Planning commission recommends approval of 28‑home subdivision on Route 66

The Glendora Planning Commission on a 4‑0 vote recommended the City Council approve vesting tentative tract map No. 84970 and the related development plan to subdivide roughly 3.7 acres for 28 detached single‑family homes at 1706 East Route 66 and 1675 Inola Street (PLN25‑5043).

Staff presented the proposal and recommended a categorical exemption under the California Environmental Quality Act (CEQA) Guidelines §15332, citing infill development criteria and public noticing in accordance with local code. Senior planner Yalina SA summarized the project’s components, including 28 homes ranging from about 1,500 to 2,500 square feet, 12 guest parking spaces, internal pedestrian walkways, and on‑site amenities such as a central open space, bike racks and a pet area.

“The applicant is requesting approval of a tentative tract map and a development plan review to allow the subdivision and development of 28 detached single family residential homes on approximately 3.7 acres,” Yalina SA said during the staff presentation.

Applicant Matthew Wiken (MW Investment Group) described outreach to neighbors and the property owners’ long tenure. Wiken said prior proposals for increased density had failed and the current design keeps the site under R‑1 zoning while providing three affordable homes. “I met with the neighbors and...they did not want to see a three‑story town product,” Wiken said, describing the decision to limit height and preserve neighborhood privacy.

Commissioners asked technical questions about circulation and mitigation. Brian Estrada, the project traffic engineer, confirmed the proposed vehicle access is a right‑in/right‑out only movement on Route 66. Staff and consultants also discussed noise mitigation for units facing the railroad corridor; the project’s noise study and the existing precast sound wall led staff to require increased glazing for first‑floor units facing the tracks (the study recommended an STC target slightly above standard to improve occupant comfort).

Commissioner discussion touched on grading and site recontouring; the applicant estimated earth export on the order of 10,000 cubic yards to achieve the proposed slopes and reduced visual impacts toward Bermuda and neighboring backyards. The commission also heard that the three affordable units would be two low‑income and one very‑low‑income unit, and that landscape maintenance along the Route 66 frontage will be the responsibility of the homeowners association even though the area will lie in the public right‑of‑way.

After deliberation, the commission moved to recommend that the City Council adopt a resolution finding the project categorically exempt under CEQA Guidelines §15332 and to approve the tentative tract map and development plan. The motion passed on a 4‑0 vote and the item was forwarded to the City Council.

The planning commission’s recommendation and the staff report will be part of the record forwarded to the City Council for final action; the commission’s action does not itself grant building permits.