is the intent of the Parties that this Agreement shall survive and be binding upon such other jurisdiction. 8.2. Annexation. The Owner and the City shall oppose, in accordance with the procedures provided by law, the annexation to any other city of all or any portion of the Property unless both the Owner and the City give written consent to such annexation. ARTICLE 9. DEFAULTS AND REMEDIES. 9.1. Remedies in General. 9.1.1 It is acknowledged by the Parties that the City would not have entered into this Agreement if it were to be liable in damages under this Agreement, or with respect to this Agreement or the application thereof, except as hereinafter expressly provided. In general, each of the Parties hereto may pursue any remedy at law or equity available for the breach of any provision of this Agreement, except that the City shall not be liable in monetary damages, unless expressly provided for in this Agreement, to the Owner, to any Mortgagee or lender, or to any successors in interest of the Owner or Mortgagee or lender, or to any other person, and the Owner covenants on behalf of itself and all successors in interest to the Property or any portion thereof, not to sue for damages or to claim any damages: (i) For any breach of this Agreement or for any cause of action which arises out of this Agreement; or (ii) Arising out of or connected with any dispute, controversy or issue regarding the application or interpretation or effect of the provisions of this Agreement. Nothing contained herein shall modify or abridge the Owner's rights or remedies (including its rights for damages, if any) resulting from the grossly negligent or malicious acts of the City and its officials, officers, agents and employees. Nothing herein shall modify or abridge any defenses or immunities available to the City and its employees pursuant to the Government Tort Liability Act and all other applicable statutes and decisional law. 57848-00030-1385098.11 37 0 0 Except as set forth in the preceding paragraph, the Owner's remedies shall be limited to those set forth in this Section 9.1.1, 9.2, 9.3 and 9.4. 9.1.2 In the event of an alleged default of a material term of this Agreement by the Owner, the City shall proceed in accordance with the special review procedures set forth in Article 7 prior to pursuing any remedy at law or in equity. 9.2. Specific Performance. The Parties acknowledge that money damages and remedies at law generally are inadequate, and specific performance and other non-monetary relief are particularly appropriate remedies for the enforcement of this Agreement against the City and should be available to the Owner for the following reasons: (i) Except as provided in Sections 9.1.1 and 9.4, monetary damages are unavailable against the City as provided in Section 9.1.1 above. (ii) Due to the size, nature and scope of the Project, it may not be practical or possible to restore the Property to its natural condition once implementation of this Agreement has begun. After such implementation, the Owner may be foreclosed from other choices it may have had to use the Property or portions thereof. The Owner has invested significant time and resources and performed extensive planning and processing of the Project in agreeing to the terms of this Agreement and will be investing even more significant time and resources in implementing the Project in reliance upon the terms of this Agreement, and it is not possible to determine the sum of money and to evaluate the damages which would adequately compensate the Owner for the City's failure to carry out its obligations. The Parties acknowledge and agree that any injunctive relief may be ordered on an expedited, priority basis. For the above reasons the Parties agree and acknowledge that specific performance rather than damages shall be the preferred remedy in the event of the City's failure to carry out its obligations hereunder, including without limitation, consideration by the City, in good faith and in an expeditious fashion consistent with applicable law, of the formation of the Maintenance CFD, School CFD, Project CFD(s) or other assessment mechanisms in accordance with Article 6 hereof. 9.3. Termination of Agreement for Default of the City. The Owner may terminate this Agreement only in the event of a default by the City in the performance of a material term of this Agreement and only after providing written notice to the City of default setting forth the nature of the default and the actions, if any, required by the City to cure such default and, where the default can be cured, the City has failed to take such actions and cure such default within sixty (60) days after the effective date of such notice or, in the event that such default cannot be cured within such sixty (60) day period but can be cured within a longer time, has failed to commence the actions necessary to cure such default within such sixty (60)-day period and to diligently proceed to complete such actions and cure such default. 9.4. Attorneys' Fees and Costs. In any action or proceeding between the City and the Owner brought to interpret or enforce this Agreement, or which in any way arises out of the existence of this Agreement or is based upon any term or provision contained herein, the 57848-00030.1385098.11 38 0 0 prevailing party in such action or proceeding shall be entitled to recover from the non-prevailing party, in addition to all other relief to which the prevailing party may be entitled pursuant to this Agreement, the prevailing party's reasonable attorneys' fees and litigation costs, in an amount to be determined by the court. The prevailing party shall be determined by the court in accordance with California Code of Civil Procedure Section 1032. Fees and costs recoverable pursuant to this Section 9.4 include those incurred during any appeal from an underlying judgment and in the enforcement of any judgment rendered in any such action or proceeding. ARTICLE 10. THIRD PARTY LITIGATION. 10.1. General Plan Consistency. The City has determined that this Agreement is consistent with its General Plan. The Owner has reviewed the General Plan and concurs with the City's determination. 10.2. City Not Liable for Certain Judicial Determinations. The City shall have no liability under this Agreement or otherwise for any failure of the City to perform under this Agreement, or for the inability of the Owner to develop the Property as contemplated by the Development Plan, which failure to perform or inability to develop is as the result of a judicial determination that the General Plan, or portions thereof, are invalid or inadequate or not in compliance with law, or that this Agreement or any of the City's actions in adopting it were invalid, inadequate, or not in compliance with law; provided that the City shall promptly take action to cure such invalidity, inadequacy or deficiency of the General Plan or this Agreement. 10.3. Third Party Litigation Concerning Agreement or EIR. The Owner shall defend, at its expense, including attorneys' fees, indemnify, and hold harmless the City, its agents, officers and employees from any claim, action or proceeding against the City, its agents, officers or employees to attack, set aside, void, or annul the approval of this Agreement or the approval of any permit granted pursuant to this Agreement. The City shall promptly notify the Owner of any such claim, action or proceeding, and the City shall cooperate in the defense. If the City fails to promptly notify the Owner of any such claim, action or proceeding, or if the City fails to cooperate in the defense, the Owner shall not thereafter be responsible to defend, indemnify or hold harmless the City. The City may in its discretion participate in the defense of any such claim, action or proceeding. 10.4. Environmental Contamination. The Owner shall indemnify and hold the City, its officers, agents, and employees free and harmless from any liability, based or asserted, upon any act or omission of the Owner, its officers, agents, employees, subcontractors, predecessors in interest, successors, assigns and independent contractors, excepting any acts or omissions of the City as successor to any portions of the Property Dedicated or transferred to the City by the Owner, for any violation of any federal, state or local law, ordinance or regulation relating to industrial hygiene or to environmental conditions on, under or about the Property, including, but not limited to, soil and groundwater conditions, and the Owner shall defend, at its expense, including attorneys' fees, the City, its officers, agents and employees in any action based or 57848-00030-1385098.11 39 asserted upon any such alleged act or omission. The City may in its discretion participate in the defense of any such claim, action or proceeding. 10.5. Accept Reasonable Good Faith Settlement. With respect to Section 10.3, the City shall not reject any reasonable good faith settlement. If the City does reject a reasonable, good faith settlement that is acceptable to the Owner, the Owner may enter into a settlement of the action, as it relates to the Owner, and the City shall thereafter defend such action (including appeals) at its own cost and be solely responsible for any judgments rendered in connection with such action. This Section 10.5 applies exclusively to settlements pertaining to monetary damages or damages which are remedial by the payment of monetary compensation. The Owner and the City expressly agree that this Section 10.5 does not apply to any settlement which requires an exercise of the City's police powers, limits the City's exercise of its police powers, or affects the conduct of the City's municipal operations. 10.6. Processing During Third Party Litigation. The filing of any third party lawsuit(s) against the City or the Owner relating to this Agreement or to other development issues affecting the Development of the Property shall not hinder, delay or stop the Development of the Project or the approval of the Subsequent Development Approvals, unless the third party obtains a court order preventing the activity. The City shall not stipulate to or fail to oppose the issuance of any such order. 10.7. Defense of Agreement. The City agrees to and shall timely take all actions which are necessary or required to uphold the validity and enforceability of this Agreement and the Existing Land Use Regulations. If this Agreement is adjudicated or determined to be invalid or unenforceable, the City agrees, subject to all legal requirements, to consider and implement all modifications to this Agreement which are necessary or required to render it valid and enforceable to the extent permitted by applicable law. 10.8. Survival. The provisions of Sections 10.1 through 10.7, inclusive, shall survive the termination or expiration of this Agreement. ARTICLE 11. MORTGAGEE PROTECTION. The Parties hereto agree that this Agreement shall not prevent or limit the Owner, in any manner, at the Owner's sole discretion, from encumbering the Property or any portion thereof or any improvement thereon by any mortgage, deed of trust or other security device securing financing with respect to the Property. The City acknowledges that the lenders providing such financing may require certain interpretations and modifications of this Agreement and agrees upon request, from time to time, to meet with the Owner and representatives of such lenders to negotiate in good faith any such request for interpretation or modification. The City will not unreasonably withhold its consent to any such requested interpretation or modification, provided such interpretation or modification is consistent with the intent and purposes of this Agreement, and provided, further, that any modifications of this Agreement are subject to the provisions of Section 3.8. Any Mortgagee shall be entitled to the following rights and privileges: 5784&00030-1385098.11 40 (i) Neither entering into this Agreement nor a breach of this Agreement shall defeat, render invalid, diminish or impair the lien of any mortgage on the Property made in good faith and for value. (ii) Any Mortgagee which has submitted a written request to the City in the manner specified herein for giving notices shall be entitled to receive written notification from the City of any default by the Owner in the performance of the Owner's obligations under this Agreement. (iii) If the City timely receives a request from a Mortgagee requesting a copy of any notice of default given to the Owner under the terms of this Agreement, the City shall provide a copy of that notice to the Mortgagee within ten (10) days of sending the notice of default to the Owner. The Mortgagee shall have the right, but not the obligation, to cure the default during the remaining cure period allowed the Owner under this Agreement. (iv) Any Mortgagee who comes into possession of the Property, or any portion thereof, pursuant to foreclosure of the mortgage or deed of trust, or deed in lieu of such foreclosure, shall take the Property, or portion thereof, subject to the terms of this Agreement. Notwithstanding any other provision of this Agreement to the contrary, no Mortgagee shall have an obligation or duty under this Agreement to perform any of the Owner's obligations or other affirmative covenants of the Owner hereunder, or to guarantee such performance. However, to the extent that the performance of such obligation by the Owner is a condition precedent to the performance of any act by the City, the City shall have no obligation to perform such act hereunder unless and until the Mortgagee performs the covenant of the Owner which is the condition precedent to the City's performance. Although a Mortgagee is not obligated to perform the obligations and covenants of the Owner hereunder, if the Mortgagee elects to so perform, such performance shall be in full accordance with the terms of this Agreement. Any sale, transfer or assignment by any Mortgagee in possession shall be subject to the provisions of Section 3.6 of this Agreement. ARTICLE 12. MISCELLANEOUS PROVISIONS. 12.1. Recordation of Agreement. This Agreement and any amendment or cancellation thereof shall be recorded with the County Recorder by the City Clerk within the period required by Government Code Section 65868.5. The recordation of this Agreement is deemed a ministerial action, and the failure of the City to record this Agreement in accordance with this Section 12.1 shall not in any manner affect the effectiveness of this Agreement. 12.2. Entire Agreement. This Agreement sets forth and contains the entire understanding and agreement of the Parties, and there are no oral or written representations, understandings or ancillary covenants, undertakings or agreements which are not contained or expressly referred to herein. No testimony or evidence of any such representations, understandings or covenants shall be admissible in any proceeding of any kind or nature to interpret or determine the terms or conditions of this Agreement. 57848-00030-1385098.11 41 12.3. Severability. If any term, provision, covenant or condition of this Agreement shall be determined invalid, void or unenforceable, the remainder of this Agreement shall not be affected thereby to the extent such remaining provisions are not rendered impractical to perform taking into consideration the purposes of this Agreement. The foregoing notwithstanding, the provision of the public benefits set forth in Article 5, including the payment of the fees set forth therein, are essential elements of this Agreement and the City would not have entered into this Agreement but for such provisions, and therefore in the event that any portion of such provisions other than Sections 5.15, 5.16, 5.18, 5.19 and 5.20 are determined to be invalid, void or unenforceable, at the City's option this entire Agreement shall terminate and from that point on be null and void and of no force and effect whatsoever. The foregoing notwithstanding, the development rights set forth in Article 4 of this Agreement are essential elements of this Agreement and the Owner would not have entered into this Agreement but for such provisions, and therefore in the event that any portion of such provisions are determined to be invalid, void or unenforceable, at the Owner's option this entire Agreement shall terminate and from that point on be null and void and of no force and effect whatsoever. 12.4. Interpretation and Governing Law. This Agreement and any dispute arising hereunder shall be governed and interpreted in accordance with the laws of the State of California. This Agreement shall be construed as a whole according to its fair language and common meaning to achieve the objectives and purposes of the Parties hereto, and the rule of construction to the effect that ambiguities are to be resolved against the drafting party shall not be employed in interpreting this Agreement, all Parties having been represented by counsel in the negotiation and preparation hereof. 12.5. Section Headings. All section headings and subheadings are inserted for convenience only and shall not affect any construction or interpretation of this Agreement. 12.6. Singular and Plural. As used herein, the singular of any word includes the plural. 12.7. Joint and Several Obligations. If at any time during the Term of this Agreement any part of the Property is jointly owned, in whole or in part, by more than one Owner, all obligations of such Owners under this Agreement as to that portion of the Property jointly owned shall be joint and several, and the default of any such Owner shall be the default of all such Owners. The foregoing notwithstanding, no Owner of a single lot which has been finally subdivided and sold to such Owner as a member of the general public or otherwise as an ultimate user shall have any obligation under this Agreement. 12.8. Time of Essence. Time is of the essence in the performance of the provisions of this Agreement as to which time is an element. 12.9. Waiver. Failure by a Party to insist upon the strict performance of any of the provisions of this Agreement by the other Party, or the failure by a Party to exercise its rights upon the default of the other Party,.shall not constitute a waiver of such Party's right to insist and demand strict compliance by the other Party with the terms of this Agreement thereafter. 57848-00030-1385098.11 42 0 0 12.10. No Third Party Beneficiaries. This Agreement is made and entered into for the sole protection and benefit of the Parties and their successors and assigns. No other person shall have any right of action based upon any provision of this Agreement. 12.11. Force Majeure. In the case of a force majeure event, any and all time periods referred to in this Agreement shall be extended for a period equal to any delay caused by any such force majeure event; provided, however, that no such time period shall be extended beyond a cumulative total of five (5) years. "Force majeure" as used herein means war, insurrection, strikes, lock-outs, riots, floods, unavoidable casualty, acts of God, third party litigation, or other causes similar or dissimilar to the foregoing, which are beyond the independent or reasonable control of all Parties or any Party to this Agreement or which prevents any Party to this Agreement from performing its obligations under this Agreement. The failure or the inability of the City to exercise rights of eminent domain for the purpose of acquiring such property rights as may be necessary for the installation of the public improvements, which failure prevents or impedes the Owner from completing the installation of infrastructure items shall be deemed a force majeure event entitling the Owner to the time period extensions referred to herein; provided, however, that no extension shall be granted when the City's failure or inability is solely or partly due to the Owner's breach of any obligation of this Agreement or any agreement referenced in and/or attached to this Agreement. No extensions may be granted due to the Owner's inability to obtain financing with respect to the Development of the Project. 12.12. Mutual Covenants. The covenants contained herein are mutual covenants and also constitute conditions to the concurrent or subsequent performance by the Party benefitted thereby of the covenants to be performed hereunder by such benefitted Party. 12.13. Successors in Interest. The burdens of this Agreement shall be binding upon, and the benefits of this Agreement shall inure to the Parties and all successors in interest to the Parties to this Agreement. All provisions of this Agreement shall be enforceable as equitable servitudes and constitute covenants running with the land. Each covenant to do or refrain from doing some act hereunder with regard to Development of the Property: (i) is for the benefit of and is a burden upon every portion of the Property; (ii) runs with the Property and each portion thereof; and, (iii) is binding upon each Parry and each successor in interest as to the Property or the portion thereof owned by such Party during such Party's ownership of the Property or any portion thereof. 12.14. Counterparts. This Agreement may be executed by the Parties in counterparts, which counterparts shall be construed together and have the same effect as if all of the Parties had executed the same instrument. 12.15. Jurisdiction and Venue. Any action at law or in equity arising under this Agreement or brought by a Party hereto for the purpose of enforcing, construing or determining the validity of any provision of this Agreement shall be filed and prosecuted in the Superior Court of the County of Los Angeles, State of California, and the Parties hereto waive all provisions of federal or state law or judicial decisions providing for the filing, removal or change 57848-00030-1385098.11 43 0 0 of venue to any other state or federal court, including, without limitation, Code of Civil Procedure Section 394. 12.16. Project as a Private Undertaking. It is specifically understood and agreed by and between the Parties hereto that the development of the Project is a private development, that neither Party is acting as the agent of the other in any respect hereunder, and that each Party is an independent contracting entity with respect to the terms, covenants and conditions contained in this Agreement. No partnership,joint venture or other association of any kind is formed by this Agreement. The only relationship between the City and the Owner is that of a government entity regulating the development of private property and the owner of such property. 12.17. Further Actions and Instruments. Each of the Parties shall cooperate with and provide reasonable assistance to the other to the extent contemplated hereunder in the performance of all obligations under this Agreement and the satisfaction of the conditions of this Agreement. Upon the request of either Party at any time, the other Party shall promptly execute, with acknowledgment or affidavit if reasonably required, and file or record such required instruments and writings and take any actions as may be reasonably necessary or proper under the terms of this Agreement to carry out the intent and to fulfill the provisions of this Agreement or to evidence or consummate the transactions contemplated by this Agreement. 12.18. Eminent Domain. No provision of this Agreement shall be construed to limit or restrict the exercise by the City of its power of eminent domain. 12.19. Agent for Service of Process. In the event the Owner is not a resident of the State of California or it is an association, partnership or joint venture without a member, partner or joint venture resident of the State of California, or if it is a foreign corporation, then the Owner shall file, upon its execution of this Agreement, with the Community Development Director or his or her designee, a designation of a natural person residing in the State of California, giving his or her name, residence and business address, as its agent for the purpose of service of process in any court action arising out of or based upon this Agreement, and the delivery to such agent of a copy of any process in any such action shall constitute valid service upon the Owner. If for any reason service of such process upon such agent is not feasible, then in such event the Owner may be personally served with such process out of this County and such service shall constitute valid service upon the Owner. The Owner is amenable to the process so served, submits to the jurisdiction of the Court so obtained, and waives any and all objections and protests thereto. 12.20. Authority to Eaccute. The person or persons executing this Agreement on behalf of the Owner warrants and represents that he/she/they have the authority to execute this Agreement on behalf of his/her/their corporation, partnership or business entity and warrants and represents that he/she/they has/have the authority to bind the Owner to the performance of its obligations hereunder. 12.21. Subsequent Amendment to Authorizing Statute. This Agreement has been entered into in reliance upon the provisions of the statute governing development agreements 57848-00030-1385098.11 44 0 0 (Government Code Sections 65864 through 65869.5 inclusive) in effect as of the Effective Date. Accordingly, subject to Sections 3.8 and 4.6 above, to the extent that subsequent amendments to the Government Code would affect the provisions of this Agreement, such amendments shall not be applicable to the Agreement unless necessary for this Agreement to be enforceable or unless so provided by the amendments. 12.22. No Owner Personal Obligation/No Completion Obligation. This Agreement in and of itself does not represent a personal obligation of individual officers, directors, partners or members of the Owner, its successors or assigns. Nothing herein contained shall in and of itself be deemed to create an obligation of the Owner, its successors or assigns to complete the development of the entire Project as contemplated, or any particular portion thereof, or to commence or complete construction of the Project within any particular time. 12.23. No City Personal Liability. No officer, official, employee, agent, contractor or attorney of the City shall have any personal liability or obligation for the performance of the City's obligations hereunder. 12.24. Water Supply. The City finds that the Project and any tentative tract map prepared in connection with the Project (including Vesting Tentative Tract Map No. 54057) comply with the provisions of Government Code Section 66473.7 requiring the availability of a sufficient water supply to serve the Project, and that the availability of an adequate water supply for the Project has been assured. [SIGNATURES CONTINUED ON FOLLOWING PAGE] 57846-00030.1385096.11 45 ATTEST: City Clerk City Manager APPROVED AS TO LEGAL FORM: BEST BEST & KRIEGER LLP City Attorney THE CITY OF AZUSA Mayor of the City of Azusa AZUSA LIGHT AND WATER Authorized Signatory OWNER: MONROVIA NURSERY COMPANY By: Its: By: Its: 57848-00030-13B 5098.11 46 EXHIBIT A Legal Description BEING A PORTION OF THE AZUSA RANCHERO CONFIRMED TO HENRY DALTON AS SHOWN ON A MAP THEREOF RECORDED IN BOOK 2, PAGE 106 OF PATENTS, TOGETHER WITH PORTIONS OF PARCELS 1 THROUGH 6 AND 8 AS SHOWN ON A MAP FILED IN BOOK 29, PAGE 37 OF RECORD OF SURVEYS, TOGETHER WITH PORTIONS OF PARCELS `B" THROUGH "FAS SHOWN ON A MAP FILED 1N BOOK 63, PAGE 32 OF RECORD OF SURVEYS, TOGETHER WITH PORTIONS OF LOTS 77, 79 THROUGH 82, 84 AND 85 OF SUBDIVISION NO.2 OF THE AZUSA LAND AND WATER COMPANY AS SHOWN ON A MAP THEREOF FILED IN A BOOK 43, PAGE 94 OF MISCELLANEOUS RECORDS, ALL 1N THE OFFICE OF THE COUNTY RECORDER OF LOS ANGELES COUNTY, CALIFORNIA AND ALSO TOGETHER WITH PORTIONS OF SECTIONS 23 AND 26, TOWNSHIP 1 NORTH, RANGE 10 WEST, SAN BERNARDINO MEDIAN, ACCORDING TO THE OFFICIAL PLAT THEREOF. 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