Local zoning · Azusa

Azusa — Overlay Districts

Q: Can I build right to the property line in the DNT overlay?

Yes — the DNT overlay prescribes 0 ft front, side‑street, sideyard, and rear setbacks for building placement (referring to § 88.24.010.F.1). However, height limits and other standards still apply, and exceptions such as Metro Gold Line boundary rules may modify rear setback treatments (§ 88.27.60.B.1–3) .

Q: Do I need a Master Sign Plan in the FC overlay?

Yes — the FC overlay requires a Master Sign Plan for the commercial component; it may be processed independently of other planning permits (§ 88.27.040.C.5.a) . See Azusa Signage for the broader sign rules.

Q: If my project is residential in FC, do I still follow the Architectural Standards?

Possibly not in full. The FC overlay states residential buildings are exempt from Chapter 88.29 if the review authority determines alternative frontage types will produce a compatible building‑to‑street relationship — that is discretionary and requires justification to the review authority (§ 88.27.040.C.1) .

Overlay Districts under the Azusa local zoning and planning code, with the controlling citations.

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Last reviewed: July 3, 2026

Overview

Azusa’s overlay zones are collected in CHAPTER 88.27 of the Development Code and are applied on top of a property’s base zoning to modify where, how, and when development can occur (they do not replace the base district unless expressly stated). The city currently publishes two active overlays in that chapter: the Foothill Center (FC) and the Downtown North II—Target (DNT) overlays. Overlays defer to the underlying district for most standards but add targeted exceptions for setbacks, parking, signs, and other site features; applicants must read both the overlay text and the referenced base standards together (§ 88.27.040 and § 88.27.60) .

(First mentions: city-wide rules on Azusa Zoning; where the overlays change dimensional rules see Azusa Development Standards.)

How to read this page

Each district subsection names the overlay by its local label (bold) and cites the controlling code section (the § number).
When the overlay refers to other Development Code chapters (for example, for fences, landscaping, or parking) those § references are called out so you can read the controlling text side‑by‑side.
For questions about on‑site parking, signs, or design review, see the linked topic pages referenced in the first mention above.

Overlay district breakdown (district-by-district)

Foothill Center Overlay — FC

Code: § 88.27.040
Where it applies: the strip shopping-center parcel at the southwest corner of Foothill Boulevard and Alosta Avenue (the FC overlay is geographically limited) (§ 88.27.040.A) .
Purpose: to allow gradual transformation of the existing strip retail center into a mixed‑use center consistent with the General Plan Urban Form principles (§ 88.27.040.A) .
Permitted uses (summary): The overlay defers to the underlying base district for allowed uses but expressly allows larger retail only with permit: general retail > 50,000 sq ft is permitted only with a Use Permit (§ 88.27.040.C.8) .
Key development standards and exceptions (summary):
- Architectural Standards: Residential buildings may be exempted from Chapter 88.29 if the review authority finds alternative frontage types compatible (§ 88.27.040.C.1) .
- Setbacks: minimum setbacks for residential buildings: 10 ft adjacent to Fenimore Avenue and 7 ft adjacent to retail parcels; no further encroachment allowed (§ 88.27.040.C.2.a–b) .
- Outdoor lighting: existing retail parking lighting may remain without meeting the code maximum fixture height (§ 88.27.040.C.3) .
- Parking: targeted exceptions apply — existing commercial parking areas may be maintained without complying with parking-lot landscaping; 36% tandem parking allowed in residential garages; compact stalls ≤ 10% of total and located only on one side of an aisle; guest parking for units may be provided along the portion of Fenimore Street within townhouse boundaries (§ 88.27.040.C.4.a–d) . See Azusa Parking for the city’s parking rules that still govern where the overlay does not modify them.
- Signs: a Master Sign Plan is required for the commercial component (may be processed separately); the overlay allows up to three monument signs (max 10 ft height, 30 sq ft sign face each) for the townhome development; existing nonconforming freestanding signs may be structurally altered but not enlarged (§ 88.27.040.C.5.a–c) . See Azusa Signage.
- Walls: residential perimeter walls may exceed 6 ft (§ 88.27.040.C.6.a) .
- Private open space: may be provided by balconies, exterior decks, and front patios (§ 88.27.040.C.7.a) .

Decision‑relevant standards table — Foothill Center (FC)

Feature	Overlay rule / allowance	Code Reference
Location / Purpose	Transform Foothill Blvd/Alosta retail center to mixed‑use	§ 88.27.040.A
Required application item	Master phasing plan required for zone change to FC	§ 88.27.040.B
Residential setbacks	10 ft (Fenimore Ave), 7 ft (adjacent to retail parcels)	§ 88.27.040.C.2.a–b
Tandem parking allowed	36% of residential garage parking may be tandem	§ 88.27.040.C.4.b
Compact stalls	Compact parking up to 10% of total, one side of aisle only	§ 88.27.040.C.4.c
Master Sign Plan	Required for commercial component; 3 monument signs allowed (≤ 10 ft, 30 sq ft each)	§ 88.27.040.C.5.a–b
Large retail threshold	General retail > 50,000 sq ft allowed only with Use Permit	§ 88.27.040.C.8

Notes: The overlay repeatedly states that the underlying base district development standards apply, except where the FC overlay explicitly modifies them — always check both texts together (§ 88.27.040.C) .

Downtown North II — Target Overlay — DNT

Code: § 88.27.60
Where it applies: the retail site at the intersections of Azusa Avenue, Ninth Street and San Gabriel Avenue — intended to become a retail destination and to implement Transit Oriented Development (TOD) urban standards (§ 88.27.60.A) .
Purpose: to transform the existing retail site into a destination consistent with Built Environment and TOD standards (§ 88.27.60.A) .
How it works with the base district: the DNT overlay states that the underlying base district development standards apply except where the overlay prescribes different rules (§ 88.27.60.B) .
Key standards and exceptions:
- Building placement / setbacks: zero frontage setbacks — Front Setback: 0 ft, Side Street Setback: 0 ft, Sideyard Setback: 0 ft, Rear Setback: 0 ft (references § 88.24.010.F.1 for building placement) (§ 88.27.60.B.1) .
- Height and profile: maximum generally three stories or 50 ft for single-use buildings; three stories or 55 ft for mixed-use; an area equal to 20% of the building ground-floor footprint may exceed the max height by an extra story or 20 ft (§ 88.27.60.B.2) .
- Fences/walls/screening: refer to § 88.30.020; rear setback height along Metro Gold Line property boundary is controlled by Metro requirements as approved by the director (§ 88.27.60.B.3) .
- Setback encroachments: allowed architectural encroachments (cornices, sills, trellises, Master Sign Plan‑approved signs) require Director approvals per § 88.30.060 and the Director of Economic and Community Development and Director of Public Works (§ 88.27.60.B.4) .
- Truck deliveries: commercial parcels adjacent to conforming residential uses have delivery limits (between 4:00 a.m. and 12:00 a.m.) per § 88.31.020.C.4 (§ 88.27.60.B.5) .
- Landscape: structured parking is exempt from interior landscape requirements but exterior landscaping must include irrigated wall landscape areas and trellises per community services landscape review (§ 88.27.60.B.6; referencing § 88.34.050) .
- Parking & structured parking design: DNT references Chapter 88.36; stall size 9 ft x 18 ft for parking stalls, and exterior facades of structured parking must be designed to be compatible with the commercial structure as determined by the review authority (§ 88.27.60.B.7; § 88.36.080) .

Decision‑relevant standards table — Downtown North II (DNT)

Feature	Overlay rule / allowance	Code Reference
Location / Purpose	Transform retail site at Azusa Ave / 9th / San Gabriel Ave to TOD retail destination	§ 88.27.60.A
Setbacks (building placement)	0 ft front, side street, sideyard, and rear (per § 88.24.010.F.1)	§ 88.27.60.B.1; § 88.24.010.F.1
Height limits	3 stories / 50 ft (single use); 3 stories / 55 ft (mixed‑use); 20% of footprint may exceed by +1 story or 20 ft	§ 88.27.60.B.2
Truck deliveries	Limited to 4:00 a.m.–12:00 a.m. when adjacent to residential	§ 88.27.60.B.5; § 88.31.020.C.4
Parking stall size	9 ft x 18 ft stalls required; structured parking façades must be compatible with commercial structure	§ 88.36.080; § 88.27.60.B.7
Landscape exceptions	Structured parking exempt from interior landscape; exterior wall landscaping required	§ 88.27.60.B.6; § 88.34.050

Notes: The DNT overlay explicitly invokes the TOD urban standards (see § 88.24.010.F.* references) — where the DNT cites other Development Code sections those referenced sections control the detailed implementation and approval authority (§ 88.27.60.B) .

Checklist (applicant must satisfy)

Confirm parcel is within the mapped overlay (FC or DNT) and identify the underlying base district; read both texts together — the overlay defers to the base district except where it states exceptions (§ 88.27.040.C; § 88.27.60.B) .
For FC overlay: include a master phasing plan when applying for a zone change to FC (§ 88.27.040.B) .
If commercial in FC: prepare a Master Sign Plan for the commercial component (can be processed separately) (§ 88.27.040.C.5.a) ; check Azusa Signage.
Demonstrate compliance with the overlay’s specific setback, parking, lighting, and wall exceptions (e.g., 10 ft Fenimore setback, 36% tandem parking allowance in FC) (§ 88.27.040.C.2–4) .
For DNT overlay: prepare plans showing 0 ft setbacks where required, building massing consistent with 3‑story / 50–55 ft limits, and any proposed area exceeding the height limit limited to 20% of ground-floor footprint (§ 88.27.60.B.1–2) .
For DNT sites near the Gold Line, confirm any rear-setback/height requirements with Metro Gold Line and the Director of Economic & Community Development (§ 88.27.60.B.3) .
Check applicable standards in Chapters referenced by the overlay (e.g., 88.29 Architectural Standards, 88.30 fences/setback rules, 88.34 landscaping, 88.36 parking) and submit the planning permit(s) required by Article 2; obtain zoning clearance or Use/Minor Use Permits as applicable (§ 88.10.050; § 88.24.005) .
If proposing residential units, consider whether exemptions from Chapter 88.29 are requested; include justification for alternative frontage types and be prepared for review authority approval (§ 88.27.040.C.1) .
Verify parking stall dimensions, parking lot landscaping, and structured-parking façade treatment per the referenced chapters (see § 88.36.080 and § 88.34.050) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay vs. underlying base-district conflict	Overlays typically say "underlying standards apply except where modified" — ambiguity on which standard controls can stop plan approval	Confirm the specific base district for the parcel and compare each dimensional/operational standard; verify which text explicitly overrides the base standard (§ 88.27.040.C; § 88.27.60.B)
Parcel-specific applicability (map limits)	Overlay text names specific parcels/areas (e.g., FC at Foothill/Alosta) — using the wrong overlay map leads to incorrect submittals	Confirm overlay mapping on the official zoning map and with staff; parcel‑level verification required — Verify with the jurisdiction (zoning map) (§ 88.27.040.A)
Metro Gold Line boundary rules in DNT	Gold Line may impose stricter rear setback/height requirements than DNT	Coordinate with Metro and the Director of Economic & Community Development; Metro approvals may be required (§ 88.27.60.B.3)
Existing parking/lighting/sign exceptions	FC allows retention of existing parking/lighting without complying with current landscaping/fixture-height requirements — could conflict with other city code sections	Confirm whether proposed work alters the existing conditions (if so, standard rules apply); confirm whether the exemption covers the specific change (§ 88.27.040.C.3–4)
Design review / frontage exceptions	FC allows residential exemption from Chapter 88.29 only with review authority determination — outcome is discretionary	Prepare design justification for alternative frontage types and expect discretionary review; consider pre‑application meeting (§ 88.27.040.C.1)
Large retail threshold and permit requirements	A project that crosses the 50,000 sq ft threshold triggers a Use Permit in FC	If your proposal approaches that size, plan for the use‑permit process and associated findings (§ 88.27.040.C.8)

Plain-English Summary

Azusa’s overlay zones are limited, site‑specific rule sets that sit on top of a parcel’s base zoning to allow targeted changes (for example converting a strip center to mixed‑use). The city currently uses the FC overlay at Foothill/Alosta and the DNT overlay in downtown north; each overlay mainly defers to the base district but relaxes or adds rules for setbacks, parking, signs, and height — check the overlay § and the referenced base chapters together before you submit. For design- or construction-specific code (e.g., building code/Title 24) use the state code — California Building Standards Code.

Source References

CHAPTER 88.27 — OVERLAY ZONES; Foothill Center (FC): § 88.27.040 (Foothill Center Overlay) — Azusa Development Code (text and standards summarized above)
CHAPTER 88.27 — OVERLAY ZONES; Downtown North II—Target (DNT): § 88.27.60 (Downtown North II—Target Overlay) — Azusa Development Code (text and standards summarized above)
Cross‑references cited in overlays: § 88.24.010.F.1 (Building placement / TOD references) — Azusa Development Code
Parking and structured parking references: Chapter 88.36 and § 88.36.080 (stall size) — Azusa Development Code
Fences/walls and setbacks references: § 88.30.020 and § 88.30.060 — Azusa Development Code
Truck delivery limits: § 88.31.020.C.4 — Azusa Development Code (referenced by DNT)
Landscape references: § 88.34.050 (landscape location requirements) — Azusa Development Code (referenced by DNT)
Architectural standards and frontage types: Chapter 88.29 — Azusa Development Code (referenced by FC)
Application/approval basics and planning permit rules: § 88.10.050 and Article 2 (Urban Standards) — Azusa Development Code (general approvals and submittal context)

If you need direct links to the specific ordinance text or the official zoning map, request that and I will pull the exact page or map reference and list the precise URL. If you have a specific parcel APN or address, say so and I will identify which overlay (if any) applies and list the parcel‑specific standards — otherwise, parcel‑level applicability must be Verified with the jurisdiction.

Sources

Retrieved passages

Azusa Zoning Code (§ 1B) High relevance
Azusa Zoning Code (§ 1) Medium relevance
Azusa Zoning Code (§ 1) Medium relevance
Azusa Zoning Code (§ 1B) Medium relevance
Azusa Zoning Code (Chapter 88.30.040) Medium relevance
Azusa Zoning Code (Article for) Medium relevance
Azusa Zoning Code (section in) Medium relevance
Azusa Zoning Code (Chapter 88.30.040) Medium relevance

Cited sections

Official Azusa code library

Frequently asked questions

What does the Foothill Center (FC) overlay allow that the base zone does not?

The FC overlay explicitly permits transformation of the strip retail center to mixed‑use, allows 36% tandem parking for residential garages, relaxed parking‑landscape/lighting requirements for existing retail parking, residential exempted from Chapter 88.29 if the review authority finds alternatives compatible, and allows general retail > 50,000 sq ft only with a Use Permit. See § 88.27.040 for the full list and application requirements (§ 88.27.040.C) .

Where exactly does the Foothill Center overlay apply?

The FC overlay applies to the shopping-center property at the southwest corner of Foothill Boulevard and Alosta Avenue; the overlay text names that parcel as the intended area (§ 88.27.040.A) — verify with the official zoning map and planning staff for parcel‑level confirmation (§ 88.27.040.A) .

Can I build right to the property line in the DNT overlay?

Yes — the DNT overlay prescribes 0 ft front, side‑street, sideyard, and rear setbacks for building placement (referring to § 88.24.010.F.1). However, height limits and other standards still apply, and exceptions such as Metro Gold Line boundary rules may modify rear setback treatments (§ 88.27.60.B.1–3) .

Does the overlay change parking requirements and stall sizes?

Overlays modify or exempt specific parking rules where noted. For example, FC allows existing retail parking to remain without complying with parking-lot landscaping and allows 36% tandem stalls for residential garages; DNT references Chapter 88.36, which requires 9 ft x 18 ft stalls and additional structured-parking design standards (§ 88.27.040.C.4; § 88.27.60.B.7; § 88.36.080) .

Do I need a Master Sign Plan in the FC overlay?

Yes — the FC overlay requires a Master Sign Plan for the commercial component; it may be processed independently of other planning permits (§ 88.27.040.C.5.a) . See Azusa Signage for the broader sign rules.

If my project is residential in FC, do I still follow the Architectural Standards?

Possibly not in full. The FC overlay states residential buildings are exempt from Chapter 88.29 if the review authority determines alternative frontage types will produce a compatible building‑to‑street relationship — that is discretionary and requires justification to the review authority (§ 88.27.040.C.1) .

What approvals are commonly required for an overlay project?

You must obtain any planning permits required by Article 2 (zoning clearance, Minor Use Permit, Use Permit, etc.) before building permits; overlays often trigger additional submittals (master phasing plan for FC; Master Sign Plan for FC; design submissions for DNT). See § 88.10.050 and the overlay text for required submittals and permit types (§ 88.10.050; § 88.27.040.B; § 88.27.60.B) .

If my parcel is near the Metro Gold Line, are there extra rules in DNT?

Yes — the DNT overlay defers to Metro Gold Line Authority requirements for rear setback/height where applicable and requires director approval; coordinate with Metro and the city director early (§ 88.27.60.B.3) .

Will overlay allowances let me ignore other codes like Title 24 (building code)?

No. Overlay and zoning regulations do not replace the state building code. All construction must meet the California Building Standards Code. The overlay may relax zoning development standards in limited ways but building‑code and safety requirements still apply (Not found in retrieved materials: any overlay language that supersedes state building code) (§ 88.10.050; general code practice) .

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