Chapter 21.10 — A. APPENDIX – EXHIBITS
Glendora Zoning Code · 2026-06 edition · ingested 2026-07-06 · Glendora
§ 21.10.A.010. General plan consistency analysis.
A. Introduction . This appendix reviews the goals and policies of the city of Glendora general plan that are the most relevant to the Route 66 Corridor specific plan project area. Goals and policies that are not directly applicable to the Route 66 Corridor specific plan have not been evaluated. The analysis below provides a discussion of consistency with the Glendora general plan and the Route 66 Corridor specific plan.
B. Land Use Element . Goals and policies of the Land Use Element of the Glendora General Plan are provided below: Goal 1: Compatible adjacent land uses throughout the community.
Specific Plan Consistency with General Plan: Article III, planning framework, identifies planning factors that encourage future development that is compatible with the existing community. The specific plan provides a planning framework over the next twenty years that would allow for higher density development with mixed uses to allow for development that is compatible with the surrounding area and which would provide required service development along with helping to meet the city's housing needs. Article VI, land use and development regulations, establishes required setbacks and landscaping guidelines in order to ensure that there is sufficient buffering between adjacent land uses. Section 21.10.340 , nonconforming uses, includes the provisions that nonconforming uses shall not be enlarged upon, expanded or extended and encourages the eventual abatement of all nonconformities.
Goal 2: Rational development and redevelopment of parcels throughout the city.
Specific Plan Consistency with General Plan: The Route 66 Corridor specific plan (specific plan) provides a policy and regulatory bridge between the city of Glendora General Plan and individual, project-level development. The specific plan provides area-specific land use regulations and development guidelines. The specific plan provides a comprehensive set of plans, guidelines and regulatory standards in addition to administrative and implementation programs designed to provide for high-quality development within the land use districts.
Goal 5: A diversified economic base with increased opportunity for desirable employment and consumer activity. Convenient, efficient and attractive commercial and industrial land uses which are concentrated into districts and centers to better serve the community.
Specific Plan Consistency with General Plan: A goal of the specific plan, as defined by guiding principle 1.0 is to, "increase and maintain an increased daytime employment and residential population." In addition, Guiding Principle 3.0 encourages, "embracing flexible and diverse land uses that foster economic development opportunities for the Glendora community and contribute to a growing presence in the regional marketplace." In conformance with these goals, the specific plan includes nine land use zoning subdistricts including: Barranca gateway, Grand Avenue Commercial gateway, town center mixed use, Route 66 service commercial, central Route 66 residential, Lone Hill gateway and Glendora technology, commerce and office. Barranca gateway would include a mix of uses including residential, commercial and retail development with an establishment of uses that capitalize on adjacent market potential. The Grand Avenue Commercial gateway is intended to enhance Grand Avenue's function as a primary commercial/retail district within the city. The Route 66 service commercial district is intended to provide for a variety of smaller-scale commercial, office and light industrial/manufacturing uses. Finally, the Glendora technology, commerce and office district is intended to serve as a primary employment center within the city of Glendora. The goal of the specific plan for each of these districts is also to provide enhanced streetscape and specific development and design guidelines to ensure that development is attractive and will soften the appearance of the existing industrial uses.
Goal 6: Public and quasi-public facilities and services that efficiently and effectively serve the community's needs.
Specific Plan Consistency with General Plan: In order to ensure adequate public facilities with development of the specific plan, the specific plan includes Objective INF-1 which states, "Ensure infrastructure capacity within the Route 66 Corridor specific plan area meets future demands." Therefore, the specific plan includes, Chapter 4.4, infrastructure plan, which describes the required infrastructure improvements necessary to accommodate the future build-out of the specific plan for the domestic water system, wastewater system and the storm drain system. Finally, Section 21.10.540 , public improvement financing strategy, identifies certain public improvement needs and subsequent plan for funding and implementation.
- C. Housing Element . Goals and policies of the housing element of the Glendora general plan are provided below: Goal 1: Preservation and improvement of the existing housing stock.
Specific Plan Consistency with General Plan: The specific plan provides incentives for rehabilitating existing housing stock. Guiding principal 10.0 of the specific plan encourages a coordinated and focused change rather than "remove and replace" transformation to enhance sense of place and promote aesthetic improvements. In addition, one of the planning factors of the specific plan is to enhance the condition of existing affordable housing (such as mobilehome parks located along Route 66).
ating existing housing stock. Guiding principal 10.0 of the specific plan encourages a coordinated and focused change rather than "remove and replace" transformation to enhance sense of place and promote aesthetic improvements. In addition, one of the planning factors of the specific plan is to enhance the condition of existing affordable housing (such as mobilehome parks located along Route 66).
Goal 2: Access to adequate housing by all segments of the community.
Specific Plan Consistency with General Plan: The specific plan provides for developing a variety of housing choices in order to accommodate a diverse range of income groups within the community and enhancing the condition of existing affordable housing. Section 21.10.420 , density bonus for affordable housing, provides incentives for providing housing for very low, lower incomes or senior households.
Goal 3: Housing that meets existing and future needs.
Specific Plan Consistency with General Plan: The specific plan would provide for a net increase of five hundred thirtyseven residential units. In addition, as discussed in the housing element goal 1 and goal 2 consistency statements, the
specific plan promotes preservation and rehabilitation of the existing housing stock and would also provide for a range of housing for various income groups and provides incentives for development of affordable housing.
- D. Circulation Element . Goals and policies of the circulation element of the Glendora general plan are provided below: Goal 1: An efficient circulation system.
Specific Plan Consistency with General Plan: The specific plan objectives include objectives for circulation, parking and transportation. Specifically, objective CIR-2 wants to, "ensure potential transportation impacts of the Route 66 Corridor specific plan are identified and mitigated to the greatest extent feasible." The specific plan also includes Section 21.10.160 , circulation plan, which identifies existing conditions, forecasted future conditions and mitigation measures to address project-related significant impacts based upon a comprehensive traffic analysis. The approval of the specific plan includes a general plan amendment modifying the acceptable level of service (LOS) to "D" on roads and intersections.
Goal 2: Reduction of vehicle miles traveled (VMT).
Specific Plan Consistency with General Plan: In order to reduce vehicle miles traveled, the specific plan includes specific plan objective CIR-1, which works to, "ensure improved pedestrian mobility, safety, and comfort," in order to foster pedestrian travel. In addition, specific plan objective CIR-4 states, "establish a correlation between development in high activity locations and access to existing and planned transportation modes." Finally, Section 21.10.180 , community design/streetscape plan, identifies specific measures for each of the seven districts for increasing pedestrian activity and connecting "nodes" of travel to future transit areas.
Goal 3: Aesthetically pleasing transportation corridors.
Specific Plan Consistency with General Plan: Section 21.10.180 , community design/streetscape plan, establishes conceptual designs and guidelines for streetscape improvements within public rights-of-way along the Route 66 Corridor. The section presents gateway concepts, streetscape furniture, street trees and a wayfinding program intended to further the goals and objectives for community design for the Route 66 specific plan project area.
Goal 4: Adequate off-street parking and loading facilities.
Specific Plan Consistency with General Plan: Development within the specific plan area will provide off-street parking and loading facilities in accordance with Section 21.03.020 of the city of Glendora Zoning Code. The specific plan also provides for shared parking between sites under certain conditions delineated in Section 21.10.370 of the specific plan.
- E. Conservation Element . Goals and policies of the conservation element of the Glendora general plan are provided below:
Goal: Conservation of the natural resources of the community.
Specific Plan Consistency with General Plan: The specific plan objectives include three environmental objectives, as listed below.
Specific Plan Objective ENV-1: Ensure potential environmental effects of the specific plan are mitigated to a less than significant level where feasible.
Specific Plan Objective ENV-2: Adopt a program-level environmental clearance document to utilize in subsequent development within the Route 66 Corridor specific plan area.
Specific Plan Objective ENV-3: Establish methods and strategies for the conservation of resources, including water use and drought tolerant landscaping.
In conformance with specific plan objective ENV-2, the specific plan was prepared in conjunction with a program level environmental impact report (EIR) in which future projects would tier off of. The EIR identified significant impacts to traffic and air quality as a result of implementation of the Route 66 Corridor specific plan.
In conformance with specific plan objective ENV-3, Article VI, land use and development regulations, establishes waterconserving measures for landscaping and building design. Section 21.10.380(C)(2), specifically requires that all landscaping be installed and maintained to minimize irrigation demand and that ground cover shall include droughttolerant features consistent with the California Department of Water specification.
- F. Noise Element . Goals and policies of the Noise Element of the Glendora General Plan are provided below:
Goal: Acceptable noise levels throughout the community.
Specific Plan Consistency with General Plan: Section 21.10.360 , standards for specific land uses, specifies building location and design standards in order to limit noise impacts on sensitive receptors. Specifically, Section 21.10.360 establishes regulations prohibiting incompatible uses, limiting noise levels from loading and storage facilities and outdoor mechanical equipment, requiring building structures be designed to mitigate noise impacts and requiring that acoustical analysis be prepared for new development projects that verify that the project complies with the city's noise ordinance. Section 21.10.410(D) , noise, establishes the following guideline, "activities, processes and uses shall not produce noise that may be considered a nuisance or hazard on any adjacent property."
- G. Hazardous Waste Element . Goals and policies of the hazardous waste element of the Glendora general plan are provided below:
Goal 2: Protect the health and safety of citizens and businesses within the city and surrounding communities.
Specific Plan Consistency with General Plan: The specific plan limits the storage of hazardous material to the Route 66 Service Commercial (RSC) subdistrict. The RSC is intended to accommodate light industrial/manufacturing uses.
Hazardous material storage requires a conditional use permit to address conflicts with surrounding sensitive receptors. (Ord. 2019 § 2, 2017)
§ 21.10.A.020. Exhibit 2-1—Regional location map.
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- § 21.10.A.030. Exhibit 2-2—Project area map.
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- § 21.10.A.040. Exhibit 4-1—Land use plan.
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- § 21.10.A.050. Exhibit 4-2a—Study intersection locations.
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§ 21.10.A.060. Exhibit 4-2b—Existing conditions study intersection geometry.
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§ 21.10.A.070. Exhibit 4-4—Barranca Avenue entry gateway improvements.
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§ 21.10.A.080. Exhibit 4-5—Grand Avenue (South) gateway improvements.
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- § 21.10.A.090. Exhibit 4-6—Grand Avenue gateway improvements.
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§ 21.10.A.100. Exhibit 4-7—Glendora Avenue entry gateway improvements.
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§ 21.10.A.110. Exhibit 4-8—Glendora Avenue village improvements.
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- § 21.10.A.120. Exhibit 4-9—Glendora Avenue pedestrian linkage improvements.
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§ 21.10.A.130. Exhibit 4-10—Lone Hill entry gateway improvements.
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§ 21.10.A.140. Exhibit 4-11—Route 66 furniture palette.
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- § 21.10.A.150. Exhibit 4-12—Bus shelter concepts.
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§ 21.10.A.160. Exhibit 4-13—Family of signs concept.
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§ 21.10.A.170. Exhibit 4-14—Route 66 banner concepts.
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§ 21.10.A.180. Exhibit 4-15—Family of signs concept.
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§ 21.10.A.190. Exhibit 4-16—Existing domestic water system.
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§ 21.10.A.200. Exhibit 4-17—Domestic water system improvements.
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§ 21.10.A.210. Exhibit 4-18—Wastewater system.
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§ 21.10.A.220. Exhibit 4-19—Existing storm drain system.
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- § 21.10.A.230. Exhibit 4-20—Existing storm drain system improvements.
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§ 21.10.A.240. Exhibit 5-1—Land use plan.
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§ 21.10.A.250. Exhibit 7-1—Priority subareas for phased streetscape improvements.
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§ 21.10.A.260. Exhibit 7-2—Priority subareas and target refuse sites.
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