City Considers Changes to Route 66 Specific Plan

Developing sustainable retail along Route 66 has long been a challenge for the city of Glendora, pushing city officials to consider whether modifying the will improve economic conditions along the main thoroughfare.

The Route 66 Specific Plan was initiated to encourage economic development in blighted areas on and around Route 66, however that plan may be hindering it’s very purpose say city officials.

Planning staff addressed codes within the Route 66 Specific Plan during Tuesday’s Planning Commission meeting, indicating that the current economy doesn’t support the plan’s requirement for mixed-use development for projects within the area plan.

“We’re finding in our current economic climate, projects of high density are not feasible and are not feasible in the foreseeable future,” said City Planner David Chantarangsu.

According to Planning Director Jeff Kugel, developers cannot afford to construct the parking structures needed to support the higher densities that the plan requires for development projects.

He said higher density projects encouraging redevelopment in underperforming commercial space around Glendora Avenue and Route 66 – particularly where the future Gold Line will be – is still an objective of the city.

“There is no shortage of commercial space on Route 66,” said Kugel. “We just don’t think all residential projects need a mixed-use component.”

Mark Janda from Irvine Asset Group addressed the commission regarding a residential multi-family project the group is considering on Route 66 near the intersection of Barranca Avenue.

The three-story housing facility is still in the feasibility stages of the project, however the retail-commercial requirement is holding the project back, said Janda.

“There’s a lot of retail on Route 66 and there’s a lot of vacancy,” said Janda. “Typically these types of places are difficult to lease because there’s not a large mass of people living adjacent to these areas.”

Janda suggested amenities such as a first floor fitness facility, club room and mail room might fulfill the mixed-use requirement of the specific plan, an idea that led to the discussion of the definition of mixed-use development.

“Something that belongs to the apartments that can’t be accessed by people on the street doesn’t really qualify as commercial,” said Commissioner Joseph Battaglia. “We do have to come to grips with what the code says.”

Still, commissioners agreed to direct city staff to review the Route 66 Specific Plan and discuss recommendations and conditions of any modifications at a future date.

“We’ve had limited development on Route 66 because of [the plan],” said Commissioner Terry Kent.  “…At the end of the day, it all comes down to feasibility. Obviously, it’s not working.”