Azusa Municipal Code § 88.22.065 Allowable Uses in Neighborhoods

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

The neighborhood is the basic unit of town planning. It is a compact, urbanized area containing a balanced range of human activities within pedestrian range from each family that lives there. A neighborhood standing alone is a hamlet or village. A cluster of neighborhoods becomes a town. A cluster of many neighborhoods becomes a city. In all cases a neighborhood population can vary depending on local conditions yet, depending on its context, it should always contain a balanced mix of dwellings, workplaces, shops, civic places and parks.

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The purpose of this chapter is to outline the general plan goals and development guidelines within the Southwest Neighborhoods of Azusa. It is a guideline to assist present and future residents, developers and city staff in evaluating the evolving character and potential of these neighborhoods.

A. Location and Existing Conditions. The Southwest Neighborhoods of Azusa are located south of the 210 Freeway, west of Azusa Avenue, and north of Arrow Highway. To the west are the city's industrial districts. The Little Dalton Wash flood control channel runs through the southeast portion of these neighborhoods. The wash area is fenced off on both sides and has no landscaping along its edges. High voltage power lines also bisect the Southwest Neighborhoods. The power line right-of-way is used for plant storage by a local nursery. Much of the area isolated by these two regional features is located in unincorporated Los Angeles County. These neighborhoods are directly adjacent to the southern industrial districts, and suffers from the dust and noise produced by quarries, landfills and other land-intensive uses.

[Figure: Existing Neighborhood Street]

Existing Neighborhood Street

Streets and Landscape. Streets in the Southwest Neighborhoods generally run north-south, creating rectangular blocks. Throughout the neighborhoods, public landscape is inconsistent - street trees do occur they are often different species, sizes, and shapes. The trees that do exist are typically large and mature. Within the center of the southwest neighborhoods is an interconnected street grid of character and familiarity, which decentralizes traffic. This street grid breaks down to the north and south - only Zachary Padilla Avenue and Vernon Avenue cross the 210 Freeway, and areas in county jurisdiction contain cul-de-sac developments. Although several streets can be entered from Arrow Highway to the south, there is only one street entry from the east and west and no entry from Gladstone Street to the north. This lack of access concentrates traffic in and out of the neighborhoods onto a few streets and intersections.

[Figure: Typical Neighborhood House]

Typical Neighborhood House

Civic and Commercial Features. Three elementary schools are located in the southwest neighborhoods: Mountain View School, Paramount School, and Valleydale School. These schools and playfields could potentially become the social and civic center, but they have few trees. Zacatecas and Valleydale Parks are also centrally located in these neighborhoods, and are heavily used. Retail in these neighborhoods is predominately strip development on Azusa Avenue, with a church and local retail at the corner of Vernon Avenue and First Street.

[Figure: Typical Houses at Parkside]

Typical Houses at Parkside

Building Fabric. The typical buildings in the southwest neighborhoods are one-story, single-family residential with attached garages. These houses were constructed between 1950s and 1970s, and are of simple wood construction with a stucco finish and wood trim. Some residences have brick masonry details incorporated into the front elevations. The notable exception is the recent Parkside single-family development. There is some multi-family apartment housing located west of Vernon Avenue. Additionally, a large mobile home park is located near Vernon Avenue, between Gladstone Street and Little Dalton Wash.

B. Desired Future and Proposed Changes. The general objectives for this area is to preserve and enhance the existing quality and fabric of the residential neighborhoods.

1. Specific Recommendations.

a. Promote a mixed-use, pedestrian-oriented neighborhood center at the intersection of Vernon Avenue and Gladstone Street that enhances existing retail. Improvements should include enhanced crosswalks at the intersection, and a shared parking program for commercial and retail uses.

b. Remove the 210 Freeway on/offramps at Vernon Avenue.

c. Construct new freeway on/offramps at Zachary Padilla Avenue.

d. Connect 1st Street with an extended Vincent/Todd Avenue and Irwindale Avenue.

e. Implement traffic calming measures such as narrowing of streets; bulb-outs at intersections; raised intersections; medians; and traffic signals. Specific measures should focus on Gladstone Street and Vernon Avenue.

f. Landscape flood control washes and canals. Work with the appropriate flood control agencies to access canal rights-of-way as recreational corridors, such as bikepaths and trails.

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

2. General Recommendations.

a. Pursue joint-use agreements with Azusa Unified School District to promote school sites as accessible neighborhood parks.

[Figure]

[Figure: Regulating Plan (at time of adoption)]

Regulating Plan (at time of adoption)

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The purpose of this chapter is to outline the general plan goals and development guidelines within the Southeast Neighborhoods of Azusa. It is a guideline to assist present and future residents, developers and city staff in evaluating the evolving character and potential of these neighborhoods.

A. Location and Existing Conditions. The Southeast Neighborhoods are located north of Arrow Highway, east of Azusa Avenue, south of the 210 Freeway, and west of Barranca Avenue. Pedestrian bridges cross the freeway at Galanto and Rockvale Avenues. The Big Dalton flood control channel runs through the southeastern corner of these neighborhoods. It is wide, fenced off and devoid of any landscape. High voltage electrical lines bisect these neighborhoods, and the right-of-way is used for plant storage by a local nursery. Much of this area is in unincorporated county land, within of the City of Azusa's sphere of influence.

[Figure: Typical Neighborhood Street]

Typical Neighborhood Street

Streets and Landscape. The southeast neighborhoods consist of long, rectangular blocks, which generally measure over 800 feet and sometimes approach 1,500 feet in length. Additionally, the neighborhoods have few streets that access the arterials. Access to these thru-ways is prevented by block walls, chain link fences, or frontage roads. Streets within the neighborhoods are of a uniform dimension and thus lack hierarchy. Within the neighborhood there is very little public landscape of any quality, and only sporadic street trees. The trees that do exist throughout the neighborhood on private yards are typically large and mature.

[Figure: Typical Apartment Building]

Typical Apartment Building

Civic and Commercial Features. Gladstone Park is located in the southeast neighborhoods. Gladstone Park is a well-used and beautiful amenity, but faces private yards and fences on the north and east sides. The west and south sides face public streets, and are lined with large mature street trees that help to define the public space. Schools in the southeast neighborhoods include Gladstone Street Elementary, Clifford D. Murray Elementary, Magnolia Elementary, and Center Middle School. The Azusa Unified School District offices are also here. Commercial and retail uses in these neighborhoods are distributed along Gladstone Street in strip-type development. Retail and commercial uses are concentrated at the intersections of Azusa, Barranca and Citrus Avenues. The Azusa Avenue/Gladstone Street intersection is the center of the adjacent Edgewood District.

[Figure: Typical House]

Typical House

Building Fabric. The building fabric of the neighborhood is predominantly one-story, single-family residential with attached garages set at the front or recessed from the front of the houses. Most of the houses were constructed between the 1950s to 1970s and are of simple wood construction with a stucco finish and wood trim. Some of the residences have brick masonry details incorporated into the front elevations.

[Figure: 88.22.020 Regulating Plan Map]

88.22.020 Regulating Plan Map

B. Desired Future and Proposed Changes. The general objectives for this area is to preserve and enhance the existing quality and fabric of the residential neighborhoods.

[Figure: 1" = 1,000']

1" = 1,000'

1. Specific Recommendations.

a. Promote a pedestrian-oriented neighborhood center at Gladstone Street and Citrus Avenue that enhances existing retail. Improvements should include enhanced crosswalks at the intersection, sidewalks, and a shared parking program for commercial and retail uses.

b. Install landscaped medians and parkways on Citrus Avenue.

c. Establish pedestrian and vehicular connections to primary streets from existing cul-de-sac streets.

d. Landscape street edges facing the 210 Freeway.

e. Promote a pedestrian connections such as paseos, courtyards and other passageways to the Edgewood District at Gladstone Street and Azusa Avenue (also see Edgewood District).

f. Landscape flood control washes and canals. Work with the appropriate flood control agencies to access canal rights-of-way as recreational corridors, such as bikepaths.

2. General Recommendations.

a. Pursue joint-use agreements with Azusa Unified School District to promote school sites as accessible neighborhood parks; and

b. Pursue landscaping improvements for the blank walls adjacent to Citrus Avenue.

[Figure]

The purpose of this chapter is to outline the general plan goals and development guidelines within the central neighborhoods of Azusa. It is a guideline to assist present and future residents, developers and city staff in evaluating the evolving character and potential of these neighborhoods.

A. Location and Existing Conditions. The central neighborhoods of Azusa are defined by the 210 Freeway to the south and southwest, the rail lines to the northwest, Foothill Boulevard to the north, and Cerritos Avenue to the east. These neighborhoods are bisected by the TOD Specific Plan and Azusa/San Gabriel Avenue Corridor (described separately). The Little Dalton Wash flood control channel cuts through the southeast corner of the neighborhoods.

[Figure: Typical Neighborhood House]

Typical Neighborhood House

Streets and Landscape. The neighborhoods surrounding downtown primarily consist of rectangular blocks oriented north-south, with adjustments surrounding the Little Dalton Wash channel. There is an understandable hierarchy to the street pattern within the neighborhood: the north-south streets are the widest and the east-west streets are narrower. Within these neighborhoods are scattered street trees although many have either died or been removed. These neighborhoods are well integrated into the rest of the city. To the north, west and south the neighborhoods abut the major regional routes of the 210 Freeway and Burlington Northern Santa Fe rail lines. Only Foothill Boulevard and Vernon Avenue cross these barriers.

[Figure: Typical Neighborhood Street]

Typical Neighborhood Street

Civic and Commercial Features. The central neighborhoods are rich with community facilities, including the Azusa Community Center and Memorial Park playfields, which are the city's recreational center. Slauson Middle School is located in these neighborhoods, and Azusa High School and Foothill Middle School are adjacent to the east. The high school fields are used as a regional playfield for high school sports, and little league soccer and football games. The neighborhoods have relatively few retail, commercial and professional office uses - as these are located in adjacent Districts and Corridors along Azusa Avenue and Foothill Boulevard. Several gas stations, motels, and other freeway-oriented uses are located on Baseline Road in the adjacent South Azusa Avenue Corridor.

Building Fabric. The building fabric of the neighborhoods is predominantly one and two-story, single-family houses with detached garages located behind the houses. Many of the houses were built in the 1930s to 1980s. Most are wood construction with stucco, shingle or clapboard wood siding with wood details. Some of the houses have low wrought iron, concrete block or chain link fences facing the street. There are several multi-family housing projects scattered throughout these neighborhoods. Most of this housing is two-story single and double loaded (apartments on each side of a corridor) apartments or multi-plex type housing with entrances centered at the stairways. There is also some row house development within the neighborhood. The largest multi-family apartment project is a full block of senior-housing north of Fourth Street at Soldano Avenue.

B. Desired Future and Proposed Changes. The general objectives for this area is to preserve and enhance the existing quality and fabric of the residential neighborhoods.

1. Specific Recommendations.

a. Replace the 210 Freeway on/off ramps at Vernon Avenue with ramps at Zachary Padilla Avenue.

b. Install a traffic light at the intersection of Sixth Street and Virginia Avenue to improve traffic safety near the blind railroad crossing.

c. Reduce the apparent street width of Alameda Avenue with landscape bulb-out boxes that alternate with on-street parking.

d. Promote the use of Slauson School and Memorial Park as a community center.

e. Landscape flood control washes and canals. Work with the appropriate flood control agencies to access canal rights-of-way as recreational corridors, such as bikepaths.

[Figure: Regulating Plan (at time of adoption)]

Regulating Plan (at time of adoption)

(Ord. No. 2017-05, § 4, 7-17-17; Ord. No. 2020-02, § 3, 2-3-20)

The purpose of this chapter is to outline the general plan goals and development guidelines within the central-east neighborhoods of Azusa. It is a guideline to assist present and future residents, developers and city staff in evaluating the evolving character and potential of these neighborhoods.

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A. Location and Existing Conditions. The central east neighborhoods of Azusa are defined by the 210 Freeway to the south, Alosta Avenue and Azusa Pacific University to the north, Barranca Avenue to the east and Cerritos Avenue to the west. These neighborhoods adjoin the University District (described separately). The Little Dalton Wash flood control channel cuts through the northwest corner of these neighborhoods. An additional portion of the central east neighborhoods is located north of Azusa Pacific University Campus, at Foothill Boulevard and Citrus Avenue.

Streets and Landscape. The primary blocks in these neighborhoods range from 600- to 1,250-foot long. Many of the streets in these eastern most neighborhoods are dead-end streets, and there are few neighborhood streets that connect to the primary roads of Citrus or Barranca Avenues and Baseline Road. Streets are uniform in size and thus lack any hierarchy. There are only sporadic street trees and little public landscape of any quality, particularly at the school. However, adjacent to the high school the streets have wide sidewalks, street trees and many of the houses have front porches with recessed garages. These streets are pleasant to walk and drive.

Civic and Commercial Features. Azusa High School, Foothill Middle School, Lee School, and Powell Elementary School are located in these neighborhoods. The high school fields are used as a regional playfield by high school sports and also little league, soccer, and football games. The primary retail, commercial and professional office uses are located along Foothill Boulevard, Citrus Avenue and Alosta Avenue in the adjacent University District.

Building Fabric. The building fabric of the neighborhood is predominantly one-story, single-family residential with attached garages in front of the houses. All of the houses were constructed in the 1960s to 1980s, and are of simple wood construction with a stucco finish and wood trim. Many houses have low wrought iron, concrete block or chain link fences facing the street. There is a large amount of multi-family apartment housing north of the high school. Most of this housing is two-story apartments accessed via one-sided exterior balcony or hallway. There is also rowhouse development along Fifth Street.

B. Desired Future and Proposed Changes. The general objectives for this area is to preserve and enhance the existing quality and fabric of the residential neighborhoods.

1. Specific Recommendations.

a. Install landscaped parkways on Citrus Avenue.

b. Establish pedestrian and vehicular connections to primary streets from existing cul-de-sac streets.

c. Realign the intersection of Foothill Boulevard, Alosta Avenue, and Rockvale Avenue to promote vehicular and pedestrian safety (also see University District).

d. Explore connecting Fenmore Avenue with future development at Foothill Center (also see University District).

e. Landscape flood control washes and canals. Work with the appropriate flood control agencies to access canal rights-of-way as recreational corridors, such as bikepaths.

f. Explore strategies to rehabilitate or redevelop the Atlantis Gardens apartments.

2. General Recommendations.

a. Pursue joint-use agreements with Azusa Unified School District to promote school sites as accessible neighborhood parks; and

b. Pursue landscaping improvements for the blank walls adjacent to Citrus Avenue.

[Figure]

[Figure: Regulating Plan (at time of adoption)]

Regulating Plan (at time of adoption)

(Ord. No. 06-O6, § 1B, 8-7-06)

[Figure]

The purpose of this chapter is to outline the general plan goals and development guidelines within the north neighborhoods of Azusa. It is a guideline to assist present and future residents, developers and city staff in evaluating the evolving character and potential of these Neighborhoods.

A. Location and Existing Conditions. The northern neighborhoods of Azusa are bounded by Twelfth Street and Sierra Madre Avenue to the north, Foothill Boulevard on the south, and Vernon Avenue to the west. The Monrovia Nursery site is the eastern boundary of this portion of the city.

[Figure: Typical Neighborhood Streetscape]

Typical Neighborhood Streetscape

Streets and Landscape. Most blocks in the northern neighborhoods are small, rectangular and north-south in direction, and most blocks contain alleys. There is an understandable hierarchy to the street pattern within the neighborhood - the north-south streets are the widest and the east-west streets are narrower. The neighborhood is well integrated into the fabric of the city to the north, south and west. Within the Vista Bonita area north of Eleventh Street and east of Northside Park, the streets are more curved and free form and all are 30 feet wide. Almost all streets have street trees, although on several of the streets many trees have either died or been removed over the years. Azusa and Sierra Madre Avenues are the primary streets that connect this neighborhood with its surroundings.

[Figure: Typical Neighborhood Houses]

Typical Neighborhood Houses

Civic and Commercial Features. Victor Hodge Elementary School and Northside Park are at the northwestern corner of these neighborhoods. The park has ball fields, playground equipment and bathroom facilities, and are well used. Longfellow School is also located nearby. Henry Dalton Elementary School and Pioneer Park are located on the neighborhoods' eastern edge. A neighborhood center of commercial and retail uses is located at the intersection of Azusa Avenue and Tenth Street. A similar neighborhood center is located at Sierra Madre Avenue and San Gabriel Canyon Road, which is shared by the both North and Foothill Neighborhoods. There are also some warehouse uses located along Ninth Street adjacent to the train tracks. Some of these warehouses are old citrus packing houses that are potential candidates for historic designation.

[Figure: Typical Neighborhood House]

Typical Neighborhood House

Building Fabric. The building fabric of the neighborhood is predominantly one and two-story, single-family residences with detached garages located behind the houses. Many of the residences in this neighborhood are of a traditional form built in the early part of the twentieth century, are historically significant and have been well maintained. Most of these houses are wood or masonry construction with masonry, stucco or clapboard wood siding. The Vista Bonita area within this neighborhood is the best example of the type of housing and streets desired for the city. There are several multi-family housing projects scattered throughout the northern neighborhoods, primarily along Azusa Avenue and the eastern terminus of Tenth Street. Some of this housing is quadplexes, but most is two-story single loaded corridor apartments, multiplex type housing with entrances centered at the stairways, or row house development with parking lanes behind.

B. Desired Future and Proposed Changes. The general objectives for this area is to preserve and enhance the existing quality and fabric of the residential neighborhoods.

1. Specific Recommendations.

a. Promote a pedestrian-oriented neighborhood center at Azusa and Sierra Madre Avenues that enhances existing retail. Improvements should include enhanced crosswalks at the intersection, and a shared parking program for commercial and retail uses. (also see Foothill Neighborhoods)

b. Promote the existing neighborhood center at Azusa Avenue and Tenth Street that enhances existing retail. Improvements should include enhanced crosswalks at the intersection, and a shared parking program for commercial and retail uses.

c. Establish street connections with the Monrovia Nursery development

d. Study the conversion of Azusa Avenue to two-way traffic

e. Study the conversion of San Gabriel Avenue to two-way traffic, incorporating a landscaped median, widened sidewalks, with one lane of traffic in each direction and parallel parking on both sides, and the use of the street for Golden Days parades.

f. Reclaim the railroad right-of-way adjacent to 9th Street for parkland and/or residential use.

g. Reduce the apparent street width of Alameda Avenue with landscape bulb-out boxes that alternate with on-street parking or a center median.

2. General Recommendations.

a. Pursue joint-use agreements with Azusa Unified School District to promote school sites as accessible neighborhood parks.

[Figure: Regulating Plan (at time of adoption)]

Regulating Plan (at time of adoption)

[Figure]

The purpose of this chapter is to outline the general plan goals and development guidelines within the foothill neighborhoods of Azusa. It is a guideline to assist present and future residents, developers and city staff in evaluating the evolving character and potential of these neighborhoods.

A. Location and Existing Conditions. The Foothill Neighborhoods are primarily a series of subdivisions north of Sierra Madre Avenue, built since the 1960s. A few subdivisions are located on a hill overlooking the city and the valley to the south. Others are framed and woven into the layout of the golf course. The northern edge of these neighborhoods overlook the San Gabriel River and two reservoirs. To the south is the golf course and Northside Park, and to the west are the Colorama nursery, quarrying and other industrial uses.

Streets and Landscape. Most of the streets within the foothill neighborhoods are circuitous roads, that wrap around the golf course or end in culs-de-sac.

[Figure: Typical Neighborhood Streetscape]

Typical Neighborhood Streetscape

Civic and Commercial Features. There are no civic features in the foothill neighborhoods other than the golf course and a small public park at the intersection of San Gabriel Avenue and Sierra Madre Avenue. There is also limited retail at this intersection, which could form the basis for a neighborhood center.

[Figure: Existing Foothill Neighborhood Center]

Existing Foothill Neighborhood Center

Building Fabric. Houses are typical of suburban residential development of the 1960's and 70's. The northern subdivisions built since 1980 consist of primarily rowhouse and townhouse types, duplexes and small-lot single-family residences. The buildings are all one and two stories in height and are built in wood construction with either stucco or an imitation clapboard wood siding. Mountain Cove, a recent subdivision from the 2000s, is located at the mouth of the San Gabriel Canyon, and is not continuous with the rest of the foothill neighborhoods.

[Figure: Typical Neighborhood Streetscape]

Typical Neighborhood Streetscape

B. Desired Future and Proposed Changes. The general objectives for this area is to preserve and enhance the existing quality and fabric of the residential neighborhoods.

1. Specific Recommendations.

a. Promote a pedestrian-oriented Neighborhood Center at San Gabriel Canyon Road and Sierra Madre Avenue that enhances existing retail. Improvements should include enhanced crosswalks at the intersection, and a shared parking program for commercial and retail uses.

b. Reconfigure the intersection of Sierra Madre Avenue and San Gabriel Canyon Road to accommodate two-way traffic on San Gabriel and Azusa Avenues. Consider installing a roundabout at this intersection.

c. Establish pedestrian and vehicular connections to primary streets from existing cul-de-sac streets.

d. Study the construction of a River Parkway between Sierra Madre Avenue and San Gabriel Canyon Road.

e. Install landscaped median and parkways on Sierra Madre Avenue.

f. Reclaim vacant lot as a neighborhood park.

[Figure]

[Figure: Regulating Plan (at time of adoption)]

Regulating Plan (at time of adoption)

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; and

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

;sz=8q; Key to Zone Symbols

;sz=8q; Notes:

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

(2) This is a critical, sensitive, or high occupancy facility, subject to the hazard mitigation requirements of Section 88.30.030.

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

;sz=8q; Key to Zone Symbols

;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 requirements of Section 88.30.030.

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

(Ord. No. 06-O6, § 1B, 8-7-06; Ord. No. 14-O4, § 2, 7-21-14; Ord. No. 2017-14, § 4, 12-18-17; 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)

The purpose of this section is to outline the site planning and building design standards for the neighborhoods of Azusa.

Parcels within neighborhoods fall within one of four categories:

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Neighborhood Centers

•

Neighborhood General 1: Traditional Neighborhoods

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Neighborhood General 2: Transitional Neighborhoods

•

Neighborhood General 3: Tract Neighborhoods

A. Neighborhood Centers.

[Figure: Possible Neighborhood Center]

Possible Neighborhood Center

1. Purpose.

The Neighborhood Center (NC) zone is applied to areas of the city that are intended to serve as mixed use focal points for surrounding residential areas. The NC zone provides opportunities for convenience shopping, personal services, and neighborhood cafes within walking distance of most homes in the adjacent neighborhoods. The NC zone is also intended to provide housing opportunities as part of mixed use developments.

2. Desired Future and Proposed Changes.

The neighborhood centers in Azusa are typically minor commercial centers, comprised of small-scale strip malls, liquor stores, and gas stations. They are usually located at the intersection of major arterials, within an average five-minute walk of most houses within the adjoining neighborhoods. The Plan and Development Code is designed to encourage the transformation of neighborhood centers from auto-oriented mini-malls into pedestrian-friendly storefronts facing well landscaped streets and sidewalks. The Plan and Code also allows for the mixed-use development to occur within the neighborhood centers - two story buildings with ground floor retail and upper level offices or apartments are desirable.

[Figure: Possible Neighborhood Center]

Possible Neighborhood Center

a. General Recommendations - Public Realm.

(1) Improve existing street standards, and implement selected improvements. Improvements to be considered include:

i. Plant street trees consistent with the street hierarchy suggested by the mobility element of the general plan, such that primary and secondary neighborhood streets are distinguished by a unique pattern and type(s) of tree. A palette of street trees should be developed in coordination with environmental goals of the general plan and city maintenance. Historic patterns of street trees that distinguish particular streets should be maintained. Consider implementing an unique landscape program for each neighborhood center, so that each has a unique character. For example, plant a secondary pattern of conifer trees at Neighborhood Center 1; a pattern of jacarandas at Neighborhood Center 2; and palms at Neighborhood Center 3.

[Figure: Possible Neighborhood Center]

Possible Neighborhood Center

ii. Install and/or repair sidewalks. New sidewalks should be separated from the street by a planting strip.

iii. Install street lighting where necessary. The design of the light fixtures should be distinctive to Azusa. In the neighborhood centers, particular attention should also be paid to sidewalk lighting.

iv. Create pedestrian-friendly crosswalks at the principle intersections of neighborhood centers.

(2) Implement traffic calming measures and encourage pedestrian safety at intersections. Measures to be considered include:

i. narrowing of streets;

ii. bulb-outs at intersections;

iii. raised intersections;

iv. medians;

v. traffic signals;

vi. textured pedestrian crosswalks; and

vii. safety lighting at crosswalks.

[Figure: Possible Neighborhood Center]

Possible Neighborhood Center

(3) Establish a unique signage/banner/graphic program for each neighborhood center, similar to - but more modest than - the existing program downtown.

b. General Recommendations - Private Property.

Most existing buildings in the neighborhood centers are one-story mini-malls or drive-through facilities. While the businesses that inhabit these buildings - small markets, film developers, cafes - are appropriate to neighborhood centers, the structures do not establish a sense of "center" or place.

(1) Encourage mixed-use buildings in neighborhood centers.

3. Site Planning and Building Design Standards - Neighborhood Centers.

a. Building Placement.

[Figure: Plan Diagram]

Plan Diagram

Buildings shall be placed within the shaded area as shown.

(1) Front setback: Zero feet; five feet maximum for 80 percent minimum of lot frontage.

(2) Side street setback: Zero feet; five feet maximum for 80 percent minimum of lot frontage.

(3) Sideyard setback: Zero feet; ten feet next to residential.

(4) Rear setback: 20 feet minimum.

See Chapter 88.31.060 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.

b. Parking Placement.

[Figure: Plan Diagram]

Plan Diagram

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

(1) Front setback: 40 percent lot depth minimum.

(2) Side street setback: 10 feet minimum.

(3) Side setback: Not required

(4) Rear setback: Not required

Parking shall be provided according to Chapter 88.36

See Chapter 88.34 for definitions and design standards

c. Building Height and Profile.

[Figure: Section Diagram]

Section Diagram

(1) Height

i. 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.

ii. 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.

See Chapter 88.30.040 for definitions and exceptions

(2) Encroachments

Galleries, arcades, and awnings may encroach into the setback as shown in the above diagrams, but shall be limited to:

i. Front encroachment: Five feet maximum.

ii. Side Street encroachment: Five feet maximum.

iii. Side encroachment: Five feet maximum.

iv. Rear encroachment: Five feet maximum

v. Maximum encroachment height is two stories or 30 feet.

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

(3) Allowable frontage types.

Arcade, shopfront, stoop, forecourt

See Chapter 88.29 for definitions and design standards

d. Residential Density Standards.

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.

B. Neighborhood General 1: Traditional.

[Figure: Typical bungalow with front porch]

Typical bungalow with front porch

1. Purpose.

The Neighborhood General 1 (NG1) zone is applied to areas of the city that are characterized by older neighborhoods of detached single-family homes along traditional streetscapes. The standards of the NG1 zone are intended to maintain and enhance existing neighborhood character. Three subcategories of the NG1 zone are provided by this Development Code (NG1-L, NG1-MED, and NG1-MOD) based on the low, medium, and moderate residential densities allowed in different areas by the general plan, and therefore allows multi-family housing, although the emphasis is on single-family dwellings.

[Figure: Typical bungalow with front porch]

Typical bungalow with front porch

2. Desired Future and Proposed Changes.

"Traditional" neighborhoods are the pre-World War II subdivisions of the city. Because of the historic development of the city, this neighborhood type is located near downtown, principally to the north. Some of these neighborhoods have historic value, whereas others - owing to the smaller size of homes - are no longer economically viable. The general objectives for these areas to preserve and enhance the existing quality and character of the neighborhoods. Upgrades and renovations within "Traditional" neighborhoods should respect and reflect the historic character and styles of the neighborhood pattern.

A. General Recommendations - Public Realm.

[Figure: Typical Spanish-style house]

Typical Spanish-style house

(1) Maintain existing street standards, and implement selected improvements. Improvements to be considered include:

i. Plant street trees consistent with the street hierarchy suggested by the mobility element of the general plan, such that primary and secondary neighborhood streets are distinguished by a unique pattern and type(s) of tree. A palette of street trees should be developed in coordination with environmental goals of the general plan and city maintenance. Historic patterns of street trees that distinguish particular streets should be maintained.

ii. Install and/or repair sidewalks. New sidewalks should be separated from the street by a planting strip.

[Figure: Shaded and landscaped sidewalks]

Shaded and landscaped sidewalks

iii. Install street lighting where necessary. The design of the light fixtures should be appropriate to the historic neighborhoods, and distinctive to Azusa.

(2) Implement traffic calming measures. Measures to be considered include:

i. narrowing of streets;

ii. bulb-outs at intersections;

iii. raised intersections;

iv. medians; and

v. traffic signals.

B. General Recommendations - Private Property.

Buildings within "traditional" neighborhoods are generally distinguished by their historic architectural character. Maintenance and renovation of these houses should respect this unique quality and seek to enhance it.

(1) Improve the public-private threshold at the sidewalk edge:

i. Encourage the installation of higher quality fences. Replace chain-link fence with wrought-iron, wood or masonry fences or screen chain-link fencing with hedges and landscape.

ii. Hedges, flowers and bushes planted in rows along the property edge in lieu of or to screen fences establishes the private domain of the front yard and creates a more pleasant street environment than fencing.

(2) Ensure that maintenance of buildings respects their historic character:

i. Encourage the use of period colors as buildings are repainted.

ii. Encourage the use of historic building materials - such as wood siding, wood details/moldings, clay tile roofs, and real arroyo stone - in renovations and general maintenance.

iii. Encourage the use of wood windows and doors as these are replaced.

3. Design Standards - Neighborhood General 1 - Traditional.

a. Building Placement.

[Figure: Plan Diagram]

Plan Diagram

Buildings shall be placed within the shaded area as shown.

(1) Front Setback: 20 feet minimum.

(2) Side Street Setback: Ten feet minimum.

(3) Sideyard Setback: Five feet minimum.

(4) Rear Setback: 20 feet minimum.

See Chapter 88.31.060 for definitions and design standards.

b. Parking Placement.

[Figure: Plan Diagram]

Plan Diagram

Garages and parking accommodations other than driveways are allowed only in the shaded area as shown.

(1) Front setback: 15 feet minimum behind front facade of primary structure.

(2) Side street setback: Five [feet] minimum (unless driveway exits to street, then 18 [feet] minimum with sectional garage door, or 20 feet with non-sectional garage door).

(3) Side setback: Five feet minimum for the first 75 feet of lot depth; three feet minimum for detached garages when setback more than 75 feet from the front property line.

(4) Rear setback: Five feet min with alley; three feet min no alley.

Parking shall be provided according to Chapter 88.36

See Chapter 88.34 for definitions and design standards

c. Building Height and Profile.

[Figure: Section Diagram]

Section Diagram

(1) Height: Maximum: Two and one-half stories or 35 feet, whichever is less.

(2) Encroachments.

Porches, patios, cantilevered bay windows, and balconies may encroach into the setback, but shall be limited to:

i. Front encroachment: Eight feet maximum.

ii. Side Street encroachment: Five feet maximum.

iii. Side encroachment: Two feet maximum.

iv. Rear encroachment: Five feet maximum.

v. Maximum encroachment height: Two stories or 24 feet.

See Chapter 88.30.040 for definitions and exceptions

(3) Allowable frontage types.

Stoop, porch, common yard.

See Chapter 88.29 for definitions and design standards

d. Residential Density Standards.

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.

(3) Subdivisions shall be designed so that all lots or parcels shall have adequate street frontage, as determined by the review authority, for direct access to a public or private street improved to city standards.

C. Neighborhood General 2 - Transitional.

[Figure: Typical bungalow]

Typical bungalow

1. Purpose.

The Neighborhood General 2 (NG2) zone is applied to areas of the city that are characterized by housing developed after 1945, where the general plan anticipates neighborhood character evolving over time to provide a more diverse mixture of housing types. Three subcategories of the NG2 zone are provided by this Development Code (NG2-L, NG2-MED, and NG2-MOD) based on the low, medium, and moderate residential densities allowed in different areas by the general plan, and therefore allows multi-family housing, although the emphasis is on single-family dwellings.

2. Desired Future and Proposed Changes.

[Figure: Typical bungalow]

Typical bungalow

Special attention is given to the "transitional" neighborhoods to restore stability and reinforce neighborhood character and pride. "Transitional" neighborhoods are generally those built shortly after World War Two, but before extensive subdivision and tract housing production typical since the 1960s. Houses in these neighborhoods are typically one story, and smaller than average and of more modest construction than other homes in Azusa. Consequently, some of these neighborhoods have been affected by dissimilar development, poor maintenance and rapid turn-over. However, the structure of the "transitional" neighborhoods and houses allows them to easily adapt the physical characteristics of "traditional" neighborhoods - garages located to the back of lots, front porches facing the sidewalk, street-friendly front facades. The Development Code is designed to encourage the reinvestment of these neighborhoods through traditional elements like porches, sidewalks, parkways, street trees and neighborhood centers.

[Figure: Typical bungalow]

Typical bungalow

a. General Recommendations - Public Realm.

(1) Improve street standards, and implement selected improvements. Improvements to be considered include:

i. Plant street trees consistent with the street hierarchy suggested by the mobility element of the general plan, such that primary and secondary neighborhood streets are distinguished by a unique pattern and type(s) of tree. A palette of street trees should be developed in coordination with environmental goals of the general plan and city maintenance. Historic tree patterns that distinguish particular streets should be maintained.

ii. Install and/or repair sidewalks. New sidewalks should be separated from the street by a planting strip.

iii. Install street lighting where necessary. The design of the light fixtures should be distinctive to Azusa.

(2) Implement traffic calming measures. Measures to be considered include:

i. narrowing of streets;

ii. bulb-outs at intersections;

iii. raised intersections;

iv. medians; and

v. traffic signals.

b. General Recommendations - Private Property.

Buildings within "transitional" neighborhoods are typically modest houses of modest construction. However, in terms of the location of garages, front doors, and public rooms, these houses are similar to "traditional" neighborhoods. As such, improvements to these houses should appropriate elements of "traditional" homes as much as possible.

(1) Improve the public-private threshold at the sidewalk edge:

i. Encourage the installation of higher quality fences. Replace chain-link fence with wrought-iron, wood or masonry fences or screen chain-link fencing with hedges and landscape.

ii. Hedges, flowers and bushes planted in rows along the property edge in lieu of or to screen fences establishes the private domain of the front yard and creates a more pleasant street environment than fencing.

iii. Do not encourage the use of front yard fences where they do not currently exist.

(2) Ensure that maintenance of buildings enhances the neighborhood character:

i. Encourage the use of period colors as buildings are repainted.

ii. Encourage the use of historic building materials - such as wood siding, wood details/moldings, clay tile roofs, and real arroyo stone - in renovations and general maintenance.

iii. Encourage the use of wood windows and doors as these are replaced.

(3) Add "Traditional" elements to renovated/enlarged houses:

i. Locate garages towards the back of the lot.

ii. Add front porches.

iii. Encourage the use of wood windows and doors.

3. Design Standards - Neighborhood General 2 - Transitional.

a. Building Placement.

[Figure: Plan Diagram]

Plan Diagram

Buildings shall be placed within the shaded area as shown.

(1) Front Setback: 25 feet minimum.

(2) Side Street Setback: Ten feet minimum.

(3) Sideyard Setback: Five feet minimum.

(4) Rear Setback: 25 feet minimum.

See Chapter 88.30.060 for definitions and design standards.

b. Parking Placement.

[Figure: Plan Diagram]

Plan Diagram

Garages and parking accommodations other than driveways are allowed only in the shaded area as shown.

(1) Front setback: Ten feet minimum behind front facade of primary structure.

(2) Side street setback: Five [feet] minimum (unless driveway exits to street, then 18 [feet] minimum with sectional garage door, or 20 feet with non-sectional garage door).

(3) Side setback: Five feet minimum for the first 75 feet of lot depth; three feet minimum for detached garages when setback more than 75 feet from the front property line.

(4) Rear setback: Five feet minimum with alley; three feet minimum no alley.

Parking shall be provided according to Chapter 88.36

See Chapter 88.34 for definitions and design standards

c. Building Height and Profile.

[Figure: Section Diagram]

Section Diagram

(1) Height: Maximum: Two and one-half stories or 35 feet, which ever is less.

(2) Encroachments.

Porches, patios, cantilevered bay windows, and balconies may encroach into the setback, but shall be limited to:

i. Front encroachment: Eight feet maximum.

ii. Side Street encroachment: Five feet maximum.

iii. Side encroachment: Two feet maximum.

iv. Rear encroachment: Five feet maximum.

v. Maximum encroachment height: Two stories or 24 feet.

See Chapter 88.30.040 for definitions and exceptions

(3) Allowable frontage types.

Stoop, porch, common yard.

See Chapter 88.29 for definitions and design standards

d. Residential Density Standards.

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.

(3) Subdivisions shall be designed so that all lots or parcels shall have adequate street frontage, as determined by the review authority, for direct access to a public or private street improved to city standards.

D. Neighborhood General 3 - Tract.

[Figure: Typical ranch house with forward garage]

Typical ranch house with forward garage

1. Purpose.

The Neighborhood General 3 (NG3) zone is applied to areas of the city that are characterized by neighborhoods of detached single-family homes primarily developed after 1960, and where the general plan anticipates maintaining and enhancing the existing character without significant changes to existing form. Three subcategories of the NG3 zone are provided by this Development Code (NG3-L, NG3-MED, and NG3-MOD) based on the low, medium, and moderate residential densities allowed in different areas by the general plan, and therefore allows multi-family housing, although the emphasis is on single-family dwellings.

[Figure: Typical ranch house with forward garage]

Typical ranch house with forward garage

2. Desired Future and Proposed Changes.

The "tract" neighborhoods are mainly those residential areas built from the 1960s onward. The front facade and street appearance of houses in these neighborhoods is generally dominated by garage doors. The plan seeks to enhance these neighborhoods by adding traditional elements like porches, sidewalks, parkways, street trees and neighborhood centers.

a. General Recommendations - Public Realm.

(1) Improve street standards, and implement selected improvements. Improvements to be considered include:

i. Plant street trees consistent with the street hierarchy suggested by the mobility element of the general plan, such that primary and secondary neighborhood streets are distinguished by a unique pattern and type(s) of tree. A palette of street trees should be developed in coordination with environmental goals of the general plan and city maintenance. Historic tree patterns that distinguish particular streets should be maintained.

[Figure: Typical two-story house]

Typical two-story house

ii. Install and/or repair sidewalks. New sidewalks should be separated from the street by a planting strip.

iii. Install street lighting where necessary. The design of the light fixtures should be distinctive to Azusa.

(2) Implement traffic calming measures. Measures to be considered include:

i. narrowing of streets;

[Figure: New tract houses (Azusa Ridge)]

New tract houses (Azusa Ridge)

ii. bulb-outs at intersections;

iii. raised intersections;

iv. medians; and

v. traffic signals.

b. General Recommendations - Private Property.

Buildings within "tract" neighborhoods are typically houses or condominiums from the post-war period of suburban expansion of Southern California. Older homes tend to be one-story ranch houses on wide lots; newer homes tend to be two-story structures on narrower lots. The exterior finish of most homes tend to be predominately stucco, with some details in stone, brick and/or wood. Many of the residences built in the last 20 years are located within planned-unit developments, and have architectural or planning features that are unique and specific to that development.

[Figure: Quality front yard fencing and landscape]

Quality front yard fencing and landscape

(1) Improve the public-private threshold at the sidewalk edge:

i. Encourage the installation of higher quality fences. Replace chain-link fence with wrought-iron, wood or masonry fences or screen chain-link fencing with hedges and landscape.

ii. Hedges, flowers and bushes planted in rows along the property edge in lieu of or to screen fences establishes the private domain of the front yard and creates a more pleasant street environment than fencing.

(2) Improve the private landscape:

i. Lawn sculpture such as fountains, garden art, or decorative and enhanced mailboxes establish a unique character to each house and signifies the resident's pride and care.

[Figure: Quality front yard fencing and landscape]

Quality front yard fencing and landscape

ii. Topiary and other unique landscape patterns in the front yard indicate resident's pride and care in their property and establish a unique character to each house.

(3) Where possible, add "traditional" elements to renovated/enlarged houses:

i. Locate garages towards the back of the lot.

ii. Add front porches.

iii. Encourage the use of wood windows and doors.

[Figure: Plan Diagram]

Plan Diagram

3. Design Standards - Neighborhood General 3 - Tract.

a. Building Placement.

Buildings shall be placed within the shaded area as shown.

(1) Front Setback: 25 feet minimum.

(2) Side Street Setback: Ten feet minimum.

(3) Sideyard Setback: Five feet minimum.

(4) Rear Setback: 25 feet minimum.

See Chapter 88.31.060 for definitions and design standards.

b. Parking Placement.

[Figure: Plan Diagram]

Plan Diagram

Garages and parking accommodations other than driveways are allowed only in the shaded area as shown.

(1) Front setback: 25 feet minimum.

(2) Side street setback: five [feet] minimum (unless driveway exits to street, then 18 [feet] minimum with sectional garage door, or 20 feet with non-sectional garage door).

(3) Side setback: Five feet minimum for the first 75 feet of lot depth; three feet minimum for detached garages when setback more than 75 feet from the front property line.

(4) Rear setback: Five feet minimum with alley; three feet minimum no alley.

Parking shall be provided according to Chapter 88.36

See Chapter 88.34 for definitions and design standards

c. Building Height and Profile.

[Figure: Section Diagram]

Section Diagram

(1) Height: Maximum: Two and one-half stories or 35 feet, which ever is less.

(2) Encroachments.

Porches, patios, cantilevered bay windows, and balconies may encroach into the setback, but shall be limited to:

i. Front encroachment: Eight feet maximum.

ii. Side Street encroachment: Five feet maximum.

iii. Side encroachment: Two feet maximum.

iv. Rear encroachment: Five feet maximum.

v. Maximum encroachment height: Two stories or 24 feet.

See Chapter 88.30.040 for definitions and exceptions

(3) Allowable frontage types.

Stoop, porch, common yard.

See Chapter 88.29 for definitions and design standards

d. Residential Density Standards.

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.

(3) Subdivisions shall be designed so that all lots or parcels shall have adequate street frontage, as determined by the review authority, for direct access to a public or private street improved to city standards.

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