HomeMy WebLinkAboutC- 4 Ordinance Monrovia Nursery Specific PlanOrdinance No.___
August 5, 2002
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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, 8625-004-129, 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, 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-
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August 5, 2002
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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 11
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
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
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August 5, 2002
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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 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
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with surrounding neighborhoods and uses, including the Dhammakaya
Retreat Center
The Specific Plan celebrates the natural and community environment.
The foothills are preserved and the existing biological resources are
protected. The development plan does not extend beyond existing
Nursery operations, ensuring protection of the foothills by preserving
170 acres of natural open space.
The land plan provides a drainage arroyo in the general location of the
historic canyon that drained the foothills. The arroyo will convey storm
flows, contain natural riparian habitat, provide bio-filtration to treat
urban pollutants, and include a trail system connecting to the Garcia
Trail.
The land plan maximizes the number of connections to the City.
Furthermore, the realignment of Sierra Madre Avenue includes a linear
park and trail connecting to the City and the arroyo trail.
The romantic bent grid design of the Park Neighborhood minimizes
landform alteration by incorporating the existing topography into the
land plan. Furthermore, the bent grid causes roof and front elevation
movement minimizing the view of one continuous row of homes.
Historic resources, such as the Covina Canal and the Vosburg House,
are being preserved to the extent feasible. While the potable water in
the Covina Canal will be placed in an underground pipe, the open
channel canal structure will remain and possibly carry storm runoff.
The Vosburg House will remain on site and continue to function as
Monrovia Nursery’s headquarters. The Specific Plan EIR includes an
assessment and mitigation measures for the cultural resources on-site.
The Specific Plan is compatible with surrounding land uses and creates
new great neighborhoods that benefit the entire community. Existing
land uses are buffered. The Dhammakaya is buffered on the west by
the Vosburg House; on the south by a roadway and landscaped
detention facility; and on the north and east by a landscaped slope. The
homes backing onto the Nursery in the Nob Hill neighborhood are
buffered by a landscaped drainage course. The homes in Glendora that
back onto the Nursery are buffered by a park and landscaped slopes.
The homes that currently take access from Sierra Madre Avenue will be
provided with a new private driveway.
Guiding Principle # 2 – Quality Neighborhoods & Homes
Vision: Maintain Azusa’s family-oriented community identity by offering a
diversity of home ownership opportunities, reflecting traditional
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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. 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
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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.
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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 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.
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August 5, 2002
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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 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
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August 5, 2002
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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. 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.
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August 5, 2002
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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.
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August 5, 2002
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The Specific Plan provides a variety of new housing types, sizes, and prices formed
around public open space and parks.
The Specific Plan identifies a variety of housing products throughout
the community that range in size and price. Furthermore, the
Promenade District has seven different building typologies. This variety
in housing types, sizes, and prices provides homeownership
opportunities for a variety of people in different stages of
homeownership.
The higher density housing types surround the transit station to create
a bustling, walkable transit neighborhood. The transit neighborhood is
located in the southeast portion of the site adjacent to Citrus Avenue.
The topography is more conducive to a pedestrian friendly district and
a commuter rail stop in this location but would not preclude rail stops
in downtown Azusa and downtown Glendora. Furthermore, this
location would promote transit use by Citrus College and Azusa Pacific
University students. The transit neighborhood is linked to the rest of
the Promenade District by a formal linear park that serves as a
gathering spot and pedestrian way.
The Specific Plan includes housing products for the middle to upper
income buyer. In the Promenade District, housing prices are
anticipated to range from the low to high $200,000s. The Village Core
may see housing prices from the mid-$200,000s to over $300,000. In
the Park Neighborhood housing prices are expected to begin in the
low $300,000s and extend well above $500,000.
Parks were used to form and create the land plan instead of being an
afterthought. The Park Neighborhood is designed to provide parks
within line of sight and within a five-minute walk from the residential
neighborhoods.
The Specific Plan provides for a variety of parks. Some parks are
designed with ballfields and turf area for active recreation. Other parks
are more passive in nature designed for viewing and sitting. Along
Sierra Madre Avenue a linear park provides both view opportunities
and trail connections between Azusa, the arroyo trail, and Glendora.
The Promenade includes a linear formal park that offers views,
community gathering opportunities, and spectacular landscape. In
total 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-
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August 5, 2002
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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.
Supporting Objectives
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• 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.
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The Specific Plan was designed to minimize impacts on the City’s community
and utility facilities.
Development of the Monrovia Nursery property will require
substantially less water use than the existing Monrovia Nursery
operations.
Development of the Monrovia Nursery property will require
substantially less electricity use than the existing Monrovia Nursery
operations.
The Specific Plan provides the largest contiguous open space in the
City by connecting the Great Park with the arroyo nature park to the
wilderness park in the mountains.
Parks were used to form and create the land plan instead of being an
afterthought. The Park Neighborhood is designed to provide parks
within the line of sight and within a five-minute walk from the
residential neighborhoods.
The Specific Plan provides for a variety of parks. Some parks are
designed with ballfields and turf area for active recreation. Other parks
are more passive in nature designed for viewing and sitting. Along
Sierra Madre Avenue a linear park provides both view opportunities
and trail connections between Azusa, the arroyo trail, and Glendora.
The Promenade includes a linear formal park that offers views,
community gathering opportunities, and spectacular landscape. In
total 28.9 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.
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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, 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
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August 5, 2002
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traffic and change the character of the street. Roundabouts are
designed at the east and west ends of Sierra Madre Avenue to indicate
that a change in roadway character is about to occur.
Along Sierra Madre Avenue is a linear park with a multi-purpose trail
that connects Azusa to the arroyo trail and the City of Glendora.
The Specific Plan does not provide a connection of Citrus Avenue
between Sierra Madre Avenue and Foothill Boulevard in order to avoid
creating a new arterial roadway through the middle of the
development.
The Park Neighborhood relies on a romantic bent grid roadway
pattern, which creates a series of interconnected streets allowing
traffic to disperse into a variety of directions.
The Specific Plan includes a transit station to accommodate future
commuter rail traffic on the extension of the Gold Line from Pasadena
to Claremont.
The Specific Plan encourages alternative forms of transportation by
the Sierra Madre trail, arroyo trail, Promenade linear park, parkway
separated sidewalks, and a street network that disperses traffic to
create pedestrian friendly roadways.
CIRCULATION ELEMENT GOALS
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
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August 5, 2002
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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 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.
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August 5, 2002
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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.
The proposed recreation facility and Village Core housing will front
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August 5, 2002
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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.
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The Specific Plan includes housing products for the middle to upper
income buyer. In the Promenade District, housing prices are
anticipated to range from the low to high $200,000s. The Village Core
may see housing prices from the mid-$200,000s to over $300,000. In
the Park Neighborhood housing prices are expected to begin in the
low $300,000s and extend well above $500,000.
The proposed housing products are for-sale residences. The only
opportunity for rental housing is in the transit neighborhood where
mixed-use development could have apartments over retail or office
uses.
SEISMIC SAFETY/PUBLIC SAFETY ELEMENTGOALS
1. Prevention of serious injury and loss of life.
2. Prevention of serious structural damage to critical facilities and
structures where large numbers of people are apt to congregate at
one time.
3. Insure the continuity of vital services and functions.
4. Education of the Community.
Supporting Objectives
• To reduce loss of life, injuries, and damage to property caused by
seismic events and seismic-related conditions.
• To reduce loss of life, injuries, and damage to property, and loss of
natural resources caused by wildland and urban fires.
• To protect life and property in the event of a natural disaster.
• To prevent injury or loss of life and damage to property due [to] flood
hazards.
The Specific Plan used extensive geotechnical investigations to determine the
appropriate locations for development that minimize risks to life and
property.
A setback zone for the Sierra Madre Fault was identified and no houses
are located within the setback zone.
Sierra Madre Avenue was aligned along an unnamed fault to provide
appropriate setbacks for housing.
A setback zone for a second unnamed fault on the west side of the
property north of Tenth Street prohibits the construction of habitable
structures.
Geologists and geotechnical engineers conducted a liquefaction hazard
analysis and determined that dirt in the lower portion of the property
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August 5, 2002
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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.
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.
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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
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grading, limitation on the intensity and density of land use, and
prohibitions against any development projects except those which are
designed for mountainous or irregular topography.
The Specific Plan designates over 60 percent of the Nursery property for open space,
park, cultural, and recreation amenities.
Parks were used to form and create the land plan instead of being an
afterthought. The Park Neighborhood is designed to provide parks
within the line of sight and within a five-minute walk from the
residential neighborhoods.
Development of the Nursery property does not extend beyond existing
nursery operations allowing for 170-acres of natural open space to be
preserved in perpetuity in the foothills.
The Specific Plan provides for a variety of parks. Some parks are
designed with ballfields and turf area for active recreation. Other parks
are more passive in nature designed for viewing and sitting. Along
Sierra Madre Avenue a linear park provides both view opportunities
and trail connections between Azusa, the arroyo trail, and Glendora.
The Promenade includes a linear formal park that offers views,
community gathering opportunities, and spectacular landscapes. In
total 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.
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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.
• 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,
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August 5, 2002
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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
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August 5, 2002
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encourages simple plan forms and elevations that reduce costs while
providing authentic architectural form and massing.
The Specific Plan includes a landscape vision that celebrates the
heritage of the Nursery. Incorporating botanical garden themes and
historic references to Nursery plantings, the landscaping will be
distinct and spectacular.
HISTORIC PRESERVATION ELEMENT
HEALTH AND WELFARE GOAL
To provide for and maintain a safe, attractive and desirable living environment
and to insure optimum health and well-being for all residents of Azusa.
Supporting Objective
• The aforementioned is the overall prime goal which establishes the
justification for a Historic Preservation Element and all of the following
objectives should be viewed as implementing this goal.
PRESERVATION GOAL
To preserve valuable natural and man-made resources that have scientific,
educational, economic and cultural value.
Supporting Objectives
• Evaluate buildings to determine if they can be restored and brought
up to Fire, Health, and Building Code standards.
• Develop zoning bonus and development incentives which will serve
preservation.
• Develop an owner awareness program to inform property owners of
tax programs and other preservation techniques.
• Utilize Community Development Block Grants (CDBG) for low interest
loans for preservation.
• 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
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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.
• 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
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August 5, 2002
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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
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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.
C. That the proposed Specific Plan will not conflict with the provisions of the zoning
ordinance, subdivision regulations, or any applicable specific plan.
The proposal meets all of the applicable provisions of the Zoning Code for the proposed
Specific Plan (SP) zoning designation. In addition, all applicable City divisions and
departments have reviewed the proposal and issued conditions for approval.
D. That the proposed Specific Plan will not adversely affect surrounding properties.
An Environmental Impact Report with mitigation measures has been prepared. The
mitigation measures serve to prevent adverse impacts on the future homes to be
constructed on the site, surrounding sensitive land uses, and service systems. An impact
to surrounding properties, which cannot be mitigated to a less-than-significant level, is
the overall change in visual character of the site from agri-business to predominately
residential. However, a Statement of Overriding Considerations has been adopted under
a separate resolution.
SECTION 3. The 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 III, Chapter 88 of the Azusa
Municipal Code.
Ordinance No.___
August 5, 2002
Page 30 of 30
ADOPTED AND APPROVED this 21st day of January, 2003.
______________________________
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