Planning Commission recommends approval of 46-townhome project on East Arrow Highway

The Glendora Planning Commission voted 5-0 to recommend that the City Council approve a tentative tract map and development plan review for 46 condominium townhomes at 631–657 East Arrow Highway (project file PLN24‑0032).

The proposal would subdivide two parcels to create 46 for‑sale townhomes, five of which would be reserved for moderate‑income buyers. Staff said the five restricted units will be sold at prices calculated from state income limits for the moderate‑income category and will remain restricted by a recorded 45‑year covenant that requires successive owners to meet the same income limits.

The project is being advanced under state housing incentives that allow developers to seek concessions and incentives to meet local housing requirements; staff said those concessions in this case include reduced parking, reduced usable open space per unit, a reduced first‑floor plate height fronting Arrow Highway and allowances for stucco in lieu of additional glazing. The developer is also requesting a second vehicular access point along Arrow Highway where normally only one would be allowed. Units are planned as three‑story townhomes with two‑car garages (tandem or side‑by‑side), balconies on the second floor, and floor plans ranging about 1,300 to 1,900 square feet with two to four bedrooms.

Senior planner Yolina Siva told commissioners the site is listed on the city’s housing element inventory and that the project meets a minimum density requirement in the Arrow Highway specific plan. In presenting the project, Chad Brown of Malea Homes said the design includes a central 80‑by‑100‑foot common gathering area and additional landscaped Paseos intended to improve walkability and neighborhood feel. Brown said the applicant accepts the conditions of approval contained in staff’s report and asked the commission for approval.

Commission discussion touched on what constitutes a “moderate‑income” unit in the local market and resale restrictions. A staff member summarized the state income guidance for 2025 and said, for example, a four‑person household in Los Angeles County could qualify up to roughly $127,000 in annual income; staff estimated, as a rough ballpark, that moderate‑income unit purchase prices could be near $300,000 depending on market conditions and interest rates. Commissioners noted that buyers of restricted units will have less potential for equity gains because the covenant limits resale to other qualifying moderate‑income households.

Commissioners also asked about the requested reductions in first‑floor plate height. Staff said the specific plan requires a 10‑foot plate height facing Arrow Highway but the project requests a reduction to roughly 8 feet to accommodate three stories. Commissioners asked about circulation and turns onto Arrow Highway; staff and the applicant indicated the site plan anticipates right‑in, right‑out circulation at the accesses given the median on Arrow Highway.

The commission’s formal action was a motion to adopt a CEQA categorical exemption for the project and to approve the tentative tract map and development plan review for the 46 units. Commissioner Koss made the motion; Vice Chair Kremens seconded. The motion carried 5–0.

If the City Council adopts the recommendation, the project will proceed to map recordation and building‑permit review subject to the conditions of approval the commission accepted. The staff report and project plans remain part of the public record; the commission noted the project will return to the council for final action under a council resolution rather than as an ordinance.