HomeMy WebLinkAboutB- 8 Ordiance Approving and Adopting Monrovia Nursery Specific Plan Ordinance No.
August 5, 2002_
Page I of 31
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
AZUSA APPROVING AND ADOPTING THE MONROVIA
NURSERY SPECIFIC PLAN FOR PROPERTIES DESIGNATED
ASSESSOR PARCELS NO. 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-tZ9, 8625-004-130, 8625-
005-014,
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, local governments are authorized by Government Code section 65450
et seq., to prepare specific plans for the systematic implementation of the general plan.
WHEREAS, the Monrovia Nursery Specific Plan ("Specific Plan") (Exhibit C) has
been initiated and prepared to facilitate a master plan for the development of a
residential and commercial development.
WHEREAS, the Specific Plan implements the policies of the General Plan 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. The proposed boundaries of the Specific Plan are shown on Exhibit
C, page 6.
WHEREAS, the 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 Specific Plan was referred to all affected public agencies pursuant to sections
65453 and 65352 of the Government Code.
WHEREAS, the City Council of the City of Azusa, has given notice thereof as
required by law, held a public hearing on the application for approval of Monrovia
Nursery Specific Plan for properties designated as Assessors Parcel Number Within the
City - 8608-003-001 , 8608-003-002, 8608-003-005, 8608-003-006, 8625-004-007,
i
Ok. rdin ce Mona
2002
Page 2 of 31
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, located at 18331 E. Foothill Blvd.
WHEREAS, required notice was mailed as set forth in affidavits on file at the
Community Development Department not less than ten days prior to the date of the
hearing in compliance with City Code Section 88-125, 88-130, 88-135, and 88-140,
and Government Code section 65090 and 95091 .
WHEREAS, the City prepared the Environmental Impact Report (EIR) in
accordance with CEQA, the State CEQA Guidelines, and the City's CEQA implementing
procedures, and that the Planning Commission has reviewed and considered the EIR
and the comments received thereon.
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.
WHEREAS, the Planning Commission held a duly noticed public hearing on
December I 1 and 18, 2002 and a public meeting January 8, 2003, on the Project
Approvals, and duly considered all information presented to it.
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.
THE CITY COUNCIL OF THE CITY OF AZUSA DOES HEREBY RESOLVE 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-
SECTION 2: That in accordance with Section 88-285 of the Azusa Municipal
Code, the City Council hereby approves and adopts said Specific Plan based on the
following findings:
A. That the proposed Specific Plan is in the public interest, and that there will be a
Ordinance No.
August 5, 2002_
Page 3 of 31
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
increased spending power. The proposed project would add 1 ,575 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
Ordinance No._
August 5, 2002
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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.
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
Ordinance No.
August 5. 2002_
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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 #1 - 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-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 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.
Ordinance No._
August 5, 2002
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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,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.
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.
Ordinance No._
August 5, 2002
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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
• 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
Ordinance No._
August 5, 2002
Page 8 of 31
that offers views, community gathering opportunities, and
spectacular landscape. In total 28.9 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
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
Ordinance No.
August 5, 2002
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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, Tenth Street, Ninth Street, Palm
Drive, Citrus Avenue, and a possible future General Plan roadway
at Cerritos 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 28.9 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.
Ordinance No._
August 5, 2002
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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.
RESIDENTIAL LAND USE GOALS
I. 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.
Ordinance No._
August 5, 2002
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• 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 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.
Ordinance No._
August 5, 2002
Page 12 of 31
• 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 28.9 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
Ordinance No.
August 5, 2002
Page 13 of 31
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
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.
Ordinance No._
August 5, 2002
Page 14 of 31
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 City by connecting the Great Park with the arroyo nature park
to the wild(Irness 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 28.9 acres of public parks will be
Ordinance No.
August 5, 2002
Page 15 of 31
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
Ordinance No._
August 5, 2002
Page 16 of 31
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,
Tenth Street, Ninth Street, Palm Drive, Citrus Avenue, and a
connection to a future General Plan roadway at Cerritos 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
Ordinance No.
August 5, 2002_
Page 17 of 31
traffic to create pedestrian friendly roadways.
CIRCULATION ELEMENT GOALS
I . 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,
Tenth Street, Ninth Street, Palm Drive, Citrus Avenue, and a
connection to a future General Plan roadway at Cerritos 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
Ordinance No._
August 5, 2002
Page 18 of 31
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 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
Ordinance No.
August 5, 2002_
Page 19 of 31
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.
HOUSING ELEMENT GOALS
I . 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
Ordinance No._
August 5, 2002
Page 20 of 31
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
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August 5, 2002
Page 21 of 31
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 recornpacted 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
I . 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
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August 5, 2002
Page 22 of 31
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,,) currently released
from the Nursery site. The South Coast Air Basin is currently
designated as a non-attainment area for PM,(, because of
noncompliance with the State and Federal Clean Air Acts.
Therefore, development of the Monrovia Nursery property will
improve air quality. The Specific Plan EIR contains an extensive air
quality analysis.
Ordinance No._
August 5, 2002
Page 23 of 31
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
Ordinance No._
August 5, 2002
Page 24 of 31
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 28.9 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 31 .0 acres of park and recreation
facilities, substantially 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.
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August 5, 2002
Page 25 of 31
• 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
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
Ordinance No._
August 5, 2002
Page 26 of 31
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.
Ordinance No.
August 5, 2002_
Page 27 of 31
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 Environment
Ordinance No._
August 5, 2002
Page 28 of 31
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.
COMMUNITY INVOLVEMENT GOAL
To encourage opportunities for community involvement and
participation.
Ordinance No.
August 5, 2002
Page 29 of 31
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
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August 5, 2002
Page 30 of 31
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.
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 Pian (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 City Council hereby adopts and approves the Monrovia Nursery
Specific Plan as shown on the attached Exhibit C for the properties designated as
Assessors Parcel Number 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,
located at 18331 E. Foothill Blvd.
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 I11, Chapter 88 of
the Azusa Municipal Code.
ADOPTED AND APPROVED this 21 st day of January, 2003.
Ordinance No._
August 5, 2002
Page 31 of 31
ADOPTED AND APPROVED this day of 1003.
Mayor
ATTEST:
City Clerk
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF AZUSA )
I HEREBY CERTIFY that the forgoing Ordinance No. _was subject to a first reading
at a regular meeting of the City Council of the City of Azusa on the day of
2002. That thereafter, said Ordinance was duly adopted and passed
at a regular meeting of the City Council on the day of 2002, by
the following vote, to wit:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
City Clerk
APPROVED AS TO FORM:
City Attorney
Attachment:
Exhibit C Monrovia Nursery Specific Plan, 12/10/02 Draft with edits