HomeMy WebLinkAboutC- 4 Resolution Amendment to the Azusa General Land Use Zone ChangeRESOLUTION NO.______
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AZUSA APPROVING
AN AMENDMENT TO THE AZUSA GENERAL PLAN LAND USE ELEMENT
FROM CONSERVATION (C) AND RURAL (R)
TO SPECIFIC PLAN (SP)
IN CONNECTION WITH ZONE CHANGE NO. Z 2002-03
WHEREAS, the Planning Commission held a duly noticed public hearing on December
11 and 18, 2002, and a public meeting January 8, 2003, and after receiving testimony, the
Planning Commission closed the public hearing and deliberated regarding the Final
Environmental Impact Report and the Project Approvals, and duly considered all information
presented to it; and
WHEREAS, the Planning Commission voted unanimously to adopt Resolution No. 2003-
01 recommending that the City Council certify the Final Environmental Impact Report and
further recommending that the City Council approve this General Plan Amendment from
Conservation (C) and Rural (R) to Specific Plan (SP) for eight (8) parcels of land within the City
and nineteen (19) parcels of land within the Sphere of Influence known as the Monrovia Nursery;
and
WHEREAS, the Planning Commission’s proceedings for a general plan amendment
complied with Azusa Municipal Code sections 88-275, 88-280; and
WHEREAS, the City Council of the City of Azusa held a duly noticed public hearing on
January 21, 2003, concerning this general plan amendment, and fully and carefully considered all
oral and written testimony offered therein prior to acting on this resolution;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY AZUSA HEREBY
RESOLVES AS FOLLOWS:
SECTION 1: The land use designation contained within the Land Use Element of the
Azusa General Plan is hereby changed from Conservation (C) and Rural (R) to Specific Plan
(SP) for eight (8) parcels of land within the City and nineteen (19) parcels of land within the
Sphere of Influence known as the Monrovia Nursery (APN: Within the City - 8608-003-001,
8608-003-002, 8608-003-005, 8608-003-006, 8625-004-007, 8625-004-012, 8625-029-006,
8684-022-012; Within the City’s sphere of Influence – 8608-003-003, 8625-001-001, 8625-002-
002, 8625-004-129, 8625-004-130, 8625-005-014, 8625-005-018, 8625-005-019, 8625-008-001,
8625-008-005, 8625-009-011, 8625-009-012, 8625-010-008, 8625-029-005, 8684-024-033,
8684-024-039, 8684-024-041, 8684-024-042, 8684-024-043).
SECTION 2: That in accordance with Section 88-585 of the Azusa Municipal Code, it is
found that the General Plan Amendment would not unreasonably interfere with the use or
enjoyment of property in the vicinity, and would not adversely affect the public peace, health,
safety or general welfare, and provided the conditions of approval are adhered to, the City
Council finds that:
A. That the proposed amendment is in the public interest, and that there will be a
community benefit resulting from the amendment:
According to the City’s 2001 Housing Element, among the eight San Gabriel
Valley Foothill communities, Azusa has long supplied a disproportionate amount
of the affordable housing. As a result as of that writing, Azusa has the lowest rate
of home ownership and lowest median housing sales price ($150,000). These
factors have contributed to a decline in retail economic activity as surrounding
cities aggressively pursued sales tax revenue drawn by their stronger buying
power. As a result, many older neighborhoods in Azusa went into decline, with
property values and reinvestment falling and crime and rental turn-over
increasing. Furthermore, Azusa’s Economic Development Strategic Plan
identifies a need for high value housing which will in turn attract more business to
Azusa due to 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
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 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 encourages simple plan
forms and elevations that reduce costs while providing authentic
architectural form and massing.
The Specific Plan identifies a variety of housing products that range in size
and price. Furthermore, the Promenade District has seven different
building typologies. This variety in housing types, sizes, and prices
provides homeownership opportunities for a variety of people in different
stages of homeownership.
The Specific Plan includes housing products for the middle to upper
income buyer. In the Promenade District, housing prices are anticipated to
range from the low to high $200,000s. The Village Core may see housing
prices from the mid-$200,000s to over $300,000. In the Park
Neighborhood housing prices are expected to begin in the low $300,000s
and extend well above $500,000.
Guiding Principle # 3 – Mobility & Mix of Uses
Vision: Create a walkable business campus adjacent to a future Gold Line light
rail stop, blended and connected with adjacent residential neighborhoods and the
emerging University District to the south:
• Campus-style office space suitable for high-tech, corporate or institutional
users
• A shared neighborhood core with small-scale retail/service businesses for
transit riders, business park employees and surrounding residents
• Compatible townhomes and apartments
The Promenade District creates a mixed-use neighborhood that promotes transit,
commerce, and high-quality residential development.
The Specific Plan incorporates space near Citrus Avenue for a future light
rail transit station.
A transit plaza is planned adjacent to the light rail station as a formal park
and inviting gathering place surrounded by transit-oriented retail.
Mixed use, live/work, and three-story residential are the land uses planned
around the transit center to create the community of persons who will
embody the vision of a transit-oriented district.
The transit plaza anchors the Promenade, which is a great walking street
that connects the plaza to the residences of the Promenade District.
The residences in the Promenade District are planned as for-sale housing.
The only rental would occur in the area surrounding the transit square as a
mixed-use development, with apartments above retail or office uses.
Guiding Principle # 4 – Green Spaces & Public Uses
Vision: Build on the green and open character of the natural setting and history by
incorporating passive green space and active recreational facilities. Incorporate
abundant public and neighborhood-serving facilities such as schools, child-care,
and gathering places:
• A system of neighborhood parks to serve local residents and larger parks
as a resource for the entire community
• 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.
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 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.
RESIDENTIAL LAND USE GOALS
1. Encourage the maintenance and conservation of existing single-family
homes and the preservation of existing low-density neighborhoods
throughout the community.
2. Provide for a well-balanced variety of housing arrangements, opportunities
and densities, each appropriately located with references to topography,
traffic and circulation, community facilities, and aesthetic consideration.
3. Ensure the development of school, park, and other necessary public
facilities well related to residential neighborhoods.
4. Encourage only additional residential development that is necessary to
replace older deteriorated housing stock and to provide for the natural
increase in population, but not to encourage higher densities that will
stimulate population growth.
5. Encourage the assemblage of small lots into larger parcels to maximize
land use efficiency in areas permitting higher densities.
Supporting Objectives
• To encourage programs or citizens’ efforts that are directed toward
neighborhood or community beautification and improvement.
• To encourage a full range of public improvements and services to all
residential neighborhoods.
• To encourage a continuing program of community preservation and
rehabilitation.
• To provide for a distribution of population through the use of a variety of
densities and housing types throughout the City in order to avoid
undesirable and inefficient concentrations of the population in any one
location of the community.
• To encourage the development of residences for all economic segments of
the City and to also encourage the ownership of these units in order to
increase neighborhood stability.
• To ensure that all residential development proposals include an adequate
and detailed analysis of the impact on the entire community and of the
community’s ability to sustain it, in terms of provision of such factors as
adequate access, off-street parking, reasonable demands on utilities and
public facilities, and others that might affect residential or community
quality.
• To ensure that all new development is compatible with the Circulation
Element and existing street system and that the system will adequately
handle the expected traffic increase.
The Specific Plan provides a variety of new housing types, sizes, and prices
formed around public open space and parks.
The Specific Plan identifies a variety of housing products throughout the
community that range in size and price. Furthermore, the Promenade
District has seven different building typologies. This variety in housing
types, sizes, and prices provides homeownership opportunities for a
variety of people in different stages of homeownership.
The higher density housing types surround the transit station to create a
bustling, walkable transit neighborhood. The transit neighborhood is
located in the southeast portion of the site adjacent to Citrus Avenue. The
topography is more conducive to a pedestrian friendly district and a
commuter rail stop in this location but would not preclude rail stops in
downtown Azusa and downtown Glendora. Furthermore, this location
would promote transit use by Citrus College and Azusa Pacific University
students. The transit neighborhood is linked to the rest of the Promenade
District by a formal linear park that serves as a gathering spot and
pedestrian way.
The Specific Plan includes housing products for the middle to upper
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-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
• To encourage the clustering of businesses, landscaping, development of
small commercial centers with shared parking, and other development
techniques that will improve the visual appearance and efficiency of
existing ‘”strip” commercial development along arterial streets.
• To achieve strong investment and consumer support for the commercial
sector of the community.
• To preserve the integrity of commercial areas by prohibiting the mixture of
incompatible noncommercial uses within these areas.
• To ensure adequate parking, attractive landscape and architectural design,
and good access to the commercial area from its service area.
• To undertake a study of the central downtown business district followed
by effective revitalization efforts.
The Specific Plan proposes minimal commercial opportunities to serve the new
development without competing with established commercial centers in the City.
A modest amount (30,000 to 50,000 square feet) of transit oriented
commercial uses are permitted in the transit village.
Live/work is a building typology permitted in most of the Promenade
District, allowing the owner of the residence to also have an office on the
first floor, but the design functions equally as well as pure residential.
COMMUNITY FACILITY LAND USE GOALS
1. Provide for a land use configuration in Azusa that provides adequate,
easily accessible and appropriate community facilities and utilities while
minimizing taxes and operations to within reasonable levels.
Supporting Objectives
• To provide for a community-wide balance of community facilities that will
not create excessive demands on facilities and utilities, especially in areas
of development concentration.
• To encourage the use of alternative energy sources, such as solar energy,
and energy-related environmental criteria in the design, construction and
lot orientation of new or proposed buildings.
• To explore the feasibility and potential for the multiple-use of existing
public or quasi-public rights-of-way for recreational purposes.
• To provide for adequate park and recreation facilities to meet the demands
of present and future Azusa citizens.
The Specific Plan was designed to minimize impacts on the City’s community and
utility facilities.
Development of the Monrovia Nursery property will require substantially
less water use than the existing Monrovia Nursery operations.
Development of the Monrovia Nursery property will require substantially
less electricity use than the existing Monrovia Nursery operations.
The Specific Plan provides the largest contiguous open space in the City
by connecting the Great Park with the arroyo nature park to the wilderness
park in the mountains.
Parks were used to form and create the land plan instead of being an
afterthought. The Park Neighborhood is designed to provide parks within
the line of sight and within a five-minute walk from the residential
neighborhoods.
The Specific Plan provides for a variety of parks. Some parks are
designed with ballfields and turf area for active recreation. Other parks are
more passive in nature designed for viewing and sitting. Along Sierra
Madre Avenue a linear park provides both view opportunities and trail
connections between Azusa, the arroyo trail, and Glendora. The
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.
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 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 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.
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 onto
the south side of Sierra Madre Avenue creating a point of arrival at an
activity center.
A bridge on Sierra Madre Avenue will cross the arroyo and arroyo trail.
The narrow cross-section of Sierra Madre Avenue is designed to slow
traffic but maintain roadway capacity to accommodate commuter traffic.
HOUSING ELEMENT GOALS
1. Conserve and improve the condition of the existing affordable housing
stock.
2. Assist in the development of adequate housing to meet the needs of low-
and moderate-income households.
3. Identify adequate housing sites which will be made available through
appropriate zoning and development standards and with public services
and facilities needed to facilitate and encourage the development of a
variety of types of housing for all income groups.
4. Address and, where appropriate and legally possible, remove
governmental constraints to the maintenance, improvement, and
development of housing.
5. Promote housing opportunities for all persons regardless of race, religion,
sex, marital status, ancestry, national origin or color.
Quantative Objectives
• To conserve affordable housing available through the existing rental
housing supply and mobile home dwellings (N=389).
• To achieve the rehabilitation of 100 housing units during the time frame of
mid-1984 through mid-1989.
• To meet the rental housing assistance in existing housing units of 150
lower income households during the next five years.
• To meet the owner housing assistance needs of first time buyers of
moderate income in 100 newly constructed housing units.
• To achieve the production of 80 new rental housing units within the
financial means of low- and moderate-income households.
The Specific Plan creates new housing opportunities for a variety of people at
different homeownership stages in their life.
The Specific Plan identifies a variety of housing products that range in size
and price. Furthermore, the Promenade District has seven different
building typologies. This variety in housing types, sizes, and prices
provides homeownership opportunities for a variety of people in different
stages of homeownership.
The Specific Plan includes housing products for the middle to upper
income buyer. In the Promenade District, housing prices are anticipated to
range from the low to high $200,000s. The Village Core may see housing
prices from the mid-$200,000s to over $300,000. In the Park
Neighborhood housing prices are expected to begin in the low $300,000s
and extend well above $500,000.
The proposed housing products are for-sale residences. The only
opportunity for rental housing is in the transit neighborhood where mixed-
use development could have apartments over retail or office uses.
SEISMIC SAFETY/PUBLIC SAFETY ELEMENTGOALS
1. Prevention of serious injury and loss of life.
2. Prevention of serious structural damage to critical facilities and structures
where large numbers of people are apt to congregate at one time.
3. Insure the continuity of vital services and functions.
4. Education of the Community.
Supporting Objectives
• To reduce loss of life, injuries, and damage to property caused by seismic
events and seismic-related conditions.
• To reduce loss of life, injuries, and damage to property, and loss of natural
resources caused by wildland and urban fires.
• To protect life and property in the event of a natural disaster.
• To prevent injury or loss of life and damage to property due [to] flood
hazards.
The Specific Plan used extensive geotechnical investigations to determine the
appropriate locations for development that minimize risks to life and property.
A setback zone for the Sierra Madre Fault was identified and no houses
are located within the setback zone.
Sierra Madre Avenue was aligned along an unnamed fault to provide
appropriate setbacks for housing.
A setback zone for a second unnamed fault on the west side of the
property north of Tenth Street prohibits the construction of habitable
structures.
Geologists and geotechnical engineers conducted a liquefaction hazard
analysis and determined that dirt in the lower portion of the property must
be removed approximately 20 to 25 feet deep and recompacted to
minimize potential liquefaction hazards.
The Specific Plan EIR contains an extensive geologic and geotechnical
investigation, with appropriate mitigation measures to minimize risks to
life and property.
CONSERVATION ELEMENT GOALS AND OBJECTIVES
1. To protect, conserve, and manage the natural and scenic resources of the
Azusa Planning Area.
2. To ensure an adequate supply of high quality water for local and regional
needs by preventing the accelerated water loss due to high runoff and loss
of groundwater recharge areas, and pollution, while protecting life and
property with appropriate flood protection measures.
3. Conserve soils as a water-regulating medium as well as for the production
of natural or other hillside vegetation.
4. To promote the retention of native or other vegetation wherever feasible
for maximum water yield, air, and water quality, and flood hazard
reduction.
5. To preserve adequate expanses of all major habitat types so as to maintain
ecosystems in a natural balance for recreation, scientific, economic,
educational and scenic purposes.
6. To secure a safe, healthful, and wholesome environment through careful
planning for the preservation and utilization of natural resources and
natural resource lands.
The Specific Plan promotes conservation of natural resources.
Development of the Nursery property does not extend beyond existing
nursery operations allowing for 170-acres of natural open space to be
preserved in perpetuity.
The arroyo provides a spiritual, visual, and physical connection through
the new community to the mountains. The arroyo is a natural corridor
located on top of a historic drainage canyon. The arroyo will function has a
natural park with riparian habitat and a trail system connecting to the
Garcia Trail. The trail will pass underneath Sierra Madre Avenue.
The arroyo provides a series of water quality basins planted with riparian
habitat designed to foster groundwater recharge and biofiltration to remove
urban pollutants from the storm runoff.
Development of the Monrovia Nursery property will require substantially
less water use than the existing Monrovia Nursery operations.
Development of the Monrovia Nursery property will require substantially
less electricity use than the existing Monrovia Nursery operations.
Development of the Monrovia Nursery property will reduce the amount of
Particulate Matter 10 microns (PM10) currently released from the Nursery
site. The South Coast Air Basin is currently designated as a non-attainment
area for PM10 because of noncompliance with the State and Federal Clean
Air Acts. Therefore, development of the Monrovia Nursery property will
improve air quality. The Specific Plan EIR contains an extensive air
quality analysis.
The Specific Plan includes a series of detention basins to minimize
impacts from flooding. The EIR includes an extensive hydrology analysis
that documents how the proposed development reduces the risk of
flooding to surrounding properties.
OPEN SPACE ELEMENT GOALS
1. To secure a safe, healthful, and wholesome environment through careful
planning and preservation of open space resources.
2. To maintain the continued existence of valuable amenities which provide
beauty, identity, and form to the community and to neighborhoods within
the community.
3. To preserve or conserve valuable natural and cultural resources that have
scientific, educational, economic and cultural value.
4. To contribute to the attainment of the State Legislature’s open space
planning goals and objectives and fulfill the responsibility that Azusa has
to the geographic region it is located.
Supporting Objectives
• To protect examples of wildlife habitat by acquisition of as much open
space land as economically possible and by prohibiting its development
with incompatible uses.
• To preserve the hillside topography and natural vegetation through land
use regulations, which encourage the retention of the natural topography
and control the degree of ground coverage by structures both on the
hillside and in the arroyos and canyon bottom.
• To promote the study, adoption and review of regulations designed to
assure appropriate and safe development in hazardous development areas.
These regulations should include control of elimination of mass grading,
limitation on the intensity and density of land use, and prohibitions against
any development projects except those which are designed for
mountainous or irregular topography.
The Specific Plan designates over 60 percent of the Nursery property for open
space, park, cultural, and recreation amenities.
Parks were used to form and create the land plan instead of being an
afterthought. The Park Neighborhood is designed to provide parks within
the line of sight and within a five-minute walk from the residential
neighborhoods.
Development of the Nursery property does not extend beyond existing
nursery operations allowing for 170-acres of natural open space to be
preserved in perpetuity in the foothills.
The Specific Plan provides for a variety of parks. Some parks are designed
with ballfields and turf area for active recreation. Other parks are more
passive in nature designed for viewing and sitting. Along Sierra Madre
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.
• 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, and that
trees and shrubs are not indiscriminately destroyed.
• To ensure that the design and exterior architecture of proposed structures
will not be so at variance with either the design or exterior architecture of
the structure already constructed or being constructed in the immediate
neighborhood as to cause a substantial depreciation of property values in
the neighborhood.
• To ensure that open spaces, parking areas, and landscaping are designed to
enhance the visual and physical use of the property and to screen
deleterious uses.
• To develop design criteria for all commercial and industrial development,
as well as residential projects of nine or more dwelling units.
The Specific Plan includes community design criteria and architectural standards
that celebrate Azusa’s heritage and promote lasting value.
The Specific Plan has three neighborhoods based on planning principles
that have held value over time. The world-renown landscape architect and
planner, Frederick Law Olmstead, pioneered these principles. The Park
Neighborhood is based on a romantic bent grid network formed around
parks. The Village Core Neighborhood is designed as an activity center
focused around the arroyo and private recreation facility. The Promenade
District is patterned after the great walking streets of the world. Examples
of local communities that were planned around these principles include
Palos Verdes Estates, Beverly Hills, and the Vista Bonita neighborhood of
Azusa.
In the Park Neighborhood, Village Core, and Promenade District all streets
have parkway separated sidewalks and street trees, and a majority of the
streets open onto parks. These amenities are shared by everyone in the
community.
Architecture in all the neighborhoods de-emphasizes the garage. The
living portion of the homes are pulled forward toward the street with
outdoor living space such as porches, stoops, and balconies. This
architectural design encourages neighborhood interaction, a pedestrian
lifestyle, and promotes safety by allowing for “eyes on the street.”
The architecture in all three neighborhoods is based on heritage
architecture from the San Gabriel Valley. Examples include Spanish
Colonial, Craftsman, European Cottage, American Traditional, Monterey,
and American Farmhouse. The Specific Plan identifies elements for each
style that make the style accurate and recognizable. The Specific Plan
promotes the “Simple House” concept, which encourages simple plan
forms and elevations that reduce costs while providing authentic
architectural form and massing.
The Specific Plan includes a landscape vision that celebrates the heritage
of the Nursery. Incorporating botanical garden themes and historic
references to Nursery plantings, the landscaping will be distinct and
spectacular.
HISTORIC PRESERVATION ELEMENT
HEALTH AND WELFARE GOAL
To provide for and maintain a safe, attractive and desirable living environment
and to insure optimum health and well-being for all residents of Azusa.
Supporting Objective
• The aforementioned is the overall prime goal which establishes the
justification for a Historic Preservation Element and all of the following
objectives should be viewed as implementing this goal.
PRESERVATION GOAL
To preserve valuable natural and man-made resources that have scientific,
educational, economic and cultural value.
Supporting Objectives
• Evaluate buildings to determine if they can be restored and brought up to
Fire, Health, and Building Code standards.
• Develop zoning bonus and development incentives which will serve
preservation.
• Develop an owner awareness program to inform property owners of tax
programs and other preservation techniques.
• Utilize Community Development Block Grants (CDBG) for low interest
loans for preservation.
• Pursue inclusion of sites on the National and State Registries of Historic
Sites.
• Conduct a community-wide survey to determine appropriate sites for
preservation.
• Develop a priority ranking to identify high, medium and low priority for
preservation activities.
• Evaluate capital improvement programs and public services which can be
directed to historic preservation.
• Pursue innovative techniques for historic site preservation such as
architectural easements, conservation districts and development rights
transfer.
• Pursue federal and state grants-in-aid for site purchase and enhancement.
• Investigate the feasibility of Bond Financing to finance purchase and
enhancement of historical sites.
• Continue to implement provisions in the California Environment Quality
Act (CEQA) requiring investigation and evaluation prior to development
of all archaeological, paleontological, cultural and historical features.
• Monitor proposed state and federal legislation relating to historic
preservation; officially support same when appropriate.
• Pursue private funding sources and programs as highest priority for site
preservation.
• Coordination with, and utilization of, the Community Redevelopment
Agency as a vehicle for preservation activity.
RESTORATION AND ENHANCEMENT GOAL
To restore and enhance historical, cultural and other man-made features.
Supporting Objectives
• Evaluate buildings to determine if they can be restored and brought up to
Fire, Health and Building Code Standards.
• Utilize CDBG for low interest loans for restoration.
• Evaluate Building, Fire and Health Codes to determine where they can be
relaxed as an incentive to historic site restoration.
• Evaluate capital improvement programs and public services which can be
directed to historic site restoration and enhancement.
• Pursue federal and state grants-in-aid for site purchase and enhancement.
• Investigate the feasibility of Bond Financing for purchase and
enhancement of historical sites.
• Continue to implement CEQA to identify historical sites and mitigation
measures for preservation and enhancement.
• Pursue private funding sources and programs as highest priority for site
restoration and enhancement.
COMMUNITY IDENTITY GOAL
To promote community identification and visual quality.
Supporting Objectives
• Identify and preserve sites which are significant in the past development
and economy of the community and which foster the public’s awareness of
the cultural make-up of the community.
COMMUNITY INVOLVEMENT GOAL
To encourage opportunities for community involvement and participation.
Supporting Objectives
• Develop educational and information programs to make the public aware
of historic sites and preservation activities.
• New development should be related to existing development and
historical/cultural resources in scale, material and character in order to
maintain community, neighborhood and block identity.
EDUCATION GOAL
To encourage the educational and cultural enrichment of the residents of Azusa.
Supporting Objectives
• Develop public awareness programs (literature, work shops, lecture series,
etc.), to make citizens aware of landmarks and preservation programs.
• Utilizing CEQA and the public hearing process, educate and notify the
public of development activities and potential impacts upon historic sites.
PLANNING CONSISTENCY GOAL
To foster consistency between the various general plan elements and the Historic
Preservation Element.
Supporting Objectives
• Evaluate the various general plan elements and zoning for possible
inconsistencies with historic sites and preservation; amend the general
plan where necessary.
The Specific Plan includes measures designed to preserve and celebrate the
Nursery’s heritage and cultural resources to the maximum extent practical.
Historic resources, such as the Covina Canal and the Vosburg House, will
be preserved to the extent feasible. While the potable water in the Covina
Canal will be placed in an underground pipe, the open channel canal
structure will remain and possibly used for storm drain purposes. The
Vosburg House will remain on site and continue to function as Monrovia
Nursery’s headquarters. The Specific Plan EIR includes an assessment and
mitigation measures for the cultural resources on-site.
The Specific Plan is compatible with surrounding land uses and creates new great
neighborhoods that benefit the entire community. Existing land uses are buffered.
The Dhammakaya is buffered on the west by the Vosburg House; on the south by
a roadway and landscaped detention facility, and on the north and east by a
landscaped slope. The homes backing onto the Nursery in the Nob Hill
neighborhood are buffered by a landscaped drainage course. The homes in
Glendora that back onto the Nursery are buffered by a park and landscaped slopes.
The homes that currently take access from Sierra Madre Avenue will be provided
with a new private driveway.
C. That the proposed amendment 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. Further the Specific Plan
contains its own development standards. The amendment will not conflict with
the City’s subdivision regulations. In addition, all applicable City divisions and
departments have reviewed the proposal and issued conditions for approval.
D. The proposed amendment 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: An EIR was prepared by the City pursuant to CEQA and its related
Guidelines section 15168 to analyze potential adverse environmental impacts of the Project
implementation. Significant adverse environmental impacts with regard to air quality, aesthetics,
noise, cultural resources, and utilities and service systems were found. A Statement of Overriding
Considerations has been adopted under a separate resolution.
SECTION 4: The Clerk shall certify to the adoption of this resolution and shall cause the
same to be published in compliance with Chapter 88, Article III, Division 6 of the Azusa
Municipal Code.
PASSED, APPROVED AND ADOPTED this 21th day of January, 2003.
____________________
Cristina Cruz-Madrid, MAYOR
ATTEST:
____________________
Vera Mendoza, CITY CLERK
I HEREBY CERTIFY that the foregoing Resolution No. ____ was duly adopted by the City
Council of the City of Azusa at a regular meeting thereof, held on January 21, 2003, by the following vote
of the Council:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
_________________________
City Clerk
APPROVED AS TO FORM
_________________________
City Attorney