[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6180422,"mediaKeyId","5119326-d0ad1cbc1f6ace80385ee7efbb5d433e","parentId",5119326,"title","Planning Commission recommends City Council adopt Glendora Station Area Vision Plan","audioSeconds",3818,"startMs",5992000,"endMs",9810000,"viewUrl","/Search/View?dp=1&key=5119326-d0ad1cbc1f6ace80385ee7efbb5d433e&start=5992&end=9810","thumbnailUrl","https://assets.pipeline.soar.com/5119326-d0ad1cbc1f6ace80385ee7efbb5d433e/thumbnail_5992000.jpg","articleUrl","/articles/6180422/Glendora/Los-Angeles-County/California/Planning-Commission-recommends-City-Council-adopt-Glendora-Station-Area-Vision-Plan","mediaUrl","https://secure.pipeline.soar.com/6180422-18c64c9dfa60d2f81f0edfe2c3df82ef/orig.mp4?Expires=1771141585&Signature=jCpUytUajGfrce9Hx5GS0x~dFFw~HTnBYy4Cy~baxr-nSEsJjn4oPpvzzyjKFBoZ6OpEMyQZtqcWHaJTN2nqRq8SwlScEfFpknyB5hDDJG59aX~ZNVBrEm3aOCu5A3oV7c30OAC6uqEAiHQCJSKbBcZ-RLo9dTicpruqh~feER8CeP3zuD6JQegT2sUMWD1KT8usctwvQg-njsrh6eLMQCl2ijq~t34Iuja2alQBiESQpWCZ8lVCGDXmKxvHIWBAQVgg~rewzf2996g1pAOjSoXi1Y5TQjrgqe7RImnH3PZDq6cWgxvrNh79wdaDZXJvaQz584xEYRBcmV1Rt2PPAw__&Key-Pair-Id=KUT5TJCACFTXG","author","Glendora, CA","date","2025-07-02T19:41:00.787Z","article","The Glendora Planning Commission voted 4-0 on July 1 to recommend City Council adoption of the Glendora Station Area Vision Plan (PLN22-0059), a two-year, Metro-funded planning effort that lays out an illustrative development vision, public-realm improvements and a roadmap for zoning and code changes within a half-mile radius of the future Glendora Metro Station.

Principal planner Hans Friedel and PlaceWorks consultants presented the plan’s findings, which the consultants said are the result of a scenario-based process: an existing-conditions analysis, a parcel-level development-opportunity scoring and a public-engagement program that included mailed brochures, two open houses, outreach at community events and an interactive website. The plan concentrates on six focus areas the consultants identified as most likely to attract reinvestment in the next 10–20 years.

PlaceWorks said the plan tests development capacity for a range of building types: multi-story apartment “wrap” buildings adjacent to the station, three-story walk-ups and townhomes on smaller lots, and podium-style mixed-use at the south end of the village. The consultants noted the half-mile study area contains roughly 1,000 of the housing units the city must plan for under the certified housing element — about 45% of Glendora’s current allocation — and argued that focusing growth near transit is a strategic opportunity.

Public comments and commissioner discussion emphasized pedestrian safety, the look and scale of new development near the village and the need to preserve appropriate transitions to existing neighborhoods. Commissioners asked about parking and phasing; staff noted state laws have limited local parking requirements near transit and Metro officials have signaled interest in redeveloping station parking with housing over time while retaining commuter parking capacity.

The plan recommends new land-use categories and corresponding zoning tools (for example, a Transit Mixed-Use zone and tiered mixed-use corridor zones that increase base density for larger consolidated parcels) and identified street and public-realm improvements — notably on Vermont Avenue between the station and Route 66 — to support walkability. Consulting materials included a market study, parcel analyses and public-feedback documentation; the plan’s appendices record comments and the public engagement timeline.

On a motion to recommend that the City Council find the plan statutorily exempt under CEQA guidelines (CCR §15262 — feasibility and planning studies) and adopt a city council resolution to approve the Glendora Station Area Vision Plan (PLN22-0059), the commission recorded a 4-0 vote in favor. The matter will go to the City Council for final adoption and any subsequent zoning or code amendments required to implement the plan.

Commissioners thanked staff and the consultant team for the outreach and noted the plan is intended as a long-range roadmap to inform the general plan update and future implementation efforts such as zoning changes, objective design standards and capital improvements. The commission’s recommendation included direction to forward the plan and its technical appendices to the City Council for consideration.","mediaType","Video","parentTitle","Planning Commission Meeting, 7/1/25","oneSentenceSummary","The Glendora Planning Commission voted 4-0 on July 1 to recommend City Council adoption of the Glendora Station Area Vision Plan (PLN22-0059), a Metro-funded, scenario-based blueprint for development and public-realm improvements within a half-mile of the future Glendora Station.","taxTitle","Glendora, Los Angeles County, California","taxId",4612,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6180427,"Planning Commission recommends City Council approve 41-home tract map at 263 S. San Jose Drive",5268,396000,5664000,"/Search/View?dp=1&key=5119326-d0ad1cbc1f6ace80385ee7efbb5d433e&start=396&end=5664","https://assets.pipeline.soar.com/5119326-d0ad1cbc1f6ace80385ee7efbb5d433e/thumbnail_396000.jpg","/articles/6180427/Glendora/Los-Angeles-County/California/Planning-Commission-recommends-City-Council-approve-41-home-tract-map-at-263-S-San-Jose-Drive","https://secure.pipeline.soar.com/6180427-5f79b86c4ee8942bb2b2d4939cc1a98d/orig.mp4?Expires=1771141585&Signature=cKcJAmihYlDiti71To5C9uPL0GiBvpgVXbaXL7FjDU9uR4pey~7-uYKDP0sbtnKio9fQWznOsqDa~Q5WCQl0CPFJh1HmzftwRf~l-O7x69~9c2y8-IZ-tmsnlCgYmHCRGSuJsA15ZEkF~DCnbIqyVh6PktUU8x-3JBQNhJLR~MBhBLOGi~RaZCf22fvnY838ZBmLD0PQ2Fd69LzX~sDDBMJOgDBPM07UIKz9aImTZxxUiWdRF5ZzrtaRjKC8B3g-skcULKq1FrnMxYdjm5fUYcGE4wV9K5MTk~TYd6ymwkDNNOK-iztuNiEVFcO7eqE7g6c87fSbMn30Gfc30VB8~Q__&Key-Pair-Id=KUT5TJCACFTXG","The Glendora Planning Commission voted 4-0 on July 1 to recommend that the City Council approve a tentative tract map and development plan (PLN24-0045) from the Olsen Company to subdivide city-owned land at 263 South San Jose Drive and build 41 detached single-family homes, seven of which the developer said would be reserved for moderate-income buyers.

Senior planner Yanni Siva told commissioners the project includes a tentative tract map, a development plan review and a request for early vesting and streamlining; staff also circulated a redlined version of the conditions of approval. Siva said the site is a city-owned parcel listed for sale under the State Surplus Land Act and that state law allows developers to request concessions such as reduced parking, smaller lot dimensions and additional building height.

Brian Geist, vice president of the Olsen Company, presented the project and said the developer held multiple community outreach meetings. Geist gave a timeline that, if the project proceeds, would take the proposal to City Council in August with grading expected in October and model homes opening in October 2026 and final deliveries in February 2027. He described the plan as 41 detached homes with three open-space areas, approximately 12–15 oak trees preserved on site and public streets (including a Woodland Lane extension) with five-foot sidewalks and traffic-calming chokers.

The developer’s traffic consultant, Alex Tabrizi of MAT Engineering, summarized a traffic study that used AM/PM peak counts taken in mid-April. The study concluded the project would add about 29 morning trips and 40 evening trips and that the studied intersections currently operate at acceptable levels of service overall; it found the addition of the project would not substantially change intersection performance and that a signal at San Jose and Foothill is not warranted under standard signal warrants.

Residents who spoke at the public hearing expressed safety and cut-through traffic concerns. Steve Kerman, who identified himself as a long-time neighborhood resident, said, “I thought I saw a little F there at San Jose and Foothill,” and urged measures to minimize traffic through Woodland Lane. Annie Bridal, who said she has lived on Woodland Lane for 44 years, said the neighborhood is “a close knit community” and urged commissioners to consider safety for children who play in the street. Erica Munoz, a local business owner, urged more affordable housing options in Glendora.

In discussion, commissioners and staff noted that San Jose Drive is a substandard, narrow street today and that the project would provide a full cul-de-sac at the end of San Jose and an additional connection that developers and staff contend will improve emergency access. Commissioners asked technical questions about the traffic study, including why some movements register levels of service E or F (the traffic engineer explained unsignalized-left-turn movements can reach E or F while the intersection average may be acceptable) and how many peak-hour trips are required to meet signal warrants (the traffic engineer said roughly 100 cars per hour on the approach is a rough rule of thumb; the project generates fewer trips and does not meet common warrant thresholds).

Commissioners also discussed the project’s affordable units; Geist said the seven moderate-income homes would be three-bedroom, two-bath units with an estimated price of about $360,000 as presented by the developer. The Olsen Company provided economic-impact figures in its presentation, including construction-period business and personal income and projected recurring local revenue; the developer said those figures were based on a 2015 National Association of Home Builders study (presentation materials were left with the commission for review).

On a motion to recommend City Council approval of the categorical exemption and the tentative tract map and development plan (PLN24-0045 / Tentative Tract Map No. 84681), the Planning Commission recorded a 4-0 vote in favor; one commissioner (Tim Crimmins) was absent. The commission’s action is a recommendation to the City Council; final approvals and any conditions will be decided by council.

The commission closed the public hearing after presentations and public testimony and moved to consideration and a motion. The motion as recorded: recommendation to City Council to adopt a categorical exemption under CEQA and to approve tentative tract map number 84681 and the associated development plan for 41 detached single-family homes at 263 South San Jose Drive (project PLN24-0045).","The Glendora Planning Commission on July 1 voted 4-0 to recommend that the City Council approve a tentative tract map and development plan from the Olsen Company to build 41 detached single-family homes — including seven moderate-income units — on city-owned property at 263 South San Jose Drive (PLN24-0045).","actionData","errors"]

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Planning Commission recommends City Council adopt Glendora Station Area Vision Plan

Planning Commission recommends City Council approve 41-home tract map at 263 S. San Jose Drive