Chapter 88.26 — CORRIDORS — Azusa Zoning Code

The purpose of this chapter is to outline the general plan goals and development guidelines for the corridors in Azusa. It is a guideline to assist present and future developers, city staff, and citizens in evaluating the evolving character and potential of each corridor.

Corridors are the boundaries of neighborhoods and their connectors to adjacent areas. Light rail and streetcar corridors may occur at boulevards at the edges of neighborhoods. As such they are detailed for pedestrian use and to accommodate building sites. Bus corridors may pass into neighborhoods on streets. The corridor may also be a continuous parkway, providing long distance walking and bicycle trails and natural habitat. The natural corridors are formed by the systematic accretion of natural, agricultural and recreational open spaces, such as parks, schoolyards and golf courses. These continuous spaces can be part of a larger network, connecting the urban open spaces to the countryside.

88.26.005. - Allowable Uses in Corridors. ¶

A.

Permit Requirements. Tables 2-1, 2-2, 2-3, and 2-4 provide land uses that are:

1.

Permitted subject to compliance with all applicable provisions of this Development Code, subject to first obtaining a zoning clearance (Section 88.51.020). These are shown as "P" uses in the tables;

2.

Allowed subject to the approval of a minor use permit (Section 88.51.040), and shown as "MUP" uses in the tables;

3.

Allowed subject to the approval of a use permit (Section 88.51.040), and shown as "UP" uses in the tables;

4.

Allowed subject to the type of city approval required by a specific provision of Chapter 88.42 (Standards for Specific Land Uses), and shown as "S" uses in the tables;

5.

Not allowed in particular zones, and shown as a "—" in the tables.

TABLE 2-3 Allowed Land Uses and Permit Requirements for Corridors	P MUP UP S —	Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specifc Use Regulations Use not allowed	Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specifc Use Regulations Use not allowed	Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specifc Use Regulations Use not allowed	Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specifc Use Regulations Use not allowed
LAND USE TYPE (1)	PERMIT REQUIRED BY ZONE					Specifc Use Regulations
	CAZ	CSG	CSA	CAH	CFB
AGRICULTURAL AND RESOURCE-BASED USES
Plant Nursery	MUP(3)	MUP(3)	MUP(3)	MUP(3)	MUP(3)
INDUSTRY, MANUFACTURING & PROCESSING, WHOLESALING
Laboratory - Medical, analytical	—	—	—	P	—
Media production	P	—	P	P	P
---	---	---	---	---	---	---
Recycling - Reverse vending machine	P	—	P	P	P	88.42.170
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Commercial recreation facility - Indoor (2)	—	—	—	MUP	—
Commercial recreation facility - Outdoor (2)	—	—	—	MUP	—
Health/ftness facility	P	—	P	P	P
Library, museum	P	—	P	P	P
Meeting facility, public or private (2)	MUP	UP	MUP	MUP	MUP	88.42.112
Park, playground	P	P	P	P	P
Private residential recreation facility	MUP	MUP	MUP	MUP	MUP
School - Elementary, middle, secondary (2)	UP	UP	UP	UP	UP	88.42.112
School - Specialized education/training (2)	UP	—	UP	UP	UP	88.42.112
Studio - Art, dance, martial arts, music, etc.	P	—	P	P	P
RESIDENTIAL USES
Courtyard housing	MUP	MUP	MUP	MUP	MUP	88.42.100
Duplex, triplex, fourplex	P	P	P	—	P	88.42.110
Home occupation	P	P	P	P	P	88.42.100
Cottage food home occupation	P	P	P	P	P	88.42.105
Live/work unit	P	P	P	P	P
Organizational house (sorority, monastery, etc.) (2)	MUP	MUP	MUP	MUP	MUP
Residential accessory use or structure	P	P	P	P	P
Residential care, 6 or fewer clients	P	P	P	P	P	88.42.140
Residential care, 7 or more clients (2)	P	P	P	P	P
Mixed use project residential component	P	P	P	P	P	88.42.120
Rooming or boarding house	P	P	—	—	P
Senior Citizen Housing	P	P	P	P	P
Single-family dwelling	—	P	—	—	—	88.42.120
Stacked fats	P	P	P	P	P
Townhouse or rowhouse	P	P	P	P	P	88.42.190

;sz=8q; Key to Zone Symbols

CAZ	Azusa Avenue Corridor	CAH	Arrow Highway Corridor
CSG	San Gabriel Avenue Corridor	CFB	Foothill Boulevard Corridor
CSA	South Azusa Avenue Corridor

;sz=8q; Notes:

(1)

A definition of each listed use type is in Article 6 (Glossary).

(2)

This is a critical, sensitive, or high occupancy facility, subject to the hazard mitigation requirement of Section 88.30.030

(3)

Allowed only within the boundaries of an electric utility easement for high voltage transmission lines.

TABLE 2-3 Allowed Land Uses and Permit Requirements for Corridors	P MUP UP S —	Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specifc Use Regulations Use not allowed	Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specifc Use Regulations Use not allowed	Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specifc Use Regulations Use not allowed	Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specifc Use Regulations Use not allowed
LAND USE TYPE (1)	PERMIT REQUIRED BY ZONE					Specifc Use Regulations
	CAZ	CSG	CSA	CAH	CFB
RETAIL SALES
Auto and vehicle sales and rental	—	—	UP(2)	MUP	—
Bar/tavern	—	—	—	—	—	88.42.030
Building and landscape materials sales—Indoor	MUP	—	MUP	MUP	MUP
Building and landscape materials sales—Outdoor	—	—	—	MUP	—
Furniture, furnishings and appliance store	—	—	—	MUP	—
General retail, except with any of the following features	P	—	P	P	P
Alcoholic beverage sales	UP	—	UP	UP	UP	88.42.030
Drive-through facilities	MUP	—	MUP	MUP	MUP
Floor area over 50,000 sf	—	—	UP	MUP	—
Funeral merchandise	UP	—	MUP	MUP	UP	88.42.090
On-site production of items sold	MUP	—	MUP	MUP	MUP
Operating between 9:00 p.m. and 7:00 a.m.	MUP	—	MUP	MUP	MUP
Swap meet, fea market	—	—	—	UP	—	88.42.180
Tobacco/vaping shop	—	—	—	—	—	88.42.240
Used merchandise	—	—	—	UP	—	88.42.180
Groceries, specialty foods	P	—	P	P	P	88.42.030
Floor area over 50,000 sf	—	—	MUP	MUP	—	88.42.030
Mixed use project	P	P	P	P	P	88.42.120
Mobile home, boat, or RV sales	—	—	—	MUP	—
Neighborhood market/convenience store	P	MUP	P	P	P
Night club (2)	—	—	—	—	—	88.42.130
Outdoor displays and sales	MUP	MUP	MUP	MUP	—	88.42.150
---	---	---	---	---	---	---
Restaurant, cafe, cofee shop	P	MUP	P	P	P	88.42.030
Service station	—	—	UP	UP	—

;sz=8q; Key to Zone Symbols

CAZ	Azusa Avenue Corridor	CAH	Arrow Highway Corridor
CSG	San Gabriel Avenue Corridor	CFB	Foothill Boulevard Corridor
CSA	South Azusa Avenue Corridor

;sz=8q; Notes:

(1)

A definition of each listed use type is in Article 7 (Glossary).

(2)

Any property proposed for auto and vehicle sales and rental use should be at least 40,000 square feet in area.

(3)

This is a critical, sensitive, or high occupancy facility, subject to the hazard mitigation requirement of Section 88.30.030

TABLE 2-3 Allowed Land Uses and Permit Requirements for Corridors	P MUP UP S —	Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specifc Use Regulations Use not allowed	Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specifc Use Regulations Use not allowed	Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specifc Use Regulations Use not allowed	Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specifc Use Regulations Use not allowed
LAND USE TYPE (1)	PERMIT REQUIRED BY ZONE					Specifc Use
	CAZ	CSG	CSA	CAH	CFB	Regulations
SERVICES - BUSINESS, FINANCIAL, PROFESSIONAL
ATM	P	—	P	P	P
Bank, fnancial services	P	—	P	P	P
Business support service	P	—	P	P	P
Massage parlor	—	—	S	S	—	Ch. 88.48
Medical services—Clinic, urgent care	MUP	—	MUP	—	MUP
Medical services—Doctor ofce	P	P	P	—	P
Medical services—Extended care (2)	MUP	MUP	—	—	MUP
Mixed use project	P	P	P	P	P	88.42.120
Ofce—Accessory	P	P	P	P	P
Ofce—Business/service	P	MUP	P	P	P
---	---	---	---	---	---	---
Ofce—Government	P	MUP	P	P	P
Ofce—Processing	P	—	P	P	P
Ofce—Professional	P	MUP	P	P	P
SERVICES - GENERAL
Catering service	—	—	—	P	—
Day care center—Child or adult (2)	MUP	MUP	MUP	MUP	MUP	88.42.060
Drive-through service	—	—	—	MUP	—
Equipment rental	—	—	—	P	—
Lodging—Bed & breakfast inn	P	P	P	P	P
Lodging—Hotel or motel	P	—	P	P	P
Mortuary, funeral home	—	—	—	—	MUP
Mixed use project	P	P	P	P	P	88.42.120
Personal services	P	—	P	P	P
Personal services—Restricted	—	—	—	—	—
Public safety facility (2)	P	—	P	P	P
Repair service—Equipment, large appliances, etc.	—	—	—	P	—
Vehicle services—Major repair/body work	—	—	—	MUP	—
Vehicle services—Minor maintenance/repair	—	—	—	MUP	—
Veterinary clinic, animal hospital, boarding kennel	—	—	—	UP	—
TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE
Broadcasting studio	—	—	P	P	P
Parking facility, public or commercial	MUP	—	MUP	MUP	MUP
Telecommunications facility	S	S	S	S	S	88.46
Transit station or terminal	P	P	P	P	P
Utility facility (2)	P	P	P	P	P

;sz=8q; Key to Zone Symbols

CAZ	Azusa Avenue Corridor	CAH	Arrow Highway Corridor
CSG	San Gabriel Avenue Corridor	CFB	Foothill Boulevard Corridor
CSA	South Azusa Avenue Corridor

;sz=8q; Notes:

(1)

A definition of each listed use type is in Article 6 (Glossary).

(2)

This is a critical, sensitive, or high occupancy facility, subject to the hazard mitigation requirement of Section 88.30.030

(Ord. No. 06-O6, § 1B, 8-7-06; Ord. No. 07-O6, § 1, 6-18-07; Ord. No. 10-O1, §§ 3, 4, 3-1-10; Ord. No. 14O4, § 2, 7-21-14; Ord. No. 2017-03, § 5, 6-19-17; Ord. No. 2020-02, § 3, 2-3-20; Ord. No. 2021-01, § 3, 2- 1-21; Ord. No. 2023-04, § 3(Exh. A), 10-2-23)

88.26.010. - Foothill Boulevard Corridor. ¶

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The purpose of this chapter is to outline the general plan goals and development guidelines for the Foothill Boulevard Corridor of Azusa. It is a guideline to assist present and future developers, city staff, and citizens in evaluating the evolving character and potential of the corridor.

A.

Purpose. The Foothill Boulevard Corridor (CFB) zone is applied to areas along Foothill Boulevard west of the TOD Specific Plan. This corridor zone is intended to accommodate a wide range of retail commercial uses, offices, and services, with all types of residential units allowed.

Location and Existing conditions. Formerly the historic Route 66 from Chicago to Los Angeles, Foothill Boulevard is the principal east-west street in Azusa north of the 210 Freeway. Consequently, the intersection of Foothill Boulevard and Azusa Avenue constitutes the center of the Downtown. West of the TOD Specific Plan, the designation applies to properties facing Foothill Boulevard from San Gabriel Avenue to the railroad viaduct. East of Downtown, the designation applies to properties facing Foothill Boulevard from just west of Soldano Avenue to approximately Cerritos Avenue.

Streets and Landscape. Foothill Boulevard is a two-way, four lane arterial with street parking on both sides of the road. A median is located in the center of the street. Street trees and landscaping is inconsistent throughout the corridor.

Civic and Commercial Features. There are no government buildings on Foothill Boulevard within the Corridor designation (although City Hall faces Foothill within the Downtown District). A church is located at the intersection with Soldano Avenue. A number of commercial retailers do front Foothill Boulevard. Most of these are strip-oriented retail, focused on access by car either with street-facing parking lots or drivethroughs.

Building Fabric. A mixed range of building types front the Foothill Boulevard Corridor. They include small, one-story strip malls; drive-through restaurants; churches; townhouses; and single-family homes (some converted to retail or office uses).

Desired Future and Proposed Changes. The general objective for this corridor is to transform the character of Foothill Boulevard from a commercial strip to a predominately residential, but mixed-use pedestrian friendly street.

1.

Specific Recommendations.

a.

Install landscaped medians and parkways on Foothill Boulevard, consistent with the Downtown and University Districts.

b.

Enhance the current gateway at the railroad viaduct into the residential and pedestrian-oriented districts of the city.

D.

Site Planning and Building Design.

1.

Building Placement.

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Plan Diagram

Buildings shall be placed within the shaded area as shown in the above diagram.

a.

Front Setback: Ten feet minimum; 20 feet maximum for 60 percent minimum of lot width.

b.

Side Street Setback: Ten feet minimum.

c.

Sideyard Setback: Zero feet or ten feet minimum for residential, or when adjacent to residential.

d.

Rear Setback: Zero feet or ten feet minimum for residential, or when adjacent to residential.

See Chapter 88.30.060 for definitions and design standards.

Notes:

The percentage of building frontage for front and side street setbacks may be reduced by the review authority to accommodate pedestrian plazas located between the street(s) and the building.

2.

Parking Placement.

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Plan Diagram

Parking not enclosed by a structure is allowed only in the shaded area as shown.

a.

Front Setback: 50 percent of lot depth maximum.

b.

Side Street Setback: Ten feet minimum.

Side Setback: Not required.

d.

Rear Setback: Not required.

Parking shall be provided according to Chapter 88.36

See Chapter 88.34 for definitions and design standards

3.

Building Height and Profile.

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Section Diagram

Height.

(1)

Maximum: Three stories or 35 feet, whichever is less for single-use buildings; three stories or 40 feet, whichever is less for mixed-use buildings.

(2)

Exception: An area equal to 20 percent of the building's ground floor footprint may exceed the maximum height by an additional story or 15 feet, whichever is less.

Encroachments.

Gallery/arcades, awnings, balconies, porches and outdoor dining furniture may encroach into the setback and public right-of-way and shall be limited to:

(1)

Front encroachment: Ten feet maximum.

(2)

Side Street encroachment: Ten feet maximum.

(3)

Side encroachment: Two feet maximum.

(4)

Rear encroachment: Five feet maximum.

(5)

Maximum encroachment height is two stories or 25 feet.

(6)

Porches may encroach to within five feet of the front or side street property line.

See Chapter 88.30.040 for definitions and exceptions

c.

Allowable frontage types.

Arcade, shopfront, stoop, forecourt, porch, common yard.

See Chapter 88.29 for definitions and design standards.

4.

Residential Density Standards.

Zoning District	Minimum Parcel Size (1)	Minimum Parcel Size (1)		Maximum Density (units/acre)
	Area (2)	Width (1)	Depth
All	10,000 sf	60 ft	100 ft	27

Each subdivision and residential development shall comply with the minimum parcel size and density requirements show in the above table, except that an allowed commercial condominium, or a residential condominium or townhouse, or other common interest project may be subdivided with smaller parcels for ownership purposes. In these cases, the minimum lot area shall be determined through subdivision review, provided that the overall development site complies with the minimum parcel size.

Notes:

(1)

Parcel depth shall be no less than the parcel width; and no more than three times the parcel width.

(2)

Net area. In a residential subdivision, corner lots and reversed corner lots shall have an area of at least ten percent greater than that of the minimum lot area required.

(Ord. No. 06-O6, § 1B, 8-7-06; Ord. No. 2017-05, § 4, 7-17-17; Ord. No. 2020-02, § 3, 2-3-20; Ord. No. 2023-04, § 3(Exh. A), 10-2-23)

88.26.020. - Azusa/San Gabriel Avenue Corridors. ¶

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The purpose of this chapter is to outline the general plan goals and development guidelines for the Azusa/San Gabriel Avenue Corridors of Azusa. It is a guideline to assist present and future developers, city staff, and citizens in evaluating the evolving character and potential of the corridors.

Purpose.

CAZ (Azusa Avenue) Corridor. The Azusa Avenue Corridor (CAZ) zone is applied to the Azusa Avenue portion of the Azusa Avenue/San Gabriel Avenue couplet immediately south of the TOD Specific Plan . This zone is intended to accommodate a range of lower intensity retail, offices and other low intensity commercial uses, together with all types of residential units.

2.

CSG (San Gabriel Avenue) Corridor. The San Gabriel Avenue Corridor (CSG) zone is applied to the San Gabriel Avenue portion of the Azusa Avenue/San Gabriel Avenue couplet immediately south of the TOD Specific Plan . This zone is intended to emphasize residential rather than commercial development, but with offices and other low very intensity commercial uses, excluding most retail. All types of residential units are allowed.

Location and Existing Conditions. The Azusa/San Gabriel Avenue couplet is the primary north-south corridor in the city north of the 210 Freeway. Azusa Avenue is the principal street in the Downtown, where it crosses Foothill Boulevard. North of Downtown, Azusa Avenue merges with San Gabriel Canyon Road at Sierra Madre Avenue, providing access to the Angeles National Forest. South of the 210 Freeway, Azusa Avenue is a two-way street, and is the primary entrance and exit to the city from the highway system.

Streets and Landscape. Azusa Avenue is a one-way, north-bound street from First Street to Sierra Madre Avenue. North of the freeway to Sierra Madre Avenue, San Gabriel Avenue acts as the one-way, southbound street coupled with Azusa Avenue. South of Fourth Street the corridor has an inconsistent line of street trees on either side.

Civic and Commercial Features. Azusa Avenue is fronted by a mixture of under-performing commercial uses and poor quality multi-family residences. San Gabriel Avenue is fronted by distinguished houses, most of which remain residences, although some have been transformed into commercial uses. Except in the TOD Specific Plan District, neither avenue is the location of civic uses.

Building Fabric. There are essentially three types of buildings facing Azusa Avenue. The first is principally located in the TOD Specific Plan District, but is also found in some locations south of downtown. This is a one to two-story building abutting the property line adjacent to the sidewalk and street. The second type also is a one or two-story residential or commercial building, which is set back approximately ten to 20 feet from the sidewalk and property line, creating a front yard. This setback is typically landscaped with a path to the residence or office. The third type is a one or two-story building set back 40 or more feet from the street. The setback at this type is used for surface parking for typically a retail or drive through use.

C.

Desired Future and Proposed Changes. The general objectives for these corridors is to transform the character of Azusa Avenue from a commercial strip to predominately residential, but mixed-use pedestrian friendly street, and enhance the residential character of San Gabriel Avenue.

1.

Specific Recommendations.

a.

Convert both Azusa and San Gabriel Avenues to two-way traffic. Install a landscaped median on San Gabriel Avenue.

b.

Study the possibility of removing the San Gabriel Avenue connection to Azusa Avenue, and reclaiming the land as a potential development site for residential, retail or recreational use.

2.

General Recommendations.

Plant unique street trees on both Azusa and San Gabriel Avenue, such that each is distinguished by a particular landscape pattern. Consider extending the pattern of tall palm trees on north Azusa Avenue to the southern section of the road.

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Regulating Plan-San Gabriel Ave Corridor

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Regulating Plan-Azusa Ave Corridor

D.

Site Planning and Building Design - Azusa Avenue.

1.

Building Placement.

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Plan Diagram

Buildings shall be placed within the shaded area as shown in the above diagram.

a.

Front Setback: Ten feet minimum; 20 feet maximum for 60 percent minimum of lot width.

Side Street Setback: Ten feet minimum.

c.

Sideyard Setback: Zero feet; five feet minimum for residential, or when adjacent to residential.

d.

Rear Setback: Zero feet; five feet minimum for residential, or when adjacent to residential.

See Chapter 88.30.060 for definitions and design standards.

Notes:

The percentage of building frontage for front and side street setbacks may be reduced by the review authority to accommodate pedestrian plazas located between the street(s) and the building.

2.

Parking Placement.

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Plan Diagram

Parking not enclosed by a structure is allowed only in the shaded area as shown.

a.

Front Setback: 50 percent of lot depth maximum.

Side Street Setback: Ten feet minimum.

Side Setback: Not required.

d.

Rear Setback: Not required.

Parking shall be provided according to Chapter 88.36

See Chapter 88.34 for definitions and design standards

Building Height and Profile.

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Section Diagram

a.

Height.

(1)

Maximum: Three or 35 feet, whichever is less for single-use buildings; three stories or 40 feet, whichever is less for mixed-use buildings.

(2)

Exception: An area equal to 20 percent of the building's ground floor footprint may exceed the maximum height by an additional story or 15 feet, whichever is less.

Encroachments.

Gallery/arcades, awnings, balconies, porches, and outdoor dining furniture may encroach into the setback and public right-of-way and shall be limited to:

(1)

Front encroachment: Ten feet maximum.

(2)

Side Street encroachment: Ten feet maximum.

(3)

Side encroachment: Two feet maximum.

(4)

Rear encroachment: Five feet maximum.

(5)

Maximum encroachment height is two stories or 25 feet.

(6)

Porches may encroach to within five feet of the front or side street property line.

See Chapter 88.30.040 for definitions and exceptions

c.

Allowable frontage types.

Arcade, shopfront, stoop, forecourt, frontyard

See Chapter 88.29 for definitions and design standards.

4.

Residential Density Standards.

Zoning District	Minimum Parcel Size (1)	Minimum Parcel Size (1)		Maximum Density (units/acre)
	Area (2)	Width (1)	Depth
All	10,000 sf	60 ft	100 ft	27

Notes:

(1)

Parcel depth shall be no less than the parcel width; and no more than three times the parcel width.

(2)

Net area. In a residential subdivision, corner lots and reversed corner lots shall have an area of at least ten percent greater than that of the minimum lot area required.

E.

Site Planning and Building Design - San Gabriel Avenue.

1.

Building Placement.

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Plan Diagram

Buildings shall be placed within the shaded area as shown in the above diagram.

a.

Front Setback: Ten feet minimum; 20 feet maximum for 60 percent minimum of lot width.

Side Street Setback: Ten feet minimum.

c.

Sideyard Setback: Zero feet; five feet minimum for residential, or when adjacent to residential.

d.

Rear Setback: Zero feet; five feet minimum for residential, or when adjacent to residential.

See Chapter 88.30.060 for definitions and design standards.

Notes:

The percentage of building frontage for front and side street setbacks may be reduced by the review authority to accommodate pedestrian plazas located between the street(s) and the building.

Parking Placement.

==> picture [252 x 219] intentionally omitted <==

Plan Diagram

Parking not enclosed by a structure is allowed only in the shaded area as shown.

Front Setback: 50 percent of lot depth maximum.

Side Street Setback: Ten feet minimum.

Side Setback: Not required.

d.

Rear Setback: Not required.

Parking shall be provided according to Chapter 88.36

See Chapter 88.34 for definitions and design standards

Building Height and Profile.

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Section Diagram

a.

Height.

(1)

Maximum: Three or 35 feet, whichever is less for single-use buildings; three stories or 40 feet, whichever is less for mixed-use buildings.

(2)

An area equal to 20 percent of the building's ground floor footprint may exceed the maximum height by an additional story or 15 feet, whichever is less.

b.

Encroachments.

Gallery/arcades, awnings, balconies, porches, and outdoor dining furniture may encroach into the setback and public right-of-way and shall be limited to:

(1)

Front encroachment: Ten feet maximum.

(2)

Side Street encroachment: Ten feet maximum.

(3)

Side encroachment: Two feet maximum.

(4)

Maximum encroachment height is two stories or 25 feet.

(5)

Porches may encroach to within five feet of the front or side street property line.

See Chapter 88.30.040 for definitions and exceptions

c.

Allowable Frontage Types:

Stoop, forecourt, porch, common yard.

See Chapter 88.29 for definitions and design standards.

4.

Residential Density Standards.

Zoning District	Minimum Parcel Size (1)	Minimum Parcel Size (1)		Maximum Dit
	Area (2)	Width (1)	Depth	ensy (units/acre)
All	10,000 sf	60 ft	100 ft	27

Notes:

(1)

Parcel depth shall be no less than the parcel width; and no more than three times the parcel width.

(2)

Net area. In a residential subdivision, corner lots and reversed corner lots shall have an area of at least ten percent greater than that of the minimum lot area required.

(Ord. No. 06-O6, § 1B, 8-7-06; Ord. No. 2017-05, § 4, 7-17-17; Ord. No. 2020-02, § 3, 2-3-20; Ord. No. 2023-04, § 3(Exh. A), 10-2-23)

88.26.030. - South Azusa Avenue Corridor. ¶

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The purpose of this chapter is to outline the general plan goals and development guidelines for the South Azusa Avenue Corridor of Azusa. It is a guideline to assist present and future developers, city staff, and citizens in evaluating the evolving character and potential of the Corridor.

A.

Purpose. The South Azusa Avenue Corridor (CSA) zone is applied to portions of Azusa Avenue adjacent to and south of the 210 Freeway. This corridor zone is intended to accommodate a range of retail and office uses, together with residential units primarily in the form of courtyard housing and row houses.

B.

Location and Existing Conditions. Azusa Avenue is the primary north-south corridor in the city south of the 210 Freeway. South of the 210 Freeway, Azusa Avenue is a two-way street, and is the primary entrance and exit to the city from the highway system and provides a direct link to the City of Covina. North of the Freeway, Azusa Avenue is the principal street in the Downtown, and with San Gabriel Avenue, provides access to the Los Angeles National Forest. Azusa Avenue throughout its entire length crosses all of the primary east-west corridors.

Streets and Landscape. South Azusa Avenue is a wide, two-way street with little landscape character.

Civic and Commercial Features. There are no civic features of note on South Azusa Avenue. The corridor is lined with commercial strip type retail and businesses. Edgewood Center at the intersection of Gladstone Street is a concentrated retail center that has the potential to become a pedestrian-oriented center for the surrounding neighborhoods.

Building Fabric. There are essentially two types of buildings facing Azusa Avenue. The first is a one- or twostory residential or commercial building, which is set back approximately ten to 20 feet from the sidewalk and property line, creating a front yard. This setback is typically landscaped with a path to the residence or office. The second type is also a one- or two-story building set back 40 or more feet from the street. The setback at this type is used for surface parking for typically a retail or drive through use. South of the Freeway, properties are occupied by strip retail uses, multi-family apartments, gas stations, churches, a car wash and the backs of several single-family residential units.

C.

Desired Future and Proposed Changes. The general objective for this area is to transform the character of this corridor from a commercial strip to mix of pedestrian-friendly commercial uses, located in nodes, interspersed with various forms of housing.

1.

Specific Recommendations.

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Study the possibility of removing the San Gabriel Avenue connection to Azusa Avenue, and reclaiming the land as a potential development site.

Promote the Edgewood Center at Azusa Avenue and Gladstone Street as a pedestrian-oriented center to serve adjoining neighborhoods (also see Edgewood District).

Possible landscape of S Azusa Ave

Enhance the existing gateway monuments and landscape at Azusa Avenue and Arrow Highway and Azusa Avenue and the 210 Freeway.

d.

Reconfigure the intersection of Azusa Avenue and Newburgh Street to reduce roadway pavement and increase development parcels.

e.

Convert the existing light and water property into a public park.

2.

General Recommendations.

a.

Install landscaped medians and parkways on Azusa Avenue. Consider extending the street tree pattern of tall palms that distinguish North Azusa Avenue to South Azusa Avenue (interspersed with shade trees).

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Regulating Plan (at time of adoption)

D.

Site Planning and Building Design.

1.

Building Placement.

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Plan Diagram

Buildings shall be placed within the shaded area as shown in the above diagram.

Front Setback: Zero feet for shopfronts; 15 feet minimum; 20 feet maximum for 60 percent minimum of lot width.

Side Street Setback: Ten feet minimum; 20 feet maximum for 60 percent minimum of lot width.

Sideyard Setback: Zero feet; ten feet minimum for residential, or when adjacent to residential.

d.

Rear Setback: Zero feet; ten feet minimum for residential, or when adjacent to residential.

See Chapter 88.30.060 for definitions and design standards.

Notes:

The percentage of building frontage for front and side street setbacks may be reduced by the review authority to accommodate pedestrian plazas located between the street(s) and the building.

Parking Placement.

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Plan Diagram

Parking not enclosed by a structure is allowed only in the shaded area as shown.

Front Setback: Not required up to 50 percent of frontage

Side Street Setback: Ten feet minimum.

Side Setback: Not required.

d.

Rear Setback: Not required.

Parking shall be provided according to Chapter 88.36

See Chapter 88.34 for definitions and design standards

Building Height and Profile.

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Section Diagram

a.

Height.

(1)

Maximum: Three stories or 35 feet for single-use buildings, whichever is less; three stories or 40 feet, whichever is less for mixed-use buildings

(2)

Exception: An area equal to 20 percent of the building's ground floor footprint may exceed the maximum height by an additional story or 15 feet, whichever is less.

Encroachments.

Gallery/arcades, awnings, balconies, porches, and outdoor dining furniture may encroach into the setback and public right-of-way:

(1)

Front encroachment: Ten feet maximum.

(2)

Side Street encroachment: Ten feet maximum.

(3)

Side encroachment: Two feet maximum.

(4)

Rear encroachment: Five feet maximum.

(5)

Maximum encroachment height is two stories or 25 feet.

(6)

Porches may encroach to within five feet of the front or side street property line.

See Chapter 88.30.040 for definitions and exceptions

c.

Allowable frontage types.

Gallery, arcade, shopfront, stoop, forecourt.

See Chapter 88.29 for definitions and design standards.

4.

Residential Density Standards.

Zoning District	Minimum Parcel	Size (1)		Maximum Density (units/acre)
	Area (2)	Width (1)	Depth
Com Mixed Use	10,000 sf	60 ft	100 ft	27
Res Mixed Use	10,000 sf	60 ft	100 ft	27

Notes:

(1)

Parcel depth shall be no less than the parcel width; and no more than three times the parcel width.

(2)

Net area. In a residential subdivision, corner lots and reversed corner lots shall have an area of at least ten percent greater than that of the minimum lot area required.

(Ord. No. 06-O6, § 1B, 8-7-06; Ord. No. 2020-02, § 3, 2-3-20)

88.26.040. - Arrow Highway Corridor. ¶

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The purpose of this chapter is to outline the general plan goals and development guidelines for the Arrow Highway Corridor of Azusa. It is a guideline to assist present and future developers, city staff, and citizens in evaluating the evolving character and potential of the corridor.

A.

Purpose. The Arrow Highway Corridor (CAH) zone is applied to properties along the north side of the Arrow Highway from its intersection with the Big Dalton Wash Canal to Barranca Avenue. This corridor zone is intended to accommodate a wider range of retail and office uses than the other corridor designations, including automotive service uses. Multifamily residential and condo developments are allowed in the form of courtyard housing and row houses.

B.

Location and Existing Conditions. Arrow Highway is one of the two primary east-west regional corridors south of the 210 Freeway in Azusa. It is approximately one mile south of the freeway and, in many areas, it is the southern border of Azusa.

Streets and Landscape. For the entire length of the corridor, Arrow Highway is a wide, fast moving arterial street with limited connections to adjacent neighborhoods. Most of the accessible uses to this street are industrial, office or retail in nature. There is no organized public landscape or street trees along Arrow Highway's entire length.

Civic and Commercial Features. There are strip drive-in retail uses, residential neighborhoods set behind parallel frontage roads, single and multi-family buildings and motels, and a community shopping center and a high school on the Covina side of the street. Several small churches are Arrow Highway also located along the corridor. Most of the large retail, institutional and industrial uses along this corridor are located in the City of Irwindale. There are no public institutions located on the City of Azusa's side of this corridor.

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Building Fabric. There is an almost equal mix of single-family and multifamily housing and motels on Arrow Highway. However, most buildings face parallel to local streets and turn their sides or backs to Arrow Highway. There are drive-through uses such as fast food outlets and gas stations at several of the cross street intersections.

Arrow Highway

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Arrow Highway

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Regulating Plan-East Portion (at time of adoption)

C.

Desired Future and Proposed Changes. The general objective for this area is to improve and maintain the character of this corridor as a commercial strip designated for automobile-oriented uses while providing for improved landscaping, enhanced pedestrian safety, and improved aesthetics.

1.

Specific Recommendations.

Create a gateway monument or landscape at Vernon, Citrus and Cerritos Avenues to mark the southern entry of the city.

2.

General Recommendations.

Work with Los Angeles County and the City of Covina to design and install streetscape improvements such as a landscape median on Arrow Highway, and coordinate compatible land uses and design standards.

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Regulating Plan-West Portion (at time of adoption)

D.

Site Planning and Building Design.

1.

Building Placement.

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Plan Diagram

Buildings shall be placed within the shaded area as shown in the above diagram.

a.

Front Setback: Fifteen feet minimum; 25 feet maximum for 60 percent minimum of lot width.

Side Street Setback: 15 feet minimum; 25 feet maximum for 60 percent minimum of lot width.

c.

Sideyard Setback: Zero feet, ten feet minimum for residential, or when adjacent to residential.

e.

Rear Setback: 25 feet minimum; 50 feet next to residential.

See Chapter 88.30.060 for definitions and design standards.

2.

Parking Placement.

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Plan Diagram

Parking not enclosed by a structure is allowed only in the shaded area as shown.

a.

Front Setback: Not required up to 50 percent of frontage.

b.

Side Street Setback: Ten feet minimum.

c.

Side Setback: Not required.

Rear Setback: Not required.

Parking shall be provided according to Chapter 88.36

See Chapter 88.34 for definitions and design standards

3.

Building Height and Profile.

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Section Diagram

Height.

(1)

Maximum: Three stories or 35 feet for single use buildings, which ever is less; three stories or 40 feet, whichever is less for mixed use buildings.

(2)

Exceptions: An area equal to 20 percent of the building's ground floor footprint may exceed the maximum height by an additional story or 15 feet, whichever is less.

b.

Encroachments.

Gallery/arcades, awnings, balconies, porches, and outdoor dining furniture may encroach into the setback and public right-of-way.

(1)

Front encroachment: Ten feet maximum.

(2)

Side Street encroachment: Ten feet maximum.

(3)

Side encroachment: Two feet maximum.

(4)

Rear encroachment: Five feet maximum.

(5)

Maximum encroachment height is two stories or 40 feet.

(6)

Porches may encroach to within five feet of the front or side street property line.

See Chapter 88.30.040 for definitions and exceptions.

c.

Allowable frontage types.

Gallery, arcade, shopfront, stoop, forecourt.

See Chapter 88.30.040 for definitions and design standards.

4.

Residential Density Standards.

Zoning District	Minimum Parcel Size (1)	Minimum Parcel Size (1)		Maximum Di
	Area (2)	Width (1)	Depth	ensty (units/acre)
All	10,000 sf	60 ft	100 ft	27

Notes:

(1)

Parcel depth shall be no less than the parcel width; and no more than three times the parcel width.

(2)

Net area. In a residential subdivision, corner lots and reversed corner lots shall have an area of at least ten percent greater than that of the minimum lot area required.

(Ord. No. 06-O6, § 1B, 8-7-06; Ord. No. 2020-02, § 3, 2-3-20)

CHAPTER 88.27. - OVERLAY ZONES

88.27.010—88.27.030. - Reserved.

88.27.040. - Foothill Center Overlay.

A.

Purpose and Intent. The Foothill Center (FC) Overlay Zone is established to allow for the transformation over time of the strip commercial retail shopping center at the south-west corner of Foothill Boulevard and Alosta Avenue into a mixed use center which incorporates the design principles of the Urban Form Element of the General Plan.

B.

An application for a zone change to permit the establishment of an (FC) zone shall include and be accompanied by a master phasing plan for the entire property.

C.

Development Standards. The development standards required by the underlying base district shall apply. In addition, the following shall apply:

1.

Frontage Types. Residential buildings are exempt from Chapter 88.29 - Architectural Standards if the review authority determines that alternative frontage types will result in a compatible building to street relationship.

2.

Setbacks for residential buildings.

a.

The minimum setbacks adjacent to Fennimore Avenue shall be ten feet with no further encroachment.

b.

The minimum setbacks adjacent to retail parcels shall be seven feet with no further encroachment.

3.

Outdoor Lighting. Existing parking areas serving retail buildings may be maintained without complying with the maximum height limit for outdoor lighting fixtures.

4.

Parking.

a.

Landscaping of Commercial Parking Areas. Existing parking areas serving retail buildings may be maintained without complying with the parking lot landscaping standards.

b.

Tandem Parking Stalls. 36 percent tandem parking shall be allowed for residential garages.

c.

Compact Parking, if provided, shall compromise no more than ten percent of the total parking spaces provided, and shall be located only on one side of an aisle.

d.

Guest Parking for the residential units may be provided along the portion of Fenimore Street within the boundaries of the townhomes.

5.

Signs.

a.

A Master Sign Plan is required for the commercial component. It may be processed separately from any planning permit required by the city for the development of the parcel.

b.

Three monument signs, not to exceed ten feet in height and 30 square feet in sign face area each, are permitted for the townhome development.

c.

Existing nonconforming freestanding signs may be structurally altered, but not enlarged.

d.

Exemptions from Sign Permit Requirements. Symbols, pictures, patterns, lettering, and illumination approved as architectural ornamentation or decoration by the review authority are allowed without sign permit or master sign plan approval.

Walls.

a.

Residential perimeter walls may exceed six feet.

7.

Private Open Space.

a.

Private Open Space may be provided through balconies, exterior decks and front patios.

8.

Permitted Uses. General Retail stores greater than 50,000 square feet may be permitted with a Use Permit.

(Ord. No. 07-O6, § 1, 6-18-07)

88.27.60. - Downtown North II—Target Overlay.

A.

Purpose and Intent. The Downtown North II—Target (DNT) Overlay Zone is established to allow for the transformation of the existing retail site at the intersections of Azusa Avenue, Ninth Street and San Gabriel Avenue into a retail destination that incorporates the intent of the design principles of the Built Environment Element of the General Plan and the Transit Oriented Development (TOD) Urban Standards of the Development Code.

B.

Development Standards. The development standards required by the underlying base district shall apply, except where the following shall apply:

1.

88.24.010.F.1 Building Placement.

a.

Front Setback: 0 foot.

b.

Side Street Setback: 0 foot.

c.

Sideyard Setback: 0 foot.

d.

Rear Setback: 0 foot.

2.

88.24.010.F.3 Building Height and Profile.

a.

Maximum: Three stories or 50 feet for single use building, three stories or 55 feet for mixed-use buildings.

b.

Exceptions: an area equal to 20 percent of the building's ground floor footprint may exceed the maximum height by an additional story or 20 feet.

3.

88.30.020 - Fences, Walls, Hedges and Screening.

3.

Height Limits. Rear setback (along Metro Gold Line property boundary) as required by Metro Gold Line Authority and as approved by the director of economic and community development.

4.

88.30.060—Setback Requirements and Exceptions. Allowed encroachments into setbacks: Architectural features (e.g. cornice, sill, trellis, signs approved through a Master Sign Plan) are allowed by approval of the Director of Economic and Community Development and the Director of Public Works Department.

5.

88.31.020.C.4 Limitation on truck deliveries. Truck deliveries to a commercial parcel adjacent to a conforming residential use shall be limited to the hours between 4:00 a.m. and 12:00 a.m.

6.

88.34.050—Landscape location requirements. Parking areas - structure parking areas are exempt from interior landscape requirements; exterior landscaping shall include exterior irrigated wall landscape areas with trellises for vines per the requirements of the community services department landscape review.

7. 88.36—Parking and loading.

88.36.080: Stall size: Nine feet by 18 feet. ¶

88.36.080: Structured parking: The exterior facades of the parking structure shall be designed to approximate and be compatible with the appearance of the commercial structure, as determined by the

review authority.