FREQUENTLY ASKED QUESTIONS
PROPOSED PROJECT DETAILS
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228 homes
The proposed project includes 228 for sale homes in three distinct neighborhoods on the privately owned 121-acre site located along Mission Boulevard. The site is identified as a housing opportunity site in the City’s General Plan Housing Element.
The City’s General Plan allows for significantly greater development potential on the site, including up to approximately 1,600 homes. Rather than build to the maximum allowable density, Trumark is proposing to cluster homes near Mission Boulevard and existing development while preserving approximately 100 acres as natural or developed open space.
Of those 100 acres, approximately 78 acres will remain as natural open space.
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No.
Approximately 43 acres will be developed for the residential development, as well as open space within the project area (amenities, recreational facilities, etc.).
Approximately 78 acres will remain as natural open space:
Legacy Open Space Area outside of the Project Development Area (approximately 69 acres)
Natural Open Space within the Project Development Area (approximately 9 acres)
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The Elephant Hill community has been thoughtfully designed for all lifestyles. Careful consideration has been given to the design of the community’s landscape and architectural character. Elephant Hill will incorporate landscape with a traditional California vision using Native California plant materials along the tree lined streets, paseos, and entries. The proposed architecture will compliment this vision and include styles such as Transitional Spanish, Agrarian Modern, West Coast Prairie, California Cottage, and Contemporary Ranch.
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Elephant Hill proposes 228 for-sale homes across three neighborhoods on the privately owned 121-acre site along Mission Boulevard:
Single-family homes: 68 detached homes. Each home is proposed as a two-story home with a two-car garage and 3-4 bedrooms.
Duplexes: 94 Units. Each duplex home is proposed as a two-story home with a two-car garage and 2-3 bedrooms.
Townhomes: 66 units. Each townhome is proposed as a three-story home with a two-car garage, 3 bedrooms, and den option.
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Elephant Hill will provide ample amount of parking throughout the community.
Elephant Hill proposes 456 garage/covered spaces (i.e., two-car garages) for residents, and more than 210 uncovered parking spaces for guests and visitors.
The provision of 666 parking spaces is in excess of the City’s estimated requirement of 513 spaces, based on the proposed housing mix.
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Elephant Hill envisions a vibrant community featuring an array of recreational amenities. Along the community's perimeter, four scenic lookout picnic areas are proposed, offering residents breathtaking panoramic views ideal for gatherings, picnics, and sun-soaked recreation.
Complementing these lookout areas is a state-of-the-art recreation center complete with a pool, spa, dedicated children's play zone, and an event lawn.
The community's charm is further accentuated by lush tree-lined avenues, drought tolerant landscaped pathways, and inviting pocket parks, creating a picturesque outdoor environment for residents to enjoy.
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Section 3 (GC 65589.5) of SB 330 amended the Housing Accountability Act to establish a vesting pathway for housing development projects, in that “a housing development project shall be subject only to the ordinances, policies, and standards adopted and in effect when a preliminary application” that meets statutory requirements is filed.
SPADRA CEMETERY & NEARBY COMMUNITY
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Approximately 200 feet
The majority of homes will be located near Mission Boulevard and will not be visible from the Spadra Cemetery. The proposed homes are separated from the cemetery by a 100-foot-tall slope and the closest homes approximately 200 feet from the cemetery boundary.
As part of the project’s landscape plan, approximately ten to twelve 24-inch box oak trees will be planted along the property line adjacent to the cemetery to help visually screen the hillside and minimize views of the adjacent hillside and development area.
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No.
No construction will occur within the Spadra Cemetery, and the cemetery’s physical boundaries will not be altered.
The Spadra Cemetery is owned, operated, and maintained by the Historical Society of Pomona Valley, and that stewardship will remain unchanged. The proposed project does not include any new access points, roads, or connections to the cemetery.
The City’s Environmental Impact Report (EIR) includes several mitigation measures designed to document, protect, and monitor the cemetery during construction. These measures include historic documentation, construction monitoring, and requirements to minimize or eliminate potential impacts to the cemetery and its features.
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Changes in views from the cemetery to the hillside.
The EIR identified one significant unavoidable impact related to the change in views from the cemetery toward the adjacent hillside. The project does not impact the cemetery itself or its physical boundaries.
To reduce this visual impact, the project includes a landscape screening plan developed in consultation with the cemetery owner and the City. The plan includes planting approximately ten to twelve 24-inch box oak trees along the cemetery boundary to help screen view of the hillside.
The EIR also includes additional mitigation measures related to documentation, construction monitoring, vibration, noise, and protection of cemetery features during construction.
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Multiple mitigation measures as explained below.
The EIR includes multiple mitigation measures intended to protect the cemetery before and during construction, including:
MM-CUL-1 and MM-CUL-2: Require historic documentation of the cemetery setting and coordination with cemetery stakeholders to develop protection measures.
MM-CUL-3: Requires evaluation and monitoring of cemetery features, including headstones, to reduce potential construction-related impacts.
MM-CUL-8: Requires an oak tree planting plan along the cemetery boundary to provide visual screening.
MM-NOI-1 and MM-NOI-3: Require construction noise and vibration monitoring plans approved by the City.
The EIR determined that, with implementation of these measures, no additional impacts to the cemetery would occur beyond the identified visual change.
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No.
No proposed access to Spadra Cemetery is proposed as part of this project.
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Approximately 220 feet.
The biofiltration basin will be located near the property line between the proposed project and the cemetery and will be approximately 220 feet from the nearest grave.The basin will be designed so that drainage is directed away from the cemetery. The project also includes improved onsite drainage controls, which will reduce the amount of runoff flowing toward the cemetery compared to existing conditions.
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It is unlikely to materially affect the area.
Spadra Cemetery has been identified as a sensitive historic resource, and protecting it is a key part of the land development plan.
A conservative vibration limit of 0.20 inches per second has been established for the cemetery—well below federal industry guidelines used to protect historic structures.
At this level, ground movement would be extremely small and well below the movement typically caused by everyday environmental or ambient ground vibrations.
The cemetery's remaining structures are primarily concrete, and the project's vibration limit is also well below the levels commonly used to protect concrete structures. Additionally, these structures will be monitored throughout the grading process.
Vibration will be monitored during every controlled blasting event. If readings approach the established limit, future blasts will be adjusted before additional blasting occurs.
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It is unlikely to materially affect the area.
The Inland Valley Humane Society is approximately 2,100 feet (nearly one-half mile) from the controlled blasting area.
At that distance, controlled blasting is not expected to produce measurable vibration or air-blast effects at the property.
Blasting will be monitored throughout construction to ensure vibration and air-blast levels remain within approved limits.
COMMUNITY BENEFITS
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Based on the State of California Regional Housing Needs Assessment (RHNA), the City of Pomona is required to plan for 10,558 new housing units by 2029 (approximately 1,320 units per year).
Elephant Hill contributes to the City’s RHNA goals by providing much needed new housing opportunities.
Trumark Homes at Elephant Hill’s internal access road will be accessible to emergency vehicles while also providing connectivity between two areas of the neighborhood for residents.
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No.
There has long been some confusion between Westmont Hills and Elephant Hill. The Elephant Hill property has historically been privately owned and is not currently open to the public. There are no publicly accessible trails, recreational facilities, or permitted public activities on the Elephant Hill site, and that will remain unchanged.
The proposed project preserves approximately 100 acres of the 121-acre site as natural or developed open space. The project includes managed recreational amenities for future residents while maintaining the existing character of the surrounding hillside area by retaining 78 acres as natural open space.
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The development of Trumark Homes at Elephant Hill will benefit the City of Pomona and the surrounding community at large in the following ways:
Approx. $939,983 annually toward the City’s general fund
Approx. $893,394 toward Pomona’s Art in Public Places program
Approx. $412,841 toward Pomona’s Water Department
$153,900 toward Pomona’s Parks and Recreation Department
Approx. 458 jobs and $100,887,000 in labor income generated
Pomona Unified School District (PUSD)
Approx. $1.99 million in developer fees toward PUSD
Approx. $670,343 in annual property tax revenue toward PUSD
$1.39 Million in additional State funding annually to PUSD from increased enrollment from 82 anticipated project students.
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Approximately $1,988,771 in Developer School Fees will go towards the Pomona Unified School District (PUSD).
As a result of additional housing stock, approximately $670,343 in property tax revenue will go toward PUSD annually.
Additionally, Trumark Homes at Elephant Hill will help support local schools through an approximate increased enrollment of between 82 and 123 K-12 students. These students are slated to attend Ranch Hills Elementary School, Lorbeer Middle School, and Diamond Ranch High School. As a result, this increase in enrollment will likely translate into $1.39 Million in State funding per year to PUSD.
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Within the Elephant Hill community, nearly 100 acres of open space and native species is preserved as permanent open space.
For the broader Pomona community, Elephant Hill will contribute approximately $153,900 towards public parks and approximately$893,394 toward Pomona’s Arts in Public Places Program.
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Yes. Mission Boulevard improvements are proposed to include street widening, landscaping, signage, and signalization.
LAND USE AND ZONING
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The City’s General Plan and zoning designations allow for the development of up to 70 dwelling units per gross acre within the Urban Neighborhood (UND2) land use designation and up to 20 dwelling units per gross acre within the Parkland (PLD2) land use designation.
Consistent with both the General Plan and Zoning designations, Elephant Hill proposes a gross density of approximately 4.4 dwelling units per acre. This is far less dense than the City-allowed density and less than the surrounding apartment and condominium complexes.
Trumark Homes at Elephant Hill is not proposing any development on the Parkland designated area of the site.
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This project site is designated by the City of Pomona General Plan (2014) as Open Space and Urban Neighborhood. The northern portion of the project site is zoned Open Space (O), and the southern portion is zoned Planned Residential Development (PRD), with a Senate Bill 330 Overlay Zone.
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Yes.
CONTRUCTION & LAND WORK
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It is required by State law.
The biofiltration basin is required as part of the project’s stormwater management system which is required by State law. It treats low-flow runoff by filtering water through engineered media before it enters the existing drainage system.
During larger storm events, flows bypass the treatment area and are conveyed through the main storm drain system to existing downstream facilities.
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No.
The proposed project will not flatten or eliminate Elephant Hill. The project has been designed to cluster development on a smaller portion of the site closest to Mission Boulevard, while preserving approximately 100 acres of the 121-acre property as natural or developed open space.
Some grading and filling is necessary to prepare the residential area, roads, and project improvements, however, the project does not involve flattening the hill or eliminating the natural topography of the hillside.
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Differences are lsted below:
The cave explosion was reportedly a single, near-surface detonation of approximately 1,000 pounds of explosives. That event is fundamentally different from the controlled blasting proposed for this project.
Modern construction blasting uses smaller charges confined deep in drilled boreholes and detonated carefully in specifically timed sequences. This approach maximizes fracturing the rock in a controlled manner while minimizing vibration and air-blast outputs.
The amount of explosive detonated at any one instant (called the maximum pounds per delay) is what determines vibration—not the total amount of explosives used throughout the project.
Every blast will be designed, monitored, and adjusted as needed to remain within the project's approved vibration and air-blast limits.
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No
Trumark does not own the property and Trumark has not removed any oak trees.
At the time of project construction, however, Trumark proposes to remove 12 oak trees, none of which are located within the cemetery. The City requires replacement of removed oak trees at a 1:1 ratio. Trumark has committed to a 3:1 replacement ratio, resulting in 36 new 24-inch box oak trees planted on site.
Approximately ten to twelve of the replacement oak trees will be planted on the property along the property line between the project and the cemetery. The planting plan was developed in coordination with the Historical Society of Pomona Valley to help screen views of the hillside from the cemetery. The trees will be maintained long-term by the homeowner's association.
OPEN SPACE
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Within the 121 acre Project Site, Elephant Hill preserves nearly 100 acres (82%) of open space, including 69 acres of Legacy Open Space Area.
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Legacy Open Space Area (68.80 ac) - Natural Open Space Area adjacent to the Project Development Area.
Natural Open Space within the Project Development Area (9.36 ac).
Developed Open Space Within the Development Project Area (21.07 ac).
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Elephant Hill residents will be able to enjoy four scenic lookout picnic areas proposed along the community's perimeter, offering residents breathtaking panoramic views ideal for gatherings, picnics, and sun-soaked recreation.
TIMELINE
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The City is requiring the approval of a Tentative Tract Map, Conditional Use Permit and Major Oak Tree Permit for the project.
Trumark Homes is working with the City of Pomona on these entitlements, including the preparation of an Environmental Impact Report.
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Q3 2026: Estimated date for City of Pomona public hearing.
February 9, 2026: The City of Pomona closed the public comment period for the Draft Environmental Impact Report after 60 days.
January 24, 2026: Trumark Homes at Elephant Hill hosted an in-person Community Outreach Open House open to the public.
December 8, 2025: The City of Pomona released the Draft Environmental Impact Report for public review.
October 27, 2022: The City of Pomona hosted a public Scoping Meeting to determine the community’s preferences for issues to be addressed during the EIR process.
October 19, 2022: Trumark Homes at Elephant Hill sent out an introductory letter to residents near the proposed project site, introducing the project. Additionally, the formal community outreach engagement efforts were kicked off with the greater Pomona community.
October 15, 2022: The City of Pomona released the Notice of Preparation for an Environmental Impact Review.
February 10, 2022: The City of Pomona adopted their Pro-Housing Pomona Housing Element of their General Plan.
May 5, 2021: Trumark Homes submitted the Conditional Use Permit, Tentative Tract Map, and Major Oak Tree Permit entitlement application package.
November 9, 2020: The SB 330 Preliminary Application was deemed complete by the City of Pomona.
November 5, 2020: Trumark Homes submitted an SB 330 Preliminary Application to the City of Pomona.
TRAFFIC
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There are two different standards for measuring a transportation system: Level of Service (LOS) and Vehicle Miles Travelled (VMT). Both standards have been utilized to measure the potential impacts to transportation for the Elephant Hill project and are detailed below:
Level of Services (LOS)
Developed for traffic engineering and transportation planning practices, Level of Service (or LOS) has been the traditional method for measuring traffic congestion and it assigns a letter grade (or rating) to how well a transportation system is operating. Preliminary studies from the City of Pomona indicate no significant impact to traffic congestion according to this measurement. The LOS for the surrounding roadways will remain at the same level or letter grade as it currently stands.
Vehicle Miles Traveled (VMT)
The State of California also requires its own transportation measurement. Vehicle Miles Traveled (or VMT) measures how reliant a community is on personal car use over alternative means of transportation. VMT has nothing to do with the measurement of traffic congestion, but rather encourages new development near public transportation areas. VMT policies favor communities that are built near public transportation hubs and provide alternative transportation options, such as biking, transit, or light rail. Because Trumark Homes at Elephant Hill is not located near transportation centers, public transit, or downtown/urban areas, the initial VMT study indicates a significant and unavoidable impact.
The project’s full traffic analysis and full explanation of potential impacts will be available in the Draft Environmental Impact Report (EIR), expected to be released for public review in Q2 2025.
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Trumark Homes at Elephant Hill proposes 666 total spaces, which is well above the City-required 513 spaces for the proposed 228 homes. This will include 456 garage/covered spaces (i.e., two-car garages) for residents to park their vehicles and 210 additional uncovered spaces for guests and visitors.