Local zoning · Azusa

Azusa — Design Review

Q: Who decides design review applications in Azusa?

Design review decisions are typically made by the Director ; however, if the project requires a higher discretionary permit (use permit, variance, etc.), the design review is decided by the same review authority for that discretionary permit (see Table 5‑1 in § 88.50.020 ) .

Design Review under the Azusa local zoning and planning code, with the controlling citations.

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Last reviewed: July 3, 2026

Overview

Design review in Azusa is a discrete planning permit called out in the Development Code (Title 88) that evaluates the architectural and site design of new development so it fits the community’s objectives. The basic rules, review authority, required findings, and application processing steps are in the Development Code; key provisions are in § 88.51.032 and the permit‑processing rules in § 88.50.020 and § 88.50.040 . Use this page together with Azusa’s other topic pages such as the Azusa Development Standards, Azusa Parking, and Azusa Landscaping and Screening when preparing a submittal.

What design review does (short)

Confirms projects provide appropriate building massing, façade treatment, site layout, landscaping, parking/ circulation, signage, lighting, and screening consistent with the Development Code and applicable district goals (§ 88.51.032) .
Is an administrative or discretionary action depending on whether other permits (e.g., use permit, variance) are required; review authority and appeal routing are shown in Table 5‑1 (§ 88.50.020) .

How Azusa’s code controls Design Review (decision essentials)

Decision item	What the Development Code requires	Code Reference / where it’s written
Purpose and required findings	Project must provide compatible architectural design, attractive site layout, safe access/circulation/parking, adequate landscaping/open space, consistency with the General Plan and applicable plans, and code compliance	§ 88.51.032
Review authority	Design review decisions are made by the Director (director-level) except when combined with another discretionary permit, in which case the higher review authority applies (see Table 5‑1)	§ 88.50.020
Application filing / pre‑app	Applications must be filed under the permit filing rules and applicants are strongly encouraged to request pre‑application review before formal submittal	§ 88.50.040 and § 88.50.060
Public hearing / notice exception	Director may approve without a hearing; exception: two‑story homes or second‑story additions in predominantly single‑story neighborhoods require 300‑foot owner notification and the director cannot decide without giving that limited notice procedure (public hearing if requested)	§ 88.51.032.D.2
Conditions & post‑approval	Review authority may impose reasonable conditions; post‑approval procedures (time limits, extensions, changes, appeals, revocation) follow Chapters 88.52 and 88.56	§ 88.51.032.F–G; see § 88.52 and § 88.56

Note: the code uses geographically specific district and corridor standards (Article 2 and Article 3) — design review findings are applied against those district standards when deciding a design review application (e.g., setbacks, heights, frontage types, parking location). See the district summaries below for those decision-relevant standards and their code citations.

District-by-district (how design review is applied in major Azusa districts)

Below are the Azusa districts and corridors where design review is most commonly applied. Each subsection summarizes the district purpose, typical permitted uses, the key dimensional/design rules a design reviewer will check, and where it applies. Bolded district names and the controlling section numbers are the code anchors to use when preparing plans.

Neighborhood Center (NC) — § 88.22.070

Purpose: small mixed‑use focal points for surrounding neighborhoods; encourage pedestrian‑oriented storefronts and upper‑story housing. Typical uses include convenience retail, personal services, cafes, and mixed‑use residential above retail. Code makes explicit pedestrian and façade expectations for the public realm. § 88.22.070 .
Key design checks for reviewers: building placement/frontage (zero to small front setbacks for shopfronts), maximum height (typically up to three stories in mixed‑use configurations), parking placement limits and required landscaping, and allowable frontage types (gallery/shopfront/arcade) — see Article 3 cross‑references. § 88.22.070 and associated site design rules in Article 3 .

University District (DU / DU‑MU / DU‑RM / DU‑RMO) — § 88.24.020 and Table 2‑2

Purpose: plan for Azusa Pacific University campus area and immediate surroundings; accommodate housing and retail to support campus and pedestrian connections. See § 88.24.020 for district purpose and Table 2‑2 for allowable uses and permit requirements (DU‑MU, DU‑RM, DU‑RMO) .
Typical uses: campus, student housing, retail, meeting facilities, parking facilities (often requiring minor use or use permits depending on scale) — consult Table 2‑2 (Allowed Land Uses) when planning projects in DU .
Review focus: building placement profiles, height (varies across DU categories), mixing of uses, parking location & design, and whether specific plan requirements apply (the code contemplates an APU specific plan that would supersede parts of Articles 2–4) § 88.24.020 .

Azusa / San Gabriel Avenue Corridors (CAZ / CSG) — § 88.26.020

Purpose: corridor zones that emphasize walkable mixed use and corridor‑appropriate transitions. § 88.26.020 lays out the Azusa Avenue (CAZ) and San Gabriel Avenue (CSG) corridor rules; permitted uses and when permits are required are in the CAZ/CSG use tables (Article 2, Table 2‑2 variants) .
Typical uses: lower intensity retail, offices, residential; CAZ supports more commercial than CSG (CSG emphasizes residential) .
Reviewer checklist: shopfront setbacks and frontage types; height limits (corridor-specific maximums shown in the corridor tables); parking placement rules and landscape expectations. § 88.26.020 and Article 3 design cross‑references govern decision outcomes .

Edgewood District (DE) — § 88.24.030

Purpose: transform strip commercial into more pedestrian‑oriented development and strengthen building/sidewalk relationships. Typical uses are commercial with upper‑story mixed‑use encouraged. § 88.24.030 describes the district purpose, boundaries, and standards .
Key standards: front/side/rear setbacks by frontage type, building height/profile limits, and parking placement; design reviewers will evaluate facades, screening of mechanical and service areas, and landscaping in accordance with Article 3 standards § 88.24.030 and cross‑references to Chapters 88.29–88.36 .

Downtown North II — Target Overlay (DNT) — § 88.27.60

Purpose/intent: a site‑specific overlay (Target retail site) to transform a retail site into a pedestrian oriented retail destination consistent with TOD Urban Standards; overlay imposes modified setbacks, height caps, and parking/landscape rules. Key overlay provisions (zero setbacks, higher height allowances for mixed use) are in § 88.27.60 .
Design review focus: ensure project conforms to overlay exceptions and frontage/encroachment rules; reviewers apply underlying base district standards except where overlay alters them § 88.27.60 .

Foothill Center Overlay (FC) — § 88.27.040

Purpose: enables phased transformation of the Foothill/Alosta shopping center to mixed use; underlying base district standards apply unless FC specifies alternatives (e.g., frontage exemptions for residential buildings). Design reviewers must check specific FC provisions (setbacks, sign/master sign plan requirements, parking exceptions). See § 88.27.040 .

Special Purpose Zones (INS / OS / REC) — § 88.28.010

Purpose: Institutional, Open Space and Recreation zones have customized use lists and site standards. Design review will compare proposals to Table 2‑5 and the special purpose zone rules in § 88.28.010 and related sections. § 88.28.010 .

Practical guidance for applicants (synthesis)

Start with a pre‑application meeting (strongly encouraged) to identify the district standards that will be used to judge the design review application and to learn which specific tables (e.g., Table 2‑2 for allowable uses) apply to your parcel — see § 88.50.040 and Table 5‑1 for review authority routing § 88.50.020 .
Prepare plans that explicitly call out how your proposal satisfies the six design review findings in § 88.51.032 (massing/scale, site layout, access/parking, landscaping/open space, consistency with General Plan and any specific plan, and code compliance) and reference the applicable district or overlay standard (e.g., § 88.24.020 for DU, § 88.26.020 for CAZ/CSG) .
If your project triggers other discretionary approvals (use permit, variance), expect the design review to be decided by the higher authority hearing the other permit — see Table 5‑1 in § 88.50.020 .
Address site operational items design reviewers require: screening of mechanical equipment, landscape buffer between commercial parking and residential, trash enclosures compatible with architecture, and pedestrian‑oriented ground floor design (see Chapters 88.34, 88.30 and Chapter 88.42 use regulations) .

Checklist

Request a pre‑application review with the Department (§ 88.50.040) .
Confirm review authority using Table 5‑1 (§ 88.50.020) and whether design review is director‑level or consolidated with another discretionary permit .
Prepare a design submittal addressing the six findings of § 88.51.032 and showing how the project meets district/overlay standards (setbacks, heights, frontage, parking, landscaping) .
Include landscape plans compliant with Chapter 88.34 and show screening for mechanical and refuse per 88.42 standards .
For two‑story house additions in single‑story neighborhoods: prepare owner notification package for 300‑ft mailing as required by § 88.51.032.D.2 .
Pay applicable application fee and complete completeness checklist; expect a 30‑day notice of incompleteness if missing materials (§ 88.50.060) .
Be ready to accept conditions of approval or provide modifications acceptable to the review authority (§ 88.51.032.F) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Whether a given ADU or small addition requires design review	ADU rules and ministerial exemptions have changed repeatedly; design review may be required if the ADU is discretionary or alters massing	Confirm ADU ministerial vs discretionary path with planning staff; ADU ministerial exceptions not certain from retrieved text (Not found in retrieved materials).
Which district rules apply to an irregular parcel	District maps and regulating plans may have specific neighborhood or corridor boundaries and special plan overlays that change setbacks/height limits	Verify parcel zoning on the City Zoning Map and specific plan boundaries with staff; consult the district chapter cited (e.g., § 88.24.020, § 88.26.020) .
When design review is consolidated with other permits	The code directs consolidation but practice (timing, hearing schedules) affects processing time and decision body	Confirm concurrent processing schedule with the Director; reference § 88.50.030 for concurrent processing rules .
Specific quantitative standards (e.g., exact front setback allowed for a given frontage type)	District chapters reference frontage types and percentages; translating frontage type to setback for a parcel requires locating the parcel on the regulating plan and the right Table	Provide plans showing frontage type and cite the exact district subsection (e.g., § 88.22.070, § 88.24.020, § 88.26.020) and ask staff to confirm applicability .

Plain-English Summary

If you build, add, or significantly change a structure in Azusa, the city will check the design against the Development Code’s design goals and your neighborhood’s district rules; the director usually makes that call unless your project also needs a higher discretionary permit — the full design review rules are in § 88.51.032 and permit processing rules in § 88.50.020 and § 88.50.040 .

Source References

Azusa Development Code — Design Review (Design Review procedures and findings): § 88.51.032
Review authority and Table 5‑1 (who decides design review): § 88.50.020
Application preparation, pre‑application, completeness: § 88.50.040 and § 88.50.060
Neighborhood Site Planning and Building Design (Neighborhood Center standards): § 88.22.070
University District (DU) description and allowed uses (Table 2‑2): § 88.24.020 and Table 2‑2
Azusa / San Gabriel Avenue Corridor rules: § 88.26.020
Edgewood District: § 88.24.030
Overlay rules — Downtown North II (DNT): § 88.27.60; Foothill Center (FC): § 88.27.040
Landscape standards (landscape, screening requirements): Chapter 88.34 and associated sections referenced by design review § 88.34.060
Permit post‑approval, appeals and revocation procedures: Chapters 88.52 and 88.56 (post‑approval and appeals)

Sources

Retrieved passages

Azusa Zoning Code (Article 2) Medium relevance
Azusa Zoning Code (Chapter 88.50) Medium relevance
Azusa Zoning Code Medium relevance
Azusa Zoning Code (Chapter 88.52) Medium relevance
Azusa Zoning Code (Section 65101) Medium relevance
Azusa Zoning Code (Chapter 88.30.060) Medium relevance
Azusa Zoning Code (Chapter 88.56) Medium relevance
Azusa Zoning Code (Chapter 88.30.060) Medium relevance
Azusa Zoning Code (§ 1B) Medium relevance
Azusa Zoning Code (§ 3) Medium relevance
Azusa Zoning Code (§ 1) Medium relevance
Azusa Zoning Code (Article 2) Medium relevance
Azusa Zoning Code (§ 1B) Medium relevance
Azusa Zoning Code (Section 88.42.142) Medium relevance
Azusa Zoning Code (section of) Medium relevance
Azusa Zoning Code (Chapter 88.31.060) Medium relevance
Azusa Zoning Code (§ 1B) Medium relevance
Azusa Zoning Code (Chapter 88.58) Medium relevance
Azusa Zoning Code (§ 1B) Medium relevance
Azusa Zoning Code (Chapter 88.30.040) Medium relevance
Azusa Zoning Code (Chapter 88.34) Medium relevance
Azusa Zoning Code (Article 6) Medium relevance
Azusa Zoning Code (Chapter 88.30.060) Medium relevance
Azusa Zoning Code Medium relevance
Azusa Zoning Code (Title 88) Medium relevance
Azusa Zoning Code (Chapter 88) Medium relevance
Azusa Zoning Code Medium relevance

Cited sections

Official Azusa code library

Frequently asked questions

Do I always need design review to remodel my house in Azusa?

Not always — design review is required where this Development Code or a district chapter requires it and for projects that change exterior design or massing. Minor projects may be approved via zoning clearance, but second‑story additions in single‑story neighborhoods have a specific notice rule and typically still need design review findings; see § 88.51.032 and the Director’s application rules in § 88.50.040 .

What are the exact findings the reviewer must make to approve a design review?

The review authority must find that the project (1) provides appropriate architectural design, massing and scale; (2) provides attractive site layout and design (setbacks, drainage, landscaping, lighting, signs, etc.); (3) provides efficient and safe access, circulation and parking; (4) provides appropriate open space and landscaping including water‑efficient landscaping; (5) is consistent with the General Plan and any specific plan; and (6) complies with the Development Code and adopted design standards — all listed in § 88.51.032 .

Who decides design review applications in Azusa?

Design review decisions are typically made by the Director; however, if the project requires a higher discretionary permit (use permit, variance, etc.), the design review is decided by the same review authority for that discretionary permit (see Table 5‑1 in § 88.50.020) .

What district rules will the design reviewer apply to my site?

The reviewer will apply the district/corridor/specific plan standards that govern your parcel (e.g., Neighborhood Center — § 88.22.070, University District — § 88.24.020, Azusa Corridor — § 88.26.020) and any overlay rules (e.g., DNT — § 88.27.60) — check the zoning map and the district chapter that corresponds to your parcel to identify the controlling standards .

If I need a use permit and design review, will the hearings be combined?

Yes. The code allows the Director to require that all required planning permits for a single project be reviewed together by the highest review authority assigned to any of the required permits (concurrent processing); see § 88.50.030 for concurrent permit processing rules .

Are there special notice rules for residential second stories?

Yes. For a two‑story home or second‑story addition in neighborhoods where most existing dwellings are single‑story, the Director may approve or deny design review without a public hearing only after notifying property owners within 300 feet; a hearing is held if requested in writing per § 88.51.032.D.2 .

Where can I find the allowed uses for the University District?

Allowed uses and the permit required in the University District are listed in Table 2‑2 (Allowed Land Uses for DU) and the University District description in § 88.24.020; use the table to see whether a proposed use is permitted, requires a minor use permit, or requires a use permit .

How will parking be reviewed as part of design review?

Parking is reviewed for location, layout, stall size, and required landscaping per Chapter 88.36 and the parking placement rules in the district chapter (e.g., corridor or neighborhood); reviewers check compatibility with site layout and with Chapter 88.34 landscaping requirements .

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