Glendora planning commission approves two-story hillside home, grading variance at 644 Gordon Highlands Road

The Glendora Planning Commission on March 1 approved a development plan review, variance and minor modification allowing construction of a new two-story, 5,564-square-foot single-family residence and associated grading at 644 Gordon Highlands Road, adopting a categorical exemption under the California Environmental Quality Act and approving Planning Commission Resolution PC2025-05 by a 5-0 vote.

The decision responds to a request from applicant Frank Glynn of Saga Architecture on behalf of property owner Dr. Richard Stevenson to authorize new construction and to regularize previous unpermitted grading on the hillside lot in the Gordon Highlands neighborhood. Assistant Planner Aaron recommended the commission adopt the CEQA categorical exemption (CEQA section 15303) and approve the project as described in project file PLN23-0020.

Why this matters: the lot was previously affected by unpermitted grading when the subdivision was developed; the commission’s review focused on limiting additional grading on slopes of 35% or greater, wildfire fuel-modification requirements, stormwater controls and preserving existing native oak trees adjacent to the construction area.

Project details and staff findings Assistant Planner Aaron told commissioners the proposal includes a contemporary two-story residence with a stepped foundation, an attached garage, retaining walls to be permitted separately, a covered balcony and a swimming pool. Aaron said conceptual landscaping was kept limited to meet fuel-modification requirements and that most native live oaks sit outside the proposed project footprint. The project file number is PLN23-0020.

Aaron reported grading quantities in the staff materials as approximately 1,713 cubic yards of cut and 730 cubic yards of fill. The application includes a minor modification to increase allowable second-floor area so the design can reduce grading within areas that exceed a 35% slope, the staff report says.

Architect Frank Glynn said the design uses two existing pads on the lot, with roughly a 10-foot difference between them, and that the finished driveway drops about 40 feet from Gordon Highlands Road to the level area where the house sits. Glynn said the material palette is intended to be fire-resistant (metal roof and noncombustible siding) and that the house is squeezed under the 25-foot height limit with low-sloping roofs to preserve interior ceiling height.

Stormwater, grading history and permitting Community Development Director Jeff described the historical context: subdivision grading and subsequent unpermitted work in the early 2000s led to lengthy remediation, fees and a take permit from the California Department of Fish and Wildlife. He said the city resolved much of that work around 2008, the original builder later obtained the state take permit circa 2012, and the city’s current approach has been to require individual variances and project-level review when lots affected by prior unpermitted grading come forward for construction.

Commissioners asked about runoff controls and were told the plans include low-impact development measures (a rain garden) and provision for an ejector pump to move excess water to the street if needed. The applicant and staff emphasized that retaining walls, final landscaping and additional site work will require separate permits and reviews.

Public testimony and deliberations No members of the public testified at the hearing. Commissioners asked technical questions about grading quantities and the project’s history; most expressed support for the design and for limiting additional grading. Commissioner Cost moved to adopt the CEQA exemption and adopt the resolution; Vice Chair Crimmins seconded. The roll-call vote was 5-0 (Ayes: Commissioner Davis; Commissioner Cost; Commissioner Norwood; Vice Chair Crimmins; Chair Brian Faber).

Next steps With the resolution approved (PC2025-05) the applicant may proceed to the building-permit phases required by the city; retaining walls, final grading and landscape construction will require separate permits and inspections.