Chapter 18.40 — AFFORDABLE HOUSING OVERLAY ZONE

The purpose of the affordable housing overlay zone is to designate certain areas as suitable for higher density residential uses in addition to any uses permitted and existing in the underlying zone. It is intended to allow the additional higher density residential to be mixed with existing nonresidential uses while maintaining appropriate development standards for all uses to ensure that such development is compatible with contiguous uses, to encourage well-planned neighborhoods through creative and imaginative site planning, to provide opportunities at a density deemed appropriate to accommodate lower income households by Section 65583.2(c)(3)(B)(iv) of the Planning and Zoning Law and to ensure integrated design and unified control of design. (Ord. 1217 § 1, 2013; Ord. 1328, 6/24/2025)

All uses are permitted or conditionally permitted in the MF-30 zone. The affordable housing overlay zone does not prohibit any uses permitted or conditionally permitted in the underlying zone. (Ord. 1217 § 1, 2013; Ord. 1328, 6/24/2025)

Affordable housing overlays shall be designated on the official zoning map, as follows:

• A. Whenever an affordable housing overlay designation is placed on a property or properties, those properties shall be subject to the provisions of the specified affordable housing overlay zone and any additional standards set forth herein in addition to the provisions of the underlying zone.

• B. Method of Designation. The abbreviation "AHO," designating affordable housing, shall be appended to the base zoning district on the official zoning map. In addition a number may be attached to the overlay zone referring to any special standards developed in this chapter which may be applicable to any created affordable housing overlay zone (Example: a commercialhighway zone would show on the official zoning map as C-H (AHO-1)).

• (Ord. 1217 § 1, 2013; Ord. 1328, 6/24/2025)

• A. Existing Uses. All existing uses shall continue to be subject to the development standards in the underlying zone.

• B. New Higher Density Residential Use. All new higher density residential uses shall be subject to the standards set forth in Chapter 18.44 , Multiple-Family Thirty Units Per Acre (MF-30) Zone.

• (Ord. 1217 § 1, 2013; Ord. 1328, 6/24/2025)

Each affordable housing overlay zone created herein may have differing goals and objectives to facilitate implementation of the goals of the housing element depending upon the size, location, number of properties, ownership patterns, nature of existing uses and other relevant factors.

• A. Affordable housing overlay zone No. 1 (AHO-1) is created as follows:

  1. Geographic Area. Bounded by Monte Vista Avenue on the west, Allen Avenue on the south, San Dimas Avenue on the east and the 210 Freeway on the north and as further depicted on the official zoning map.

  2. Housing Goal. To provide a minimum of 3.83 acres for development at a minimum density of thirty dwelling units per acre to accommodate a minimum of seventy-five dwelling units.

  3. Change in Existing Use. In the event that the existing seven and three-fourths acre site or any portion of the site exceeding one acre in size is no longer needed for public use, no change from the existing use to any other use shall be permitted until said property is evaluated for higher density residential use.

  4. Standards of Review. Prior to any change in use as described in subsection (A)(3), an evaluation of the suitability of the available property shall be performed to assess the following:

     • a. Location of available land and its compatibility with any property being held for continued public use.

     • b. Availability of access to public street.

     • c. Availability of utilities.

     • d. Compatibility with uses on nearby properties.

     • e. Ability to accommodate the minimum density of thirty dwelling units per acre.

     • f. Any environmental consideration related to soils, adjacency of freeway or other environmental considerations.

  5. Review Procedure. The evaluation shall be reviewed by the planning commission and city council to determine if the available property shall be limited to new development of higher density residential housing. The planning commission and city council may enter into agreements, impose conditions, change the underlying zoning or take other actions deemed necessary to facilitate the higher density housing development opportunity.

• B. Affordable housing overlay zone No. 2 (AHO-2) is created as follows:

  1. Geographic Area. The boundary lines for AHO-2 are indicated in Exhibit A: AHO-2 Boundary Line Map. The Assessor Parcel Numbers (APNs) within the boundary lines of AHO-2 include the following: 8390-018-255, -207, -215, -230, -236, - 245, -044, -070, -092, -181, 8390-027-003, and -011. All aforementioned APNs are located within the following parameters:

     • a. South of the Metro A line; and

     • b. East of South San Dimas Avenue; and

     • c. North of APNs 8390-018-040, -023, & -048; which are directly abutting East Arrow Highway.

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Exhibit A: Affordable Housing Overlay Zone 2 Boundary Line Map.

2. Housing Goal. To provide a minimum of 3.3 acres for development at a minimum density of thirty dwelling units per acre to accommodate a minimum of one hundred dwelling units.

3. Change in Existing Use. When any existing parcel or group of parcels which can be assembled into a minimum site area of one acre becomes available for development for a new use, no change from the existing use to any other use shall be permitted until said property is evaluated for higher density residential use. The change of use does not apply to changing tenants in existing buildings, minor alterations to existing building, or other nonsubstantive changes to existing buildings or improvements.

4. Standards of Review. Prior to any change in use as described in subsection (B)(3), an evaluation of the suitability of the available property shall be performed to assess the following:

   • a. Location of available land and its capability, including the timing thereof, to be assembled with adjacent properties to accommodate a minimum parcel size of one acre. The ability of a parcel to accommodate an interim use pending assembly may also be considered.

   • b. Availability of access to public street.

   • c. Availability of utilities.

   • d. Compatibility with uses on nearby properties.

   • e. Ability to accommodate the minimum density of thirty dwelling units per acre.

   • f. Any environmental consideration related to soils, adjacency of railroad or other environmental considerations.

5. Review Procedure. The evaluation shall be reviewed by the planning commission and city council to determine if the available property shall be limited to new development of higher density residential housing. The planning commission and city council may enter into agreements, impose conditions, change the underlying zoning or take other actions deemed necessary to facilitate the higher density housing development opportunity.

(Ord. 1217 § 1, 2013; Ord. 1223 § 1, 2013; Ord. 1328, 6/24/2025)