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Earlier editions: 2026-09

Chapter 88 — DEVELOPMENT CODE›Article 2 — URBAN STANDARDS

Azusa Municipal Code § 88.24.005 Allowable Uses in Districts

Azusa Municipal Code · 2026-10 edition · updated 2026-10-04 · Azusa

Cite as: Azusa Municipal Code § 88.24.005 · Text as of 2026-10-04

The purpose of this chapter is to outline the general plan goals and development guidelines within the districts 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 district.

Districts are urbanized areas of two kinds: specialized around a predominant activity or composed of many activities that are either mixed vertically or adjacent horizontally. The structure of a district should parallel that of the neighborhood: it should have an identifiable focus that encourages orientation and identity and it should have clear boundaries that facilitate the formation of special management organizations such as business groups and associations. Districts should encourage the intelligent sharing of uses and parking resources. Links or pedestrian and vehicular paths with adjacent neighborhoods encourages pedestrian access. Districts benefit from access to transit systems, and should be located within a regional transportation framework.

88.24.005. - Allowable Uses in Districts.

A. Permit Requirements. Tables 2-2, 2-3, and 2-4 provide for 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 5.22.020). These are shown as "P" uses in the tables;

  2. Allowed subject to the approval of a minor use permit (Section 5.12.050), and shown as "MUP" uses in the tables;

  3. Allowed subject to the approval of a use permit (Section 5.12.050), and shown as "UP" uses in the tables;

  4. Allowed subject to the type of city approval required by a specific provision of Chapter 4.12 (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.

  6. For sub-districts located within the TOD Specific Plan District, (DG, DD, DX, DR, DT, and DC) refer to Chapter 2 of the City of Azusa TOD Specific Plan for allowable uses.

TABLE 2-2 Allowed Land Uses and Permit Requirements for Districts P MUP UP S — Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed
LAND USE TYPE (1) PERMIT REQUIRED BY ZONE PERMIT REQUIRED BY ZONE PERMIT REQUIRED BY ZONE Specific Use Regulations
LAND USE TYPE (1) DE DW DWL Specific Use Regulations
AGRICULTURAL AND RESOURCE-BASED USES AGRICULTURAL AND RESOURCE-BASED USES AGRICULTURAL AND RESOURCE-BASED USES AGRICULTURAL AND RESOURCE-BASED USES AGRICULTURAL AND RESOURCE-BASED USES
Plant nursery MUP(6) MUP(6) MUP(6)
Surface mining operations — UP UP 88.44
INDUSTRY, MANUFACTURING & PROCESSING, WHOLESALING
Laboratory—Medical, analytical — P P -
Construction contractor — MUP MUP
Manufacturing/processing—Heavy (3) — MUP MUP
Within 1,000 feet of residential use — UP —
Existing forging and stamping use — UP UP
Manufacturing/processing—Light — P P
Manufacturing/processing—Medium intensity (3) — P P
Within 500 feet of residential use — MUP MUP
Media production — P P
Recycling—Large collection facility — MUP MUP 88.42.170
Recycling—Processing facility (3) — UP — 88.42.170
Recycling—Reverse vending machine — P P 88.42.170
Recycling—Small collection facility — MUP MUP 88.42.170
Research and development (3) — P P
Scrap and dismantling yard — — —
Storage—Outdoor — MUP MUP
Storage—Personal storage facility (mini-storage) — MUP MUP
Operating between 9:00 p.m. and 7:00 a.m. — UP UP

Key to Zone Symbols

DE Edgewood District
DW West End Industrial District
DWL West End Light Industrial District

;sz=8q; Notes:

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

(2) Allowed on a second or upper floor only.

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

(4) Allowed only in the area designated "recreation/landfill mixed use" by the general plan.

(5) Allowed only in the area designated "hotel/conference center" by the general plan.

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

TABLE 2-2 Allowed Land Uses and Permit Requirements for Districts P MUP UP S — Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed
LAND USE TYPE (1) PERMIT REQUIRED BY ZONE PERMIT REQUIRED BY ZONE PERMIT REQUIRED BY ZONE Specific Use Regulations
LAND USE TYPE (1) DE DW DWL Specific Use Regulations
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Adult oriented business — UP UP 88.40
Commercial recreation facility—Indoor (3) MUP — MUP
Commercial recreation facility—Outdoor (3) — UP UP
Conference/convention facility — UP UP
Golf course — — UP(4)
Health/fitness facility MUP MUP —
Library, museum — — —
Live Entertainment UP UP UP
Meeting facility, public or private (3) UP — — 88.42.112
Park, playground P — P
Private residential recreation facility — — —
School—College, university (3) — — — 88.42.112
School—Elementary, middle, secondary (3) — — — 88.42.112
School—Specialized education/training (3) — UP UP 88.42.112
Sports and entertainment assembly (3) — UP UP
Studio—Art, dance, martial arts, music, etc. P P —

;sz=8q; Key to Zone Symbols

DE Edgewood District
DW West End Industrial District
DWL West End Light Industrial District

;sz=8q; Notes:

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

(2) Allowed on a second or upper floor only.

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

(4) Allowed only in the area designated "recreation/landfill mixed use" by the general plan.

(5) Allowed only in the area designated "hotel/conference center" by the general plan.

TABLE 2-2 Allowed Land Uses and Permit Requirements for Districts P MUP UP S — Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed
LAND USE TYPE (1) PERMIT REQUIRED BY ZONE PERMIT REQUIRED BY ZONE PERMIT REQUIRED BY ZONE Specific Use Regulations
LAND USE TYPE (1) DE DW DWL Specific Use Regulations
RESIDENTIAL USES RESIDENTIAL USES RESIDENTIAL USES RESIDENTIAL USES RESIDENTIAL USES
Caretaker/manager unit P P P
Courtyard housing — — — 88.42.142
Duplex, triplex fourplex — — — 88.42.140
Emergency shelter (3) — P UP 88.42.082
Home occupation P P P 88.42.100
Cottage food home occupation P P P 88.42.105
Live/work unit — MUP MUP 88.42.110
Mixed use residential component P — — 88.42.120
Mixed use residential component—Phased S — — 88.42.120
Organizational house (sorority, monastery, etc.) (3) — — —
Residential accessory use or structure — — —
Residential care, 6 or fewer clients — — —
Residential care, 7 or more clients (3) — — —
Rooming or boarding house — — —
Senior citizen apartment (3) P — — 88.42.200
Stacked flats as part of a vertical mixed use project — — — 88.42.120
Townhouse, rowhouse — — — 88.42.140

;sz=8q; Key to Zone Symbols

DE Edgewood District
DW West End Industrial District
DWL West End Light Industrial District

;sz=8q; Notes:

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

(2) Allowed on a second or upper floor only.

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

(4) Allowed only in the area designated "recreation/landfill mixed use" by the general plan.

(5) Allowed only in the area designated "hotel/conference center" by the general plan.

TABLE 2-2 Allowed Land Uses and Permit Requirements for Districts P MUP UP S — Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed
LAND USE TYPE (1) PERMIT REQUIRED BY ZONE PERMIT REQUIRED BY ZONE PERMIT REQUIRED BY ZONE Specific Use Regulations
LAND USE TYPE (1) DE DW DWL Specific Use Regulations
RETAIL SALES RETAIL SALES RETAIL SALES RETAIL SALES RETAIL SALES
Auto and vehicle sales and rental — MUP MUP
Bar/tavern — UP UP 88.42.030
Building and landscape materials sales—Indoor MUP MUP MUP
Building and landscape materials sales—Outdoor — MUP MUP
Construction and heavy equipment sales and rental — MUP MUP
Farmer's markets — — —
Furniture, furnishings and appliance store P — P
General retail, except with any of the following features P — P
Alcoholic beverage sales UP — UP 88.42.030
Drive-through facilities (7) — MUP
Floor area over 50,000 sf UP — P
Funeral merchandise UP — UP 88.42.090
On-site production of items sold MUP — P
Operating between 9:00 p.m. and 7:00 a.m. MUP — MUP
Swap meet, flea market — — — 88.42.180
Tobacco/vaping shop — MUP MUP 88.42.240
Used merchandise UP — — 88.42.180
Groceries, specialty foods P — P 88.42.030
Floor area over 50,000 sf MUP — UP 88.42.030
Massage parlor S — — Ch. 88.48
Mobile home, boat, or RV sales — MUP MUP
Mixed use project P — — 88.42.120
Mixed use project—Phased S — — 88.42.120
Neighborhood market/convenience store P — —
Night club (3) — UP UP
Outdoor displays and sales MUP MUP MUP 88.42.150
Restaurant, cafe, coffee shop P P P 88.42.030
Service station MUP MUP MUP
Warehouse retail P P P

;sz=8q; Key to Zone Symbols

DE Edgewood District
DW West End Industrial District
DWL West End Light Industrial District

;sz=8q; Notes:

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

(2) Allowed on a second or upper floor only.

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

(4) Allowed only in the area designated "recreation/landfill mixed use" by the general plan.

(5) Allowed only in the area designated "hotel/conference center" by the general plan.

(6) Allowed on a second or upper floor only, except for uses existing on March 25, 2005, which shall be considered conforming uses.

(7) No new uses allowed, use existing on March 25, 2005 shall be considered conforming uses.

TABLE 2-2 Allowed Land Uses and Permit Requirements for Districts P MUP UP S — Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed
LAND USE TYPE (1) PERMIT REQUIRED BY ZONE PERMIT REQUIRED BY ZONE PERMIT REQUIRED BY ZONE Specific Use Regulations
LAND USE TYPE (1) DE DW DWL Specific Use Regulations
SERVICES - BUSINESS, FINANCIAL, PROFESSIONAL
ATM P P P
Bank, financial services P — —
Business support service P P P
Medical services—Clinic, urgent care P MUP MUP
Medical services—Doctor office P P P
Medical services—Extended care (3) — — —
Medical services—Hospital — UP UP
Mixed use project P — — 88.42.120
Office—Accessory P P P
Office—Business/service P — —
Office—Government P — P
Office—Processing P — P
Office—Professional P — —

;sz=8q; Key to Zone Symbols

DE Edgewood District
DW West End Industrial District
DWL West End Light Industrial District

;sz=8q; Notes:

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

(2) Office—Processing permitted on a second or upper floor only

(2*)

Office—Professional permitted; except for on Azusa Avenue and San Gabriel Avenue where it is allowed on a second or upper floor only.

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

(4) Allowed only in the area designated "recreation/landfill mixed use" by the general plan.

(5) Allowed only in the area designated "hotel/conference center" by the general plan.

(6) Allowed on second or upper floor only, except for uses existing on March 25, 2005, which shall be considered conforming uses.

TABLE 2-2 Allowed Land Uses and Permit Requirements for Districts P MUP UP S — Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed
LAND USE TYPE (1) PERMIT REQUIRED BY ZONE PERMIT REQUIRED BY ZONE PERMIT REQUIRED BY ZONE Specific Use Regulations
LAND USE TYPE (1) DE DW DWL Specific Use Regulations
SERVICES - GENERAL SERVICES - GENERAL SERVICES - GENERAL SERVICES - GENERAL SERVICES - GENERAL
Catering service — P P
Child day care—Large or small family day care home (3) — — — 88.42.060
Day care center—Child or adult (3) MUP — MUP 88.42.060
Drive-through service MUP — —
Equipment rental — P P
Lodging—Bed & breakfast inn (B&B) — — —
Lodging—Hotel or motel — — —
Maintenance service—Client site services — P P
Mixed use project P — — 88.42.120
Mortuary, funeral home UP — UP
Personal services P P P
Personal services—Restricted — P P
Public safety facility (3) P P P
Repair service—Equipment, large appliance, etc. — P P
Tattoo/body piercing — UP UP 88.42.220
Vehicle service—Major repair/body work — P P(8)
Vehicle service—Minor maintenance/repair — P P(8)
Veterinary Clinic, animal hospital, boarding kennel — UP UP
TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE
Ambulance, taxi, or limousine dispatch facility — MUP MUP
Broadcasting studio — P P
Parking facility, public or commercial MUP MUP MUP
Telecommunications facility S S S 88.46
Transit station or terminal — — —
Truck or freight terminal — MUP MUP
Trucking facilities — MUP MUP
Utility facility (3) P P P
Vehicle storage — MUP MUP 88.42.150

;sz=8q; Key to Zone Symbols

DE Edgewood District
DW West End Industrial District
DWL West End Light Industrial District

;sz=8q; Notes:

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

(2) Allowed on a second or upper floor only.

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

(4) Allowed only in the area designated "recreation/landfill mixed use" by the general plan.

(5) Allowed only in the area designated "hotel/conference center" by the general plan.

(6) Allowed on a second or upper floor only, except for uses existing on March 25, 2005, which shall be considered conforming uses.

(7) No new uses allowed, use existing on March 25, 2005 shall be considered conforming uses.

(8) Facilities shall be designated so that no service bays are visible from Foothill Boulevard.

TABLE 2-2 Allowed Land Uses and Permit Requirements for University District (DU) P MUP UP S — Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed
LAND USE TYPE (1) PERMIT REQUIRED BY ZONE PERMIT REQUIRED BY ZONE PERMIT REQUIRED BY ZONE Specific Use Regulations
LAND USE TYPE (1) DU-MU DU-RM DU-RMO Specific Use Regulations
INDUSTRY, MANUFACTURING & PROCESSING, WHOLESALING
Laboratory—Medical, analytical P — —
Media Production P — —
Recycling—Reverse vending machine P — —
Recycling—Small collection facility MUP — — 88.42.170
Research and development (3) P — —
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Commercial recreation facility - Indoor (3) MUP — —
Conference/convention facility UP — —
Health/fitness facility P — —
Live entertainment UP — —
Meeting facility, public or private (3) P UP UP 88.42.112
Park, playground P P P
Private residential recreation facility MUP MUP MUP
School—College, university (3) UP UP UP 88.42.112
School—Elementary, middle, secondary (3) UP UP UP 88.42.112
School—Specialized education/training (3) UP — — 88.42.112
Sports and entertainment assembly (3) UP — —
Studio—Art, dance, marital arts, music, etc. P — —
Theater (3) MUP — —

;sz=8q; Key to Zone Symbols

DU-MU University District - Mixed Use DU-RMO University District - Residential Moderate
DU-RM University District - Residential Medium

;sz=8q; Notes:

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

(2) Allowed on a second or upper floor only.

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

TABLE 2-2 Allowed Land Uses and Permit Requirements for University District (DU) P MUP UP S — Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed
LAND USE TYPE (1) PERMIT REQUIRED BY ZONE PERMIT REQUIRED BY ZONE PERMIT REQUIRED BY ZONE Specific Use Regulations
LAND USE TYPE (1) DU-MU DU-RM DU-RMO Specific Use Regulations
RESIDENTIAL USES RESIDENTIAL USES RESIDENTIAL USES RESIDENTIAL USES RESIDENTIAL USES
Animal keeping S S S 88.42.040
Caretaker/manager unit P — —
Court P MUP MUP 88.42.142
Duplex — P P 88.42.140
Emergency/transitional shelter (3) UP — —
Home occupation P P P 88.42.100
Live/work unit P — — 88.42.110
Mixed use project residential component P — — 88.42.120
Mixed use project residential component—Phased S — — 88.42.120
Organizational house (sorority, monastery, etc.) (3) MUP MUP MUP
Residential accessory use or structure P P P 88.42.020
Residential care, 6 or fewer clients P P P
Residential care, 7 or more clients (3) MUP MUP MUP
Rooming or boarding house P P P
Senior citizen apartments (3) P P P 88.42.200
Single-family dwelling MUP MUP MUP
Single room occupancy facility MUP MUP MUP
Stacked flats as part of vertical mixed use project P — P 88.42.120
Townhouse, rowhouse P — P 88.42.140
Triplex or fourplex — P P 88.42.140

;sz=8q; Key to Zone Symbols

DU-MH University District - Mixed Use CU-RMO University District - Residential Moderate
DU-RM University District - Residential Medium

;sz=8q; Notes:

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

(2) Allowed on a second or upper floor only.

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

TABLE 2-2 Allowed Land Uses and Permit Requirements for University District (DU) P MUP UP S — Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed
LAND USE TYPE (1) PERMIT REQUIRED BY ZONE PERMIT REQUIRED BY ZONE PERMIT REQUIRED BY ZONE Specific Use Regulations
LAND USE TYPE (1) DU-MU DU-RM DU-RMO Specific Use Regulations
RETAIL SALES RETAIL SALES RETAIL SALES RETAIL SALES RETAIL SALES
Bar/tavern UP — — 88.42.030
General retail, except with any of the following features P — —
Alcoholic beverage sales MUP — — 88.42.030
Drive-through facilities MUP — —
Floor area over 50,000 sf — — —
Funeral merchandise UP — — 88.42.090
On-site production of items sold — — —
Operating between 9:00 p.m. and 7:00 a.m. MUP — —
Swap meet, flea market — — — 88.42.180
Tobacco/vaping shop — — — 88.42.240
Used merchandise — — — 88.42.180
Groceries, specialty foods P — — 88.42.030
Floor area over 50,000 sf MUP — — 88.42.030
Massage parlor S — — Ch. 88.48
Mixed use project S — — 88.24.120
Mixed use project—Phased S — — 88.42.120
Night club (3) MUP — —
Outdoor displays and sales MUP — — 88.42.150
Restaurant, care, coffee shop P — — 88.42.030
Service station MUP — —
Warehouse retail P — —
SERVICES - BUSINESS, FINANCIAL, PROFESSIONAL
ATM P — —
Bank, financial services P — —
Medical services—Clinic, urgent care P — —
Medical services—-Doctor office P — —
Medical services—Extended care (3) MUP MUP MUP
Mixed use project P — — 88.42.120
Office—Accessory P — —
Office—Business/service P — —
Office—Government P — —
Office—Processing P — —

;sz=8q; Key to Zone Symbols

DU-MH University District - Mixed Use CU-RMO University District - Residential Moderate
DU-RM University District - Residential Medium

;sz=8q; Notes:

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

(2) Allowed on a second or upper floor only.

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

TABLE 2-2 Allowed Land Uses and Permit Requirements for University District (DU) P MUP UP S — Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed Permitted Use, Zoning Clearance required Minor Use Permit required Use Permit required Permit requirement set by Specific Use Regulations Use not allowed
LAND USE TYPE (1) PERMIT REQUIRED BY ZONE PERMIT REQUIRED BY ZONE PERMIT REQUIRED BY ZONE Specific Use Regulations
LAND USE TYPE (1) DU-MU DU-RM DU-RMO Specific Use Regulations
SERVICES - GENERAL SERVICES - GENERAL SERVICES - GENERAL SERVICES - GENERAL SERVICES - GENERAL
Adult day care (3) P MUP MUP 88.42.060
Child day care center P MUP MUP
Child day care—Large family day care home (3) P MUP MUP 88.42.060
Child day care—Small family day care home (3) P P P
Lodging—Bed & breakfast (B&B) P — —
Lodging—Hotel or motel P — —
Mixed use project P — — 88.42.120
Personal services P — —
Public safety facility (3) P — —
TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE
Broadcasting studio P — —
Parking facility, public or commercial MUP — —
Telecommunications facility S S S 4.16
Transit station or terminal UP — —
Utility facility (3) P — —

;sz=8q; Key to Zone Symbols

DU-MH University District - Mixed Use CU-RMO University District - Residential Moderate
DU-RM University District - Residential Medium

;sz=8q; Notes:

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

(2) Allowed on a second or upper floor only.

(3) This is a critical, sensitive, or high occupancy facility, subject to the hazard mitigation requirements 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, §§ 2, 3, 3-1-10; Ord. No. 11-O3, § 2, 4-18-11; Ord. No. 11-O4, § 2, 4-18-11; Ord. No. 11-O13, § 4(Exh. A), 7-18-11; Ord. No. 11-O16, § 2, 10-24-11; Ord. No. 14-O4, § 2, 7-21-14; Ord. No. 2017-03, § 4, 6-19-17; Ord. No. 2017-05, § 4, 7-17-17; 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; Ord. No. 2025-05, § 5(Exh. A-1), 8-18-25)

Exceptions & meaning →

88.24.010. - Reserved.

Editor's note— Ord. No. 2017-05, § 4, adopted July 17, 2017, repealed § 88.24.010, which pertained to Downtown and derived from Ord. No. 06-O6, § 1B, adopted Aug. 7, 2006.

Exceptions & meaning →

88.24.020. - University District.

[Figure]

The purpose of this chapter is to outline the general plan goals and development guidelines within the University District 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 University District.

A. Purpose. The University District (DU) is applied to the campus of Azusa Pacific University and the retail and residential areas surrounding the campus, with its central focus the intersection of Citrus and Alosta Avenues. The zone is intended to provide for housing and supporting retail for the student population as well as the larger community, in a pedestrian-oriented setting, while linking with Citrus College.

[Figure: Existing gateway to APU]

Existing gateway to APU

B. Location and Existing Conditions.

Streets and Landscape: Foothill Boulevard/Alosta Avenue is the dominant street within the district. Several trees along the boulevard have either died or been removed over the years. The north-south streets in the district are Cerritos, Rockvale, Citrus and Barranca Avenues, and Palm Drive. Most other streets within this district are private drives and lack any significant public landscape, other than the beautiful tree lined Palm Drive. Many of the streets at the edge of this district dead-end and are inaccessible to the district itself. This has caused the creation of very large blocks that have no discernable circulation pattern through them.

Civic and Commercial Features: The University and surrounding district is a cultural, educational, social, economic and entertainment node of the city. On the APU Campus are athletic and event centers, the University bookstore, the graduate library, an auditorium, and of course meeting spaces, offices, classroom facilities and student housing. The district also includes the former, vacant Edwards drive-in theater and an adjacent site that APU has converted to soccer and softball facilities and surface parking. Foothill Boulevard/Alosta Avenue is lined with strip retail uses located behind parking lots, two-story office uses, and drive-through restaurants. The Lindley-Scott house and banquet facilities are also within the University District.

[Figure: Existing Citrus Ave streetscape]

Existing Citrus Ave streetscape

Building Fabric: The building fabric of the district is predominantly one- and two-story, commercial buildings, one-story single-family residential, and one- and two-story multi-family apartments and condominium developments. The multi-family housing buildings are typically double-loaded corridor developments (with units on both sides of the corridor) with detached garages set behind and/or in front of the housing. The University housing and academic buildings are one to four stories, and located within the campus.

C. Desired Future and Proposed Changes. The University District is based on the assumption that the APU campus and its immediate vicinity can coalesce into a town-gown precinct that transcends the current incompleteness of the campus and the strip commercial character of all the surrounding retail activities. Citrus Avenue will become the principal focus of activity in the district, as it connects the neighborhoods to the south with retail and mixed-use uses near the intersection of Alosta Avenue (at the Foothill Center site), northward to APU campus and the proposed Gold Line stop and neighborhood center at the proposed Monrovia Nursery development. The seamless connection of districts with surrounding neighborhoods is a sign of maturity and quality in a district, and should be expected of a university district, in particular.

[Figure: Proposed gateway to APU]

Proposed gateway to APU

The development of the APU campus and student housing within the University District presents distinct planning challenges and opportunities which do not lend themselves to regulation in the same manner as other uses within the University District. Accordingly, it is the intention of the city to adopt a specific plan for the Azusa Pacific University which will supersede the development regulations contained in Articles 2 through 4 of this Development Code for those development regulations discussed in the specific plan and will control all development of the Azusa Pacific University property within the area covered by the specific plan.

  1. Specific Recommendations.

a. Realign the intersection of Foothill Boulevard, Alosta Avenue, and Rockvale Avenue to promote vehicular and pedestrian safety.

[Figure: Proposed Citrus Ave streetscape]

Proposed Citrus Ave streetscape

b. Connect Citrus Avenues, Palm Drive and 9th Street with future development at Monrovia Nursery.

c. Explore connections at Fenmore Avenue with future development at Foothill Center (also see Central East Neighborhoods)

d. Promote pedestrian-oriented, mixed-use development at Foothill Center.

e. Future Gold Line light rail stop.

f. Install landscape medians and parkways on Citrus Avenue, and work with APU to establish regular, safe pedestrian crossings.

g. Enhance the pedestrian nature of the Citrus/Alosta Avenue intersection with improved and safe street crossings.

h. Install landscaped medians and parkways on Foothill Boulevard and Alosta Avenue, consistent with the TOD Specific Plan.

i. Create a gateway monument or landscape at the Alosta/Barranca Avenue intersection to mark the eastern entry of the city.

[Figure: District Plan]

District Plan

  1. General Recommendations.

a. Establish a unique signage/banner/landscape program for the University District, similar to the existing program downtown. This program should address the gateways to the district.

b. Establish a shared parking program for the district.

  1. Requirements.

a. Promote the creation (and restoration) of neon signage along historic Route 66 (Foothill Boulevard and Alosta Avenue).

(1) Require installation of neon tube/LED freestanding/monument and wall signage on parcels fronting onto Route 66, as outlined in the Route 66 Themed Signage section on Page 2-59 of the TOD Specific Plan.

D. Site Planning and Building Design.

  1. Building Placement.

[Figure: Plan Diagram]

Plan Diagram

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

a. Front Setback: Five feet minimum for shopfronts and arcades; ten feet minimum for other frontage types; 20 feet maximum for 75 percent minimum of lot frontage.

b. Side Street Setback: Ten feet minimum; 20 feet maximum for 75 percent minimum of lot frontage.

c. Sideyard Setback: Zero feet; 15 feet minimum for residential.

d. Rear Setback: Zero feet; 15 feet minimum for 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.

  1. Parking Placement.

[Figure: Plan Diagram]

Plan Diagram

Parking is allowed off-site in park once districts.

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

a. Front Setback: 40 percent of lot depth minimum.

b. Side Street Setback: Ten feet minimum.

c. 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

  1. Building Height and Profile.

[Figure: Section Diagram]

Section Diagram

a. 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) 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, patios, and outside 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.

(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, forecourt, stoop, porch.

See Chapter 88.29 for definitions and design standards

  1. Parcel and Residential Density Standards.
Zoning District Minimum Parcel Size (1) Minimum Parcel Size (1) Minimum Parcel Size (1) Maximum Density (units/acre)
Zoning District Area (2) Width (1) Depth Maximum Density (units/acre)
DU-MU 10,000 sf 60 ft 100 ft 27
DU-RMO 6,000 sf 60 ft 80 ft 27
DU-RM 4,000 sf 45 ft 80 ft 15

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)

Exceptions & meaning →

88.24.030. - Edgewood District.

[Figure]

The purpose of this chapter is to outline the general plan goals and development guidelines within the Edgewood District 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 Edgewood District.

A. Purpose. The Edgewood District (DE) is applied to existing commercially developed properties adjacent to the intersection of South Azusa Avenue and Gladstone Street, which collectively serve as the commercial center for the southern half of the city. The standards for this zone are intended to, over time, result in a more pedestrian oriented district, with stronger relationships between buildings, the sidewalks and abutting streets. The land use standards for the zone anticipate an emphasis on commercial development, with upper floor mixed use components.

B. Location and Existing Conditions.

[Figure: Edgewood District]

Edgewood District

Streets and Landscape. South Azusa Avenue and Gladstone Street are the only streets in the district. Both are wide arterials with little landscaping.

Civic and Commercial Features. Edgewood District is defined by commercial uses. A private elementary school is also located within the district, on west side of South Azusa Avenue, just north of Gladstone Street.

Building Fabric. Most of the buildings in Edgewood District are strip malls with street-facing parking lots. The Edgewood Center, at the northeast corner of South Azusa and Gladstone, is a particularly long strip mall — more than 1,000 feet in length. A recent addition to this strip mall complex, the Sketchers store at the intersection, represent a more desirable building placement and design for this district.

[Figure: Edgewood District]

Edgewood District

C. Desired Future and Proposed Changes. Although currently a collection of conventional suburban strip malls, the city foresees a pedestrian-oriented "village center" at this intersection. Two and three-story mixed-use buildings will define the architecture of this district. The ground level of these buildings will be "sidewalk friendly", with ample storefronts for retail functions. Lofts for commercial offices, apartments and condos will be located on the upper levels of buildings. Some rowhouses will be allowed in the district as well. Streets and sidewalks will be orientated towards the pedestrian. It is anticipated that this transformation is not likely to happen incrementally, but will probably occur upon a comprehensive redevelopment of the Edgewood Center shopping mall.

  1. Specific Recommendations.

[Figure: Edgewood District]

Edgewood District

a. Create pedestrian-friendly crossings at the intersection of Azusa Avenue and Gladstone Street. Promote significant commercial or mixed-use buildings at each corner of the intersection to establish a create a "sense of place" at this principle intersection.

b. Promote pedestrian connections such as paseos, courtyards and other passageways at Russell Street between the district and the adjacent neighborhoods.

c. 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: Buildings appropriate for corner sites]

Buildings appropriate for corner sites

d. Consider creating pedestrian friendly crossings from the senior center to the Edgewood Shopping Center across Azusa Avenue.

e. Promote sidewalks located near the street in the Edgewood Center.

  1. General Recommendations.

a. Establish a unique signage/banner/landscape program for the Edgewood District, similar to the existing program downtown. This program should address the gateways to the district.

b. Establish a shared parking program for the District.

[Figure: Building appropriate for corner sites]

Building appropriate for corner sites

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

Regulating Plan (at time of adoption)

D. Site Planning and Building Design.

  1. Building Placement.

[Figure: Plan Diagram]

Plan Diagram

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

a. Front Setback:

(1) within 150 feet of Azusa/Gladstone intersection: five feet minimum for shopfronts and arcades; 10 feet minimum for other frontage types; 20 feet maximum for 75 percent minimum of lot frontage.

(2) elsewhere: Five feet minimum for shopfronts and arcades; ten feet minimum for other lot width types.

b. Side Street Setback:

(1) within 150 feet of Azusa/Gladstone intersection: five feet minimum for shopfronts and arcades; ten feet minimum for other frontage types; 20 feet maximum for 75 percent minimum of lot frontage.

(2) elsewhere: Ten feet minimum; 20 feet maximum for 75 percent minimum of lot frontage.

c. Sideyard Setback: Zero feet; 15 feet minimum for residential.

d. Rear Setback: Zero feet; 15 feet minimum for 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.

  1. Parking Placement.

[Figure: Plan Diagram]

Plan Diagram

Parking is allowed off-site in park once districts.

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

a. Front Setback: 40 percent of lot depth minimum.

b. Side Street Setback: Ten feet minimum.

c. 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

  1. Building Height and Profile.

[Figure: Section Diagram]

Section Diagram

a. 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) 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, and outside 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: Ten feet maximum.

(4) Rear encroachment: Five feet maximum

(5) Maximum encroachment height is two stories.

See Chapter 88.30.040 for definitions and exceptions.

c. Allowable frontage types:

Arcade, shopfront, forecourt, stoop.

See Chapter 88.29 for definitions and design standards

  1. Residential Density Standards.
General Plan Designation Minimum Parcel Size (1) Minimum Parcel Size (1) Minimum Parcel Size (1) Maximum Density (units/acre)
General Plan Designation Area (2) Width (1) Depth Maximum Density (units/acre)
Com 10,000 sf 60 ft 100 ft NA
Res Med 6,000 sf 50 ft 80 ft 15
Res Mod 6,000 sf 50 ft 80 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. 2020-02, § 3, 2-3-20)

Exceptions & meaning →

88.24.040. - West End Industrial Districts.

[Figure]

The purpose of this chapter is to outline the general plan goals and development guidelines within the West End Industrial District 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 Industrial District.

A. Purpose. The West End Industrial District (DW) is applied to areas of the city appropriate for a variety of manufacturing, industrial, and heavy commercial activities. The DW district extends from the San Gabriel River and Sierra Madre Avenue to the north, to the Arrow Highway, south of the 210 Freeway; and is also bounded by Vernon Avenue on the east and the City of Irwindale on the west. The standards for this district are intended to accommodate a full range of light and medium-intensity manufacturing and industrial activities, automotive services, and the existing Azusa Landfill and gravel mining operations. Permanent residential uses are limited to caretaker's quarters and live-work units.

[Figure: North District]

North District

B. Location and Existing Conditions.

Streets and Landscape. In the north Industrial District, Vernon and Todd Avenues are the primary north-south streets with connections to Foothill Boulevard and Sierra Madre Avenue. In the south Industrial District, the primary access routes from the 210 Freeway are the Irwindale Avenue exit and the Vernon Avenue exit. Irwindale and Vernon Avenues are the primary north-south streets, yet have no east-west connections between them, except for Gladstone Street and Arrow Highway, which are the principal east-west corridors. Jackson Avenue borders the district on the east, where there is a minimal landscape buffer around the Azusa landfill.

Civic and Commercial Features. The dominant uses in the Industrial District are industrial and office uses, including a large sand and gravel mining operation, a wholesale nursery and the landfill. There are no civic uses of note. Costco, the city's largest retailer, is located in this district on Foothill Boulevard.

[Figure: South District]

South District

Building Fabric. The building fabric of these district is predominantly one to four-story retail, office and industrial buildings of steel construction or tilt-up concrete construction. Most buildings are located behind surface parking lots, except at Irwindale Avenue, where buildings have a zero setback from the property line and all of the parking is either on the street or behind, accessed by an alley.

[Figure: South District]

South District

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

Regulating Plan-North District (at time of adoption)

C-1.

Desired Future and Proposed Changes (North District). The general objectives for this area is to maintain the character of this district as a light industrial area.

[Figure: Ideal infill development site at underused railroad right-of-way]

Ideal infill development site at underused railroad right-of-way

  1. Specific Recommendations.

a. Connect Sierra Madre Avenue and San Gabriel Canyon Road with the River Parkway.

b. Extend Sierra Madre Avenue west to connect with the proposed River Parkway.

c. Reclaim railroad right-of-way for parkland and/or residential use (also see North Neighborhoods).

d. Create a gateway monument or landscape at Foothill Boulevard to mark the western entry of the city.

e. Enhance the character of Foothill Boulevard through landscaped medians and parkways, and distinctive lighting treatment, consistent with the TOD Specific Plan and University Districts.

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

g. Reclaim mining areas for future recreation or light industrial use.

  1. General Recommendations.

a. Implement streetscape improvements. Improvements include:

(1) Install and/or repair sidewalks.

(2) Install street lighting, of a design distinctive and consistent throughout the city.

b. Improve landscaping.

(1) Encourage drought tolerant plants.

(2) Plant shade trees on southern and western exposures to reduce cooling loads on buildings.

c. Buildings should be built facing onto the street creating a public, pedestrian character with the parking and truck access behind facing the obstructed views and noisy uses.

  1. Requirements.

a. Promote the creation (and restoration) of neon signage along historic Route 66 (Foothill Boulevard and Alosta Avenue).

(1) Require installation of neon tube/LED freestanding/monument and wall signage on parcels fronting onto Route 66, as outlined in the Route 66 Themed Signage section on Page 2-59 of the TOD Specific Plan.

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

Regulating Plan-South District (at time of adoption)

C-2.

Desired Future and Proposed Changes (South District). The general objectives for this area is to maintain the character of this district as a light industrial area.

  1. Specific Recommendations.

a. Connect Vincent and Todd Avenues.

b. Connect 1st Street between Jackson and Irwindale Avenues.

c. Create new on/offramps at the 210 Freeway and Zachary Padilla Avenue.

d. Establish street beautification program and landscape standards for Irwindale Avenue consistent with surrounding communities.

  1. General Recommendations.

a. Implement streetscape improvements. Improvements include:

(1) Install and/or repair sidewalks.

(2) Install street lighting, of a design distinctive and consistent throughout the city.

b. Improve landscaping.

(1) Encourage drought tolerant plants.

(2) Plant shade trees on southern and western exposures to reduce cooling loads on buildings.

c. Buildings should be built facing onto the street creating a public, pedestrian character with the parking and truck access behind facing the obstructed views and noisy uses.

D. Site Planning and Building Design.

  1. Building Placement.

[Figure: Plan Diagram]

Plan Diagram

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

a. Front Setback: Ten feet minimum.

b. Side Street Setback: Ten feet minimum.

c. Sideyard Setback : Zero feet; 20 feet next to residential.

d. Rear Setback: Zero feet; 20 feet next to residential.

See Chapter 88.30.060 for definitions and design standards.

  1. Parking Placement.

[Figure: Plan Diagram]

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.

d. Rear setback: Not required.

Parking shall be provided according to Chapter 88.36

See Chapter 88.34 for definitions and design standards

  1. Building Height and Profile.

[Figure: Section Diagram]

Section Diagram

a. Height: Maximum: 55 feet.

b. Encroachments.

Gallery/arcades, awnings, balconies, 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: Ten feet maximum.

(4) Rear encroachment: Five feet maximum

(5) Maximum encroachment height is two stories or 40 feet.

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.

  1. Parcel and Residential Density Standards.
Zoning District Minimum Parcel Size (1) Minimum Parcel Size (1) Minimum Parcel Size (1) Maximum Density (units/acre)
Zoning District Area (2) Width (1) Depth Maximum Density (units/acre)
DWL 6,000 sf 50 ft 80 ft NA
DW 6,000 sf 50 ft 80 ft NA

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)

Exceptions & meaning →

88.24.050 - Reserved.

Editor's note— Ord. No. 2020-02, § 3, adopted Feb. 3, 2020, repealed § 88.24.050, which pertained to TOD Specific Plan District and derived from Ord. No. 2017-05, § 4, adopted July 17, 2017.

Exceptions & meaning →

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