§ 88.20

This chapter establishes several planning areas within the city, based on the time periods and types of development and land uses that characterize each area. This chapter also establishes site planning and design standards for each area to ensure that proposed projects are designed to enhance and maintain the most desirable development and environmental characteristics of each unique area of the city. The planning areas are described in terms of three sub-types - neighborhoods, districts, and corridors - depending upon their function, their geography and the range of land uses within them.

(Ord. No. 2017-05, § 4, 7-17-17)

88.20.020. - Planning Areas Established.

The provisions of this section are applicable to specific sites within the

city based on the area where the site is located. A locational diagram of the planning areas is depicted in Figure 1 and the specific boundaries of each area are shown in Figure 2.

The community design policies of the Azusa General Plan, and the regulations in the following chapters of this Development Code, express the city's intentions for the physical form and character of the community, including the types of development and land uses that may occur in specific locations throughout the city. These General Plan and Development Code provisions look at the present form and character of each area of the city, and describe whether and how each area will be encouraged to change, both during the tenyear term of the plan, and beyond.

The community's intentions for physical change within the city vary by specific area. This plan anticipates that some areas should change relatively little over time, because of their attractive and distinctive design character and high quality maintenance. At the same time, other areas will be encouraged to change significantly in the type, character, and quality of private buildings and public spaces, and in terms of their current land uses. In all cases, planned change, or the preservation of existing character, are based on the community's overall goals for becoming a city that more effectively provides a wide range of opportunities and choices in housing, jobs, shopping, education, recreation, other cultural pursuits; and that is more pedestrian-oriented, and visually attractive.

The regulations of this Development Code for the planning areas shown in Figure 1 are based upon principles of traditional city form that are reflected in the layout and design of Azusa's downtown and its pre-World War II neighborhoods. These principles encourage development that is designed to:

•

Contribute to compact urban form;

•

Provide a mixture of land uses that facilitates walking and less dependence on automobiles;

•

Provide a mixture of housing types to accommodate households in all economic groups;

•

Improve accessibility to public facilities and open space; and

•

Work together with development on adjoining properties to create streetscapes of distinctive and appealing character.

The planning areas described in the following chapters identify different geographic areas of Azusa in terms of Neighborhoods, Districts, and Corridors. The areas identified as neighborhoods are now mostly developed with individual homes. However, several of the neighborhoods have the potential to, over time, become places where additional types and sizes of housing are available, and where residents will have the option of a convenient walk to reach stores, other businesses and public facilities that cater to their daily needs, instead of needing a car for all such trips. The grouping of various neighborhoods on the Regulating Plan (for example, the Southwest Neighborhoods, and Foothill Neighborhoods) reflects similarities in their history and current character, and the city's intent that Development Code requirements have similar positive effects within each group of neighborhoods as individual lot development and re-development occur over time.

r all such trips. The grouping of various neighborhoods on the Regulating Plan (for example, the Southwest Neighborhoods, and Foothill Neighborhoods) reflects similarities in their history and current character, and the city's intent that Development Code requirements have similar positive effects within each group of neighborhoods as individual lot development and re-development occur over time.

The districts shown on the Regulating Plan identify areas now occupied primarily by non-residential land uses and activities. Each of the districts is intended to have important, but different long-term roles within the community. The intent of each district is described in the "Purpose" subsection of each district section in Chapter 88.24.

The corridors shown on the Regulating Plan identify major roadway segments that are intended to become both more attractive intra- and inter-city vehicle and pedestrian routes, and areas characterized by a mixture of land uses, including retail, office, and residential.

In each case, the specific regulations of this Development Code Article for each neighborhood, district, and corridor, are intended to provide for an appropriate mixture of land uses that function compatibly with one another, and development that is oriented at least as much to the needs of pedestrians as those of the automobile.

This approach differs from conventional zoning codes that typically divide cities into zones that rigidly segregate residential, commercial, industrial, and institutional land uses into separate areas of a city, and thereby require residents to drive or use public transportation for nearly all daily activities. The use of neighborhoods, districts, and corridors as the spatial basis for regulating development instead of land use zones, directly reflects the functions of, and interrelationships between each area of the city. This approach is also more effective than conventional zoning in expressing the city's urban design objectives for each

area of the city, and thereby establishing and maintaining attractive distinctions between the different areas of the various parts of the city.

Each of the following chapters includes the following components:

A.

Location and Existing Conditions. These sections describe the current physical character of each neighborhood, district, and corridor.

B.

Desired Future and Proposed Changes. These non-regulatory sections identify the types of evolutionary changes that the city would like to see in each area as existing developed parcels are re-developed over time, and the city constructs various improvements to the existing street rights-of-way and other public spaces. These sections thereby explain the basis for the development regulations found in the following sections.

C.

Site Planning and Building Design. These sections provide Development Code regulations applicable to proposed development and new land uses within each neighborhood, district, and corridor, covering the topics of allowable land uses, standards for building placement and height limits, how new buildings must address the street in terms of their facade design, and how and where off-street parking may be located on a site.

(Ord. No. 2017-05, § 4, 7-17-17)

88.20.040. - Allowable Land Uses and Planning Permit Requirements.

This section lists the land uses that may be allowed within the zones established by Chapter 88.20.020 (Regulating Plan), and determines the type of planning permit/approval required for each use.

A.

Allowable Land Uses. The land uses allowed by this Development Code in each zoning district are listed in Chapter 88.22.065, Chapter 88.24.005, and Chapter 88.26.005 together with the type of planning permit required for each use. All uses and storage shall be conducted within a totally enclosed building with the exception those uses that are customarily conducted outdoors, including plant nurseries, automobile display, equestrian facilities, commercial recreational facilities and other similar outdoor uses as determined by the director. Each listed land use is defined in Article 7 (Glossary).

1.

Establishment of an Allowable Use.

a.

Any one or more land uses identified by Chapter 88.22.065, Chapter 88.24.005, and Chapter 88.26.005 as being allowable within a specific zoning district may be established on any parcel within that zoning district,

subject to the planning permit requirement listed in the tables, and in compliance with all applicable requirements of this Development Code.

b.

Where a single parcel is proposed for development with two or more of the land uses listed in the tables at the same time, the overall project shall be subject to the highest permit level required by the tables for any individual use. For example, a new multi-use building proposed with a permitted use on the second floor and a use requiring use permit approval on the ground floor would require use permit approval for the entire project.

2.

Use Not Listed.

a.

A land use that is not listed in Chapter 88.22.065, Chapter 88.24.005, and Chapter 88.26.005, and is determined by the director to not be included in Article 9 (Glossary) under the definition of a listed land use, is not allowed within the city, except as otherwise provided in subsection A.3, or Section 88.10.060 (Exemptions from Planning Permit Requirements).

b.

A land use that is not listed in the tables within a particular zoning district is not allowed within that zoning district, except as otherwise provided subsection A.3, or Section 88.10.060 (Exemptions from Planning Permit Requirements).

3.

Similar and Compatible Use May Be Allowed. The zoning administrator may determine that a proposed use not listed in this chapter is allowable as follows:

a.

Required Findings. The zoning administrator may determine that a proposed use is similar to, and compatible with a listed use and may be allowed, only after first making all of the following findings:

(1)

The characteristics of, and activities associated with the use are similar to one or more of the listed uses, and will not involve greater impacts than the uses listed in the district;

(2)

The use will be consistent with the purposes of the applicable zoning district;

(3)

The use will be consistent with the general plan and any applicable specific plan;

(4)

The use will be compatible with the other uses allowed in the district; and

(5)

The use is not listed as allowable in another zoning district.

(6)

The use is not similar to a use otherwise not allowed in the zoning district.

A determination that a use qualifies as a "similar use" and the findings supporting the determination shall be in writing.

b.

Applicable Standards and Permit Requirements. When the zoning administrator determines that a proposed, but unlisted, use is similar to a listed use, the proposed use will be treated in the same manner as the listed use in determining where it is allowed, what permits are required, and what other standards and requirements of this Development Code apply.

c.

Referral for Determination. The zoning administrator may refer the question of whether a proposed use qualifies as a similar and compatible use directly to the commission for a determination at a public meeting.

d.

Appeal. A determination of similar and compatible use may be appealed in compliance with Chapter 88.56 (Appeals).

B.

Additional City Approval Requirements. Any land use identified as allowable by Section 88.22.065, Section 88.24.005, and Section 88.26.005 may require site plan review and/or a building permit in compliance with the Municipal Code, in addition to the required planning permit.

C.

Standards for Specific Land Uses. Where the last column in the tables ("Specific Use Regulations") includes a section number, the regulations in the referenced section apply to the use. Provisions in other sections of this Development Code may also apply.

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(Ord. No. 06-O6, § 1B, 8-7-06; Ord. No. 2017-05, § 4, 7-17-17; Ord. No. 2020-02, § 4(Exh. A), 2-3-20)

CHAPTER 88.21. - SPECIFIC PLANS

88.21.010. - Purpose of Chapter.

This chapter establishes the regulating authority for the specific plans located in the areas highlighted in the Regulating Plan (Figure 2) in Section 88.20.040. The areas located in the specific plan are regulated by their respective development standards, parking requirements, allowable land uses, incentives, and any other applicable standards. In cases where the Specific Plan conflicts with the Development Code, the Specific Plan will take precedence. Where the Specific Plan is silent on a topic(s), the Development Code and/or General Plan will remain in effect.

(Ord. No. 2020-02, § 3, 2-3-20)