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HomeMy WebLinkAboutOrdinance No. 03-O1 Ordinance No.03-01 February 18,2003 Page 1 of 19 ORDINANCE NO. 03-01 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF AZUSA,CALIFORNIA, AMENDING THE CITY ZONING MAP TO REFLECT THE RECLASSIFICATION OF PROPERTY LOCATED AT 18331 E. FOOTHILL BLVD. FROM SINGLE-FAMILY RESIDENTIAL 10,000 SF LOT MINIMUM(R-1-10)AND RESIDENTIAL AGRICULTURE (RA)TO SPECIFIC PLAN(SP-6), CASE NO. Z-2002-03. (APN: Within the City- 8608-003-001, 8608-003-002, 8608-003-005, 8608-003-006, 8625- 004-007, 8625-004-012, 8625-029-006, 8684-022-012; Within the City's sphere of Influence- 8608-003-003, 8625-001-001, 8625-002-002, 8625-004-129, 8625-004-130, 8625-005-014, 8625-005-018, 8625-005-019, 8625-008-001, 8625-008-005, 8625-009-011, 8625-009-012, 8625-010-008, 8625-029-005, 8684-024-033, 8684-024-039, 8684-024-041, 8684-024-042, 8684-024-043) WHEREAS,the Planning Commission held a duly noticed public hearing on December 11 and 18, 2002, and a public meeting on January 8, 2003, and after receiving testimony, the Planning Commission closed the public hearing and deliberated regarding the Final Environmental Impact Report and the Proposed Project Approvals, and duly considered all information presented to it ["Proposed Project Approvals" consisting of (1) General Plan Amendment No. GPA 2002-03; (2) Zone Change No. Z-2002-03; (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, the SP designation accommodates the Monrovia Nursery Specific Plan; and WHEREAS, the Planning Commission voted unanimously to adopt Resolution No. 2003- 03 recommending that the City Council approve this Zone Change from R1-10 AND RA to SP-6 for the property known as Monrovia Nursery; and WHEREAS, the City Council of the City of Azusa held a duly noticed public hearing on January 21, 2000, concerning this Zone Change and other Proposed Project Approvals and fully and carefully considered all oral and written testimony offered therein prior to acting on this Ordinance. NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF AZUSA DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1. That 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 Planning Commission hereby recommends approval and adoption of 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#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 Ordinance No.03-01 February 18,2003 Page 2 of 19 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. 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 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 Ordinance No. 03-01 February 18,2003 Page 3 of 19 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. Ordinance No.03-01 February 18,2003 Page 4 of 19 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 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 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 Ordinance No.03-01 February 18,2003 Page 5 of 19 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-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 arroyo and private recreation facility. The Promenade District Neighborhood is patterned after the great walking streets of the world. Examples of communities that were planned around these principles include Palos Verdes Estates, Beverly Hills, and the Vista Bonita neighborhood in Azusa. ■ The Specific Plan maximizes the number of connections to the adjoining neighborhoods. Roadway connections are provided at View Crest, Sierra Madre Avenue,Ninth Street, Palm Drive, and Citrus Avenue. Furthermore, the realignment of Sierra Madre Avenue includes a linear park and trail connecting the City to the arroyo trail and the City of Glendora. ■ Parks were used to form and create the Specific Plan instead of being an afterthought. The Park Neighborhood is designed to provide parks within the line of sight and within a five-minute walk from the residential neighborhoods. • The Specific Plan provides for a variety of parks. Some parks are designed with ballfields and turf area for active recreation. Other parks are more passive in nature designed for viewing and sitting. Along Sierra Madre Avenue a linear park provides both view opportunities and trail connections between Azusa, the arroyo trail, and Glendora. The Promenade includes a linear formal park that offers views, community gathering opportunities, and spectacular gardens. In total 18 acres of public parks will be dedicated to serve both the existing and new members of the City of Azusa. ■ The trail system is an important part of the Specific Plan. Every street has parkway-separated sidewalks to promote pedestrian activity. The realignment of Sierra Madre Avenue will include a new linear park and trail providing a trail connection between the City of Azusa and the City of Glendora. The arroyo includes a trail providing north/south access through the entire community. Furthermore, the Promenade District is designed as a walking district. ■ The foothills are preserved and the existing biological resources are protected. The Specific Plan does not extend beyond existing Nursery operations, ensuring protection of the foothills by preserving more than 170 acres of natural open space. • The Specific Plan includes housing products for the middle to upper income buyer. In the Promenade District,housing prices are anticipated to range from the low to high$200,000s. The Village Core may see housing prices from the mid-$200,000s to over$300,000. In the Park Neighborhood, housing prices are expected to begin in the low$300,000s and extend well above $500,000. Ordinance No.03-01 February 18,2003 Page 6 of 19 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 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 Ordinance No.03-01 February 18,2003 Page 7 of 19 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 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. Ordinance No.03-01 February 18,2003 Page 8 of 19 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 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 Avenue a linear park provides both view opportunities and trail connections between Azusa, the arroyo trail, and Glendora. The Ordinance No. 03-01 February 18,2003 Page 9 of 19 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. • 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 Ordinance No. 03-01 February 18,2003 Page 10 of 19 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 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. • 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. Ordinance No. 03-01 February 18,2003 Page 11 of 19 • 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 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. Ordinance No. 03-01 February 18,2003 Page 12 of 19 • 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. 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. slaw Ordinance No.03-01 February 18,2003 Page 13 of 19 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 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. Ordinance No. 03-01 February 18,2003 Page 14 of 19 • 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 (PM10) currently released from the Nursery site. The South Coast Air Basin is currently designated as a non-attainment area for PM10 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. 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 Ordinance No. 03-01 February 18,2003 Page 15 of 19 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, environmental impact reports and precise plans for the identification, control, and abatement of noise. • To coordinate with Federal, State, County and other governmental agencies in dealing with noise abatement. • To provide information to the public regarding the potential impact of various noise sources and methods for abatement. The Specific Plan is designed consistent with the City's noise standards. • The Specific Plan EIR includes an extensive analysis of construction and operational noise impacts, including mitigation measures. COMMUNITY DESIGN ELEMENT GOALS 1. Provide guidelines for design treatments of public and private buildings which are aesthetic yet economically practical. 2. Promote community identity through the upgrading of existing landscaping,redesign of existing buildings and design treatments for new buildings,which are in keeping with community character. 3. Enhance the economic stability of the community's commercial and industrial businesses and encourage the attraction of new enterprises. Supporting Objectives • To foster community identity and pride through design treatment. • To protect and enhance economic value of properties and encourage commercial business growth. Ordinance No. 03-01 February 18,2003 Page 16 of 19 • 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 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. Ordinance No. 03-01 February 18,2003 Page 17 of 19 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. • 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. Ordinance No. 03-01 February 18,2003 Page 18 of 19 • 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 • 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. Ordinance No. 03-01 February 18,2003 Page 19 of 19 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 2. 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. SECTION 3.` An ER was prepared by the City pursuant to CEQA and its related Guidelines Section 15168 to analyze potential adverse environmental impacts of the Project implementation. Significant adverse environmental impacts with regard to air quality, aesthetics, noise, cultural resources, and utilities and service systems were found. A Statement of Overriding Considerations has been adopted under a separate resolution. SECTION 4. 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 18th a.y of February , 2003. III AL...,, # stina Cruz-Madrid,MAYOR ,2_________ ATTEST. CITY CLERK I HEREBY CERTIFY that the forgoing Ordinance No. 03-01 was subject to a first reading at a regular meeting of the City Council of the City of Azusa on the 3rd day of February , 2003. That thereafter, said Ordinance was duly adopted and passed at a regular meeting of the City Council on the 18th day of February , 2003, by the following vote, to wit: AYES: COUNCILMEMBERS: Hardison, Stanford, Rocha, Chagnon. NOES: COUNCILMEMBERS: Madrid ABSENT: COUNCILMEMBERS: None ABSTAIN: COUNCILMEMBERS: None ' e/_-A_/ / ' 01 .( -- -------- City Clerk APPROVED AS TO FORM 46)4(4 , (‘' i / City Attorney