Alhambra Municipal Code § 23.06.020 Land Use Regulations

§ 23.06.010 PURPOSE AND APPLICABILITY.¶

(A) The purposes of the Employment Zoning Districts are to:

(1) Designate adequate land for commercial businesses, professional offices, and industrial development, consistent with the General Plan;

(2) Maintain and strengthen the city's economic resources;

(3) Provide a range of employment opportunities to meet the needs of current and future residents; and

(4) Provide areas for a wide range of manufacturing, industrial processing, and service commercial uses, and protect areas where such uses now exist.

(B) Additional purposes of each Employment Zoning District.

(1) Professional Office (PO). The PO Zone is intended to provide areas for a range of medical, professional, and administrative offices; research and development activities; multi-unit residential; and other similar and compatible uses. The PO Zone implements the Office Professional and Medical Office General Plan land use designations.

(2) Industrial (I). The I Zone is intended to provide for wide range of professional, service, industrial, manufacturing, warehousing, fitness, and compatible residential and commercial uses to support a thriving employment areas to serve the needs of the community. The I Zone implements the Industrial General Plan land use designation.

(Ord. 4823, passed 1-22-24)

Exceptions & meaning →

§ 23.06.020 LAND USE REGULATIONS.¶

Table 23.06.020: Land Use Regulations - Employment Zoning Districts, sets the land use regulations for the Employment Zoning Districts. Land uses are defined in Chapter 23.43. In cases where a specific land use or activity is not defined, the Community Development Director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table and not substantially similar to the uses listed are prohibited. Section numbers in the right-hand column refer to other sections of this title. Numbers in parentheses refer to specific limitations listed at the end of the table.

TABLE 23.06.020: LAND USE REGULATIONS - EMPLOYMENT ZONING DISTRICTS

TABLE 23.06.020: LAND USE REGULATIONS - EMPLOYMENT ZONING DISTRICTS "P" = Permitted Use; "M" = Minor Use Permit required; "C" = Conditional Use Permit required; "-" = use not allowed

Land Use Classification	PO	I	Additional Regulations
Residential Uses	Residential Uses	Residential Uses	Residential Uses
Residential housing types	See subclassifications below	See subclassifications below	See subclassifications below
Multi-unit dwelling	C(3)	C(3)	Condominium projects require a minimum of six units, except if developed consistent with Cal. Gov’t Code § 65852.28
Family day care	See § 23.22.140	See § 23.22.140	See § 23.22.140
Live-work unit	M	-
Low barrier navigation centers	P	P	Must be consistent with Cal. Gov’t Code §§ 65660 et seq
Small residential care facilities	Small residential care facilities and transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same district.	Small residential care facilities and transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same district.	Small residential care facilities and transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same district.
Supportive housing	Small residential care facilities and transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same district.	Small residential care facilities and transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same district.	Small residential care facilities and transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same district.
Transitional housing	Small residential care facilities and transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same district.	Small residential care facilities and transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same district.	Small residential care facilities and transitional and supportive housing constitute a residential use and are subject only to those restrictions that apply to other residential uses of the same type in the same district.
Small housing development	Small housing developments of no more than 10 residential units which meet the requirements of Cal. Gov’t Code § 65852.28 (SB 684) shall be a permitted use at any site zoned for multifamily residential development.	Small housing developments of no more than 10 residential units which meet the requirements of Cal. Gov’t Code § 65852.28 (SB 684) shall be a permitted use at any site zoned for multifamily residential development.	Small housing developments of no more than 10 residential units which meet the requirements of Cal. Gov’t Code § 65852.28 (SB 684) shall be a permitted use at any site zoned for multifamily residential development.
Affordable housing development of 2 or more units	Affordable housing developments of 2 or more residential units which meet the requirements of Cal. Gov’t Code § 65913.4 (SB 35) shall be a permitted use at any site zoned for residential use or residential mixed-use development.	Affordable housing developments of 2 or more residential units which meet the requirements of Cal. Gov’t Code § 65913.4 (SB 35) shall be a permitted use at any site zoned for residential use or residential mixed-use development.	Affordable housing developments of 2 or more residential units which meet the requirements of Cal. Gov’t Code § 65913.4 (SB 35) shall be a permitted use at any site zoned for residential use or residential mixed-use development.
Affordable housing development in commercial zones	Affordable housing developments proposed in a commercial zone that meet the requirements of Cal. Gov’t Code §§ 65912.111, 65912.112, and 65912.113 shall be a permitted use. Affordable housing developments proposed in zones where office, retail, or parking are principally permitted uses that meet the requirements of Cal. Gov’t Code § 65852.24 shall be a permitted use.	Affordable housing developments proposed in a commercial zone that meet the requirements of Cal. Gov’t Code §§ 65912.111, 65912.112, and 65912.113 shall be a permitted use. Affordable housing developments proposed in zones where office, retail, or parking are principally permitted uses that meet the requirements of Cal. Gov’t Code § 65852.24 shall be a permitted use.	Affordable housing developments proposed in a commercial zone that meet the requirements of Cal. Gov’t Code §§ 65912.111, 65912.112, and 65912.113 shall be a permitted use. Affordable housing developments proposed in zones where office, retail, or parking are principally permitted uses that meet the requirements of Cal. Gov’t Code § 65852.24 shall be a permitted use.
Mixed income housing development in commercial corridors	Mixed-income housing developments proposed in a commercial zone that meet the requirements of Cal. Gov’t Code §§ 65912.121, 65912.122, and 65912.123 shall be a permitted use.	Mixed-income housing developments proposed in a commercial zone that meet the requirements of Cal. Gov’t Code §§ 65912.121, 65912.122, and 65912.123 shall be a permitted use.	Mixed-income housing developments proposed in a commercial zone that meet the requirements of Cal. Gov’t Code §§ 65912.121, 65912.122, and 65912.123 shall be a permitted use.
Public/Semi-Public Uses	Public/Semi-Public Uses	Public/Semi-Public Uses	Public/Semi-Public Uses
Colleges and trade schools	P	C
Community assembly	M	-	See § 23.22.060
Cultural institutions	M	-
Day care centers	P	-
Emergency shelter	-	P(1)
Government offices	P	P
Hospitals and clinics	See subclassifications below	See subclassifications below	See subclassifications below
Clinics	P	P(7)
Hospitals	P	-
Skilled nursing facility	P	-
Instructional services	P	C
Park and recreation facilities	M	C
Parking lots and structures	M	C
Public safety facilities	C	C
Schools	C	-
Commercial Uses	Commercial Uses	Commercial Uses	Commercial Uses
Adult business	-	P	See § 23.22.050
Animal boarding and veterinary services	See subclassifications below	See subclassifications below	See subclassifications below
Animal shelter and boarding	-	M
Pet day care	M	M
Veterinary services	P	M
Automobile/vehicle sales and services	See subclassifications below	See subclassifications below	See subclassifications below
Automobile/vehicle service and repair, minor	-	M	See § 23.22.070
Automobile/vehicle repair, major	-	M	See § 23.22.070
Service stations	-	M	See § 23.22.070
Banks and financial institutions	P	-
Business services	P	P
Commercial cannabis facility	See subclassification below	See subclassification below	See subclassification below
Medicinal cannabis delivery-only retailer	-	C(4)	See § 23.22.080, Cannabis Facilities, Cultivation and Deliveries
Commercial entertainment and recreation	See subclassifications below	See subclassifications below	See subclassifications below
Indoor	M	P
Outdoor entertainment	-	M
Drive-through facility	C	C	See § 23.22.120
Eating and drinking establishments	See subclassifications below	See subclassifications below	See subclassifications below
Bars/night clubs/lounges	C	C	See § 23.22.210
Restaurants	P	M(5)	See § 23.22.210
Farmer's markets	M	-	See § 23.22.150
Food preparation	P	P
Funeral parlors and interment services	C	-
Hotels and motels	C(2)	-
Offices	P	P
Coworking offices	P	P
Personal services	See subclassifications below	See subclassifications below	See subclassifications below
General personal services	P	-
Fortunetelling	P	-	See Chapter 5.14
Repair and maintenance services	P	P
Retail sales	See subclassifications below	See subclassifications below	See subclassifications below
Building material stores and retail garden centers	-	P
Firearms sales	-	C(6)	See § 23.22.160
Food and beverage sales	P	P
General retail	P	P
Outdoor retail sales and nurseries	-	P
Industrial Uses	Industrial Uses	Industrial Uses	Industrial Uses
Construction and material yards	-	P
Custom manufacturing	-	P
Food and beverage manufacturing	See subclassifications below	See subclassifications below	See subclassifications below
Small scale	-	P
Large scale	-	P
General industrial	-	M
Light industrial	-	P
Research and development	P	P
Salvage and wrecking	-	C
Storage, warehousing, and wholesaling	See subclassifications below	See subclassifications below	See subclassifications below
Personal storage	-	C	See § 23.22.240, Personal Storage
Indoor	-	P
Outdoor	-	C
Transportation, Communication, and Utility Uses
Communication facilities	See subclassifications below	See subclassifications below	See subclassifications below
Facilities within buildings	-	C
Telecommunication	See § 23.22.270	See § 23.22.270	See § 23.22.270
Freight/truck facilities	-	C
Light fleet-based services	M	P
Public works and utilities	-	C
Recycling facility	See subclassifications below	See subclassifications below	See subclassifications below
Reverse vending machine	-	C	See § 23.22.250
Small collection facility	-	C	See § 23.22.250
Large collection facility	-	C	See § 23.22.250
Other Uses	Other Uses	Other Uses	Other Uses
Accessory uses and structures	See §§ 23.22.030 and 23.12.020	See §§ 23.22.030 and 23.12.020	See §§ 23.22.030 and 23.12.020
Cannabis cultivation	See § 23.22.080	See § 23.22.080	See § 23.22.080
Collection boxes	See § 23.22.090	See § 23.22.090	See § 23.22.090
Home occupations	See § 23.22.170	See § 23.22.170	See § 23.22.170
Live entertainment	See § 23.22.180	See § 23.22.180	See § 23.22.180
Outdoor dining and seating	See § 23.22.220	See § 23.22.220	See § 23.22.220
Outdoor display and sales	See § 23.22.230	See § 23.22.230	See § 23.22.230
Nonconforming uses	See Chapter 23.19	See Chapter 23.19	See Chapter 23.19
Temporary uses	See § 23.22.280	See § 23.22.280	See § 23.22.280
Notes: 1. Limited to the area bounded by Orange Street to the north, Mission Road to the south, Raymond Avenue to the east, and Palm Avenue to the west. 2. Limited to the area of the PO zone north of Mission Road. 3. Multi-unit dwellings shall be subject to the following requirements: a. Those projects that are "by-right" under governing statutes, including but not limited to projects that are 20% affordable on up-zoned sites, 20% affordable on prior Housing Element Sites Inventory sites, or SB 35 projects, are exempt from the CUP requirement. b. Projects subject to the Housing Accountability Act or other statutes that limit discretion to objective standards and criteria are subject only to objective findings in § 23.34.060, and so long as the requirement for a CUP does not otherwise conflict with state law. 4. No CUP may be issued for a medicinal cannabis delivery-only retailer located on a parcel that is within 600 feet of any other parcel containing a school, park, licensed child daycare facility, youth center, a conditionally permitted use that provides services primarily to minors, or a licensed drug or alcohol rehabilitation facility, or a parcel that is within a residential zoning district. For purposes of this section, "school" includes a pre-school, transitional kindergarten, K-12 school, whether public or private. No CUP may be issued for a medicinal cannabis delivery-only retailer located on a parcel that is within 1,000 feet of any other parcel upon which a medicinal cannabis delivery-only retailer is operating. 5. A MUP is not required if the use is also a drive-through facility requiring a CUP. 6. No CUP may be issued for a firearms sales use located on a parcel that is within 600 feet of any other parcel containing a sensitive receptor as defined in § 23.22.160 . No CUP may be issued for a firearms sales use located on a parcel that is within 600 feet of any other parcel upon which a firearms sales use is operating. 7. Only community clinics providing reproductive health services, consistent with the requirements of Cal. Gov’t Code § 65914.900, shall be a permitted use.	Notes: 1. Limited to the area bounded by Orange Street to the north, Mission Road to the south, Raymond Avenue to the east, and Palm Avenue to the west. 2. Limited to the area of the PO zone north of Mission Road. 3. Multi-unit dwellings shall be subject to the following requirements: a. Those projects that are "by-right" under governing statutes, including but not limited to projects that are 20% affordable on up-zoned sites, 20% affordable on prior Housing Element Sites Inventory sites, or SB 35 projects, are exempt from the CUP requirement. b. Projects subject to the Housing Accountability Act or other statutes that limit discretion to objective standards and criteria are subject only to objective findings in § 23.34.060, and so long as the requirement for a CUP does not otherwise conflict with state law. 4. No CUP may be issued for a medicinal cannabis delivery-only retailer located on a parcel that is within 600 feet of any other parcel containing a school, park, licensed child daycare facility, youth center, a conditionally permitted use that provides services primarily to minors, or a licensed drug or alcohol rehabilitation facility, or a parcel that is within a residential zoning district. For purposes of this section, "school" includes a pre-school, transitional kindergarten, K-12 school, whether public or private. No CUP may be issued for a medicinal cannabis delivery-only retailer located on a parcel that is within 1,000 feet of any other parcel upon which a medicinal cannabis delivery-only retailer is operating. 5. A MUP is not required if the use is also a drive-through facility requiring a CUP. 6. No CUP may be issued for a firearms sales use located on a parcel that is within 600 feet of any other parcel containing a sensitive receptor as defined in § 23.22.160 . No CUP may be issued for a firearms sales use located on a parcel that is within 600 feet of any other parcel upon which a firearms sales use is operating. 7. Only community clinics providing reproductive health services, consistent with the requirements of Cal. Gov’t Code § 65914.900, shall be a permitted use.	Notes: 1. Limited to the area bounded by Orange Street to the north, Mission Road to the south, Raymond Avenue to the east, and Palm Avenue to the west. 2. Limited to the area of the PO zone north of Mission Road. 3. Multi-unit dwellings shall be subject to the following requirements: a. Those projects that are "by-right" under governing statutes, including but not limited to projects that are 20% affordable on up-zoned sites, 20% affordable on prior Housing Element Sites Inventory sites, or SB 35 projects, are exempt from the CUP requirement. b. Projects subject to the Housing Accountability Act or other statutes that limit discretion to objective standards and criteria are subject only to objective findings in § 23.34.060, and so long as the requirement for a CUP does not otherwise conflict with state law. 4. No CUP may be issued for a medicinal cannabis delivery-only retailer located on a parcel that is within 600 feet of any other parcel containing a school, park, licensed child daycare facility, youth center, a conditionally permitted use that provides services primarily to minors, or a licensed drug or alcohol rehabilitation facility, or a parcel that is within a residential zoning district. For purposes of this section, "school" includes a pre-school, transitional kindergarten, K-12 school, whether public or private. No CUP may be issued for a medicinal cannabis delivery-only retailer located on a parcel that is within 1,000 feet of any other parcel upon which a medicinal cannabis delivery-only retailer is operating. 5. A MUP is not required if the use is also a drive-through facility requiring a CUP. 6. No CUP may be issued fo
r a firearms sales use located on a parcel that is within 600 feet of any other parcel containing a sensitive receptor as defined in § 23.22.160 . No CUP may be issued for a firearms sales use located on a parcel that is within 600 feet of any other parcel upon which a firearms sales use is operating. 7. Only community clinics providing reproductive health services, consistent with the requirements of Cal. Gov’t Code § 65914.900, shall be a permitted use.	Notes: 1. Limited to the area bounded by Orange Street to the north, Mission Road to the south, Raymond Avenue to the east, and Palm Avenue to the west. 2. Limited to the area of the PO zone north of Mission Road. 3. Multi-unit dwellings shall be subject to the following requirements: a. Those projects that are "by-right" under governing statutes, including but not limited to projects that are 20% affordable on up-zoned sites, 20% affordable on prior Housing Element Sites Inventory sites, or SB 35 projects, are exempt from the CUP requirement. b. Projects subject to the Housing Accountability Act or other statutes that limit discretion to objective standards and criteria are subject only to objective findings in § 23.34.060, and so long as the requirement for a CUP does not otherwise conflict with state law. 4. No CUP may be issued for a medicinal cannabis delivery-only retailer located on a parcel that is within 600 feet of any other parcel containing a school, park, licensed child daycare facility, youth center, a conditionally permitted use that provides services primarily to minors, or a licensed drug or alcohol rehabilitation facility, or a parcel that is within a residential zoning district. For purposes of this section, "school" includes a pre-school, transitional kindergarten, K-12 school, whether public or private. No CUP may be issued for a medicinal cannabis delivery-only retailer located on a parcel that is within 1,000 feet of any other parcel upon which a medicinal cannabis delivery-only retailer is operating. 5. A MUP is not required if the use is also a drive-through facility requiring a CUP. 6. No CUP may be issued for a firearms sales use located on a parcel that is within 600 feet of any other parcel containing a sensitive receptor as defined in § 23.22.160 . No CUP may be issued for a firearms sales use located on a parcel that is within 600 feet of any other parcel upon which a firearms sales use is operating. 7. Only community clinics providing reproductive health services, consistent with the requirements of Cal. Gov’t Code § 65914.900, shall be a permitted use.

(Ord. 4823, passed 1-22-24; Ord. O2M24-4826, passed 2-26-24; Ord. O2M24-4831, passed 8-26- 24; Ord. 4844, passed 4-28-25; Ord. 4848, passed 9-8-25)

Exceptions & meaning →

§ 23.06.030 DEVELOPMENT STANDARDS.¶

Table 23.06.030: Development Standards - Employment Zoning Districts, prescribes the development standards for Employment Zoning Districts. Letters in parentheses refer to additional development standards that directly follow the table. Section numbers in the Additional Regulations column refer to other sections of this title. Housing developments are eligible for flexible development standards pursuant to § 23.12.060.

TABLE 23.06.030: DEVELOPMENT STANDARDS - EMPLOYMENT ZONING DISTRICTS

Standard	PO	I	Additional Regulations

TABLE 23.06.030: DEVELOPMENT STANDARDS - EMPLOYMENT ZONING DISTRICTS

Standard	PO	I	Additional Regulations
Maximum Residential Density (units/acre)	Lots less than 10,000 square feet: 24 Lots larger than 10,000 square feet: 43	43	(A)
Maximum floor area ratio (FAR)	1.5	2.0	(B)
Maximum height (feet)	40 within 50 feet of a Residential Zoning District, otherwise 75	40 within 50 feet of a Residential Zoning District, otherwise 55
Maximum number of stories	3 within 50 feet of a Residential Zoning District, otherwise 5	3 within 50 feet of a Residential Zoning District, otherwise 5
Minimum setbacks (ft)
Front	20	10
Street side	10	10
Side	5	0, 10 adjacent to a Residential Zoning District
Rear	10	0, 10 adjacent to a Residential Zoning District
Minimum distance between buildings (feet measured from eave to eave)	5	5

(B) Additional development standards.

(1) Minimum residential density, PO and I Districts. Pursuant to Cal. Gov’t Code § 65583.2(h), a minimum residential density of 20 units per acre shall be required on sites identified for lower income in the housing element sites inventory, if residential uses are proposed for the site.

(2) Mixed-use developments, PO and I Districts. Pursuant to Cal. Gov’t Code § 65583.2(h), within mixed-use developments located on sites identified for lower income in the housing element sites inventory a minimum of 50% of the total floor area of the mixed-use project shall be occupied by residential uses.

(Ord. 4823, passed 1-22-24; Ord. 4831, passed 8-26-24)

Exceptions & meaning →

§ 23.06.010 PURPOSE AND APPLICABILITY.¶

§ 23.06.020 LAND USE REGULATIONS.¶

§ 23.06.030 DEVELOPMENT STANDARDS.¶

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