Arista
Glendora's City Council approved 46 condominium townhomes on Arrow Highway 5-0, five of them carrying a 45-year moderate-income covenant — a density-bonus trade that trimmed parking and open space in exchange for the affordable set-aside.
Units
46
Zoning
Arrow Highway Specific Plan — Commercial Core Mixed-Use (AHSP MU-CC)
Site area
1.9 acres
Details
- Address
- 631-657 E. Arrow Highway, Glendora, CA
- Case number
- PLN24-0032 (Vesting Tentative Tract Map 84607); Resolution CC 2025-16 (City Council approval, 2025-06-10)
- Unit mix
- 46 attached three-story condominium townhomes, 2–4 bedrooms, ~1,300–1,900 sq ft; 5 moderate-income restricted (45-year covenant)
- Stories
- 3
- Density
- 46 units — under the specific plan's 30 du/ac maximum
- Entitlements
- Vesting Tentative Tract Map 84607; Development Plan Review PLN24-0032; Resolution CC 2025-16
- State law
- State Density Bonus Law — concessions for reduced parking, usable open space, first-floor plate height, and exterior material substitution
- CEQA status
- Notice of Exemption, CEQA Guidelines Class 32 (in-fill development), SCH 2025060954, posted 2025-06-19
- Hearings
- 2025-05-06 Planning Commission recommendation (5-0); 2025-06-10 City Council approval (5-0)
- Applicant
- Vincenza Rago Family Trust (property owner)
- General contractor
- Not disclosed — typical before a project reaches permitting
What's proposed
The project — marketed as Arista — would replace the current use at 631-657 E. Arrow Highway with 46 attached, three-story condominium townhomes ranging from two to four bedrooms and roughly 1,300 to 1,900 square feet. Five units carry a 45-year moderate-income covenant. At 46 units on 1.9 acres, the project sits under the Arrow Highway Specific Plan's 30-unit-per-acre ceiling, though city staff noted it still reaches about 80% of the zone's minimum density target.
How it got here
The site falls under the Arrow Highway Specific Plan's Commercial Core Mixed-Use designation, which allows the housing outright but still required a Vesting Tentative Tract Map (VTTM 84607) and a Development Plan Review (PLN24-0032) to subdivide the parcels and approve the site plan. Melia Homes used the State Density Bonus Law to secure four concessions: reduced parking, reduced usable open space, a taller first-floor plate height, and stucco in place of some glazing — each traded for including the five affordable units. The Planning Commission recommended approval 5-0 on May 6, 2025, and the City Council approved Resolution CC 2025-16 on June 10, 2025, also 5-0. The project cleared CEQA under a Class 32 in-fill exemption; the Notice of Exemption (SCH 2025060954) posted June 19, 2025.
Where it stands
The project is approved but not yet permitted — Glendora's own development tracker still lists it under Approved, with no building permit activity on record. No architect is named in any document reviewed, and a general contractor typically is not disclosed until a project reaches the permitted or under-construction stage, so neither is a gap in the research so much as a fact that does not exist in the public record yet.
What this means if you live nearby
Five reserved affordable units inside a market-rate condo project is becoming the standard trade along this stretch of Arrow Highway — density bonus deals like this one are how the corridor is adding housing without a rezone. If you own a comparably sized parcel in the Commercial Core Mixed-Use zone, the same concessions are available to you.
Team
Source (council-resolution): https://ecode360.com/GL4930/document/753169429.pdf · retrieved 2026-08-24 · last verified 2026-08-24
Advisory Desk
Own property in Glendora?
Get a preliminary read on what your parcel can support — zoning, density, and feasibility, grounded in local land-use data. No obligation, no sales pitch.