HomeMy WebLinkAboutD-3 Staff Report - General Plan and Development Code AmendmentSCHEDULED ITEM
D-3
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
VIA: TROY L. BUTZLAFF, ICMA-CM, CITY MANAGER
FROM: KURT CHISTIANSEN, FAICP, ECONOMIC AND COMMUNITY DEVELOPMENT
DIRECTOR
DATE: JUNE 19, 2017
SUBJECT: PUBLIC HEARING - FIRST READING OF ORDINANCE FOR A GENERAL PLAN
AMENDMENT (GPA-2017-01) AND DEVELOPMENT CODE AMENDMENT (NO.
244) TO REFLECT THE CITY’S ADOPTION OF THE TOD SPECIFIC PLAN.
SUMMARY
On November 2, 2015, the City Council approved the Transit Oriented Development Specific Plan
(TOT Specific Plan), Final Environmental Impact Report, and associated zone change. The General Plan
and Azusa’s Development Code are now being amended to reflect the existence of the TOD Specific
Plan.
On May 25, 2017, the City of Azusa Planning Commission conducted a duly noticed public hearing and
unanimously recommended to the City Council approval of Code Amendment No. 244 and General Plan
Amendment No. GPA-2017-01. The proposed actions consist of holding a public hearing, receiving
public testimony, closing the Public Hearing and adopting General Plan Amendment No. GPA-2017-01,
Code Amendment No. 244 and Ordinance No. 2017-05 .
RECOMMENDATION:
Staff recommends that the City Council take the following actions:
1) Open the Public Hearing, receive public testimony, close the Public Hearing; and
2) Adopt General Plan Amendment No. GPA-2017-01 and Code Amendment No. 244; and
3) Introduce, waive further reading and read by title only Ordinance No. 2017-05, Revising the
General Plan and Development Code to Reflect the Adoption of the TOD Specific Plan.
APPROVED
CITY COUNCIL
6/19/2017
General Plan Amendment No. GPA-2017-01 & Code Amendment No. 244
June 19, 2017
Page 2 of 7
BACKGROUND:
On September 10, 2012, City staff submitted an application to the Los Angeles County Metropolitan
Transportation Agency (Metro) for Round 3 of its Transit Oriented Development (TOD) Planning Grant
Program. The TOD Planning Grant Program is designed to spur the adoption of local land use
regulations that create a regulatory environmental supportive of TOD in Los Angeles County, as well as
pre-regulatory planning efforts that can lead to the adoption of such local land use regulations. The
Planning Grant Program was open to municipalities with land use regulatory control over property
within 0.25 mile of designated transit corridors. In February 2013, Metro awarded the City a $653,000
grant to develop a specific Plan and to promote TOD around the Azusa Downtown God Line Station and
Azusa Pacific University (APU)/Citrus College Station. The Azusa TOD Specific Plan Area
encompasses 350 acres located in the central portion of the City of Azusa and is bounded by 9th Street
to the north, Angeleno Avenue to the west, 5th and 6th Streets to the south, and Citrus Avenue to the
east.
The Specific Plan also supports regional goals and is consistent with the Southern California Association
of Governments (SCAG) Compass Blueprint Program principles of enhancing mobility, livability,
prosperity, and sustainability in Southern California communities. Additionally, the Specific Plan
advances the objectives of AB32 and helps implement SB375 by encouraging compact, mixed use
districts that locate housing, jobs, recreation, and other daily needs within close proximity.
The planning effort for the TOD Specific Plan started in early 2014 with the formation of a planning
team to guide the planning process and development of the Specific Plan’s vision and objectives.
Several public meetings, focus groups, and study sessions were conducted to gather ideas and identify
issues concerning the future planning of Azusa in relation to the Specific Plan area. This collaborative
effort was a success and much information was collected. These ideas became the foundation for many
of the recommendations contained within the Specific Plan. On November 2, 2015, the City Council
approved the specific plan, Final Environmental Impact Report, and associated zone change.
Copies of the Specific Plan and Final Environmental Impact report (FEIR) are available on the City’s
website at www.ci.azusa.ca.us; at the Azusa City Hall, Community Development Department, 213 E.
Foothill Blvd, Azusa CA; and at the Azusa City Library, 729 N. Dalton Avenue, CA during regular
business hours, 7:00 a.m. to 5:30 p.m.
DISCUSSION:
The Code Amendment and General Plan Amendment provides consistency with the General Plan,
Development Code, and TOD Specific Plan.
The lists below provide an overview off all the revisions:
Recommended General Plan Amendments Summary (Attachment 5)
1. Revise Chapter 3, The Built Environment
• Where applicable throughout document, replace Downtown District with TOD Specific Plan
District
• Where applicable throughout document, replace Monrovia Nursery site with APU/Citrus College
site, regarding the second proposed train station location
General Plan Amendment No. GPA-2017-01 & Code Amendment No. 244
June 19, 2017
Page 3 of 7
• Revise ‘Figure CD-2, Urban Form Diagram’ to reflect new district boundaries, add new districts,
and delete “7: Downtown District” and its subzones
• Revise ‘Figure CD-3, Regulating Plan’ to reflect new district boundaries, add new districts, and
delete “7: Downtown District” and its subzones
• Revise ‘Figure CD-4, Land Use Diagram’ to reflect new district boundaries, add new districts,
and delete “2: Downtown /Civic”
• Amend Goal 4, Districts, to reflect new districts
- Remove number of districts to allow flexibility in the future if districts are amended
• Amend Goal 4 policies as shown in enclosed draft
• Amend Policy 5.1 to add the TOD Specific Plan
2. Appendix C – Interim Land Use Consistency Matrix.
• Since the Development Code has been adopted, we don’t feel that updating this table with the
new districts and overlays is appropriate; however, the City may decide to prepare a revised
version of this table reflecting the amendments.
Recommended Development Code Amendments Summary (Attachment 6)
1. Zoning Map: In addition to the amendments to the Code itself, the Zoning Map needs to be amended
to reflect the TOD Specific Plan District, and remove the three existing Downtown Districts, DCC,
DTC, and DTV.
2. Chapter 88.20. Regulating Plan
• 88.20: Revise Figures 1 and 2, and associated keys, to reflect new district boundaries
• 88.20.010 through 88.20.040: Clean up edits are reflected, including those to allow flexibility by
removing the exact number of planning areas and roadway segments
3. Chapter 88.22. Neighborhoods
• 88.22.030: Replace “Downtown District” with “TOD Specific Plan District”
4. Chapter 88.24. Districts
• 88.24.005.A: Add note referring to TOD Specific Plan for applicable uses and remove DTC,
DCC, and DTV zone districts in Table 2-2
• 88.24.010: Rescind Section 88.24.010, Downtown, which will be replaced with new TOD
Specific Plan District
• 88.24.020.C-1.h: Replace “Downtown District and Foothill Boulevard Corridor” with “TOD
Specific Plan District”
• 88.24.020.C-2.b: Remove, with existing 88.24.040.C-2.c becoming new 88.24.040.C-2b.
• 88.24.020.C-3: Add “Requirements” section outlining neon signage along Route 66 with design
requirements reference to TOD Specific Plan.
• 88.24.040.C-1.1.e: Replace “Foothill Boulevard Corridor, Downtown” with “TOD Specific
Plan”
• 88.24.040.C-1.3: Add “Requirements” section outlining neon signage along Route 66 with
design requirements reference to TOD Specific Plan.
• NEW 88.24.050: New TOD Specific Plan District section language recommended in keeping
with the structure of existing district sections
General Plan Amendment No. GPA-2017-01 & Code Amendment No. 244
June 19, 2017
Page 4 of 7
5. Chapter 88.26. Corridors
• 88.26.010: Rescind portions of Section 88.26.010, Foothill Boulevard Corridor, which will be
replaced with the TOD Specific Plan District
• 88.26.020: Replace references to Downtown District and sub districts with TOD Specific Plan
District
6. Chapter 88.36, Parking and Loading
• 88.36.050.B: Replace parking requirements for Downtown District with TOD Specific Plan
requirements
• 88.36.100.B: Replace references to DTC and DTV districts with TOD Specific Plan District
• 88.36.080.F: Replace references to Downtown District with TOD Specific Plan District
7. Chapter 88.38, Signs
• 88.38.040.I: Add exception for Route 66 themed signs in compliance with TOD Specific Plan
• 88.38.040.J: Add exception for Route 66 themed signs in compliance with TOD Specific Plan.
8. Chapter 88.42, Standard for Specific Land Uses
• 88.42.120.G: Add Section G on mixed-use development standards within the TOD Specific Plan
District
9. Chapter 88.54, Nonconforming Uses, Structures, and Parcels
• 88.54.100.A.1.a: Replace reference to Downtown sub districts and Foothill Boulevard Corridor
with TOD Specific Plan District
The General Plan Amendment and Code Amendment provide revisions consistent with approved TOD
Specific Plan.
NOTICING:
A legal notice of the public hearing was published in the legal advertisement section of San Gabriel
Valley Tribune newspaper on May 12, 2017. This notice was posted in three public places and posted
on the City’s website at www.ci.azusa.ca.us. As of the date of this Staff Report, no public
correspondence has been received
ENVIRONMENTAL REVIEW:
On November 2, 2015, the City Council certified the Final Environmental Impact Report
(SCH#2015021018) (FEIR) for the TOD Specific Plan pursuant to the California Environmental Quality
Act (Pub. Resources Code, §§ 21000 et seq.) and the State CEQA Guidelines (Cal. Code Regs., tit. 14,
§§ 15000 et seq.) As described above, the City is considering making certain minor modifications to the
City’s General Plan and Development Code in order to ensure consistency with the Specific Plan.
State CEQA Guidelines §15162 provide that when an EIR has been certified for a project, no subsequent
EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial
evidence, one or more of the following:
General Plan Amendment No. GPA-2017-01 & Code Amendment No. 244
June 19, 2017
Page 5 of 7
• Substantial changes are proposed in the project that would require major revision to the previous
EIR due to the involvement of new significant environmental effects or a substantial increase in the
severity of previously identified significant effects; or
• Substantial changes occur with respect to the circumstances under which the project is
undertaken which would require major revisions of the previous EIR due to the involvement of new
significant effects or a substantial increase in the severity of previously identified significant effects; or
• New information of substantial importance shows that the project would have one or more
significant effects not discussed in the previous EIR, or that significant effects previously examined
would be substantially more severe, or that mitigation measures or alternatives previously found not to
be feasible would in fact be feasible and would substantially reduce one or more significant effects but
the City Council declined to adopt them, or mitigation measures or alternatives that are different from
those included in the previous EIR would substantially reduce one or more significant effects on the
environment but the City Council declined to adopt them.
Section 15006 of the State CEQA Guidelines expressly encourages public agencies to reduce delay and
paperwork associated with implementation of CEQA by using previously prepared environmental
documents when those previously prepared documents adequately address potential impacts of the
proposed project.
Here, the Development Code amendments and General Plan amendments are solely designed to ensure
consistency with the Specific Plan. Because the City is not considering making any substantive changes
to the Specific Plan, it can be seen with certainty that: (1) there will be no new significant impacts or
more severe significant impacts than were previously disclosed in the EIR; (2) there have been no
changes in the circumstances under which the Specific Plan was approved and the EIR certified such
that previously undisclosed impacts will occur; and (3) no new information has come to light that was
not known and could not have been known at the time the EIR was certified showing that previously
undisclosed impacts will occur. In light of the standards for subsequent environmental review outlined
in CEQA and the State CEQA Guidelines, no subsequent review is required here, and no changes to the
previously certified EIR are necessary pursuant to Public Resources Code section 21166 and State
CEQA Guidelines sections 15162 and 15164.
FINDING OF FACTS:
In accordance with Section 88.51.080.D of the Azusa Development Code, it is found that the project
would not unreasonably interfere with the use or enjoyment of property in the vicinity, and would not
adversely affect the public peace, health, safety or general welfare. The may adopt the General Plan
Amendment based on the following findings:
1. The proposed amendment is in the public interest, and there will be a community benefit resulting
from the amendment:
The proposed General Plan Amendment is in the public interest and will benefit the community with
consistent language with the General Plan, Development Code and Azusa Transit Oriented
Development (TOD) Specific Plan. The General Plan Amendment revises sections of the General
Plan to eliminate mentions of the previous zones and replace it with the new district zones.
General Plan Amendment No. GPA-2017-01 & Code Amendment No. 244
June 19, 2017
Page 6 of 7
2. The proposed amendment is consistent with the other goals, policies, and objectives of the
General Plan.
The proposed General Plan Amendment is consistent with the goals, policies, and objectives of the
current General Plan in that it encourages a balanced approach to meeting housing and employment
needs that include both maintaining and enhancing the quality of mixed uses in the districts zones.
The TOD Specific Plan is consistent with other land use goals and policies of the General Plan, and
maintains specific goals and policies that are aimed at maintaining and improving Azusa’s
established downtown.
The proposed amendments to the Built Environment Chapter are consistent with other sections of the
General Plan. The proposed amendments to the General Plan map are consistent with other and
existing sections of the General Plan and TOD Specific Plan; the General Plan was reviewed as part
of the amendment drafting to ensure consistency.
3. The proposed amendment will not conflict with provisions of the Development Code, subdivision
regulations, or any applicable specific plan; and.
The proposed General Plan amendment and Code Amendment No. 244 contains revisions related to
Azusa TOD Specific plan, adopted November 2, 2015, which will make consistent language with the
current Development Code ordinance and existing specific plans. The proposed amendments will not
conflict with development regulations, as they are intended to be for informational purposes and do
not propose any land use or policy changes.
4. In the event that the proposed amendment is a change to the land use policy map, that the
amendment will not adversely affect surrounding properties.
The proposed General Plan Amendment does not include a change to the Land Use policy map.
Changes to the zoning map and urban form diagram are proposed to match the adopted TOD
Specific Plan.
In accordance with Section 88.51.060.E of the Azusa Development Code, it is found that the project
would not unreasonably interfere with the use or enjoyment of property in the vicinity, and would not
adversely affect the public peace, health, safety or general welfare. The City Council may adopt the
Development Code Amendment based on the following findings:
1. That the proposed amendment is consistent with the goals, policies, and objectives of the
general plan, any applicable specific plan, development agreement; and
The proposed Development Code Amendment is in the public interest and will benefit the
community with consistent language with the General Plan, Development Code and Azusa Transit
Oriented Development (TOD) Specific Plan. The Development Code Amendment revises sections of
the development code to eliminate mentions of the previous zones and replace it with the new
district zones.
The proposed Code Amendment is consistent with the goals, policies, and objectives of the current
General Plan in that it encourages a balanced approach to meeting housing and employment needs
that include maintaining and enhancing the quality of mixed uses in the districts zone. The TOD
General Plan Amendment No. GPA-2017-01 & Code Amendment No. 244
June 19, 2017
Page 7 of 7
Specific Plan is consistent with other land use goals and policies of the General Plan, and maintains
specific goals and policies that are aimed at maintaining and improving Azusa’s established
downtown.
There are no development agreements with this amendment.
2. That a proposed zone change will not adversely affect surrounding properties.
A zone change was adopted by the City Council on November 2, 2015. The development code
amendment will provide a revises for the development code to match the adopted TOD Specific
Plan.
FISCAL IMPACT
There is no fiscal impact associated with this action. As proposed, the Metro grant will also allocate
funding for staff time, which will result in a savings to the City’s General Fund. The City is requesting
the amendments and all associated entitlements costs to be waived.
Prepared by: Reviewed and Approved:
Edson Ibañez Kurt Christiansen, FAICP
Assistant Planner Economic and Community Development Director
Reviewed and Approved: Reviewed and Approved:
Louie F. Lacasella Troy L. Butzlaff, ICMA-CM
Management Analyst City Manager
Attachments:
1) Draft Ordinance No. 2017-05
2) Map of TOD Specific Plan Area
3) Revised Zoning Map
4) Revised General Plan Map
5) General Plan redline edits
6) Development Code redline edits
7) TOD Specific Plan
ORDINANCE NO. 2017-05
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF AZUSA, CALIFORNIA REVISING THE GENERAL
PLAN AND DEVELOPMENT CODE TO REFLECT THE
ADOPTION OF THE TOD SPECIFIC PLAN
WHEREAS, the City Council adopted the TOD Specific Plan and Zone Change
at a regular meeting on November 2, 2015;
WHEREAS, the Planning Commission of the City of Azusa, after giving notice
thereof as required by law, held a public hearing on June 19, 2017 for City-initiated
amendments to the General Plan (General Plan Amendment No. GPA-2017-01) and the
Development Code (Code Amendment No. 244); and
WHEREAS, the City Council conducted a public hearing on the proposed
Development Code Amendment No. 244 and General Plan Amendment No. GPA-2017-
01 at a regular meeting on June 19, 2017, and conducted a first reading of this
Ordinance; and
WHEREAS, all other legal prerequisites to the adoption of this Ordinance have
occurred.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AZUSA,
CALIFORNIA DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Incorporation of Recitals. The above recitals are true and correct
and are incorporated herein by this reference.
SECTION 2. Article IX to Chapter 18 of the Azusa Municipal Code is hereby
deleted in its entirety.
SECTION 3. Chapter 3 (Built Environment) of the General Plan is hereby revised
as follows:
1. Revise Chapter 3, The Built Environment
• Where applicable throughout document, replace Downtown District with TOD
Specific Plan District
• Where applicable throughout document, replace Monrovia Nursery site with
APU/Citrus College site, regarding the second proposed train station location
• Revise ‘Figure CD-2, Urban Form Diagram’ to reflect new district boundaries,
add new districts, and delete “7: Downtown District” and its subzones
• Revise ‘Figure CD-3, Regulating Plan’ to reflect new district boundaries, add new
districts, and delete “7: Downtown District” and its subzones
• Revise ‘Figure CD-4, Land Use Diagram’ to reflect new district boundaries, add
new districts, and delete “2: Downtown /Civic”
Ordinance No. 2017-05
Page 2 of 6
• Amend Goal 4, Districts, to reflect new districts
- Remove number of districts to allow flexibility in the future if districts are
amended
• Amend Goal 4 policies as shown in enclosed draft
• Amend Policy 5.1 to add the TOD Specific Plan
SECTION 4. The Development Code is hereby revised as follows:
1. Zoning Map: In addition to the amendments to the Code itself, the Zoning Map shall
be amended to reflect the TOD Specific Plan District, and remove the three existing
Downtown Districts (DCC, DTC, and DTV). The Zoning Map has also been
amended to reflect other recent changes to the Development Code and other
specific plans.
Chapter 88.20. Regulating Plan
88.20: Revise Figures 1 and 2, and associated keys, to reflect new district
boundaries
88.20.010 through 88.20.040: Clean up edits are reflected, including those to allow
flexibility by removing the exact number of planning areas and roadway
segments
Chapter 88.22. Neighborhoods
88.22.030: Replace “Downtown District” with “TOD Specific Plan District”
Chapter 88.24. Districts
88.24.005.A: Add note referring to TOD Specific Plan for applicable uses and
remove DTC, DCC, and DTV zone districts in Table 2-2
88.24.010: Rescind Section 88.24.010, Downtown, which will be replaced with new
TOD Specific Plan District
88.24.020.C-1.h: Replace “Downtown District and Foothill Boulevard Corridor” with
“TOD Specific Plan District”
88.24.020.C-2.b: Remove, with existing 88.24.040.C-2.c becoming new
88.24.040.C-2b.
88.24.020.C-3: Add “Requirements” section outlining neon signage along Route 66
with design requirements reference to TOD Specific Plan.
88.24.040.C-1.1.e: Replace “Foothill Boulevard Corridor, Downtown” with “TOD
Specific Plan”
88.24.040.C-1.3: Add “Requirements” section outlining neon signage along Route 66
with design requirements reference to TOD Specific Plan.
NEW 88.24.050: New TOD Specific Plan District section language recommended in
keeping with the structure of existing district sections
Chapter 88.26. Corridors
88.26.010: Rescind portions of Section 88.26.010, Foothill Boulevard Corridor, which
will be replaced with the TOD Specific Plan District
Ordinance No. 2017-05
Page 3 of 6
88.26.020: Replace references to Downtown District and sub districts with TOD
Specific Plan District
Chapter 88.36, Parking and Loading
88.36.050.B: Replace parking requirements for Downtown District with TOD Specific
Plan requirements
88.36.100.B: Replace references to DTC and DTV districts with TOD Specific Plan
District
88.36.080.F: Replace references to Downtown District with TOD Specific Plan
District
Chapter 88.38, Signs
88.38.040.I: Add exception for Route 66 themed signs in compliance with TOD
Specific Plan
88.38.040.J: Add exception for Route 66 themed signs in compliance with TOD
Specific Plan.
Chapter 88.42, Standard for Specific Land Uses
88.42.120.G: Add Section G on mixed-use development standards within the TOD
Specific Plan District
Chapter 88.54, Nonconforming Uses, Structures, and Parcels
• 88.54.100.A.1.a: Replace reference to Downtown sub districts and Foothill
Boulevard Corridor with TOD Specific Plan District
SECTION 5. On November 2, 2015 , the City Council certified the Final
Environmental Impact Report (SCH#2015021018) (FEIR) for the TOD Specific Plan
pursuant to the California Environmental Quality Act (Pub. Resources Code, §§ 21000
et seq.) and the State CEQA Guidelines (Cal. Code Regs., tit. 14, §§ 15000 et seq.) As
described herein and in the accompanying staff report, the City is making certain minor
modifications to the City’s General Plan and Development Code in order to ensure
consistency with the Specific Plan.
State CEQA Guidelines §15162 provide that when an EIR has been certified for
a project, no subsequent EIR shall be prepared for that project unless the lead agency
determines, on the basis of substantial evidence, one or more of the following:
• Substantial changes are proposed in the project that would require major
revision to the previous EIR due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified significant effects;
or
• Substantial changes occur with respect to the circumstances under which
the project is undertaken which would require major revisions of the previous EIR due to
Ordinance No. 2017-05
Page 4 of 6
the involvement of new significant effects or a substantial increase in the severity of
previously identified significant effects; or
• New information of substantial importance shows that the project would
have one or more significant effects not discussed in the previous EIR, or that
significant effects previously examined would be substantially more severe, or that
mitigation measures or alternatives previously found not to be feasible would in fact be
feasible and would substantially reduce one or more significant effects but the City
Council declined to adopt them, or mitigation measures or alternatives that are different
from those included in the previous EIR would substantially reduce one or more
significant effects on the environment but the City Council declined to adopt them.
Section 15006 of the State CEQA Guidelines expressly encourages public
agencies to reduce delay and paperwork associated with implementation of CEQA by
using previously prepared environmental documents when those previously prepared
documents adequately address potential impacts of the proposed project.
Here, the Development Code amendments and General Plan amendments are
solely designed to ensure consistency with the Specific Plan. Because the City is not
considering making any substantive changes to the Specific Plan, it can be seen with
certainty that: (1) there will be no new significant impacts or more severe significant
impacts than were previously disclosed in the EIR; (2) there have been no changes in
the circumstances under which the Specific Plan was approved and the EIR certified
such that previously undisclosed impacts will occur; and (3) no new information has
come to light that was not known and could not have been known at the time the EIR
was certified showing that previously undisclosed impacts will occur. In light of the
standards for subsequent environmental review outlined in CEQA and the State CEQA
Guidelines, no subsequent review is required here, and no changes to the previously
certified EIR are necessary pursuant to Public Resources Code section 21166 and
State CEQA Guidelines sections 15162 and 15164.
SECTION 6. Custodian of Records. The documents and materials that
constitute the record of proceedings on which this Ordinance is based are located at the
City Clerk’s office located at 213 E. Foothill Blvd., Azusa, CA 917025. The custodian of
these records is the City Clerk.
SECTION 7. Severability. If any section, sentence, clause or phrase of this
Ordinance or the application thereof to any entity, person or circumstance is held for
any reason to be invalid or unconstitutional, such invalidity or unconstitutionality shall
not affect other provisions or applications of this Ordinance which can be given effect
without the invalid provision or application, and to this end the provisions of this
Ordinance are severable. The City Council of the City of Azusa hereby declares that it
would have adopted this Ordinance and each section, sentence, clause or phrase
thereof, irrespective of the fact that any one or more section, subsections, sentences,
clauses or phrases be declared invalid or unconstitutional.
Ordinance No. 2017-05
Page 5 of 6
SECTION 8. Effective Date. This Ordinance shall become effective thirty (30)
days following its adoption.
SECTION 9. Publication. The City Clerk shall certify to the adoption of this
Ordinance. Not later than fifteen (15) days following the passage of this Ordinance, the
Ordinance, or a summary thereof, along with the names of the City Council members
voting for and against the Ordinance, shall be published in a newspaper of general
circulation in the City of Azusa.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Azusa,
California, at a regular meeting of the City Council held on the ____ day of
___________________, 20___, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
City of Azusa
________________________________
Joseph R. Rocha, Mayor
ATTEST:
________________________________
Jeffrey Cornejo, City Clerk
APPROVED AS TO FORM:
BEST BEST & KRIEGER LLP
_______________________________
Marco Martinez, City Attorney
Ordinance No. 2017-05
Page 6 of 6
CERTIFICATION
I, Jeffrey Cornejo, City Clerk of the City of Azusa, do hereby certify that the
foregoing Ordinance No. ____ is the actual Ordinance No. ____ that was introduced at
a regular meeting of said City Council on the _____ day of _______________, 20___
and was finally passed and adopted not less than five (5) days thereafter on the ____
day of _____________, 20___ by the following vote to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Jeffrey Cornejo, City Clerk
Goldline & BNSF Railway8th StAT & SF RailwayAlameda Ave
Dalton Ave
Soldano Ave
Pasadena Ave
10th StFoothill BlvdFoothill BlvdAzusa Ave
San Gabriel Ave
10th StAngeleno Ave
Sunset Ave
Orange Ave
Enid Ave
9th StOrange Ave
Lemon Ave
Sunset Ave
Angeleno Ave
6th StSan Gabriel Ave
Azusa Ave6th StSoldano Ave
Pasadena Ave
CerritosAveAlosta Ave5th StCitrus AveFoothill BlvdAzusaPacificUniversityCitrusCollegeTHE PROMENADEFoothill Vista Mobile Home ParkAzusa Light & WaterCVS PharmacyAT&TVerizonPost OfficeLindley-ScottHouseTargetParkPalm St APUHousingPublicLibrarySeniorCenterCitrusCrossingCitrus Ave
Alameda Ave
Dalton AvePackingHouse9th StToCanyonFromCanyon&&&&McKeever Ave Crescent Dr5th StAzusa Veterans Wy Foothill BlvdAREA OFNO CHANGEAREA OFNO CHANGEAREA OFNO CHANGEAtlantisGardensAREA OFNO CHANGEAzusa PacificUniversityRosedaleSpecific Plan AreaSt Francis ofRome SchoolVeteran'sFreedomParkCityHallSlausonParkLeeElementarySlausonMiddleSchoolDaltonElementaryAzusa DowntownStationAPU/Citrus College StationSOURCE AND REFERENCE DATABASE MAP FEATURESTOD General Plan/Development Code Update and Specific PlanSpecific Plan BoundaryCity BoundaryParcel BoundaryTransit SiteCITY OF AZUSASpecific Plan Districts05001,000250FeetµImage from EIR Report - TAHA Inc. 03.22.13Gold Line DistrictDowntown DistrictDowntown Expansion DistrictDate: 5/4/2015Notes and Sources: 1) Base data from the City of Azusa GIS Dept. 2) Aerial photo from the City of Azusa GIS Dept - 2010 3) Aerial photo of Target area from Google Earth - 04.2013No ChangeRoute 66 DistrictTransition DistrictCivic District
3 -
Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
implemented by rigid zoning code standards
and subdivision regulations that segregate
complimentary land uses, impose arbitrary
parking and density standards, and forbid the
human-scale environments of traditional
neighborhoods and districts. Besides the loss
of a sense of place, conventional land use pat-
terns are costly to the economy and the envi-
ronment.
This General Plan aims to repair the City’s
damaged urban form and reverse the decline of
neighborhoods and districts by applying the
principles of New Urbanism (i.e. walkability,
connectivity, mixed-use, traditional neighbor-
hood structure, timeless architecture and hu-
man-scale urban design). The General Plan
promotes a more livable community through
raised standards for new development and the
removal of the barriers to good urban form that
were built into the City’s codes.
Statutory Requirements
State of California law (Government Code Sec-
tion 65302(a)) requires a land use element be
The General Plan contains three “Elements of
Place”: the Built Environment, the Economy
and Community, and the Natural Environ-
ment. This Element of Place, the Built Envi-
ronment, is the first of the three. It focuses on
five areas that are or have been constructed by
people. These five areas are:
City Design (land use and urban form)
Mobility
Housing
Historic and Cultural Resources
Infrastructure
City Design
The citizens of Azusa strongly favor preserving
our natural environment and traditional neigh-
borhoods. They also want to reclaim areas
that have declined and foster exciting public
places that will become the source of civic
pride. Azusa is committed to enhancing its dis-
tinct identity and sense of place and rejecting
conventional development patterns that have
made too many towns into dreary sprawl.
There is no place in Azusa for more ugly strip
malls, “cookie cutter” tract housing or poorly-
designed and poorly-maintained apartments.
Fortunately, placeless suburban sprawl is not
the inevitable product of market forces or nat-
ural urban cycles. It is allowed or even man-
dated by counter-productive public policies
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Land Use
Safe, high quality homes will be available
for all family types and all incomes.
Renew local neighborhoods to ensure safe
environments for children, enriched by ex-
cellent schools, abundant green space, and
a rich community life.
Corridors that provide both commercial
and residential opportunities in mixed-use
settings will link neighborhoods to the four
districts.
Three pedestrian oriented districts; Down-
town TOD Specific Plan, University, and
Edgewood.
A fourth district, West End Industrial Dis-
trict, will provide industrial, manufactur-
ing, and high tech opportunities for small,
midsize, and large companies. In addition,
some commercial and retail business will
located within the West End district to sup-
port the manufacturers and businesses.
New passive open space and parks, and
active recreation areas will be located along
the river. A new river parkway with hiking
and bike trails will wind its way from Sierra
Madre Avenue up to Azusa Avenue provid-
ing a scenic, heavily landscaped, meander-
ing roadway linking the new river amenities
to Azusa.
A new unique, specialized low scale small
hotel/conference center will serve the re-
gion’s local businesses who are looking for
nearby conference and meeting facilities
yet have ambience of being “away from it
prepared as part of a City’s General Plan. This
section states:
A land use element which designates the pro-
posed general distribution and general location
and extent of uses of the land for housing, busi-
ness, industry, open space, including agriculture,
natural resources, recreation, and enjoyment of
scenic beauty, public buildings and grounds, solid
waste disposal facilities, and other categories of
public and private uses of land. The land use ele-
ment shall include a statement of the standards of
population density and building intensity recom-
mended for the various districts and other territory
covered by the plan. The land use element shall
identify areas covered by the plan which are sub-
ject to flooding and shall be reviewed annually with
respect to those areas.
The land use section has the broadest scope of
the General Plan elements required by the
State. Since it regulates how land is to be
used, many of the issues and policies con-
tained in all other plan elements are impacted
and/or impact this element.
City Design Big Ideas
Within each of Elements are strong, clear ideas
that can bring about significant change for Az-
usa. These “big ideas” for City Design are:
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DISTRICT-WIDE IDEAS
District-wide urban form strategies aim to
strengthen the destination nodes of Azusa as
centers of the city. These strategies include:
establishing guidelines and catalytic pro-
jects for the Downtown TOD Specific Plan
District;
encouraging mixed-use development in the
Downtown TOD Specific Plan and Universi-
ty Districts;
implementing a shared parking or “park-
once” strategy for the Downtown TOD Spe-
cific Plan and, perhaps, the University Dis-
trict in the city.
CORRIDOR-WIDE IDEAS
Corridor-wide urban form strategies are aimed
at strengthening the corridors that connect the
city’s districts and neighborhoods to each oth-
er and the region. These strategies include:
promoting each corridor as a place in the
city with a unique mix of uses; responsible
for the defining neighborhoods and dis-
tricts;
promoting the idea of corridors as portals
of entry into the City of Azusa;
promoting the ideas of corridors as travel-
dominant places mitigated through land-
scape in a manner that allows safe passage
for pedestrians; and
promoting the introduction of housing in
appropriate densities and forms over and
all” and leaving the hectic pace of the city.
The hotel/conference center will also serve
the large “wedding reception” market. The
hotel/conference center will also provide
overnight accommodations for those who
wish to “make a weekend of it” exploring
the local hiking and biking opportunities
provided by the river, foothills, and can-
yons.
Urban Form
CITY-WIDE IDEAS
City-wide urban form strategies seek to en-
hance and capitalize upon Azusa’s regional
location: its immediate proximity to the San
Gabriel mountains and San Gabriel River, and
its central geographic location within the San
Gabriel Valley.
NEIGHBORHOOD IDEAS
Neighborhood urban form strategies reinforce
the primacy of neighborhoods as the founda-
tion a solid and stable city. The strategies in-
clude, but are not limited to:
establishing neighborhood centers based
on civic, commercial and/or recreational
uses,
creating neighborhood parks and open
space, where it does not exist; and
redesign neighborhood streets to encourage
pedestrians.
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nesses and independent and chain retailers
are primarily located along arterials or
clustered into automobile-oriented centers
served by common parking, with the Edge-
wood, Foothill Center and College Centers
being the largest. Here you find smaller
supermarkets, restaurants, independent
clothing stores, discounters, health, beauty
and other personal or business services.
Regional serving: Without a major
“shopping center,” the main regional serv-
ing commercial use is COSTCO, which gen-
erates one-third of Azusa’s sales tax.
Downtown: Downtown Azusa is undergoing
a renaissance that is finally filling long-
vacant storefronts with distinctive restau-
rants, independent retailers and a variety
of specialized shops.
3. Industrial
While industry is a major driving force of the
San Gabriel Valley economy, a disproportion-
ate amount of it is located in cities with few
residents, like the City of Industry and Irwin-
dale. Azusa is one of the few older suburbs in
the area with a substantial industrial base cov-
ering over 10% of the total land area concen-
trated in the “West End Industrial District on
both sides of the 210 Freeway. This has also
been a growing sector of the economy as “tech-
driven” flex space appeals to small and medi-
um size companies looking for combinations of
office/assembly/lab and warehouse uses.
With the exception of the Northrop-Grumman
campus built during the aerospace boom dur-
ing the Cold War, most industrial concerns
employ between 50 and 150 workers. Azusa
also continues to be a major source of aggre-
gate mined in two major on-going quarry oper-
ations.
4. Institutional
Public and private institutional uses are the
other major land use in Azusa, covering 10% of
the city’s acreage. The largest use is the 211
acre landfill at Gladstone Street and Irwindale
Avenue, followed by the campuses of the Azusa
Unified School District. Azusa Pacific Univer-
adjacent to retail.
Land Use Existing Conditions
The City of Azusa covers approximately 9.5
square miles (5,544 acres), with another 1,368
acres in our sphere of influence, together total-
ing 11.8 square miles. Three-quarters is devel-
oped with residential, commercial, industrial,
institutional and public uses, along with relat-
ed streets and highways (Figure CD-1). The
remainder is natural open space (Table CD-1).
The City’s commercial development is concen-
trated in our historic Downtown and along six
major streets: Azusa Avenue, Citrus Avenue,
Foothill Boulevard, Alosta Avenue, Gladstone
Street, and Arrow Highway. The West End In-
dustrial District is one of the largest business
concentrations in the San Gabriel Valley.
1. Residential
On the residential side, Azusa neighborhoods
contain nearly 13,000 residential dwellings,
offering a wide range of single-family homes,
secondary units, apartment buildings, town-
homes, condominiums and mobile home parks
as well as specialized housing for seniors, con-
gregate care and students. As a result of sus-
tained commitment to promoting home owner-
ship, a majority is again owner-occupied
(Azusa was the only city in Los Angeles County
to move from majority renters to majority own-
ers during the decade 1990-2000, according to
the U.S. Census.)
2. Commercial
Azusa suffers from a weak retail/service sec-
tor, falling into four broad categories:
Neighborhood serving: These independent
businesses (small groceries, bakeries, dry
cleaners etc.) are located in older struc-
tures on corners in older residential areas
or in small mini-malls along adjacent arte-
rial streets. They appeal primarily to con-
venience neighborhood residents and those
without access to cars.
Community serving: These service busi-
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Figure CD-1
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
Table CD-1
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Chapter 3: The Built Environment
Table CD-1
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Park functions as the most used park in the
system, with active uses competing with pas-
sive recreation because of the shortage of park
acreage.
6. Transportation Network
Streets and highways occupy a huge share of
the community’s available land – well over
10%. These often bleak and auto-oriented en-
vironments are one of the areas of greatest op-
portunity to beautify and improve for use by
pedestrians, bicyclists and public transit us-
ers.
Land Use Issues
Over the past hundred years, particularly since
the suburban boom after World War II, virtual-
ly all of the land within the City of Azusa and
its Sphere of Influence has already been devel-
oped. That dictates the fundamental patterns
and distribution of land use. But over the next
twenty years, both rehabilitation and redevel-
opment can substantially reshape the quality
of life and standard of living for future resi-
dents.
The vision of this General Plan is to re-
establish traditional neighborhood fabric where
it is frayed or never existed and to strengthen
distinct commercial and mixed-use districts.
The challenges in this kind of targeted preser-
vation and redevelopment are fundamentally
different from the suburban development of
vacant or agricultural land. It is inherently
more complex not only economically, but also
socially and politically as well.
Since a healthy future requires infill and recy-
cling of uses, the new investment must be ac-
commodated in ways that support, rather than
erode the health of existing neighborhoods and
reinforces Azusa’s distinct identity and sense
of place.
The older, traditional neighborhoods and
districts of Azusa were long neglected,
while the newer development of the last fif-
ty years is largely geared to the placeless
auto-oriented landscape of suburban strips
and housing tracts.
sity has two campuses east of Downtown.
Governmental offices are concentrated in the
historic Civic Center (Library, City Hall, Police
Department, Senior Center, and City Park.)
5. Open Space
Azusa is blessed with tremendous open space
resources, with nearly 40% of the City unde-
veloped or devoted to commercial nursery use,
parks, a golf course, flood control channels,
utility easements and a golf course. Natural
open space is focused on the San Gabriel
Mountains and River areas that are a key pri-
ority for preservation and restoration for as
habitat and recreational resources.
Neighborhood park space is at a premium,
particularly south of the Freeway. Memorial
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The West End Industrial District is a re-
gionally important source of jobs and
wealth. A compatible mix of stores, restau-
rants, gas stations, offices, warehouses,
public storage and other uses strengthens
the district’s vitality, but care must be tak-
en to ensure that other uses do not crowd
out the underlying industrial productivity
and viability of this important economic
resource.
While Azusa’s green spaces are both signifi-
cant recreational and visual assets for resi-
dents and visitors, most of them lie north of
the 210 Freeway. Azusa needs to seek max-
imum joint use opportunities with schools
and other partners to enhance and expand
green space for active and passive recrea-
tion, particularly in the most densely popu-
lated areas of the City south of Foothill
Boulevard.
The deep scars of a century of aggregate
mining represent both the most calamitous
injury and the most extensive opportunity
for re-use in Azusa. While existing quarry
operations contain substantial unmined
reserves, the time has come to plan for the
reclamation of these active quarries, reduce
the intrusiveness of their impacts, and to
better reclaim mined-out quarry sites.
Land Use Desired Future
Achieving Azusa’s future vision rests on im-
proving the connections between pleasant,
safe, and walkable neighborhoods and distinct
districts offering the stores, workplaces and
services needed for a thriving community. The
Most of the City’s homes, townhomes, and
apartments are too small and lack the
character and durability that make them
competitive with newer housing being built
in the far suburbs.
Yet continued increases in land, develop-
ment, and construction costs put recycling
out of reach, particularly for any level of
housing affordable to low or even moderate
income individuals and families.
Most of the existing residential neighbor-
hoods lack distinctive character or defined
“edges” that bolster the kind of neighbor-
hood identity that can both add value and
provide common cause for neighbors to or-
ganize to improve their immediate environ-
ment.
While Azusa offers a wide range of job op-
portunities and is an increasingly active
gateway to regional recreational uses, local
residents lack an attractive range of retail
and service choices. The City’s retail areas,
particularly in Downtown, are not yet com-
petitive with commercial areas in nearby
cities.
While viable commercial corridors or dis-
tricts work best with compatible uses con-
veniently located together, our main com-
mercial corridors (Foothill Boulevard,
Alosta Avenue, Azusa Avenue, Gladstone
Street, Citrus Avenue) are typical suburban
strips with fragmented and often obsolete
development patterns.
New retail and commercial growth will inev-
itably be adjacent to neighboring residents
and businesses, so it must respect their
scale and character. New and expanded
buildings should enhance, not detract from
neighboring uses by appropriate scale and
connections as well as high quality and vis-
ually distinctive architecture to make more
vibrant and prosperous places.
Industrialization nearly wiped out soft and
green connections to the San Gabriel River
and mountains. Recapturing the beauty
and restorative power of these assets will
benefit residents and attract visitors to
support new investment and commerce.
Protecting the character and habitat of
these areas is a vital environmental respon-
sibility.
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Chapter 3: The Built Environment
to foster community pride and spirit;
and
improving safety and well being
through the provision of sidewalks,
street trees, traffic calming measures,
and other human-scale amenities that
foster pedestrian activity.
In order to promote a stronger retail and
office community, commercial uses will be
encouraged to concentrate within the dis-
tricts rather than along strip commercial
corridors. Along the corridors, townhomes
and limited commercial uses will be en-
couraged in mixed-use settings.
The manufacturing and industrial sector
will be protected and promoted to contin-
ue to enrich the local and regional econo-
my.
Passive and active recreational amenities
will be encouraged along the river, in de-
tention basins, and quarried areas, as
they are reclaimed.
Land Use Goals and Policies
GOAL
1 PROVIDE FOR A COMPLETE AND INTEGRATED MIX
OF RESIDENTIAL, COMMERCIAL, INDUSTRIAL, REC-
REATIONAL, PUBLIC AND OPEN SPACE MEETING
THE NEEDS OF EXISTING AND FUTURE RESIDENTS
AND BUSINESSES.
most important links are corridors lined pri-
marily with attractive townhomes, along with
an appropriate mix of office and neighborhood
retail/services, usually located on the ground
floors.
Azusa will also continue to promote our com-
mercial and manufacturing West End, by sup-
porting the retention and expansion of existing
businesses and continuing to attract new firms
that supply good jobs.
A much greater emphasis will be made in the
years ahead on protecting our natural beauty
and resources from the mining or development
of undisturbed areas along the River and foot-
hills. Azusa will pursue the vision of an even-
tual 1,700 acre protected area, protecting hab-
itat and providing appropriate recreational op-
portunities along the river that has nourished
human settlement along its banks for 6,000
years.
Land Use Planning Concepts
Residential areas will emphasize a “sense
of place” by strengthening or introducing
the physical structures of healthy neigh-
borhoods, including:
creating neighborhood centers within in
each neighborhood;
promoting neighborhood associations
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a “neighborhood center” that
provides a place for neighbors to
gather. The center can be locat-
ed in the middle of the neigh-
borhood or at its edge. The cen-
ter might include a school, a
park, a neighborhood store, or
perhaps, all three;
high-quality new and renovated
homes available to a broad
range of buyers;
single family homes will be the
predominate type of housing
within the neighborhood, but a
mix of other housing types will
be permitted if they currently
exist or if they are compatible in
scale and character as the sur-
rounding neighborhood. (LU1,
LU3, LU6 and LU9)
2.2 Working with neighborhood residents,
refine the “Neighborhood” Map to ac-
curately reflect neighborhood edges
(Figure CD-4). (LU15)
2.3 Establish neighborhood associations
and organizations to create neighbor-
POLICIES
1.1 Establish the urban form of neighbor-
hoods, corridors, districts, and recre-
ation/open space as shown on Urban
Form Diagram, Figure CD-2. (LU1,
and LU2)
1.2 Establish land use designations and
appropriate density standards and
development standards to:
ensure a balance of land uses
and
enhance the City’s long-term
economic and fiscal well-being,
including housing units of all
types and prices; retail and
commercial uses; employment
generating industrial business-
es; recreational facilities; gov-
ernmental services; utilities and
infrastructure; institutional and
religious; and open space as de-
fined in Land Use Diagram Clas-
sification, Table CD-2 and
shown on the Land Use Dia-
gram, Figure CD-3. (LU1 and
LU2)
1.3 Prohibit new development on undevel-
oped lands within the canyons, in the
foothills, and in the mountains. (LU1,
LU2, and LU6)
Neighborhoods
GOAL
2 AZUSA IS A RENEWED COMMUNITY OF BEAUTIFUL
HOMES AND STABLE NEIGHBORHOODS PROVIDING
A SAFE ENVIRONMENT FOR CHILDREN, ENRICHED
BY EXCELLENT SCHOOLS, GREEN SPACE AND A
BROAD COMMUNITY LIFE.
POLICIES
2.1 Establish Azusa as a “community of
neighborhoods”. Using a scale of a
five-minute walk, each interconnected
neighborhood will develop its own
unique character, but all neighbor-
hoods will share common elements:
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Chapter 3: The Built Environment
Figure CD-2
Revise ‘Figure CD-2, Urban Form Diagram’
to reflect new district boundaries, add new
districts, and delete “7: Downtown District”
and its subzones
LEGEND
TOD Specific Plan Area
Neighborhood General
Neighborhood Center
Corridors
Districts
KEY
1: Southwest Neighborhoods
2: Southeast Neighborhoods
3: Central Neighborhoods
4: Central East Neighborhoods
5: North Neighborhoods
6: Foothill Neighborhoods
7: TOD Specific Plan District
8: University District
9: Edgewood District
10: Technology District
11: North Azusa Avenue Corridor
12: South Azusa Avenue Corridor
13: Arrow Highway Corridor
3
5
7
6
6
3
4
8
9
1
2
12
11
13
1313
10
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Category
Typical Principle Use
(Not All Inclusive)
Maximum Density/
Intensity and
Heights
Neighborhood General Single Family Residential 0–14 units per net
acre
Neighborhood Center Neighborhood serving retail
(restaurants, household goods, per-
sonal services, etc.)
Mixed-use
Single Use Residen-
tial: 14–27 units per
net acre
Single Use Commer-
cial: 0.35–1.8 FAR
Mixed Use: 1.0
Commercial Retail (restaurants, household goods,
personal services, food sales, drug-
stores, building materials and sup-
plies, overnight accommodations, cul-
tural facilities, professional)
Office
0.35–6.0 FAR
Commercial/Industrial Mixed Use Commercial (office & retail)/ Industrial Mixed Use: 0.5 FAR
Single Use Commer-
cial: 0.35–0.5
Single Use Industrial:
2.4 FAR
Commercial/Residential Mixed Use Commercial (office & retail)/ Residential Mixed Use: 1.5 FAR
Single Use Commer-
cial: 0.35-1.8 FAR
Single Use Residen-
tial: 14 units per net
acre
Recreation/Landfill Mixed Use Recreation/Landfill N/A
Transit Station Transit depot
Commercial (retail & office)/Residential
Mixed Use
Mixed Use: 2.5 FAR
Single Use Residen-
tial: 25 units per net
acre
Single Use Commer-
cial: 2.0 FAR
Table-CD-2
Land Use Plan Classification
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Hotel/Conference Center Hotel
Conference Center
0.2 FAR
Light Industrial Light manufacturing
Professional offices
Industrial supporting retail, restau-
rants, and similar uses
0.5-2.4 FAR
Industrial Heavy manufacturing
Related use
0.5-3.0 FAR
Institutional/Schools Religious
Community Meeting
Schools (public and private)
Governmental Offices
0.35-1.2 FAR
Must Be Of Like Scale
and Intensity as Sur-
rounding Use or Near-
by Like Uses
Recreation Dedicated parks or fields N/A
Open Space Privately or publicly owned and intend-
ed as open space for passive recreation,
aesthetic, and resource-management us-
es
N/A
Drainage/Utilities Flood control channels
Electrical easements
N/A
Table-CD-2
Land Use Plan Classification
(Continued)
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Chapter 3: The Built Environment
Figure CD-3
Revise ‘Figure CD-3, Regulating
Plan’ to reflect new district bound-
aries, add new districts, and delete
“7: Downtown District” and its
subzones
Gladstone St
Alosta Ave
Foothill Blvd
Azusa AveArrow HwyVernon Ave5th St
1st StSierra M adre AveSan Gabri
el Canyon Rd!"#$210 Citrus AveIrwindale Avek
DISTRICTS / LAND USES
University
TOD Specific Plan
Edgewood
West End
Commercial
Commercial / Residential Mixed Use
Recreation / Landfill Mixed Use
Transit Center
CORRIDOR / LAND USES
Residential Mixed Use
Commercial Mixed Use
NEIGHBORHOOD / LAND USES
Neighborhood Center
LAND USES
Low Density Residential
Medium Density Residential
Moderate Density Residential
Hotel / Conference Center
Light Industrial
Industrial
Institutional/School
Public
Recreation
Open Space
Drainage / Utilities
MAP FEATURES
City Boundary
Corridor
District
Possible Foothill / Canyon Buffer
Possible River Parkway
Possible Interchange
1
2
3
4
1
2
3
4
4
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Figure CD-4
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Chapter 3: The Built Environment
2.9 Require both single family residential
and multifamily units and sites be
designed to convey a high level of
quality and character, and reflect and
complement surrounding neighbor-
hood character. This includes, but
not limited to:
Single Family and Multifamily
using “living space forward”
design concepts;
modulation and building eleva-
tion articulation and masses
(avoiding undifferentiated
“boxlike structures”);
incorporating well-defined roof
line;
using extensive site landscape
to complement the architectural
design of the structure; and
minimizing the amount and
width of paving in front and side
yards for driveway and garage
access.
Multifamily
conveying the visual character
of individual units rather than a
singular building mass and vol-
ume for multifamily structures;
including separate, well-defined
entries for each residential unit;
locating the elevation of the first
occupiable floor at or in proxim-
ity to the predominate grade ele-
vation, precluding the visibility
of subterranean parking facili-
ties from the street frontage;
and
siting and design of parking are-
as and facilities to be integrated
with and not dominate the ar-
chitectural character of the
structure. (LU1, LU2, LU6 and
LU9)
2.10 Require new residential development
in existing traditional residential
hood improvement strategies and fos-
ter neighborhood social and safety
events. (LU15)
2.4 Preserve and protect established, sta-
ble residential neighborhoods. (LU1,
LU13, LU14, LU17, and LU18)
2.5 Enhance some neighborhoods by
adding traditional elements such as
street trees, landscaped parkways,
traffic calming measures, and neigh-
borhood centers. (LU1, LU3, LU13,
LU14, LU16, and LU18)
2.6 Permit and, as appropriate, encour-
age the recycling and rebuilding
neighborhoods that have areas dam-
aged by poor development, poor
maintenance, and rapid resident turn
-over) in an effort to restore stability
and rebuild neighborhood character.
(LU1, LU3, LU 10, LU13, LU14, LU16,
and LU18)
2.7 Accommodate the development of sin-
gle-family housing in all neighbor-
hoods in accordance with Table CD-2.
(LU 1 and LU2)
2.8 Accommodate the development of
multifamily housing along the corri-
dors, and as mixed use along the cor-
ridors and districts in accordance
with Table CD-2. (LU1, LU2, and LU4)
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proval. (LU1, LU2, LU6, LU8
and LU9)
2.12 Allow for the development of housing
types intended to meet the special
needs of senior citizens, the physi-
cally challenged, and low and moder-
ate income households provided that
the units are designed to be compati-
ble with adjacent residential struc-
tures. (LU1, LU2, and LU3)
Corridors
GOAL
3 AZUSA’S CORRIDORS WILL BE TRANSFORMED IN-
TO WELL-PLANNED TRANSIT CORRIDORS, PROVID-
ING SOME RETAIL AND COMMERCIAL OPPORTU-
NITIES IN MIXED-USE SETTINGS AND PROVIDING
OPPORTUNITIES FOR NEW HOMES, AND CON-
NECTING ALL OUR NEIGHBORHOODS AND DIS-
TRICTS.
POLICIES
3.1 Strengthen the two corridors (Azusa
Avenue South/San Gabriel Avenue,
and Arrow Highway) through:
encouraging mixed-use devel-
opment where commercial and
retail uses are located on the
lower floor and residential units
are located on upper floors in
individual buildings (see Land
Use Diagram);
encouraging infill residential
development in a mixed-use or
“single use” setting; and
encouraging the recycling of
neighborhoods to be compatible with
existing structures, including the:
maintenance of the predomi-
nant existing front yard setback;
and
use of complementary building
materials, colors, and forms,
while allowing for flexibility for
distinguished design solutions.
(LU1, LU6, and LU9)
2.11 Require the design of new residential
developments to include the follow-
ing:
greenbelts, sidewalks, land-
scaped parkways, parks, recrea-
tion amenities, and other com-
munity amenities;
minimizing the width of streets
to encourage pedestrian activity
and to slow traffic;
potentially, include alleys to
minimize the dominance of gar-
ages along street frontage;
siting of development to avoid
disturbances of sensitive areas
and maintain important envi-
ronmental resources, including
topographical formations and
habitat; and
accommodate the development
of recreational, community
meeting, educational, and day
care facilities in all residential
areas, provided that they are
compatible with the intended
residential function and charac-
ter of the neighborhood, and
subject to City review and ap-
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Chapter 3: The Built Environment
incorporating well-defined roof
line;
using extensive site landscape
to complement the architectur-
al design of the structure;
conveying the visual character
of individual units rather than
a singular building mass and
volume for multifamily struc-
tures;
including separate, well-defined
entries for each residential
unit;
locating the elevation of the
first occupiable floor at or in
proximity to the predominate
grade elevation, precluding the
visibility of subterranean park-
ing facilities from the street
frontage; and
siting and design of parking
areas and facilities to be inte-
grated with and not dominate
the architectural character of
the structure. (LU1, LU2, LU3,
LU4, LU6 and LU9)
3.3 Require new developments to provide
for on-street landscaping, land-
scaped parkways, and other
marginal “stand alone” com-
mercial uses into mixed-use
settings and infill residential
uses.
The corridors’ character should be
strengthened according to their pre-
dominate character:
San Gabriel Avenue –shall be
predominately residential with
“stand alone” single and multi-
family homes; some supportive,
smaller scale commercial
(neighborhood serving retail,
restaurants, etc.) uses in
“stand alone” or mixed use
structures; and a narrowing of
the street through the possible
use of landscaped medians and
widened landscaped parkways;
Azusa Avenue (South) – shall
be predominantly commercial
uses in mixed use setting near-
by Downtown and near the
freeway and transitioning to
predominately residential uses
in both mixed-use and single
use structures farther south;
Arrow Highway – shall be a mix
of residential and commercial
uses in single use structures as
well as mixed-use structures.
Heightened design awareness is
necessary, given this corridor is
the southern edge of the City.
(LU1, LU6, LU9, LU10, LU14,
LU16)
3.2 Multifamily and mixed-use units and
sites are designed to convey a high
level of quality and character, and
reflect and complement surrounding
neighborhood character. This in-
cludes, but is not limited to:
using “living space forward”
design concepts;
modulation and building eleva-
tion articulation and masses
(avoiding undifferentiated
“boxlike structures”);
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tablishes a renewed focus on
the future Gold Line light rail
transit stations, Downtown,
and adjacent residential neigh-
borhoods. An expanded mix of
commercial, residential, and
entertainment related land us-
es will assist in creating a vi-
brant energy and bring a sense
of unity to the City of Azusa.
Emphasis is placed on the im-
portance of mixed-use and pe-
destrian-oriented development
within the Gold Line Station
and Downtown areas in order
to build upon the existing
sense of place that residents,
visitors, and workers alike find
visually attractive, friendly and
safe, and representative of the
overall values of the City of Az-
usa.
streetscape as specified in the Urban
Form Element and Development
Code. (LU1 and LU6)
3.4 Limit strip commercial zoning
throughout all of the corridors. (LU1)
Districts
GOAL
4 AZUSA WILL HAVE A THRIVING AND WELL-
BALANCED BUSINESS SECTOR LOCATED WITHIN
THREE PEDESTRIAN ORIENTED DISTRICTS THAT
PROVIDE DINING, RETAIL, OFFICE, AND ENTER-
TAINMENT, AND MIXED USE EXPERIENCES, AND
ONE INDUSTRIAL/TECHNOLOGY DISTRICT THAT
PROVIDES “TECH –DRIVEN” MANUFACTURING,
WAREHOUSING, AND OTHER INDUSTRIAL USES
ALONG WITH SUPPORTING COMMERCIAL USES.
POLICIES
4.1 Foster commercial activity in four fo-
cused districts: Downtown TOD Spe-
cific Plan, University, Edgewood, and
West End. (LU1 and LU4)
4.2 Encourage the revitalization of the
four identified districts each with its
special or unique focus, identity, and
mix of uses:
Downtown District is the heart
of the City to be anchored by
the Gold Line light rail transit
station and transit oriented de-
velopment at the northern end.
Downtown will provide a
“distinctive” shopping experi-
ence with smaller stores and
restaurants, art and cultural
events, public plazas and gath-
ering places, all building on the
historic architecture in the ar-
ea. Downtown will emphasize
pedestrian oriented commercial
and residential uses in a mixed
-use setting.
TOD Specific Plan District es-
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Chapter 3: The Built Environment
outdoor dining, “sidewalk” din-
ing and other similar uses that
do not impede pedestrian activ-
ity.
Encourage the development of
housing in both mixed-use set-
tings and “stand alone” struc-
tures, provided that the “stand
alone” structures provide each
unit with ground floor individu-
al entry, and the architecture
and site design convey the
sense of individual units.
Require all new development
and encourage the remodeling
existing development to provide
the maximum window exposure
and minimum “blank wall” ex-
posure to the sidewalk and
street.
Encourage the development of
shared parking or “park once”
parking concepts.
Require single level, “at grade”
parking facilities to be gener-
ously landscaped with shrubs
and trees.
Require commercial uses to
wrap around the first story ex-
terior of parking structures.
Link individual buildings, pub-
lic plazas, and parking facilities
with each other through the
use of walkways and sidewalks.
Require new developments and
University District will serve
residents on the east side of the
city as well as the students,
faculty, and staff associated
with the Citrus College and Az-
usa Pacific University. This
district will be transformed into
a pedestrian oriented activity
node based on a revitalized
Foothill Center and Promenade
Center providing full service
markets, shopping, and dining
experiences.
Edgewood District serves the
southern area residents with
shopping, dining, and services.
The Edgewood District will be
an attractive southern gateway
to the City.
West End Industrial District
will be the main job center and
economic base of Azusa provid-
ing specialized, technological,
and manufacturing employ-
ment opportunities and sup-
porting retail and commercial
uses. (LU1, LU4, LU6, and
LU14)
4.3 In the Downtown TOD Specific Plan,
University, and Edgewood districts:
Encourage the development of
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bus, and private vehicles), supporting
transit-oriented development includ-
ing passenger service uses (dry clean-
ers, bakeries; small grocers, etc.) and
commuter/residential uses. (LU1)
4.6 Strengthen the “Civic Center” area
Civic District, a sub district within
the TOD Specific Plan District,
through the
library relocation and expan-
sion;
post office relocation; **
a shared parking facility/public
plaza development;
Council Chambers and City
Hall modernization and, possi-
ble, expansion;
Historical Museum enhance-
ment, and possible, expansion;
and
direct pedestrian links between
civic uses (Police Department
building, City Hall complex,
Library, Senior Center) with the
Downtown and a Gold Line
transit center. (LU1, LU10, and
LU11)
4.7 Accommodate both residential and
commercial development within the
University District and Edgewood
District that serves local residents,
such uses include full service mar-
kets and other stores, restaurants,
substantially remodeled com-
mercial developments to inte-
grate sidewalks, plazas, and
other amenities that contribute
to pedestrian oriented activi-
ties.
Maintain distinctive and pleas-
ant physical environments for
the districts through public
streetscape, landscaped park-
ways, pocket parks, and street
amenities (water fountains,
shaded benches, shaded bus
shelters, trash receptacles, pe-
destrian scaled lighting, public
and entry signage, etc.) (LU1,
LU2, LU3, LU4, LU6, LU9,
LU10, and LU14)
4.4 Encourage tax generating uses that
are active each day of the week in
the Downtown. (LU1)
4.5 Within the Downtown TOD Specific
Plan District and the Promenade area
of the Monrovia Nursery site, provide
for the development of a Gold Line
transit station (to be served by rail,
**The post office has been relocated and is now
in the DD District
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GOAL
5 ALLOW FOR AND ENCOURAGE THE INTENSIFICA-
TION OF COMMERCIAL USES IN THE CORRIDORS
AND IN THE DISTRICTS TO PROVIDE ECONOMIC
STABILITY AND TO PROVIDE RESIDENTS WITH ES-
SENTIAL GOODS AND SERVICES.
POLICIES
5.1 Accommodate development of com-
mercial and mixed-use development
in accordance with Table CD-2 and
the City of Azusa TOD Specific Plan.
(LU1)
5.2 Require new mixed-use and infill
residential uses to be designed and
developed to achieve a high level of
quality, distinctive character, and
compatibility with existing uses
along and adjacent to the corridors
and located behind the corridors,
and developed in accordance with
the Urban Form Element and the
Development Code. (LU1, LU3, LU6,
and LU9)
5.3 Require that mixed use structures be
sited and designed to enhance pe-
destrian activity along the sidewalks,
including but not limited to:
incorporating uses in the first
floor along the street frontage
that stimulate pedestrian activi-
ty, encouraging professional of-
fices and other similar uses to
be located in the rear or above
the first floor;
and services such as beauty shops,
dry cleaners, etc. (LU1)
4.8 Accommodate industrial, manufac-
turing and supporting commercial
use within the West End Industrial
District and in accordance with Ta-
ble CD-2. (LU1)
4.9 Require buildings within the West
End Industrial District to be unique-
ly identifiable, distinguished in their
architecture and site planning, and
compatible with adjacent uses, and
districts. (LU1, LU3, LU6, LU9, and
LU10)
4.10 In the West End Industrial District,
establish and require new develop-
ments to provide pedestrian and
landscape linkages to other areas
and businesses within the district
and to the Foothill Boulevard corri-
dor . (LU1, LU4, and LU6)
4.11 In the West End District, along Foot-
hill Boulevard, strengthen the West
End-Foothill corridor through:
encouraging a mix of industrial
and industrial serving commer-
cial uses;
permitting auto related service
and repair uses; and
improving visual quality
through encouraging lot consol-
idation and revitalization, fa-
cade improvements, sign con-
trol and upgrades, and
streetscape improvements. (LU
1, LU4, LU9, LU10, LU14,
LU16)
4.12 Encourage adoption of a Specific
Plan in the Downtown to focus on
the unique characteristics of that
area.
Commercial and Mixed Use
1
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Chapter 3: The Built Environment
and LU9)
5.6 Require single level, “at grade” park-
ing facilities to be generously land-
scaped with shrubs and trees. (LU1)
5.7 Require all new development and en-
courage the remodeling existing de-
velopment to provide the maximum
window exposure and minimum
“blank wall” exposure to the side-
walk and street. (LU1, LU6, and LU9)
5.8 Promote the development of a small
retreat/conference center located at
the base of Azusa Canyon to serve
regional businesses. Conference
center would serve those businesses
requiring one or two day retreats/
conferences or the general public for
weddings, family reunions, and other
personal events. Facilities could in-
clude meeting/banquet rooms, lim-
ited overnight accommodations, meal
service, landscaped grounds, trails,
etc. (LU1 and LU4)
Industrial
GOAL
6 AZUSA WILL USE ITS ADVANTAGES
(TRANSPORTATION ACCESS, AFFORDABLE POWER
AND WATER, SAFE NEIGHBORHOODS, PROXIMITY
TO NATURAL RESOURCES) TO BOLSTER ITS TECH-
NOLOGY AND MANUFACTURING BASE AND TO
REMAIN GLOBALLY COMPETITIVE.
POLICIES
6.1 Accommodate industrial develop-
ment in accordance with Table CD-2.
(LU1)
6.2 Require all industrial buildings to be
distinctive, constructed of high qual-
ity materials, and be of interesting
and strong design. All buildings
shall be visually attractive from the
street, and from adjacent or nearby
properties. (LU1, LU3, LU6, and
siting the linear frontage of the
building along the front property
line to maintain a “building
wall” character, except for areas
contiguous with the structure
used for outdoor dining or
courtyards;
incorporating landscaping that
visually distinguishes the site or
structure (planters, window
boxes, etc.);
incorporating arcades, court-
yards, and other recesses along
the street elevation to provide
visual relief and interest;
extensive articulation of build-
ing facade and use of multiple
building volumes and planes;
using rooflines and height varia-
tions to break up the massing
and provide visual interest;
visual differentiation of upper
and lower floors;
distinct treatment of building
entrances, use of pedestrian-
oriented projections and other
signage;
prohibiting automobile services;
and
limiting drive-thru uses and
other similar uses. (LU1, LU3,
LU4, LU6, and LU9)
5.4 Encourage building elevations above
the second floor to be set back from
the street facing facade to minimize
the impact of height and bulk on
abutting sidewalks and streets. (LU1)
5.5 Require mixed-use structures are de-
signed to mitigate potential conflict
between commercial and residential
uses (e.g. noise, light, security, and
vehicular access) and provide ade-
quate amenities for residential occu-
pants (e.g. on site open space and
recreational amenities.) (LU1, LU6,
LU8,
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Chapter 3: The Built Environment
Table CD-2 and contingent on
City discretionary review and
approval, where they comple-
ment and are compatible with
adjacent land uses. (LU1, LU6,
LU7, and LU9)
7.2 Allow for the development of private
recreation, cultural, educational, in-
stitutional, and heath-care uses
along corridors and in districts, in
accordance with Table CD-2, and
provided that they are compatible
with adjacent uses and subject to
the City discretionary review and ap-
proval. (LU1, LU6, LU7, and LU9)
7.3 Allow for the continuation of existing
and development of new community
meeting facilities, in accordance with
Table CD-2, in neighborhood cen-
ters, and along corridors where they
are compatible with adjacent land
uses and subject to the City review
and approval. (LU1, LU6, LU7, and
LU9)
LU9)
6.3 Require rooflines to be designed to
be visually attractive from all van-
tage points. (LU1, LU6, and LU9)
6.4 Require site development plans to:
incorporate physical and visual
design elements that buffer in-
dustrial use from any nearby
residential neighborhood or
use;
provide elements that link com-
mercial and industrial uses
(sidewalks and paths, common
architectural design, signage,
landscape, etc.);
sites commercial buildings
around common open spaces
and plazas accessible to the
public; and
require single level, “at grade”
parking facilities to be gener-
ously landscaped with shrubs
and trees. (LU1, LU6, and LU9)
Public and Institutional Uses
GOAL
7 ENSURE THAT PUBLIC AND INSTITUTIONAL USES
SUCH AS GOVERNMENT AND ADMINISTRATIVE
OFFICES, RECREATION FACILITIES, CULTURAL CEN-
TERS, AND EDUCATIONAL USES ADEQUATELY SUP-
PORT THE EXISTING AND FUTURE POPULATION.
POLICIES
7.1 Allow for the:
continuation of existing public
recreational, cultural, educa-
tional, institutional and health
uses at their present locations;
and
development of new uses in
other areas, in accordance with
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7.8 Designate and acquire, through dedi-
cation or other legal means, lands for
the continuation and expansion of:
public streets;
freeway interchanges; and
utility corridors, easements,
and facilities. (LU1 and LU13)
Recreation and Open Space
GOAL
8 PRESERVE AND PROVIDE OPEN SPACES FOR CITY’S
RESIDENTS THAT PROVIDE VISUAL AMENITY, REC-
REATIONAL OPPORTUNITIES, PROTECT ENVIRON-
MENTAL RESOURCES, AND PROTECT THE POPULA-
TION FROM NATURAL HAZARDS.
POLICIES
8.1 Designate and accommodate lands
for the provision of recreational open
space on the Land Use Diagram and
on the Land Use CD-2 Table that are
sufficient to meet the needs of Az-
usans. (LU1)
8.2 Designate lands and accommodate
for the provision of passive open
space on the Land Use Diagram and
on the Land Use CD-2 Table that
provide balance to suburban devel-
opment. (LU1)
8.3 Consider establishing a foothill-
canyon buffer zone at the edge of the
7.4 Allow for the continuation of existing
and development of new child and
senior-care facilities, in accordance
with Table CD-2, in neighborhoods,
and along corridors where they are
compatible with adjacent uses and
subject to City review and approval.
(LU1, LU6, LU7, and LU9)
7.5 Allow for the reuse of public and util-
ity properties and facilities for pri-
vate use, with the type and intensity
of use to be permitted on site as de-
termined by:
compatibility with the type,
character, and intensity of ad-
jacent uses;
contribution of public benefits;
revenue contribution to the
City; and
formulation and approval of
specific plan. (LU1, LU4, LU6,
LU7, LU9, LU11, and LU20)
7.6 Establish standards for the City and
coordinate with other public agencies
to ensure that public buildings and
sites are designed to be compatible in
scale, mass, character, and architec-
ture with existing buildings. (LU1,
LU9, and LU11)
7.7 Evaluate the feasibility of expanding
the City Hall complex. (LU13 and
LU20)
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Chapter 3: The Built Environment
8.8 Seek the introduction of natural
habitat and pocket parks into neigh-
borhoods. (LU1, OS1, and OS12)
8.9 Require developers of any use whose
scale may significantly impact exist-
ing open space resources to allocate
sufficient lands as permanent open
space for recreation, visual amenity,
and/or environmental resources pro-
tection (by dedication, easement, or
other City approved technique.)
(LU5, LU6, and LU7)
8.10 Provide for the development of addi-
tional open spaces for recreational
purposes in accordance with the
Parks Master Plan. (LU 1 and REC3)
8.11 Provide for the acquisition and devel-
opment of parks and recreational
lands and facilities in accordance
with the Parks Master Plan. (LU1
and REC3)
8.12 Protect the canyons, foothills, and
river as open space and environmen-
tal resources. (LU1)
Linkage of Development with Support-
ing Infrastructure and Public Services
GOAL
9 ENSURE THAT LAND USE DEVELOPMENT IS ADE-
QUATELY SERVED BY SUPPORTING INFRASTRUC-
TURE AND PUBLIC SERVICES.
POLICIES
9.1 Plan, implement, and monitor public
infrastructure and service improve-
ments necessary to support land us-
es accommodated by this General
Plan. (LU11 and LU12)
9.2 Require that type, amount, and loca-
tion of development be correlated
with the provision of adequate sup-
foothills to provide for both human
and animal safety, and plant habitat.
(LU21 and OS15)
8.4 Actively work with the mining com-
panies to develop reclamation and re
-use plans that facilitate the environ-
mentally sound and aesthetically
pleasing reclamation of their sites.
(LU22 and MR7)
8.5 Actively work with the mining com-
panies to develop reclamation and re
-use plans that facilitate the poten-
tial for active recreational uses in the
detention basins and other quarry
oriented sites. (LU22 and MR7)
8.6 Actively work with the mining and
waste management companies to
develop a golf course or other recrea-
tional open space on its landfill site
when the landfill has reached its ca-
pacity. (LU22)
8.7 Work with other public, quasi-
public, and private agencies to devel-
op open space and recreation ameni-
ties (trails, paths, parks, trail heads,
etc.) along the river and proposed
River Parkway. (LU11, LU22, and
REC2)
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Chapter 3: The Built Environment
porting infrastructure. (LU1, LU11,
and LU12)
Land Use Compatibility
GOAL
10 ENSURE THE COMPATIBILITY AMONG VARIOUS
TYPES OF LAND USES.
POLICIES
10.1 Require the consideration and miti-
gation of noise, light, vehicular, and
other impacts on residential proper-
ties in the design of commercial and
industrial development. (LU1 and
LU6)
10.2 Require on-site lighting of institu-
tional, commercial, and industrial
uses be unobtrusive and constructed
or located so that only the intended
area is illuminated, off site glare is
minimized, and adequate safety is
provided. (LU1 and LU6)
10.3 Require that the elevation of all
parking structures facing residential
parcels be lined with residential or
commercial uses, enclosed, or con-
trolled to prevent adverse noise and
air emissions impacts on residences.
Incorporate architectural design ele-
ments, such as surface treatments,
off-set planes, and structural articu-
lation and landscape, to provide vis-
ual interest and to be compatible
with adjacent residences. (LU1 and
LU6)
10.4 Require rooftop parking adjacent to
residential areas be enclosed by a
wall or other appropriate element
within an adequate distance to pre-
vent adverse visual and noise im-
pacts. (LU1 and LU6)
10.5 Require that entertainment, dining,
and drinking establishments, and
other uses characterized by high-
activity levels provide adequate phys-
ical and safety measures to prevent
negative impacts on adjacent proper-
ties. (LU1, LU6, and LU7)
10.6 Control the development of industri-
al and other uses that use, store,
produce, or transport toxins, gener-
ate unacceptable levels of noise, air
emissions, or contribute other pollu-
tants requiring adequate mitigation
measures confirmed by environmen-
tal review and monitoring. (LU1 and
LU7)
Building and Property Maintenance
GOAL
11 ENSURE THE PROPER MAINTENANCE OF BUILD-
INGS AND PROPERTIES.
POLICIES
11.1 Require all structures to be con-
structed in accordance with City
building and other pertinent codes
and regulations, including all new,
adaptively re-used, and renovated
buildings; allowing appropriate ex-
ceptions for historically-significant
buildings. (LU3)
11.2 Periodically review and update the
City’s building and development
codes and regulations to ensure that
they incorporate professionally ac-
cepted state-of-the-art standards.
(LU1, LU2, and LU3)
11.3 Require all developments including
renovations and adaptive reuse of
existing structures (except historical-
ly significant buildings) be designed
to provide adequate space for access,
parking, supporting functions, open
space, and other pertinent elements.
(LU1 and LU3)
11.4 Monitor the conditions of buildings
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12.3 Prepare an annual report apprising
the Planning Commission and the
City Council of the status of the
General Plan. (LU19)
Land Use Implementation Programs
LU1 REVISE THE DEVELOPMENT CODE
Upon the adoption of this General Plan, the
Development Code must be revised to re-
flect the policies, design standards, intensi-
ties, and guidelines established within this
and other Elements.
LU2 REVISE SUBDIVISION REGULATIONS
Upon the adoption of this General Plan and
the revision of the Development Code, the
Subdivision Regulations must be revised to
be consistent with these two documents.
LU3 REVIEW AND REVISE THE BUILDING CODE
Upon adoption of this General Plan and
the adoption of the revised Development
Code, the Building Code shall be reviewed
and revised to reflect changes in the Uni-
form Building Code and State legislation,
and changes required to implement this
General Plan and the associated Develop-
ment Code. After this revision, the Build-
ing Code should continue to be, periodi-
cally, reviewed and updated as necessary.
LU4 SPECIFIC PLANS
State law (Government Code Section
633450) authorizes cities to adopt Specific
Plans for implementing their general plans
in designated areas. They are intended to
provide more finite specification of the
types of uses to be permitted, development
standards (setbacks, heights, landscape,
parking, architecture, etc.) and circulation
and infrastructure improvements. Specific
plans are adopted by resolution or as an
ordinance. In the latter case, their specifi-
cations can amend or add to the zoning
regulations for the property. A private or
public party can initiate Specific Plans.
Costs of City initiated Specific Plans are,
most often, reimbursed by pro-rata alloca-
tion of fees to developers, business owners,
in the City and enforce pertinent
building and development codes.
(LU3, and LU17)
11.5 Promote programs and work with
local service, business, and neigh-
borhood organizations to inform
property owners and tenants regard-
ing property maintenance responsi-
bilities, and maintenance and reha-
bilitation opportunities. (LU16,
LU17, and LU18)
11.6 Provide economic assistance, as
funds are available, for the improve-
ment of physically deteriorated and
blighted structures. (LU16 and
LU18)
11.7 Require new development protect
environmental resources by adhering
to the policies established in this
document as well as federal and
state regulations. (LU7)
11.8 Require new development and exist-
ing development be maintained in a
safe manner. (LU23)
General Plan and Development Code
Maintenance
GOAL
12 ENSURE THAT THE CITY’S GENERAL PLAN AND
DEVELOPMENT CODE ARE UPDATED AND MAIN-
TAINED TO INCREASE EFFECTIVENESS.
POLICIES
12.1 Review the General Plan and the re-
lated Development Code, annually,
to ensure internal consistency with
federal, state, and local regulations
and policies. (LU1 and LU19)
12.2 Continue to collect General Plan and
other impact fees to pay for the cost
of maintaining an up-to-date General
Plan, Development Code, and other
related plans and documents. (LU19)
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project based on use, size, location, trips
generated, infrastructure and services de-
mands, or other appropriate criteria.
LU7 ENVIRONMENTAL REVIEW
The California Environmental Quality Act
(CEQA) requires the environmental effects
of a project must be taken into account
when reviewing that project. The City of
Azusa Planning staff currently analyzes
and prepares the environmental documen-
tation or contracts with an environmental
professional to conduct the environmental
analysis and documentation. As state leg-
islation frequently changes the proce-
dures, substance and applications of envi-
ronmental review, the City should contin-
ue to annually review pertinent legislation
and update its procedures and regula-
tions.
LU8 TRAFFIC REPORT
As a component of a project’s development
or environmental review, a separate traffic
report shall be conducted to determine
traffic impacts and mitigation measures.
The City must establish a threshold by
which such analyses would be required.
The traffic report must consider:
level of service stipulated within the
General Plan;
site-specific characteristics (access, lev-
el of service at nearby intersections,
etc.)
improvements required by new develop-
ment;
improvements’ timing and funding; and
traffic mitigation measures.
LU9 ARCHITECTURAL DESIGN REVIEW OR “CITY AR-
CHITECT”
At this time, the Azusa Planning Commis-
sion and staff conduct an informal archi-
tectural design review of development ap-
plications. The City shall conduct a study
to determine if the current process, if an
Architectural Design Review Board, or a
or property owners applying for develop-
ment permits in the Specific Plan area.
Costs for developer-initiated plans are usu-
ally borne by the developer.
This General Plan will continue the City’s
use of Specific Plans to plan for larger
tracts of undeveloped or under developed
land, and for the revitalization of properties
within corridors and districts.
LU5 DEVELOPMENT AGREEMENTS
Development agreements are authorized
by State law to enable a city to enter into a
binding contract with a developer that as-
sures the city as to the type, character,
and quality of development and additional
“benefits” that may be contributed and
assures the developer that the necessary
development permits will be issued regard-
less of regulation changes.
The City has in the past and will continue
to seek Development Agreements for pro-
jects from time to time.
LU6 DEVELOPMENT REVIEW
New development proposals and enlarge-
ment of existing structures are subject to
review according to their adherence with
City of Azusa standards, regulations, and
General Plan policy. Certain projects, con-
sistent with the Development Code, are
considered as “ministerial” and are subject
to approval by the Director of Community
Development. Others are subject to dis-
cretionary review, including but not lim-
ited to site plan review, Conditional Use
Permits, and variances and are subject to
review by the Planning Commission and
formal public hearings.
The revised Development Code should re-
evaluate its discretionary review regula-
tions. Thresholds for review should be
revised to reflect the potential impacts of a
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physical facilities. The CIP defines specific
improvements to be made annually and
allocates a budget for the improvements.
The CIP is to be revised annually.
LU 14 URBAN DESIGN IMPROVEMENT PROGRAM
This General Plan sets forth policies to
achieve a higher level of pedestrian activity.
In order for pedestrian activity to occur to
the level anticipated by this General Plan,
streetscape and landscape improvements
will be necessary throughout the City.
Many of the urban form requirements and
standards can be implemented through
Design Review, a revised Development
Code, and the Urban Form Element’s pro-
grams.
LU15 NEIGHBORHOOD ORGANIZATIONS
Establish neighborhood organizations for
each neighborhood (as defined by this Gen-
eral Plan) in the City by working with exist-
ing homeowners associations, and building
upon the Citizens’ Congress and Neighbor-
hood Improvement Zone neighborhoods.
The organizations will develop neighbor-
hood action plans including but not limited
to: neighborhood improvements, neighbor-
hood issue identification, traffic calming,
social activities, community building events
such as “neighborhood cleanup days”, and
neighborhood leadership.
LU16 NEIGHBORHOOD PARTNERSHIP
Through the citywide Neighborhood Part-
nership and individual neighborhood or-
ganizations, the City will support
"neighborhood improvement" efforts to
maintain and upgrade individual properties
as well as the commonwealth of each
neighborhood. Promoting property mainte-
nance will encourage reinvestment in the
look, durability and environment of build-
ings, landscaping and the public realm.
Public and private assistance should pro-
mote loans, grants, technical assistance,
self-help clinics, and classes. In addition to
the physical enhancement efforts, stake-
holders will work to empower neighbor-
hoods socially and politically to respect di-
“City Architect” is the most effective meth-
od to assure high quality architecture. The
City shall implement the study’s findings.
LU10 REDEVELOPMENT
The State of California, through Communi-
ty Redevelopment Law, authorizes a city to
undertake redevelopment projects to revi-
talize blighted areas. The City of Azusa
and the Azusa Redevelopment Agency has
used redevelopment as a tool in the past.
The City shall continue to consider redevel-
opment projects to implement this General
Plan.
LU11 INTER-AGENCY COORDINATION
The City of Azusa shall continue to coordi-
nate with public and quasi-public agencies
including adjacent municipalities, the
County of Los Angeles, the State of Califor-
nia, utility providers, Azusa Unified School
District, the community colleges and dis-
trict, regional agencies (SCAG, SCAQMD,
etc.) and service providers.
LU12 LOCAL COMPLIANCE
The City of Azusa is responsible for com-
plying with and executing local actions
with a number of regional environmental
regulations. These include but are not lim-
ited to:
South Coast Air Quality Management
Plan and South Coast Air Quality Man-
agement District;
Southern California Association of Gov-
ernments (SCAG);
Congestion Management Program
(CMP); and
Integrated Waste Management Plan and
Hazardous Waste Management Plan.
LU13 CAPITAL IMPROVEMENT PROGRAM
The City of Azusa prepares an annual Cap-
ital Improvement Program (CIP) for public
facility repair, construction, and improve-
ments. The CIP provides for the construc-
tion and upgrade of streets, storm drains
(those not under the responsibility of the
County of Los Angeles), municipal build-
ings, water, and electrical, and other public
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available for low and moderate-income
homeowners and tenants to improve their
homes and yards, and for marginal busi-
nesses to improve their property.
LU19 GENERAL PLAN MONITORING AND UPDATE
The City shall periodically review, revise,
and update the General Plan and the asso-
ciated Development Code. The update
should include:
the baseline data, issues, and analysis;
reconvening the Citizens’ Congress to
ensure that the General Plan is ad-
dressing the most pertinent issues to
the community and that the General
Plan’s visions are still appropriate
goals;
evaluate the effectiveness of the pro-
grams in attaining the visions, goals,
and policies; and
revise the goals, policies, and programs
as necessary.
LU20 CIVIC FACILITIES STUDIES
Conduct a study to determine the need
for improving existing City facilities
including but not limited to City Hall,
Woman’s Club, Library, Senior Center,
etc.
Conduct a study to determine re-use
plans for infrastructure and utility
properties and easements.
LU21 FOOTHILL CANYON BUFFER ZONE STUDY
In accordance with Open Space and Biolog-
ical Resources policy and programs, con-
duct a study to determine the precise loca-
tion of a foothill canyon buffer that serves
as a transition from the natural open space
and urban development.
versity and include residents of all back-
grounds in working together to create a saf-
er, more beautiful and more pleasant place
to live.
Specific efforts spearheaded by the public
sector will include:
conduct periodic surveys to identify
sites that exhibit substantial inade-
quate maintenance;
contact the owners or tenants of sub-
standard properties to encourage ac-
tion, provide technical assistance;
provide seminars regarding design,
maintenance, landscape design and
maintenance;
provide technical assistance or classes
though the City's cable television sta-
tion;
solicit financial grants from corpora-
tions or other private organizations; or
assist homeowners, business owners,
and tenants with loan applications.
LU17 CODE ENFORCEMENT
The City will step up efforts to address the
full range of code compliance, both to pro-
tect public health and safety and to en-
courage those property owners, businesses
and residents who do maintain their prop-
erties in a safe and attractive condition. In
addition to physical safety and health is-
sues, the sense of safety and health is vital
and can be undermined by unlicensed ven-
dors, abandoned shopping carts, unkempt
landscaping and other "broken window"
threats to quality of life. The City will work
with neighborhood associations to continue
to proactively identify substandard proper-
ties and conditions that require mainte-
nance, rehabilitation, and in the most ex-
treme cases, demolition. The City will also
actively encourage voluntary education and
compliance with a range of quality of life
enhancements that strengthen neighbor-
hood character and harmony.
LU18 FINANCIAL ASSISTANCE
The City will pursue corporations, interest
groups, and others to create a pool of funds
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Chapter 3: The Built Environment
Land Use Implementation Matrix
(Part 1 of 2)
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Chapter 3: The Built Environment
Land Use Implementation Matrix
(Part 2 of 2)
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Chapter 3: The Built Environment
Many of the streets within the City are so wide,
particularly the one-way streets, that they may
be encouraging speed, eroding the quality of
life and threatening the safety of residents
along them. Many streets lack sidewalks or
mature street trees.
Most of the homes in the City are one-story
structures much smaller than housing being
built to meet today’s market needs. About half
have their garages in front, and the other half
have garages in the rear, often serviced from
alleys. Some of the homes, particularly north
of Foothill Boulevard, are fine examples of ear-
ly craftsman and California bungalow types in
a variety of styles.
Perhaps the worst aspect of the built environ-
ment is Azusa’s multi-family housing. With a
handful of exceptions, Azusa’s apartments are
characterless boxes, often with inadequate
parking and open space. Most of it is also in
disrepair and some has degenerated to over-
crowded slum condition. Since essentially no
new apartment development has occurred in
Azusa in nearly twenty years, nothing has
been built to contemporary rental standards.
The landscape in the city is also largely char-
acterless. It is far less extensive and generally
maintained far less well than the norm in new-
er suburban communities – or even many of
LU 22 PRIVATE SECTOR COORDINATION
This Plan calls for the reuse of privately
owned quarries and landfills. The City
shall actively work with the private compa-
nies and quasi-public companies to develop
quarry site re-use plans, to plan for the de-
velopment of a golf course or other recrea-
tional amenity and supporting uses on the
landfill site, and to seek benefits for the
private companies, the City of Azusa, and
its residents.
LU23 HABITABILITY PROGRAMS
The City shall continue to implement pro-
grams that ensure habitability of homes
and businesses and seek those homes and
businesses that are not maintained in a
safe manner; such programs include but
are not limited to, code enforcement, rental
inspection programs, real property records
reports, and administrative fines programs.
Urban Form Existing Conditions
The historic bird’s eye view of Azusa a century
ago shows a dynamic village growing up
around the citrus industry, with a downtown
developing at the train station. Today, the
same view shows a nearly fully developed sub-
urban community that stills bears distinct
signs of the half-mile gridding that is original
to the early platting of farmland that was even-
tually subdivided into tract homes and other
uses.
Azusa retains some important character estab-
lishing landmarks and building styles, but
most development is typical of suburban devel-
opment over the past 50 years. Most of the
community’s buildings, factories, homes, and
apartments were built to serve immediate mar-
ket demand with too little public concern
about their cumulative impact on the form and
character of the community. Quality design
was often considered unnecessary or not con-
sidered at all. Much of the tract housing was
developed without basic defining characteris-
tics of traditional neighborhoods and most of
the commercial was developed for the conven-
ience of the motorist.
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on a smaller scale in the neighbor-
hood centers;
The use of a “shared parking” con-
cept; and
The improved design standards
along corridors and in the districts.
Urban Form Goals and Policies
GOAL
1 PROTECT THE HISTORIC AND SIGNIFICANT BUILT
AND NATURAL RESOURCES IN THE CITY.
POLICY
1.1 Require development projects to es-
tablish the historicity of existing
buildings and landscapes and require
City review and permission to allow
for their removal in accordance with
California Environmental Quality Act
(CEQA) and the Cultural and Historic
Preservation Ordinance. (UF1)
1.2 Consider including the preservation
and rehabilitation of historically sig-
nificant landscapes. (UF1)
1.3 Consider establish a Route 66 historic
designation along Foothill Boulevard
(HR3).
GOAL
2 PROMOTE ENHANCED MOBILITY AND REDUCED
CONGESTION THROUGHOUT THE CITY.
POLICY
2.1 Develop a thoroughfare network to fit
specific local streetscape needs and
accommodate varying traffic volumes,
bicycle travel, and pedestrian needs.
(UF2 and UF3)
GOAL
3 ENHANCE THE LIVABILITY OF MULTI-FAMILY RESI-
DENTIAL BUILDINGS, THEIR COMPATIBILITY WITH
SINGLE-FAMILY NEIGHBORHOODS, AND THEIR
ORIENTATION TOWARDS THE STREET.
our neighboring foothill communities. Efforts
in recent years have shown promise in beauti-
fying streetscapes with river rock and native
plants and an active tree-planting program has
begun to address the severe deficiencies in Az-
usa’s urban forest. With a major overhaul of
all of Azusa’s public schools underway and
new public and private development going for-
ward, there is a unique opportunity to address
these degraded conditions to create a far more
green and pleasant environment.
Finally, while Azusa residents do not favor im-
posing a single mandated architectural style,
they strongly support re-emphasis on tradi-
tionally successful classic approaches, particu-
larly Spanish revival and craftsman. Unfortu-
nately, low-grade copies and slapped-on ele-
ments are almost as prevalent in the city’s
commercial areas as buildings with no charac-
ter-defining elements at all. Residents are par-
ticularly proud of the character of their Civic
Center and the older surviving buildings
Downtown, as well as landmarks like the
handful of river rock homes still existing in the
community.
Urban Form Planning Concepts
Azusa’s neighborhoods, corridors, and
districts will be more “livable” with the:
introduction of and/or improvement
of streetscape amenities and traffic
calming measures (landscaped right
-of-ways, street trees, sidewalks,
bulb-outs, roundabouts, etc.), and
improved development codes en-
couraging “eyes on the street” and
“living space forward” design in
both residential and commercial
buildings;
Azusa’s sense of place will be height-
ened with a “gateway entry treatment”
program and a focus on “districts”.
Pedestrian activity will be enhanced
through:
A mix of uses in both districts and,
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except for mixed-use projects com-
bining commercial and residential
uses. (UF4 and UF5)
GOAL
4 IMPROVE THE VISUAL APPEAL OF THE CITY.
POLICIES
4.1 Plant all public thoroughfares with
rows of trees. (UF6)
POLICY
3.1 Require all new multi-family housing
developments to have a separate
ground floor entrance for each unit,
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POLICY
6.1 Encourage front doors and public liv-
ing spaces of buildings to be located
toward the street and garages to be
located toward the rear of lots. (UF4)
GOAL
7 ALLOW NEIGHBORHOOD-SERVING MULTI-USE AND
CIVIC BUILDINGS TO BE LOCATED WITHIN WALK-
ING OR BIKING DISTANCE FROM HOMES, AS LONG
AS THEY ARE LOCATED ON PROMINENT NEIGH-
BORHOOD SITES AND DESIGNED TO BE COMPATI-
BLE WITH THE NEIGHBORHOOD IN TERMS OF
SCALE, CHARACTER, SITING, AND USE.
POLICY
7.1 Enable the clustering of appropriate
non-residential uses onto sites ac-
cessible on foot by residents of the
City. (UF4)
GOAL
8 ENCOURAGE A VARIETY OF HOUSING TYPES AND
SIZES TO ACCOMMODATE THE DIVERSE NEEDS OF
THE POPULATION.
POLICY
8.1 Support the development of multiple
housing types in corridors and the
districts, but only with high quality
design, construction methods and
materials, and maintenance. (UF4)
GOAL
9 ENCOURAGE PRIVATE LANDSCAPE DESIGN SPECIF-
IC TO AZUSA AND THE CHARACTER OF EACH
STREET IT FACES.
POLICY
9.1 Improve the character of streets
through landscape standards that
govern private property facing public
right-of-ways. (UF10)
Districts
GOAL
10 PROMOTE DISTRICTS AS PLACES SAFE AND ACCES-
SIBLE TO PEDESTRIANS IN ORDER TO IMPROVE
4.2 Encourage attractive gateway treat-
ments to establish a positive image
at the edges of the city and its dis-
tricts and corridors. (UF7)
4.3 Continue the underground overhead
utilities. (UF8)
4.4 Require signage to be designed con-
sidering the scale and materials of
adjacent buildings, the desired char-
acter of the neighborhood, district,
or corridor where the site is located,
and pedestrian orientation. (UF9)
Neighborhoods
GOAL
5 MAINTAIN THE VISUAL CHARACTER AND SCALE OF
EXISTING NEIGHBORHOODS.
POLICY
5.1 Encourage new residential projects
to be built in a form and scale com-
patible with and appropriate to their
surroundings. (UF4)
GOAL
6 PROMOTE THE STREET AS A PUBLIC, PEDESTRIAN
ORIENTED PLACE THROUGH THE APPROPRIATE
PLACEMENT OF NEW BUILDINGS PARKED CARS
AND GARAGE DOORS.
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10.4 Require parking lots to be designed
as parking gardens. (UF4 and UF5)
10.5 Permit ground floors of buildings to
be continuously accessible to the
sidewalk, and allow businesses to
occasionally use the sidewalk for
commercial purposes. (UF4)
10.6 Encourage pedestrian -oriented
streetscape, plazas, and courts
throughout districts. (UF4 and
UF12)
10.7 Create business improvement dis-
tricts and other similar associations
to manage the districts as single in-
terest entities. (UF13)
Corridors
GOAL
11 TRANSFORM EXISTING COMMERCIAL CORRIDORS
INTO MIXED-USE CORRIDORS INCORPORATING
HOUSING WITH COMMERCIAL USES CONCEN-
TRATED IN NODES AT MAJOR INTERSECTIONS.
POLICIES
11.1 Convert major thoroughfares from
single-use commercial corridors into
mixed-use boulevards, with commer-
cial uses concentrated at significant
intersections and wide range of
housing types mixed throughout.
(UF4)
THE ECONOMIC VIABILITY, SAFETY, AND SECURITY
OF COMMERCIAL DISTRICTS, AND TO ENHANCE
THE IDENTITY AND COHESIVENESS OF EACH DIS-
TRICT IN THE CITY.
POLICIES
10.1 Establish a “community” parking
network that encourage patrons to
park their vehicles in a “community”
parking lot and then walk to a num-
ber of stores, offices, and restau-
rants. (UF11)
10.2 With the establishment of the com-
munity-parking network, consider
reducing the need for on site parking
in those areas serviced by communi-
ty parking lots. (UF11)
10.3 Encourage buildings in districts to
be placed adjacent to the street with
convenient parking located adjacent
to the buildings. (UF4)
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Implement the road design standards as
specified in the Mobility Element of this
General plan so that the roadway widths
emphasize non-roadway streetscape ele-
ments, yet encourage interconnectedness
and roadway design diversity.
UF3 ROADWAY RETROFIT PROGRAM
Create a roadway program that includes
the identification and prioritization of
streets subject to renovation and upgrades
according to the ordinance and the goals
of the General Plan Mobility Element.
UF4 DEVELOPMENT CODE
Revise the development code to:
require a separate, individual ground
floor entrance for each new multi-
family housing unit built, except in a
mixed-use development; as neces-
sary, revise parking requirements to
facilitate ground floor entrances;
require, as appropriate, new housing
that will be located in existing neigh-
borhoods to be compatible in terms
of scale, design, siting, and materials
of the surrounding neighborhood;
require, garages and carports to be
located at least fifteen feet behind
the front of each building, or in the
back half of lots where accessible
through alleys;
establish standards and guidelines
for non-residential uses to be located
within neighborhoods or at the edges
of neighborhoods. Standards and
guidelines shall dictate appropriate
mix of uses, size and scale of build-
ings, architecture, design compatibil-
ity, vehicular access design and traf-
fic compatibility, building and ancil-
lary uses siting, etc.;
recognize and accommodate various
types of housing;
regulate street frontage for buildings
within districts;
incorporate landscape standards for
parking lots;
require minimum frontage entrance
and window requirements for com-
mercial buildings
11.2 Front new buildings directly on thor-
oughfares and respect the presence
of neighborhoods immediately be-
hind them by protecting the privacy
of residential uses, and minimizing
intrusions such as noise, and light
and glare. (UF4)
GOAL
12 ENSURE VISUAL VARIETY ON CORRIDORS
THROUGH A VARIETY OF BUILDING TYPES AND
SIZES, VARIETY IN LANDSCAPE, AND THE REDUC-
TION OF SURFACE PARKING LOTS.
POLICIES
12.1 Promote multiple building types and
uses on corridor-fronting property.
(UF4)
12.2 Where landscape occurs between the
sidewalk and building or parking lot,
it should define the specific charac-
ter of each project. (UF5, UF10, and
UF12)
12.3 Permit surface parking located adja-
cent to the street if rear-loaded park-
ing lots are not possible, and if the
lot does not occupy more than 40%
of the frontage of each property, and
is landscaped. (UF4)
Urban Form Implementation Programs
UF1 HISTORIC RESOURCE ORDINANCE
Revise the historic resource ordinance to:
require development projects to es-
tablish the historicity of existing
buildings and landscapes; and
require City review and permission to
allow for existing buildings and land-
scapes removal in accordance with
California Environmental Quality Act
(CEQA).
Consider revising the historic resource or-
dinance to include the preservation and
rehabilitation of historically significant
landscapes.
UF2 MOBILITY ELEMENT IMPLEMENTATION
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Continue the City’s program to under-
ground utility lines.
UF9 SIGN ORDINANCE
Review and amend, as appropriate, the ex-
isting sign ordinance for its compatibility
with the General Plan Land Use Element
and development code for each neighbor-
hood, district, and corridor.
UF10 LANDSCAPE ORDINANCE
Adopt a landscape ordinance that specifies
desired plant material, emphasizing spe-
cies indigenous to Azusa or unique to its
historical and visual character. Require
all new development to adhere to this ordi-
nance’s standards for all future projects
and encourage existing properties to retro-
fit their landscape in compliance with it.
UF11 PARK ONCE STRATEGY
Adopt a “Park Once” strategy in districts,
where a single parking lot or garage as-
sumes the long-term parking responsibili-
ties for all businesses and offices in the
district and on-street parking is allowed
for short-term parking. Within the Park
Once strategy, determine property owner
participation, business owner participa-
tion, parking standards for the Park Once
district, and funding mechanisms.
UF12 STREETSCAPE, PUBLIC PLAZA AND COURT PRO-
GRAM
Establish a streetscape, public plaza and
court program that:
specifies the width of roadway in order to
emphasize non-roadway streetscape
elements and determines appropriate
streetscape elements for each road;
builds upon the success of the Azusa Ave-
nue streetscape project by investigat-
ing and applying its principles at
other districts such as the Civic Cen-
ter and University District;
implements design upgrades for existing
public parks and plazas within dis-
tricts;
identifies sites appropriate for future pla-
zas and courts; and
encourages working with private develop-
ers to locate plazas and courts with-
regulate the size and landscape
standards for privately owned plazas
and courts intended for public use;
encourage mixed-use buildings in
neighborhood centers, districts, and
corridors;
promote commercial, residential, and
mixed-use development of a scale
and design appropriate to corridors
and adjoining neighborhoods;
establish standards for mixed-use
developments adjacent to existing
residential development; and
regulate the location and design of
parking lots.
UF5 SHOWCASE PROJECT
Work with developers to create a
showcase project illustrating the in-
tent and opportunities of the individ-
ual ground floor entrances concept.
Sponsor the design and development
of an existing parking lot into a
“parking garden” as showcase project.
UF6 STREET TREE MASTER PLAN AND STREET TREE
ORDINANCE
Update the Street Tree Master Plan
and Street Tree Ordinance where the
ordinance determines street tree de-
sign, appropriate street tree species,
and appropriate planting/design re-
quirements for the street tree place-
ment.
Expand the city’s street tree planting
program and determine a street tree-
planting schedule in accordance with
the Street Tree Master Plan and
Street Tree Ordinance.
UF7 PUBLIC ART AND GATEWAY PROGRAM
Create a Public Art and Gateway program –
the Gateway program should determine
and prioritize potential gateway locations
and specifications, sponsors design compe-
titions, and establish implementation for
gateways utilizing public input.
UF8 UNDERGROUND UTILITIES
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in individual projects, and ensure
that they are visible and accessible
from the public realm of sidewalks
and streets.
UF13 AGENCY COORDINATION
Work with Chamber of Commerce, Down-
town Business Association, and other busi-
ness or civic groups to provide incentives
for the establishment of local improvement
associations.
City Design projects that could realis-
tically be initiated in the next five
years:
1. Redevelop Block 36 (Azusa Avenue
south of Foothill Blvd.) with retail/
residential mixed-use.
2. Develop the Monrovia Nursery neigh-
borhoods.
3. Revitalize Foothill Center.
4. Form neighborhood organizations.
5. Revise the Development Code.
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Urban Form Implementation Matrix
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Chapter 3: The Built Environment
hensive approach to local transportation choic-
es as a distinct, but integral part of the region-
al circulation patterns and realities.
Mobility Big Ideas
Within each of Elements are strong, clear ideas
that can bring about significant change for Az-
usa. The “big ideas” for mobility are:
Promote the construction of two Gold
Line Light Rail Stations – Downtown
and Monrovia Nursery APU/Citrus Col-
lege.
Increase roadway capacity at the west-
ern and southern edges of the City thus
relieving through traffic on Azusa Ave-
nue.
Create a “river parkway ” that links to
210 Freeway interchange and Sierra
Madre Avenue.
Create new north-south routes south of
the freeway to improve southwestern
circulation.
Add bike and pedestrian links to
schools, commercial centers, and public
centers.
Study the conversion of Azusa and San
Gabriel Avenues to two-way traffic.
Replace Vernon Avenue interchange
with a new interchange at Zachary Pa-
dilla to reclaim surrounding neighbor-
hood.
6. Develop the Park Once strategy.
7. Develop a Traffic Calming strategy.
8. Adopt a Public Art Ordinance.
Mobility
Introduction
In the period after World War II, new American
suburban communities were built for cars,
abandoning the traditional human scale of
great American towns. While this was a tre-
mendous technological achievement that made
America a model for “modern” development, it
has produced a mixed legacy for the 21st Cen-
tury. On the one hand, “the love affair with
the car” produced unprecedented mobility,
opening up an extraordinary range of conven-
ient choices for motorists. On the other hand,
it has been an environmental disaster, blighted
major portions of the older suburban land-
scape and marooned the young, the old, the
poor, and the disabled.
The car will continue to be the mainstay of our
mobility options in Azusa. But by re-
establishing a human scale in how we build
and rebuild our community, we can strengthen
the alternatives of walking, biking, and public
transit to promote a more balanced and sus-
tainable home town.
The Mobility Element complements the land
use choices to reduce traffic congestion and
pollution; create more prosperous and vital
neighborhoods; and promote healthier environ-
ments. Building to human scale will help
make bus and future light rail train connec-
tions attractive choices, instead of alternatives
of last resort.
Statutory Requirements
State law requires a circulation element in all
city general plans, “consisting of the general
location and extent of existing and proposed
major thoroughfares, transportation routes,
terminals, and other local public utilities and
facilities, all correlated with the land use ele-
ment of the plan.”
The Azusa Mobility element provides a compre-
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oriented uses to high quality townhomes,
courtyard apartments or offices, with some
neighborhood retail allowed on ground floors to
serve residents and workers.
Summary of Transportation Issues
Traffic conditions in the City of Azusa are gen-
erally very good, with comparatively little traffic
congestion. Most roadways currently provide
more than adequate capacity for the number of
cars using them. The streets carrying the
most vehicles are Azusa Avenue south of I-210
and Arrow Highway in the southern part of the
City. The worst traffic conditions occur along
Azusa Avenue between I-210 and Arrow High-
way, around Citrus Avenue and Base Line
Road at and near the I-210 ramps, and at the
Todd Avenue/Foothill Boulevard intersection.
Only one intersection in the entire city, Todd
Avenue and Foothill Boulevard, has a traffic
condition that fails (Level of Service F) and that
is only during the morning rush hour.
Heavy truck activity is evident on the west side
of the City, primarily associated with the min-
ing industry and supply of warehouses and
factories. The mining operation is located in
the northwest and west part of the City, alt-
hough truck access actually occurs through
the Cities of Duarte and Irwindale. In the cen-
tral and east part of the City, trucks are less
evident and data indicates that they comprise
no more than 2 - 3% of the peak hour vehicle
traffic.
Traffic speed is a concern in certain areas of
the City, including San Gabriel Avenue, and
Pasadena Avenue north of Ninth Street. Azusa
is committed to work with local residents to
evaluate “traffic calming” techniques to im-
prove neighborhood safety and livability.
Since the basic roadway infrastructure ap-
pears to be largely adequate for auto traffic,
the Mobility Element update affords an oppor-
tunity to focus on improving other ways to get
around. There are few striped or exclusive
bike routes in the City. Many streets still lack
sidewalks and there are few off-street pedestri-
an trails, especially needed to connect the city
with the River and foothills. The old AT&SF
railroad right-of-way, currently owned by Los
Angeles County Metropolitan Transit Authority
Mobility Existing Conditions
Azusa’s economy and quality of life were par-
ticularly damaged by the failed transportation
policies of the past. Putting cars first, Caltrans
tore a hole in the heart of the community with
Highway 39’s one-way highways and then
blasted through the 210 Freeway without even
the most minimal protections for surrounding
neighborhoods. Not only was the historic
downtown fatally damaged, but also later ef-
forts to revive it were badly hampered by the
legacy of the one-way street pattern and dislo-
cation by the freeway bypass. Lack of well-
planned street connections has led to congest-
ed bottlenecks, neighborhood isolation, and
the sacrifice of many residential streets to
speeding traffic. Overly wide streets have de-
graded the safety and livability of many neigh-
borhoods throughout the city.
On these streets, autos appear to travel too
fast, while pedestrian and bike travel may be
hazardous. Strip development leads to clogged
corridors and inefficient parking. While the
City of Azusa has been among the leaders in
providing transit alternatives, these are under-
mined by the operating costs and limitations of
serving an auto-dominated landscape.
The new vision is to revive retail by concentrat-
ing it in the city’s key districts, as well as
providing neighborhood-serving stores and ser-
vices in neighborhood centers within a five-
minute walk or easy bike ride of most homes.
The corridors well-served by regional public
transit would transition from obsolete, auto-
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1.2 Maintain Level of Service D on road-
way segments and at signalized inter-
sections throughout the City, except
in the downtown area, the University
District, and in the vicinity of freeway
interchanges where Level of Service E
shall be maintained in these areas.
(M1)
1.3 Require the cost of improvements to
the existing circulation system and
new circulation system necessitated
by new development to be borne by
that development. (M3)
1.4 Work with adjacent jurisdictions and
agencies to ensure that development
projects and infrastructure projects
outside the City of Azusa do not ad-
versely impact the City. (M4)
GOAL
2 FULLY DEVELOP THE STREET SYSTEM TO ALLOW
ACCESS TO ALL AREAS OF THE CITY. COMPLETE
MISSING LINKS IN THE CITY’S STREET SYSTEM.
POLICIES
2.1 Improve the street system by extend-
ing and connecting the street grid in
the southwestern area of the city in-
cluding but not limited to, a new
north-south roadway by extending
Vincent Avenue from Gladstone
Street to Todd Avenue; extending
First Street from Vernon Avenue to
Irwindale Avenue; and constructing
a new interchange with I-210 in the
vicinity of Zachary Padilla Avenue.
(M5)
2.2 Improve the street system in the
northwestern part of the city includ-
ing, but not limited to, a new River
Parkway and the extension of Sierra
Madre Avenue. (M5)
2.3 Extend the street grid to provide
multiple access routes to the Monro-
via Nursery development. (M5)
(LACMTA), has the potential to be developed
for pedestrian and bike use or some other
forms of improved transit service.
Vision
By putting people first, Azusa will become a
pedestrian-friendly, transit-oriented communi-
ty. The congested, declining commercial strips
will be transformed into well-planned transit
corridors, connecting all our neighborhoods
and districts. Two-way traffic on Azusa Avenue
and San Gabriel Avenue might improve busi-
ness health Downtown and restore San Gabriel
Avenue as a residential street. Residents and
visitors will easily move around the city, as pe-
destrians and bicyclists use an extensive net-
work of sidewalks and trails and commuters
use the Gold Line Light Rail line.
Mobility Goals and Policies
Citywide Access and Circulation
GOAL
1 BALANCE THE ROADWAY WITH THE PLANNED
LAND USES IN THE CITY.
POLICIES
1.1 Provide an efficient street system in
the city, to support the City’s mobility
goals and land use plan. (See Figures
M-1 and Appendix Mobility Plan) (M1
and M2)
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Figure M-1
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work. (M9 and M10)
3.4 Develop and maintain a citywide bi-
cycle network of both on-street bike
lanes and off-street bike paths in
accordance with the Bicycle Routes
(Figure M-2). The network provides
for off-street paths along the San Ga-
briel River, railroad rights-of-way,
alongside flood control channels, and
within existing and new neighbor-
hoods, where feasible. The network
improves connections between resi-
dential neighborhoods, schools and
commercial centers, as well as
providing connections to citywide
destinations such as Downtown TOD
Specific Plan, the University District,
the San Gabriel River, and Civic
Center. (M6 and M11)
2.4 To simplify traffic flow, improve the
following intersections and or road
segments: Foothill Boulevard and
Alosta Avenue, Sierra Madre Avenue
and San Gabriel Avenue, San Gabri-
el Avenue extension to Azusa Avenue
(between Baseline and 2nd Street),
Azusa Avenue extension to New-
burgh Street (between Arrow High-
way and Newburgh Street) (M6)
2.5 Improve the operational efficiency of
the roadway system, with implemen-
tation of traffic management
measures, to minimize delay and
congestion but without adversely
impacting transit vehicles, bicyclists,
and pedestrians. (M7)
Transportation Choices
GOAL
3 PROVIDE A CONNECTED, BALANCED, AND INTE-
GRATED TRANSPORTATION SYSTEM THAT ENA-
BLES AZUSANS TO WALK, BIKE, AND TAKE TRANS-
IT, RATHER THAN USING THEIR CAR.
POLICIES
3.1 Develop and maintain a citywide pe-
destrian network of both on-street
and off-street walkways. Network
shall link new neighborhoods with
existing neighborhoods, connect
neighborhood centers, schools,
parks, commercial centers, and
citywide destinations such as Down-
town, the San Gabriel River, Civic
Center, etc. (M8)
3.2 Coordinate the provision and
maintenance of the non-motorized
circulation network with adjacent
jurisdictions. (M4)
3.3 Provide pedestrian amenities (such
as benches, seats, water fountains,
shady street trees, etc.) and condi-
tions that enhance the pedestrian
experience along the pedestrian net-
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Figure M-2
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4.5 Consider extending landscape park-
ways and adding landscape medians
and bike lanes to reduce width of
excessively wide streets, where street
width hampers pedestrian activity
and can lead to speeding traffic.
(M16)
Residential Neighborhood Streets
GOAL
5 CALM TRAFFIC IN THE CITY AND DESIGN/
REDESIGN RESIDENTIAL STREETS TO DISCOURAGE
THROUGH TRAFFIC AND ENCOURAGE RESIDEN-
TIALLY ORIENTED TRAFFIC, WALKERS, AND BIKES.
POLICIES
5.1 Reduce through traffic along Vernon
Avenue into the residential neighbor-
hoods by closing the Vernon Avenue
interchange, and opening a new in-
terchange at Zachary Padilla Avenue.
(M4)
5.2 Calm traffic (i.e. slow speed, limit
through traffic, etc.) in residential
neighborhoods including the use of
various traffic calming procedures.
(M7 and M17)
Transit Service
3.5 Provide bicycle amenities (bicycle
parking spaces, bike lockers, etc.)
on/near the bicycle network. (M6
and M12)
3.6 Improve/enhance local and regional
transit service in the city. (M4 and
M6)
3.7 Limit drive-through facilities in the
city in pedestrian areas. (M13)
Street Character
GOAL
4 DESIGN/REDESIGN STREETS TO ENCOURAGE PE-
DESTRIANS AND BICYCLES AND TO ACCOMMO-
DATE VEHICLES. MAKE CITY STREETS MORE PE-
DESTRIAN-FRIENDLY AND BICYCLE-FRIENDLY.
POLICIES
4.1 Design/redesign streets to reflect the
character of the surrounding neigh-
borhood including roadway classifi-
cation and roadway amenities/
landscaping. This includes chang-
ing, from Arterial to Collector, the
following roads in residential areas:
Vernon Avenue, San Gabriel Avenue,
5th Street, 9th Street, and Pasadena
Avenue. (M14)
4.2 Consider converting Azusa Avenue
and San Gabriel Avenue between
First Street and Sierra Madre Avenue
to two-way streets. (M15)
4.3 Provide sidewalks on all city streets
with Arterial or Collector designation
(see Mobility Policy 3.1). (M8)
4.4 Provide bicycle lanes where possible
on city streets (see Mobility Policy
3.4). (M6)
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(Figure M-3). (M15)
6.2 Encourage Foothill Transit to en-
hance regional transit connections
to/from Azusa, by:
adding routes;
limproving service frequencies;
providing transit routes closer
to residential neighborhoods;
and
providing transit routes to Az-
usa transit centers or stations.
(M4)
6.3 Encourage and assist the develop-
ment of regional light rail transit in
the city with two stations in Azusa
(Downtown and Monrovia Nursery
APU/Citrus College). (M4 and M18)
6.4 Provide park and ride lots to encour-
age and facilitate use of transit. (M6
and M11)
Truck Traffic
GOAL
7 FOCUS TRUCK TRAFFIC ONTO APPROPRIATE ARTE-
RIAL CORRIDORS WITHIN THE CITY, AND KEEP
TRUCK TRAFFIC OUT OF RESIDENTIAL NEIGHBOR-
HOODS.
POLICY
7.1 Modify the truck route network in
accordance with the Truck Route
Plan (Figure M-4). (M19 and M20)
Land Use Planning Support of Mobility
Goals
GOAL
8 ENCOURAGE WALKING, BIKING, AND THE USE OF
TRANSIT THROUGH A VARIETY OF LAND USE DE-
VELOPMENT AND URBAN DESIGN MEASURES.
POLICIES
8.1 Plan for an adequate amount, not an
oversupply, of parking for autos, car-
pool vans, and bicycles for each land
GOAL
6 IMPROVE/ENHANCE LOCAL AND REGIONAL
TRANSIT SERVICE IN THE CITY.
POLICIES
6.1 Consider supplementing the existing
Azusa Transit service by establishing
an area-to-area service of flexible
routes that cover the whole city
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Figure M-3
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Figure M-4
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tions in the downtown and the Mon-
rovia Nursery APU/Citrus College
site, per SB 1636. (M22)
8.6 Promote the use of Transportation
Demand Management (TDM) pro-
grams to encourage the use of trans-
it, ridesharing, and non-motorized
modes for travel both within the City
and outside of the City. (M4 and
M11)
Mobility Implementation Programs
M1 CIRCULATION PLAN AND STREET CLASSIFICATION
Implement the Circulation Plan and Street
Classification (Figures M5-M8) to provide
an arterial street hierarchy to efficiently
carry traffic circulating in the city.
M2 TRAFFIC IMPACT ANALYSIS STUDY GUIDELINES
MANUAL
Develop a Traffic Impact Analysis Study
Guidelines Manual specifying the required
procedures for conducting traffic studies
for new developments in the City and de-
termining impact-funding requirements.
M3 TRAFFIC IMPACT STUDIES
New developments are required to prepare
traffic impact studies addressing multi-
modal transportation impacts, and devel-
op mitigation measures, as necessary, for
significant impacts. Mitigation measures
include but are not limited to, transit, pe-
destrian, bicycle, and transportation de-
mand management measures as well as
traffic/roadway solutions.
M4 INTERAGENCY COORDINATION
Coordinate closely with adjacent ju-
risdictions to monitor and evaluate
new projects, and coordinate with
such jurisdictions where necessary
to eliminate or minimize adverse im-
pacts in the City.
Work with surrounding jurisdictions,
as well as other public agencies or
quasi-public agencies to provide and
ensure maintenance of non -
vehicular trails and paths.
use. (M13)
8.2 Allow and encourage shared use
parking in order to gain the maxi-
mum efficiency from the parking sup-
ply and to minimize the overall
amount of parking provided in the
city. (M13 and M21)
8.3 Consider implementing a “park once”
strategy in the Downtown TOD Spe-
cific Plan and University districts.
(M21)
8.4 Plan land uses and design buildings
to encourage transit, rideshare or car-
pool, bicycling, and walking. This
includes but is not limited to:
permitting higher densities
along transit corridors and
around transit stations;
allowing a mix of uses to in-
clude residential and commer-
cial uses in the same area in
order to reduce the number of
vehicular trips made;
locating and designing new de-
velopments to encourage access
by non-auto modes;
requiring new development to
provide direct and convenient
pedestrian access to transit
and adjacent land uses;
requiring the provision of trans-
it facilities/amenities in larger
scale developments;
along corridors, requiring off-
street parking to be located be-
hind buildings so barriers to
pedestrians and transit users
are not created between the
building and the street; and
locating buildings close to the
street to be inviting to pedestri-
ans and transit users, as ap-
propriate. (M11 and M13)
8.5 Designate “Infill Opportunity Zones”
for areas within one-third of a mile of
the planned Gold Line transit sta-
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Figure M-5
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Figure M-6
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Figure M-7
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Figure M-8
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San Gabriel Canyon Road to the
north and to Foothill Boulevard to
the south. South of Sierra Madre
Avenue, it should be a Secondary
Arterial.
Extend Sierra Madre Avenue west
from Todd Avenue to new River Park-
way.
Study the extension of 9th Street
east and 10th Street east into Mon-
rovia Nursery APU/Citrus College
site.
Extend Citrus Avenue north into
Monrovia Nursery APU/Citrus Col-
lege site.
M6 CAPITAL IMPROVEMENT PROGRAM
Through the CIP:
conduct a traffic study to determine
the most appropriate configuration for
the Foothill Boulevard and Alosta Av-
enue intersection. Study should eval-
uate realigning the east leg (Foothill
Boulevard) to a perpendicular tee into
Alosta Avenue (and eliminate the
north and east sides of the current
triangle), installing a roundabout, or
other configurations. Construct the
study’s findings;
conduct a roadway improvement de-
sign study to determine the most ap-
propriate configuration for San Gabri-
el Avenue and Azusa Avenue at Sierra
Madre Avenue. Through the study
determine method for disposing of
vacated roadway and right-of-way. In
accordance with the study, construct
improvements;
plan for and construct bike network
facilities (bike routes, lanes, and
paths) in the existing areas of the
city;
include a bicycle amenities program
that installs bicycle lockers, and
parking spaces, at the Civic Center
and other public buildings or areas
such as parks, pool, etc.;
provide bus stop amenities including
bus shelters, shade/rain protection,
seats, transit information, etc.;
Work with and actively lobby region-
al, state and federal agencies, ap-
pointed and elected officials, the San
Gabriel Valley Council of Govern-
ments, and the Blue Line Construc-
tion Authority to:
extend the Gold Line through
Azusa; and
to secure and build two Gold
Line stops in Azusa (one in
Downtown and one near Citrus
Avenue on the Monrovia Nurse-
ry APU/Citrus College site).
Actively pursue interchange study
and design of Vernon Avenue and
Zachary Padilla Avenue ramps with
Caltrans.
Meet periodically with the regional
transit operator (Foothill Transit) to
improve regional transit service to
Azusa residences and businesses.
Work with the Blue Line Construc-
tion Authority to provide grade sepa-
rations with Citrus Boulevard, Palm
Drive, and Rockvale Avenue.
Work with major employers, institu-
tions and activity centers, to develop
programs to reduce auto trips and
increase non-auto trips.
M5 ROADWAY IMPROVEMENTS
Construct a new north-south road-
way by extending Vincent Avenue (as
a Secondary Arterial) from Gladstone
Street to Todd Avenue, with a con-
nection to I-210 at a new inter-
change at Zachary Padilla Avenue.
Work with Caltrans to construct a
new interchange with I-210 in the
vicinity of Zachary Padilla Avenue.
Extend First Street (as a Secondary
Arterial) west from Vernon Avenue to
Irwindale Avenue.
Build a new River Parkway (as a
Principal Collector) along the east
bank of the San Gabriel River. This
road should be a meandering road-
way with one lane in each direction
and turn lanes at intersections. This
new parkway road should connect to
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program that installs pedestrian facilities
such as benches, water fountains, streets,
etc. Pedestrian amenities program shall
establish streetscape requirements for new
or renovated developments along corridors
and in districts. Pedestrian amenities pro-
gram shall establish streetscape design and
amenities to be installed by the City.
M10 TRAFFIC SIGNALS
Include pedestrian walk phases at
traffic signals in districts, along cor-
ridors with high pedestrian volumes,
and at intersections that serve public
facilities such as schools, parks, li-
brary, post office, etc.
Conduct a study to possibly develop
and implement an advanced traffic
signal control system for traffic sig-
nals including, but not limited to,
visual detectors, and adaptive signal
timing control software.
M11 NEW DEVELOPMENT AND SUBSTANTIALLY REN-
OVATED DEVELOPMENT CIRCULATION REQUIREMENTS
Require new developments to include
both on-street bike lanes and/or off-
street bike paths linking the develop-
ments to the surrounding neighbor-
hoods, districts, and centers.
Consider requiring new develop-
ments, employers with many em-
ployees, and significantly renovated
development projects to contribute to
a park and ride construction and
maintenance fund.
Require new developments and sub-
stantially renovated developments to
install and implement transit ameni-
ties including bus turnouts, pedes-
trian shelters, and other streetscape.
Require new developments to devel-
op TDM programs to minimize auto
trips and to encourage use of transit,
ridesharing, bicycling and walking.
M12 BICYCLE AMENITIES
Modify the City Code to require pro-
vision of bicycle parking spaces, bi-
cycle lockers, and, as appropriate,
build park and ride lots at rail sta-
tions/transit centers and near free-
way interchanges, to encourage rides-
haring and transit use;
upgrade traffic signals and improve
traffic signal timing; and
install an advanced traffic signal con-
trol system, as determined by the ad-
vanced traffic signal control study.
M7 TRAFFIC CALMING TOOLBOX
Create a traffic management toolbox that:
develops a process for identifying,
approving, and implementing traffic
calming procedures in residential
neighborhoods where necessary and
appropriate;
identifies traffic control methods and
their appropriate use and implemen-
tation; and
includes the participation of local
residents, business owners, and
property owners as well as techni-
cians.
M8 SIDEWALKS AND PEDESTRIAN TRAILS
Construct on-street sidewalks and off
-street pedestrian trails, to provide a
connected pedestrian system. This
includes the construction of:
on-street sidewalks on all road-
ways with a collector or arterial
designation; and
off-street pedestrian trails in
existing neighborhoods (in com-
bination with bike paths where
feasible and appropriate) to
connect to neighborhood cen-
ters and citywide destinations.
Require all new developments to plan
for and construct on-street sidewalks
and/or off-street paths connecting to
surrounding neighborhoods, districts,
and destinations.
M9 PEDESTRIAN AMENITIES PROGRAM
In the CIP, create a pedestrian amenities
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San Gabriel Avenue to two-way traf-
fic;
determine transit needs within the
City, and to adapt the transit system
to meet that need; and
determine if it is feasible and desired
to create a flexible route transit sys-
tem that serves residential neighbor-
hoods, the districts (i.e. University,
West End, Edgewood, etc.), transit
centers, institutional facilities, and
recreational areas. Consider provid-
ing frequent service and allow on-call
deviations from fixed routes. Con-
sider basing the service on smaller
(20-seat) vehicles.
M16 ROADWAY WIDTH REDUCTION
Create a program to identify appropriate
streets and to determine the most effective
method to reduce the existing roadway
width on, but not limited to, the following
streets: San Gabriel Avenue, Pasadena Av-
enue, Alameda Avenue, Azusa Avenue (1st
Street to 5th Street). Include public partic-
ipation in the street identification process.
M17 NEIGHBORHOOD TRAFFIC MANAGEMENT PRO-
GRAM
Develop a prototype Neighborhood Traffic
Management Program that establishes pro-
cedures and process to be followed for the
implementation or construction of the traf-
fic management or traffic calming tools.
M18 TRANSIT CENTERS AND MULTI-MODAL STATIONS
Develop two transit centers in the
City, as multi-modal transit facilities
to include rail, bus, and local shuttle,
with adequate facilities for and trans-
fers between each transit service.
Work with developers, local agencies,
and not-for-profit groups to construct
a multimodal transit center in Down-
town (at the planned Gold Line sta-
tion between Azusa Avenue and Ala-
meda Avenue) and at Citrus Avenue
(on the Monrovia Nursery APU/Citrus
showers for bicycle riders at new
buildings providing significant em-
ployment, at transit stations, and in
the districts.
Encourage the provision of bicycle
parking spaces, bicycle lockers, and
showers for bicycle riders at existing
buildings providing significant em-
ployment, commercial and recrea-
tional destinations in the City.
Provide traffic control push button
devices at convenient locations for
bicyclists at intersections.
M13 DEVELOPMENT CODE
Modify the Development Code to:
regulate drive-through facilities in
the Downtown, University District,
and other pedestrian areas with
careful attention to vehicle/
pedestrian interaction;
stipulate maximum parking ratios
and minimum parking ratios;
include minimum requirements for
rideshare and bicycle parking in off-
street parking facilities;
encourage shared use parking in
those areas where a mix of uses with
different peak usage are located ad-
jacent or near each other; and
encourage the land use distribution,
development siting, and architectur-
al design that promote safety, pedes-
trian friendly design, and access to
transit facilities.
M14 CIRCULATION PLAN
Through the Circulation Plan, change the
roadway classification from Arterial to Col-
lector on following roadways in primarily
residential areas: Vernon Avenue, San
Gabriel Avenue, 5th Street, 9th Street, and
Pasadena Avenue.
M15 MOBILITY STUDIES
Conduct a study to:
determine the feasibility and accept-
ability of reverting Azusa Avenue and
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College site).
M19 TRUCK ROUTE CRITERIA
Establish criteria for new truck routes, as
needed.
M20 CODES ENFORCEMENT
Through vehicle and other codes enforce-
ment ensure that trucks adhere to the
routes.
M21 PARK ONCE STUDY
Conduct a “park once” study to determine
appropriate parking standards for those
businesses and homes located in the Uni-
versity and Downtown TOD Specific Plan
Districts that would use the park once
parking facility, determine appropriate fi-
nancing mechanisms, and determine facili-
ty siting, construction, and maintenance
requirements.
M22 INFILL OPPORTUNITY ZONES
Adopt a City Council resolution that desig-
nates those areas within one-third of a
mile of a planned Gold Line transit stations
as “Infill Opportunity Zones”.
Mobility projects that could realisti-
cally be completed in the next five
years:
1. Conduct the Azusa Avenue and San
Gabriel Avenue.
2. Reconstruct Alosta Avenue and Foot-
hill Boulevard intersection.
3. Redesign and construct the San Ga-
briel and Azusa Avenue intersections
with Sierra Madre Avenue.
4. Develop prototype Neighborhood Traf-
fic Calming (including the Traffic
Management Toolbox).
5. Create pedestrian amenities.
6. Conduct the “park once study”.
7. Adopt the “Infill Opportunity Zones”.
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(Part 1 of 2)
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(Part 2 of 2)
Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
The lack of affordable housing in surrounding
cities has also exacerbated the squeeze on Az-
usa’s housing as rents have risen without sub-
stantial reinvestment, due to a regional hous-
ing shortage. Due to a substantial amount of
residential growth occuring in the 1950s and
1960s, over 50 percent of the housing stock in
the City is thirty years or older, the age when
most homes begin to require major repairs.
In the face of these challenges, Azusa in recent
years has launched a concerted, strategic effort
to pursue renewal and revitalization, building
on the community’s strong sense of communi-
ty and family. This housing element is an im-
portant link in that strategy. This process plac-
es housing within the larger context of eco-
nomic prosperity, environmental sustainabil-
ity, and neighborhood quality of life. This
housing element looks beyond just the narrow
goal of meeting Azusa’s statewide legal obliga-
tions for planning for construction of new
housing units. It looks to meeting the commu-
nity’s goals of providing safe and healthy
homes and neighborhoods for all of Azusa’s
diverse families.
Part of this effort has involved defining areas to
accommodate future residential growth that
respects the existing character of the commu-
Housing
Introduction
This section consists of an excerpt from the
2000-2005/2006 Housing Element, which was
adopted by the Azusa City Council and certi-
fied by the State Department of Housing and
Community Development in December 2001.
The full version of the Housing Element con-
tains extensive data and analysis as required
by State law and is published separately.
Community Context
Beginning with a population of 865 in 1899,
Azusa grew from 29,380 residents in 1980 to
41,330 residents in 1990, an increase of 41
percent. Since 1990, however, population
growth has been relatively moderate, reflecting
both the economic recession of the early to mid
1990s, and the limited availability of land re-
maining for residential development in an es-
sentially “built-out” community. As of 2000,
Azusa had a population of 44,710, represent-
ing an 8 percent increase over the prior dec-
ade.
Among the eight San Gabriel Valley “Foothill
communities,” Azusa has long supplied a dis-
proportionate amount of the “affordable” hous-
ing. Most neighboring jurisdictions have a his-
tory of actively discouraging the provision of
multi-family or entry-level housing. As a re-
sult, among Foothill cities, Azusa has the low-
est rate of home ownership, lowest median
housing sales price and the highest rates of
overcrowding and substandard housing.
These factors also contributed to a decline in
retail economic activity as surrounding cities
aggressively pursued sales tax revenue drawn
by their stronger buying power. As a result,
many older neighborhoods in Azusa went into
decline, with property values and reinvestment
falling and crime and rental turn-over increas-
ing.
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
The Housing Element is a five-year program
extending from 2000 to 2005/2006, unlike
other General Plan elements that typically cov-
er a minimum ten-year planning period. This
Housing Element identifies strategies and pro-
grams that focus on: 1) conserving and im-
proving existing affordable housing; 2) provid-
ing adequate housing sites; 3) assisting in the
development of affordable housing; 4) removing
governmental and other constraints to the
housing development; and 5) promoting equal
housing opportunities.
The Housing Element consists of the following
major components:
A summary of the City’s existing and
projected housing needs as identified
in a separate technical report;
An analysis of land resources to ac-
commodate residential growth, and
financial and administrative re-
sources to address Azusa’s future
housing needs;
The Housing Plan addressing the
City’s identified housing needs, in-
cluding housing goals, policies and
programs;
A glossary of terms used in the
Housing Element; and
A separate technical background re-
port consisting of a detailed commu-
nity needs assessment, and analysis
of constraints to housing production
and affordability.
Relationship To Other General Plan Elements
The 2000-2005/2006 Housing Element builds
on the proposals this General Plan as derived
from the public input process and synthesized
by City staff. One of the Plan’s key proposals
is to facilitate mixed use development along
key commercial corridors in the City.
Housing Big Ideas
nity. Citizens have embraced the vision of in-
tegrating housing as part of the revitalization
of the community’s underutilized commercial
corridors as both a tool for economic revitaliza-
tion and to provide needed housing opportuni-
ties. In addition to opportunities for mixed
use, residential infill in existing neighborhoods
and opportunities for student housing will, in
combination, provide needed sites to address
the City’s share of regional housing needs, de-
fined as 677 new units.
The community strongly believes that it is not
enough to provide “housing,” especially for low-
income families. All families deserve access to
quality education and community services in-
cluding parks, libraries, law enforcement,
transportation, and recreation. Too often in
the past, “affordable housing” has been slum
housing. The City of Azusa is proud to wel-
come families of all incomes with a well-
planned strategy for improving the neighbor-
hoods and entire community to allow all to
work to improve their economic status and
provide opportunities for their children. By
improving the community, “one neighborhood
at a time,” affordable housing can become a
positive reality, not just for the families re-
lieved of overcrowding and overpaying, but for
their neighbors who are not forced to endure
slum conditions as the cost of social responsi-
bility.
Organization Of The Housing Element
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Chapter 3: The Built Environment
Improvement Zone program - in tar-
geted neighborhoods, include exten-
sive community involvement.
Housing Existing Conditions
Housing Need
The following section summarizes the key
housing needs identified in the Housing chap-
ter of the separate Technical Report.
The summary of existing housing needs is or-
ganized into four areas: Housing Availability,
Housing Affordability, Housing Adequacy, and
Special Needs Populations, presented in Table
H-1.
Housing Availability
The 2000 Census identifies 13,013 housing
units in Azusa, with single family homes ac-
counting for 57 percent, multi-family units
comprising 39 percent, and mobile homes ac-
counting for 4 percent. Approximately half of
Azusa’s households are homeowners, a slight
increase from the prior decade. The 2000 Cen-
sus also reported the overall housing vacancy
rate for the City at 3.6 percent, with homeown-
er vacancy at 1.1 percent and rental vacancy
at 4.0 percent. These vacancy rates show that
while the housing market in Azusa is relatively
tight, some mobility is available for residents.
Significant new single-family development
since the census has also likely improved mo-
bility for homeowner households.
Overcrowding also serves as an indicator of
housing availability. If housing is not of ade-
quate size or affordable price, overcrowding is
more likely to occur. Data from the 1990 Cen-
sus indicates that 20 percent of Azusa house-
holds were overcrowded. The overcrowding
rate was much higher among renter house-
holds than owner households, 29 percent and
11 percent respectively. The City’s average
household size grew from 3.17 in 1990 to 3.41
in 2000.
Housing Affordability
The affordability of housing is measured by
Encourage affordable housing oppor-
tunities in Districts and along several
key corridors, including Foothill
Boulevard/Alosta Avenue and Azusa
Avenue.
Promote alternative housing types to
meet the needs of the City’s popula-
tion.
Evaluate the adoption of an inclu-
sionary housing ordinance to require
up to 15% of units within a new mar-
k e t -r a t e d e v e l o p m e n t b e
price-restricted as units for low-
er- and moderate-income households
Establish a Single-Family and Multi-
family Rental Housing Rehabilitation
Rebate Program Provide where up to
50% of the costs for improvements on
single-family and multi-family com-
plexes are rebated.
Assist non-profit developers (non-
profit) to acquire multifamily housing
properties, carry out rehabilitation,
and make units affordable to lower-
income households.
Assist eligible non-profit housing pro-
viders in acquiring deteriorating and/
or other problem properties.
Provide sites for the development of
housing for the homeless.
Provide modified parking standards
for multifamily housing.
Provide for neighborhood improve-
ments – through the Neighborhood
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Housing Availability
#
%
Housing Affordability
#
%
Overall Vacancy Rate
Homeowner Vacancy
Rental Vacancy
Overcrowded Households
Owner
Renter
2,580
668
1,912
1,912
3.6%
1.1%
4.0%
20%
11%
29%
Overpaying Households
Owner
Renter
4,505
1,457
3,048
1,457
3,048
36%
24%
46%
Housing Adequacy
#
%
Special Needs Populations
#
%
Housing Conditions
Housing Units Built Before
1960
Substandard*
Rehabilitation
Replacement
7,172
200
188
12
57%
1.5%
94%
6%
Elderly Households
Large Households
Female Headed Households
Disabled
Disabled Persons in Poverty
Farmworkers
Homeless Persons**
1,875
2,670
1,898
4,559
374
374
519
0-50
519
0-50
15%
21%
15%
11%
1%
2.6%
1%
2.6%
Table H-1
Existing Housing Needs
Notes: *Information provided by the City of Azusa Planning Division, June 2001.
** Information provided by the City of Azusa Police Department, June 2001.
Source: U.S. Census, 1990 and 2000; Department of Finance, 2000.
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
tracts. Azusa Apartments, Alosta Gardens,
and Azusa Park all maintain Section 8 con-
tracts and are subject to continued funding
from HUD for annual renewals.
Housing Adequacy
The age when housing typically requires major
repairs is generally around 30 years. In 1990
more than one-third of Azusa’s housing stock
was more than 30 years of age, with an addi-
tional 20 percent of the stock turning 30 years
of age in the year 2000. The City estimates
that approximately 200 units are in substand-
ard condition, with the majority of units (188)
suitable for rehabilitation.
The City’s code enforcement program - operat-
ed by the Community Improvement Division -
is comprised of team-driven neighborhood
preservation and enhancement strategies,
complaint response, active enforcement of
building codes/property maintenance ordi-
nances, and active review of properties through
specialized programs. Neighborhood preserva-
tion and enhancement strategies include:
The Neighborhood Improvement
Zones (NIZ) I and II, where a team of
City departments including Commu-
nity Improvement, Building, Engi-
neering, Public Works, Administra-
tion, Parks and Recreation and Po-
lice, have worked together with the
residents to focus resources to these
neighborhoods to accomplish clean-
up and physical improvements, such
as tree planting, and street and side-
walk improvements.
The Rental Housing Inspection Pro-
gram, which involves the inspection
inspects of rental properties on a bi-
annual basis. Cursory exterior in-
spections are made, and typically, a
number of the residents are contact-
ed to obtain a sense of whether there
are any physical issues that need to
be brought to the attention of the
property owner. Any corrections to
comparing current housing sales and rental
prices to the maximum affordable price for a
household. Most single-family home and con-
dominium sales prices in Azusa are affordable
to moderate- and even some low-income
households. Even some recent single-family
home developments are priced at levels afford-
able to moderate income households, although
larger projects being developed in the San Ga-
briel Canyon area are targeted to upper income
households.
Due to of the region-wide housing shortage,
Azusa has few affordable rental options for
very low-income households. Low income
households are able to afford rentals in the
City's smaller apartment complexes, but for
the most part are priced out of units in the
larger complexes with high levels of amenities.
Moderate-income households are able to afford
all rental options within the City.
Approximately 3,000 renter households and
1,500 owner households residing in Azusa
spent more than 30% of their income on hous-
ing costs in 1990. More than one-half of low-
income renter households paid 50% or more of
their income on housing costs. The largest
single group who are cost burdened are very
low income small families.
Three assisted rental projects (238 units) in
the City are at potential risk of conversion to
market rents due to expiring Section 8 con-
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
households accounted for 21.1 percent of the
City's total households. Large households ex-
perience a need for more space at affordable
housing costs. This need is particularly felt by
large family renter households. Approximately
54 percent of large family households in Azusa
were renters in 1990. However, only 12 per-
cent of the occupied rental units had three or
more bedrooms. With the gap between the
number of large households and the number of
larger rental units, many large renter house-
holds are faced with living in overcrowded con-
ditions.
Female Headed Households
Female-headed households, especially house-
holds with children, are generally character-
ized by lower incomes and a greater need for
affordable housing and accessible and afforda-
ble childcare.
Family households headed by a female are
more prevalent in Azusa than in Los Angeles
County as a whole. In 1990, female-headed
family households accounted for 21 percent of
Azusa's family household (compared with 19%
in the County) and about 15 percent of all Az-
usa households (compared with 13% in the
County).
Disabled
The disabled population encompasses several
distinct groups such as, but not limited to, the
physically handicapped; developmentally disa-
bled; and severely mentally ill. The special
housing needs of these populations include
independent living units with affordable hous-
ing costs; supportive housing with affordable
housing costs; and housing with design fea-
tures that facilitate mobility and independence.
In 1990, the Census reported 4,559 persons
with disabilities in Azusa. Persons were identi-
fied as having a self-care limitation if they had
a health condition that lasted for six months,
which made it difficult to take care of their own
personal needs, such as dressing, bathing, or
getting around inside the home. Persons were
identified as having a mobility limitation if they
be made are forwarded to the proper-
ty owner for action.
The Real Property Records Report is
required of any property that is sold
in the City. A City records search
and site visit of the property are
made, and any substandard condi-
tion is brought to the attention of the
owner and prospective buyer for cor-
rection.
The Community Improvement Division is also
proactive in identifying properties that require
attention, either through complaints or
through visual observation. Referrals are fre-
quently made to the Redevelopment Agency for
housing rehabilitation assistance, or when
budget allows, the use of nuisance abatement
funds to immediately correct substandard con-
ditions, with installment payments arranged
for the property owner.
Special Needs Populations
Certain population groups may have more dif-
ficulty in finding adequate, affordable housing
due to their special needs. State law defines
the special needs groups as elderly persons,
large households, female-headed households,
handicapped, farmworkers, and homeless per-
sons.
Elderly Households
Between 1990 and 2000, the number of house-
holds headed by a senior citizen rose from
1,824 to 1,875, according to the US Census.
The 1990 Census reported that approximately
two-thirds of Azusa’s senior households were
homeowners. The City provides funding sup-
port through CDBG funds for existing pro-
grams offered to seniors at the Azusa Senior
Center and referral and case management ser-
vices offered by social workers from the Santa
Anita Family Service. Issues addressed
through the Santa Anita Family Service organi-
zation include referrals for housing, nutrition,
social security, and disability concerns.
Large Households
Large households are defined as those consist-
ing of five or more persons. In 1990, large
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Chapter 3: The Built Environment
battered women and children. According to the
East San Gabriel Valley Task Force on Home-
lessness, Azusa has one long-term emergency
shelter (Peregrinos’ de Emaus) and two transi-
tional housing facilities (Joshua's House and
The River Community).
Future Housing Needs
California's Housing Element law requires that
each city and county develop local housing
programs designed to meet its "fair share" of
existing and future housing needs for all in-
come groups, as determined by the jurisdic-
tion's Council of Governments, when preparing
the State-mandated Housing Element of its
General Plan. In the six-county southern Cali-
fornia region, the agency responsible for as-
signing these fair share targets to each juris-
diction is the Southern California Association
of Governments (SCAG).
In 1999 SCAG developed the Regional Housing
Needs Assessment (RHNA) forecasts based on
forecasts of population, employment, and
households from 1998-2005-2006. Based on
the forecasts, SCAG has determined that the
construction need for Azusa is 677 units over
the 1998-2005-2006 period. The breakdown of
the construction need among the different in-
come groups is contained in Table H-2. As
presented in the table, the largest portion of
units (30 percent) is allocated to upper income
households, while 27 percent are allocated for
very low-income households.
In this Housing Element, Azusa, virtually alone
among its neighbors, continues to recognize its
responsibility for meeting regional housing
needs crucial to the local economy, even while
protesting the way in which this responsibility
is apportioned. This Housing Element meets
those obligations by demonstrating adequate
residential sites through General Plan and de-
velopment regulations to address the City’s fair
share housing needs.
Issues Summary
Azusa’s key housing issues are summarized
below:
had a health condition that lasted six or more
months and that made it difficult to go outside
the home alone such as shopping and visiting
the doctor's office. It is estimated that 374
persons with disabilities in Azusa were living
below the poverty level in 1990.
Farmworkers
The 1990 Census reported that farmworkers
made up less than 3 percent of the employ-
ment sector in Azusa. The Southern California
Association of Government’s (SCAG) 1998 Re-
gional Forecast estimated that approximately
840 Azusa residents were employed in the
“agriculture” sector in 1997. This agricultural
employment is due primarily to the Monrovia
Nursery, which is located in an unincorporated
area next to the City of Azusa. The Monrovia
Nursery employs 700 general nursery workers,
the majority of whom are full-time. Due to the
urbanized nature of the greater San Gabriel
Valley, farmworker households comprise only a
small percent of the City's entire housing as-
sistance needs.
Homeless
The 1990 Census reported no homeless per-
sons in emergency shelters or visible in street
locations in Azusa. The Azusa Police Depart-
ment (APD) was contacted in 2001 and esti-
mated that Azusa has less than 50 homeless
persons in the City.
The City provides funding support through
CDBG funds for three programs assisting the
homeless and people in need of emergency
shelter. Funding support is given to the City's
existing local shelter, Peregrinos' de Emaus,
provides counseling and voucher assistance to
local homeless individuals and families. Azusa
offers funding support to the East San Gabriel
Valley Coalition for the Homeless (ESGVCH), a
non-profit organization providing year-round
emergency assistance to at-risk and homeless
persons including food, clothing, diapers, in-
formation and referral, and advocacy. Azusa
supports the YWCA-WINGS that offers sanctu-
ary, community outreach, counseling, and a
24-hour emergency help line to abused and
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Chapter 3: The Built Environment
Income Group
% of
County Medi-
an Family
Income (MFI)
Income Threshold
(in 2001 $)
Housing Need
(in units)
% of Total
Housing Need
Very Low
0 to 50%
$25,650 or less
183
27%
Low
51 to 80%
$25,651 to $41,050
135
20%
Moderate
81 to 120%
$41,051 to $61,579
156
23%
Upper
>120%
More than $61,580
203
30%
Total
677
100%
Table H-2
Share of Regional Housing Needs - 1998 to 2005-2006
Source: Southern California Association of Governments, 1999.
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
20% of City households, half of
whom are renters) female-headed
households (15% of City house-
holds), students, and the homeless.
Azusa has limited vacant residential
land remaining for development, yet
pursuant to the SCAG Regional
Housing Needs Assessment (RHNA)
the City is required to plan for 677
new units during the 1998-
2005/2006 planning period.
The RHNA requires the City to plan
for 318 new units affordable to lower
income households. New develop-
ment targeted to lower income
households typically requires some
level of subsidy, and the City has
only limited resources to assist in
development.
Housing Resources
This section describes and analyzes resources
available for the development, rehabilitation,
and preservation of housing in Azusa. This
includes the availability of land resources and
the City’s ability to satisfy its share of the re-
gion’s future housing needs, financial re-
sources available to support the provision of
affordable housing, and administrative re-
sources available to assist in implementing the
City’s housing programs.
Availability Of Sites For Housing
Azusa is a highly urbanized community that is
almost entirely built out. As very little vacant
residential land remains in the City, the resi-
dential sites analysis addresses vacant sites,
but specifically focuses on underutilized sites
within the City. Underutilized sites are those
that are developed well below the maximum
density allowed in Azusa’s zoning code. The
location and number of available parcels and
associated acreage and dwelling unit potential
were determined from review of current parcel
data using the City’s GIS database. Table H-3
provides a breakdown of the number of vacant
and underutilized sites in the City and the ad-
ditional dwelling units that could be developed
in each zone.
Very low-income (50% MFI) house-
holds are priced out of the rental
market in Azusa, and are therefore
faced with overpayment and/or over-
crowding. While most rentals are
affordable to low income (80% MFI)
households, vacancies are extremely
limited.
While the majority of existing owner-
ship housing is affordable to moder-
ate-income households, new housing
being developed is targeted primarily
to upper income households.
The City has a high portion of lower
income households (51%) relative to
the region (47%), and a relatively af-
fordable existing housing stock.
However, based on the generally low-
er incomes of residents, a high pro-
portion (29%) are overpaying for
housing.
Approximately one-fifth of Azusa’s
households are overcrowded, result-
ing in inadequate housing conditions
and accelerated unit deterioration.
Over half of the City housing stock is
30 years of age or older, the age
when housing begins to experience
major rehabilitation needs. An esti-
mated 200 units are in substandard
condition.
Special needs households in Azusa
include the elderly (19% of City
households), large households (over
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Chapter 3: The Built Environment
Land Use Zone
Maximum du/acre
Parcels
Acreage
Unit Potential
Vacant Sites
R3-1,600
27
14
3.08
80
Mixed Use1
25
13
7.12
180
APU SP
1
11.29
200
Underutilized Sites
R1-10,000
4.3
7
8.47
10
R1-7,500
5.8
14
13.16
19
R1-6,000
7.3
197
68.69
211
R3-3,000
14.5
2
0.88
7
R3-1,600
27
53
8.51
116
Mixed Use1
25
156
15.81
370
Total
457
137.01
1,193
Table H-3
Vacant and Underutilized Sites
for Future Development
Notes: du = dwelling unit; APU SP = Azusa Pacific University Specific Plan
1The mixed use zone designating is a new zone designation pertaining to the corridors
and districts the City is including in the update of the General Plan.
Source: City of Azusa Community Development Department
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
are located throughout the City. The majority
of these sites are partially developed. For pur-
poses of this analysis, underutilized sites in
the existing R1-6,000, R1-7,500, and R1-
10,000 zones are defined as those parcels that
are twice the size of the allowable minimum lot
size, are a minimum of 12,000 square feet, and
have only one existing house on the parcel.
Under the existing City’s zoning regulations,
R1 parcels meeting this criteria are permitted
to develop an additional single-family home on
the parcel. In combination with the few vacant
parcels, development of underutilized R1 par-
cels can yield 240 additional units (refer to Ta-
ble H-3).
Underutilized Multi-Family Sites
The City has two R3 existing zoning districts,
R3-3,000 and R3-1,600, providing for 14 and
27 units per acre respectively. Underutilized
sites in these multi-family residential zones are
defined as parcels developed at 50 percent or
less of the maximum allowable density. As
shown in Table H-3, the potential units from
underutilized parcels in the existing R3-3,000
and R3-1,600 zones total 123 units, with the
majority in the higher density existing R3-
1,600 district.
Mixed Use Along Commercial Corridors
The City’s General Plan update establishes a
mixed-use designation to provide for a mix of
residential and commercial uses along key
commercial corridors, including Foothill Boule-
vard/Alosta Avenue, and Azusa Avenue, and
surrounding the future Gold Line Transit Sta-
tion (refer to Figure H-1). Adding residential
development along some of Azusa’s commercial
corridors will create activity along the street,
provide a variety of housing types near work
and shopping, and enhance public safety. A
total of 23 acres of vacant and underutilized
sites have been identified within these desig-
nated mixed-use corridors, providing potential
for 550 additional units.
As part of the land use plan and the urban
form design, mixed-use is being encouraged in
districts and along corridors; thereby, signifi-
cantly expanding sites for residential infill.
This initiative, with strong community support,
offers an innovative and realistic opportunity
for high-quality housing development that will
provide attractive alternatives to all income
levels, including low-income residents. By of-
fering a mix of housing types at a mix of hous-
ing prices, the corridors and districts can will
strengthen the community’s existing lower-
density neighborhoods. This option has a fur-
ther benefit for low-income households that
also lack access to autos, since these sites are
served by local and regional transit.
Finally, the Azusa Pacific University Azusa
Square Specific Plan provides for development
of additional housing for students and faculty
in Azusa, which will also ease pressure on the
housing market. Figure H-1 illustrates the lo-
cation of these residential sites.
Vacant Sites
As shown on Table H-3, a limited amount of
vacant land is available in the residential
zones. Potential units from development of the
vacant parcels totals 460 units. Several of the
vacant sites in the existing R3-1,600 zone are
located along Alameda Avenue. In addition to
these vacant residential sites, the City is in the
process of rezoning a vacant M-2 parcel for the
second phase of the Parkside Development.
This project is in the application process and
will provide between 25 to 33 single-family
homes for moderate-family households. Simi-
lar to the first phase of the project, the mini-
mum lot sizes for the new homes will be 4,000
square feet, which is lower than the minimum
lot size requirements in the Zoning Code.
Underutilized Single-Family Sites
The single family residential zones included in
the sites analysis are shown in Table H-3 and
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
Figure H-1
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
Considering that the City is providing sites
through the General Plan update new land use
plan to accommodate approximately 3,371 ad-
ditional dwelling units, Azusa has exceeded its
outstanding RHNA requirement for 357 new
units. The more important issue is whether
targets for each affordability level can be met,
especially those for very low and low income
households not currently being provided for in
the market.
The City’s highest density existing multi-family
zone (R3-1,600) provides densities up to 27
units/acre, which given moderate land costs in
the City, is sufficient to facilitate housing af-
fordable to lower income households. The ad-
dition of a district designation with incentives
for inclusion of housing at densities up to 25
units/acre will significantly expand areas for
multi-family rental and ownership housing
that can be provided at affordable levels. And
the Azusa Pacific University Specific Plan will
provide up to 200 apartment units for stu-
dents. In addition to providing these multi-
family sites for up to 953 additional units, the
City’s Housing Element establishes several
programs to help facilitate production of af-
fordable housing, including the provision of
financial assistance and regulatory incentives,
and potential adoption of an inclusionary
housing ordinance.
Financing Resources
The City has access to a variety of existing and
potential funding sources available for afforda-
ble housing activities. They include programs
from local, State, federal and private resources.
The Existing Conditions Technical Report de-
scribes the most significant housing funding
sources currently used in Azusa along with
additional funding sources available to support
in implementing the City’s housing program
activities (refer to Table 2-41 in the Technical
Report). The four largest funding sources in
the City are described below.
Community Development Block Grants
The City participates under the Los Angeles
Urban County Community Development Block
Grant (CDBG) program. The CDBG program is
Azusa Pacific University Azusa Square Specific
Plan
Azusa Pacific University (APU) is located near
Alosta Avenue and Citrus Avenue in the east-
ern portion of Azusa. In the year 2000, the
City adopted the Azusa Pacific University Az-
usa Square Specific Plan (SP-5). This Specific
Plan was developed to create a traditional uni-
versity area and includes athletic fields, park-
ing, student residential and academic build-
ings, and academic offices and retail uses. The
residential component of SP-5 is planned to be
up to 4 stories in height as allowed in the
City’s existing C-3 zone and will include ap-
proximately 64,000 square feet of housing. A
total of 200 units of residential development is
planned in this area. According to the Vice
President for University Projects at the APU,
the housing will be for students and made
available at below market rates.
Comparison Of Sites With Regional Housing
Growth Needs (RHNA)
Azusa has an identified future housing need
(RHNA) of 677 units to be developed during the
1998-20052006 period, including 318 units
affordable to lower income households. Hous-
ing built from January 1, 1998 onward can be
credited towards meeting the adequate sites
requirement for the RHNA. Between January
1998 - June 2001, a total of 470 units have
built or are in the near term pipeline for devel-
opment. All of these units have been single -
family homes, and given sales price infor-
mation can be assigned to the four income cat-
egories as shown in Table H-4.
Of the 470 units built, six have been built as
second units on existing R-1 and R-2 parcels,
and fall within the range of affordability to low-
er income households. The 111 moderate in-
come units are comprised of the Parkside de-
velopment, and scattered single-family homes
on infill parcels. And for the first time in many
years, the City is witnessing development of
housing targeted to upper income households
in the San Gabriel Canyon area, with 353
units being developed as part of the Mountain
Cove and Alexander Communities projects.
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
Income/ Affordability
Category
% of
County MFI
Total 1998 -
20052006 Regional
Housing Need
(RHNA)
Units Construct-
ed/ in Pipeline
since between
1998 and June
2001
Remaining
Units Needed
Very Low
0 to 50%
183
0
183
Low
51 to 80%
135
6
129
Moderate
81 to 120%
156
111
45
Upper
>120%
203
353
0
Total 677 470 357
Table H4
Remaining 1998 - 2005/2006
Regional Housing Needs (RHNA)
Source: Southern California Association of Governments, 1999. City of Azusa Community Development De-
partment - Building Records, June, 2001.
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
$680,000 and $780,000 per year in housing
set-aside funds are projected to be generated
during the 2000 and 2005/2006 planning pe-
riod. All of these funds will be necessary to
repay previously incurred debt (approximately
$690,000 annually is scheduled to be used for
debt service), and cover administrative costs.
City of Industry Funds
Another financial resource accessible to Azusa
is the City of Industry Funds that can only be
used by jurisdictions within a 15-mile radius
of the City of Industry. Industry Funds consist
of 20 percent of the tax increment funds col-
lected by the City of Industry and transferred
to the Housing Authority of the County of Los
Angeles (HACoLA) to develop low- and moder-
ate-income housing for families, seniors and
people with special needs, including domestic
violence victims, emancipated foster youth,
and those afflicted with AIDS/HIV. To be eligi-
ble for Industry Funds, a proposed affordable
rental housing development is required to set
aside a minimum of 20 percent of the units for
very low-income households. A proposed
for-sale development must set aside a mini-
mum of 20 percent of the units for very
low- and/or low-income households to qualify
for Industry Funds. Funds are awarded annu-
ally on a competitive basis.
State Housing Funds
During the summer of 2000, former California
Governor Gray Davis signed the largest hous-
ing budget in State history, making available
approximately $500 million for affordable
housing and related activities. The most sub-
stantially funded programs include (but are
not limited to) the following: Rental Housing
($177 million), Community Amenities/
Development Incentives ($110 million), Owner-
ship Housing ($100 million), Emergency Hous-
ing Assistance ($32 million), and Supportive
Housing for Minors Leaving Foster Care ($25
million). The City will make efforts to qualify
for a portion of these funds in partnership with
non-profit organizations/service providers ac-
tive in Azusa and the San Gabriel Valley.
very flexible in that funds can be used for a
wide range of community development activi-
ties primarily benefiting lower income house-
holds. The eligible activities include, but not
limited to: acquisition and/or disposition of
real estate or property, public facilities and im-
provements, relocation, rehabilitation and con-
struction (under certain limitations) of hous-
ing, homeownership assistance, and clearance
activities. The City expects to receive approxi-
mately $706,000 in CDBG funds for the
2001/2002 fiscal year, combined with approxi-
mately $400,000 in prior years funds. Approx-
imately $380,000 will be used for replacement
of a Section 108 loan. The City has allocated
over $170,000 in CDBG funds in support of
the single-family rehabilitation program.
Funds are also allocated towards services for
special needs populations, including referrals
and case management for seniors and the dis-
abled, homeless outreach and assistance pro-
grams, and domestic violence prevention. A
neighborhood program has been established to
solicit input from community members about
capital improvements needed in their neigh-
borhoods.
Redevelopment Housing Set-Aside
State law requires the Community Redevelop-
ment Agency to set-aside 20 percent of all tax
increment revenue generated from redevelop-
ment projects for affordable housing. The
Agency's 20-percent set-aside funds must be
used for activities that increase, improve, or
preserve the supply of affordable housing in
the City. Housing developed under this pro-
gram must remain affordable to the targeted
income group for at least 15 years for rental
units and 10 years for ownership housing.
Due to the Azusa Redevelopment Agency's ag-
gressive housing programs, the low and mod-
erate income housing fund (the 20% set-aside
funds) has been exhausted. The housing fund
is expected to be in a deficit until 2012 as it
continues to repay previously incurred debt
and cover its fair share of expenses. Since the
housing fund also borrowed from the Agency's
general fund, it must repay that debt before
undertaking any new projects. Between
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
developer that has developed many affordable
housing projects throughout Southern Califor-
nia. The housing activities of SCPH are funded
through CDBG, HUD Sections 202 and 221,
and local redevelopment housing set-aside
funds.
Pasadena Neighborhood Housing Services
Pasadena Neighborhood Housing Services
(PNHS) provides affordable housing (rental
property and homeownership) to families from
low- to moderate-income levels. PNHS leverag-
es CDBG funds through the sale of
CDBG-funded rehabilitation loans on the sec-
ondary market through Neighborhood Housing
Services of America. PNHS also receives funds
under the California Housing Rehabilitation
Program.
Housing Element Goals And Policies
This section contains the goals and policies
that address the housing needs of the City.
The goals and policies address five major is-
sues: (1) provide a variety of housing types; (2)
maintain and preserve the existing housing
stock; (3) provide adequate sites for the devel-
opment of new housing; (4) minimize the im-
pact of governmental constraints on housing
production; and (5) assure equal housing op-
portunity for all residents. Each issue area is
discussed in greater detail below. Programs to
implement these polices are included in italics
parenthesis.
Housing Plan
The Housing Plan section sets forth the goals
and policies of the housing element, reviews
the accomplishments of the 1989 Housing Ele-
ment, and discusses the housing programs for
the 2000-2005/2006 period.
Provide for a Variety of Housing Types
GOAL
Administrative Resources
Described below are non-profit agencies active
in San Gabriel Valley that can assist the City
in developing, conserving and/or rehabilitating
housing. These agencies play important roles
in meeting the housing needs of the communi-
ty. In particular, they are critical in the im-
provement of the housing stock and the
preservation of at-risk housing units in the
City.
Habitat For Humanity - San Gabriel Valley
(SGV)
Habitat for Humanity is a non-profit, Christian
organization dedicated to building affordable
housing and rehabilitating damaged homes for
lower income families. Habitat builds and re-
pairs homes for families with the help of volun-
teers and homeowner/partner families. Habi-
tat homes are sold to partner families at no
profit with affordable, no-interest loans. Vol-
unteers, churches, businesses, and other
groups provide most of the labor for the
homes. Land for new homes is usually donat-
ed by government agencies or individuals.
The East Los Angeles Community Union
(TELACU)
TELACU is a community development corpora-
tion that provides affordable home-ownership
opportunities for families and apartment rent-
als for low-income senior citizens and the disa-
bled. Since its establishment in 1968, the Un-
ion has built more than 1,000 senior apart-
ment units in the Los Angeles area with HUD
assistance.
SoCAL Housing
SoCal Housing is a regional non-profit corpora-
tion providing affordable housing throughout
the nine-county Southern California area.
SoCal Housing finances, develops, preserves
and manages affordable housing.
Southern California Presbyterian Homes
(SCPH)
SCPH is an experienced non-profit housing
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
1.8 Require that housing construct-
ed expressly for low and moderate
income households not be concen-
trated in any single portion of the
City. Evaluate adoption of an inclu-
sionary housing ordinance to inte-
grate affordable units within market
rate developments. (H6)
Maintain and Preserve the Existing
Housing Stock
GOAL
2 MAINTAIN AND ENHANCE THE QUALITY OF EXIST-
ING HOUSING AND RESIDENTIAL NEIGHBOR-
HOODS IN AZUSA.
POLICIES
2.1 Encourage neighborhood and local
involvement in addressing housing
and neighborhood maintenance and
improvement through the Neighbor-
hood Improvement Zone program.
(H11)
2.2 Continue to provide rehabilitation
and home improvement assistance to
low and moderate income house-
holds, seniors, and the disabled. (H8)
2.3 Preserve and improve the quality of
affordable rental housing by providing
rehabilitation assistance to owners of
rental properties. (H9 and H10)
2.4 Cooperate with non-profit housing
providers in the acquisition and reha-
bilitation of older apartment complex-
es and single-family homes, and
maintenance as long term affordable
housing. (H8c and H9b)
2.5 Continue to offer and promote home
ownership assistance programs as a
means of enhancing neighborhood
stability. (H1 and H8c)
1 ASSIST IN THE PROVISION OF ADEQUATE HOUSING
TO MEET THE NEEDS OF THE COMMUNITY. ESTAB-
LISH A BALANCED APPROACH TO MEETING HOUS-
ING NEEDS THAT INCLUDES BOTH OWNER AND
RENTER HOUSEHOLDS.
POLICIES
1.1 Provide a range of residential devel-
opment types in Azusa, including
low density single-family homes,
moderate density townhomes, higher
density apartments and condomini-
ums, and residential/commercial
mixed use in order to address the
City's share of regional housing
needs. (H1, H2, H3, H4, H5, and H6)
1.2 Facilitate development of affordable
housing through use of financial
and/or regulatory incentives. (H1,
H3, H7, H15, and H17)
1.3 Assist in the provision of home own-
ership assistance for moderate, and
where feasible, low income residents,
and target a portion of new owner-
ship units toward large families. (H1,
H7, and H8c)
1.4 Establish working partnerships with
private developers and nonprofit
housing corporations to assist Azusa
in meeting its housing goals. (H1d,
H2, H9b, H14, and H15)
1.5 Pursue State, federal and other
funding sources for activities to lev-
erage local funds and maximize as-
sistance. (H1 and H7)
1.6 Assist residential developers in iden-
tifying and preparing land suitable
for residential development. (H14
and H15)
1.7 Support the provision of high
quality rental housing for large fami-
lies, students, and senior citizen
households. (H3, H4, and H5)
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
3.3 Continue to allow second residential
units on single-family parcels as a
means of providing additional infill
housing opportunities. (H4)
3.4 Utilize the specific plan process as a
tool to provide flexible and creative
solutions to housing on larger pieces
of property, such as the Azusa Pacif-
ic University and Monrovia Nursery
sites. (H14)
3.5 Accommodate housing facilities for
persons and families in need of tem-
porary and short term housing with-
in the City’s commercial districts.
(H16)
3.6 Address needs of overcrowded
households through room additions
and construction of affordable rental
and ownership housing for large
families. (H8a and H14)
Removal of Constraints
GOAL
4 MINIMIZE THE IMPACT OF GOVERNMENTAL CON-
STRAINTS ON HOUSING PRODUCTION AND AF-
FORDABILITY.
POLICIES
4.1 Provide regulatory incentives, such as
density bonuses and reduced park-
ing, to offset the costs of developing
affordable housing. (H3, H5, H17, and
H18)
4.2 Establish mixed use development
standards that provide incentives for
the inclusion of residential uses along
designated corridors and in districts.
(H15 and H18)
4.3 Maintain the City’s coordinated, inter-
departmental Development Review
process for larger-scale projects in the
City. (H14)
Equal Housing Opportunity
2.6 Continue to participate in State state
and federally sponsored programs
designed to maintain housing afforda-
bility, including the Section 8 rental
assistance program. (H7 and H12)
2.7 Continue to monitor affordable hous-
ing developments within the City and
work to preserve housing at-risk of
conversion to market rate. (H13)
Adequate Sites for New Housing De-
velopment
GOAL
3 PROVIDE ADEQUATE SITES FOR THE DEVELOP-
MENT OF NEW HOUSING THROUGH APPROPRIATE
LAND USE AND ZONING DESIGNATIONS TO AC-
COMMODATE THE CITY’S SHARE OF REGIONAL
HOUSING NEEDS.
POLICIES
3.1 Continue to maintain an up-to-date
residential sites inventory, and pro-
vide to interested developers in con-
junction with information on availa-
ble development incentives. (H14)
3.2 Create mixed-use opportunities
along key commercial corridors as a
means of enhancing pedestrian ac-
tivity and community interaction.
(H15)
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
3) Adequate sites for new housing develop-
ment;
4) Removal of constraints; and
5) Equal housing opportunity.
The housing programs are discussed in detail
below. Programs with an asterisk (*) will be
implemented in coordination with the compre-
hensive General Plan and Zoning Code update
currently being carried out by the City. Table
H-5 summarizes the programs, goals, objec-
tives, funding source, responsible agency, and
time frame for implementation during the 2000
-2005/2006 period.
Historic/Cultural Resources
Statutory Requirements
In addition to the mandatory elements, other
optional elements may be included in a City’s
general plan. The California Government Code
GOAL
5 PROMOTE EQUAL OPPORTUNITY FOR ALL RESI-
DENTS TO RESIDE IN THE HOUSING OF THEIR
CHOICE.
POLICIES
5.1 Continue to enforce fair housing
laws prohibiting arbitrary discrimi-
nation in the building, financing,
selling or renting of housing on the
basis of race, religion, family status,
national origin, physical disability or
other such circumstances. (H19)
5.2 Promote greater awareness of tenant
and landlord rights and obligations.
(H19)
Housing Implementation Programs
This section contains the housing programs
that address the Housing Element goals and
policies set forth. The housing programs de-
fine the specific actions the City will undertake
in order to achieve the goals for the 2000-
2005/2006 period. Pursuant to State law, the
programs address the following issue areas:
1) Provide for a variety of housing types;
2) Maintain and preserve the existing hous-
ing stock;
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
Housing Program
Program Goal
Five-Year
Objective
Funding Source
Responsible
Agency
Time Frame
Provide for a Variety of Housing Types
H1. Home Ownership Programs
a. Mortgage Credit
Certificate (MCC)
Program.
Assist qualified
households with
the purchase of a
home.
Continue partici-
pation in the pro-
gram; provide in-
formation to City
residents.
Federal Income
Tax Credit
Los Angeles
County CDC;
Economic De-
velopment De-
partment
2000-2006
b.Home Ownership
Program (HOP)
Assist first time
home buyers who
meet the lower
income limits.
Continue partici-
pation in the pro-
gram; provide in-
formation to City
residents.
County HOME;
CDBG
Economic De-
velopment De-
partment
2000-2006
c. Fresh Rate
Program
Assist qualified
households with
the purchase of a
home.
Continue partici-
pation in the pro-
gram; provide in-
formation to City
residents.
ICLFA
Economic De-
velopment De-
partment
2000-2006
d. Home Buyer Pro-
gram for New Con-
struction
Work with devel-
opers of new own-
ership housing to
integrate afforda-
ble units within
market rate pro-
jects.
Encourage integra-
tion of affordable
units within new
for-sale housing
developments.
State bond fi-
nancing; Indus-
try Set-Aside;
and others
Economic De-
velopment De-
partment
2000-2006
H2. Single-Family
Infill Program
Work with the
AUSD and the
East San Gabriel
Valley ROP in
constructing
homes on infill
sites.
Complete three
additional homes;
provide sales pric-
es at levels afford-
able to moderate
income house-
holds.
CDBG; Rede-
velopment
Agency funds
Economic De-
velopment De-
partment
2000-2006
Table H-5
Housing Program Summary
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
Housing Program
Program Goal
Five-Year
Funding Source
Responsible
Time Frame
H3. Senior Housing
Program *
Assist in the provi-
sion of senior
housing with mod-
ified development
standards.
Facilitate develop-
ment of senior
housing in R-3,
corridors, and dis-
tricts.
General Fund
Community
Development
Department
2000-2006
H4. Provision for
Additional Residence
on a Lot
Provide for the
construction of
additional dwell-
ings on oversized
lots within R1 zon-
ing districts.
Continue to ac-
commodate infill
units on developed
R1 parcels.
General Fund
Community
Development
Department
2000-2006
H5. Alternative Hous-
ing Models
Promote alterna-
tive housing types
to meet the needs
of the City’s popu-
lation.
Provide flexible
zoning regulations,
financial assis-
tance, and other
incentives.
General Fund;
CDBG; Rede-
velopment
Agency funds
Community
Development
Department;
Economic De-
velopment De-
partment
2000-2006
H6. Inclusionary
Housing Ordinance *
Integrate afforda-
ble units within
market-rate pro-
jects. In-lieu fees
may be paid as
substitution.
Evaluate adoption
of inclusionary
housing, and as
appropriate, follow
-up with a nexus
study and in-lieu
fee amount, and
adoption of an
ordinance.
General Fund
Community
Development
Department
2005
H7. Affordable Hous-
ing Funding Sources
Encourage the use
of various funding
sources available
to the City.
Actively pursue
funding sources
for housing devel-
opment; provide
information on
available funding
sources; conduct
developers’ work-
shop.
General Fund;
Industry Set-
Aside funds ;
and other State,
County and Fed-
eral funding
sources
Community
Development
Department;
Economic De-
velopment De-
partment
Conduct
workshop in
2005
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
Housing Program
Program Goal
Five-Year Objec-
tive
Funding
Source
Responsible
Agency
Time Frame
Maintain and Preserve the Existing Housing Stock
H8. Single-Family Rehabilitation Programs
a. HOME Rehabilita
tion Loan Program
Assist qualified
applicants for
home improve-
ment activities.
In coordination
with program 8b,
assist 35 house-
holds annually;
promote the pro-
gram on the City
website, at public
locations and
HOME Community
Development
Department;
Economic De-
velopment
Department;
Los Angeles
County CDC
2000-2006
b. Single-Family
Housing Rehabili-
tation Grant Pro-
gram
Assist qualified
applicants in mi-
nor home repairs.
In coordination
with program 8a,
assist 35 house-
holds annually;
promote the pro-
gram on the City
website.
CDBG Community
Development
Department;
Economic De-
velopment
Department;
Los Angeles
2000-2006
c. Single-Family Ac-
quisition and Reha-
bilitation (HUD
Section 203(k))
Assist eligible non
-profit housing
providers in ac-
quiring deteriorat-
ing and/or other
problem proper-
The Redevelop-
ment Agency will
contact HUD to
evaluate participa-
tion in the 203(k)
program.
HUD; Redevel-
opment Agency
funds
Redevelop-
ment Agency;
Economic De-
velopment
Department
By the end
of 2005
H9. Multi-Family Rehabilitation Programs
a. Single and Multi-
Family Rental
Housing Rehabili-
tation Rebate Pro-
gram
Provide 50% re-
bate for improve-
ments on single
and multi-family
complexes.
Assist 15 house-
holds annually;
continue to pro-
mote the program
on the City web-
site.
CDBG Economic De-
velopment
Department
2000-2006
b. Multi-Family
Housing Acquisi-
tion and Rehabilita-
tion
Assist developers
(non-profit) to
acquire property,
carry out rehabili-
tation, and make
units affordable to
lower-income
households.
Contact non-profit
housing providers
regarding interest
in establishing
partnerships in the
acquisition and
rehabilitation of
substandard rental
CDBG; Rede-
velopment
Agency funds;
Industry Set-
Aside funds
Economic De-
velopment
Department
Contact non-
profits in
2006
H10. Rental Housing
Inspection Program
Ensure mainte-
nance of rental
properties through
annual inspection.
Continue to ad-
minister the rental
inspection pro-
gram.
General Fund
Community
Improvement
Division
2000-2006
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Chapter 3: The Built Environment
Housing Program
Program Goal
Five-Year
Objective
Funding Source
Responsible
Agency
Time Frame
H11. Neighborhood
Improvement Zone
Program
Provide for neigh-
borhood improve-
ments in targeted
neighborhoods,
include extensive
community in-
Identify additional
target neighbor-
hoods, and involve
residents to identi-
fy and implement
needed improve-
CDBG; General
Fund
Redevelop-
ment Agency
2000-2006
H12. Section 8 Rental
Assistance.
Provide rental sub-
sidies to very low-
income house-
holds.
Continue rental
assistance to 277
households, with
additional assis-
tance provided as
funding becomes
HUD
Los Angeles
County Hous-
ing Authority;
Economic De-
velopment De-
partment
2000-2006
H13. Preservation of
At-Risk Units.
Preserve housing
at risk of conver-
sion to market-rate
units.
Maintain close
contact with own-
ers of at-risk prop-
erties; provide
financial and other
assistance to main-
tain affordability;
conduct tenant
HUD; CDBG;
Redevelopment
Agency funds
Redevelop-
ment Agency;
Economic De-
velopment De-
partment
2000-2006
Adequate Sites for New Housing Development
H14. Vacant/
Underutilized Sites
Inventory
Provide adequate
sites to meet the
RHNA allocation.
Maintain an inven-
tory of sites suita-
ble for residential
development; con-
duct a developers
workshop. Devel-
op incentives for
lot consolidation.
General Fund;
CDBG; Rede-
velopment
Agency funds
Community
Development
Department;
Economic De-
velopment De-
partment
2005
H15. Mixed Use in
Districts and corridors
Provide sites for
mixed use devel-
opment along sev-
eral key commer-
cial corridors.
Permit residential
densities up to 25
units per acre.
Adopt the General
Plan and imple-
menting mixed use
ordinance with
incentives for in-
clusion of residen-
tial development.
General Fund
Community
Development
Department
2003-2004
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Chapter 3: The Built Environment
Housing Program
Program Goal
Five-Year
Objective
Funding Source
Responsible
Agency
Time Frame
H16. Sites for Transi-
tional Housing/
Homeless Shelters
Provide sites for
the development of
housing for the
homeless.
Amend the Zoning
Ordinance to con-
ditionally allow for
transitional hous-
ing and emergency
shelters in com-
mercial districts.
General Fund as
necessary
Community
Development
Department
2003-2004
Removal of Constraints
H17. Density Bonus
Ordinance
Provide density
bonus and addi-
tional regulatory
incentives for de-
velopments that
include affordable
units.
Adopt a local den-
sity bonus in con-
junction with the
Development
Code; promote
availability
through developers
workshop.
General Fund
Community
Development
Department,
Planning Com-
mission, City
Council
2003-2004
H18. Review of
Parking Standards
Provide modified
parking standards
for multi-family
housing.
Review parking
standards during
the Development
Code update pro-
cess and revise as
appropriate.
General Fund
Community
Development
Department,
Planning Com-
mission, City
Council
2003-2004
Equal Housing Opportunities
H19. Fair Housing
Assure that all
residents have
equal access to
housing.
Continue to pro-
mote fair housing
practices, refer fair
housing com-
plaints to the Fair
Housing Council
of San Gabriel
Valley.
CDBG
Fair Housing
Council of San
Gabriel Valley;
Community
Development
Department.
2000-2006
Five-Year Program Objectives:
Housing Construction: 677 units (183 very low, 135 low, 156 moderate, 203 above moderate)
Housing Rehabilitation: 200 low- and 50 very low-income units (75 multi-family, 175 single-family units)
Housing Conservation: 238 very low income units (Azusa Park Apartments, Alosta Gardens, and Azusa Apartments)
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Downtown TOD Specific Plan District
Sunset Neighborhood
Foothill/Route 66 Corridor
Conducting tours of historic struc-
tures and historic districts
Telling Azusa’s story through an ex-
panded commitment to public art,
carrying the theme of Azusa’s natural
and historic legacy.
Historical and Cultural Resources Ex-
isting Conditions
For thousands of years prior to Spanish explo-
ration and settlement, the Gabrielino Indians
occupied what is now Azusa. With an empha-
sis on settlements near the San Gabriel River
and at spring sites, the Gabrielino Indians
practiced a complex form of hunting and gath-
ering and of land resource management. With
the arrival of the Spanish colonists in 1769 life
changed for the people and the effects of mis-
sionization and European culture led to the
demise and displacement of the Indian people.
With the founding of Mission San Gabriel in
Section 65303 states:
The General Plan may include any other ele-
ments or address any other subject which, in
the judgment of the legislative body, relate to
the physical development of the county or city.
Azusa’s Historic/Cultural Element is such an
optional element. Once adopted, this element
will have the same legal status as any of the
mandatory elements. Additionally, other state
requirements pertaining to the mandatory ele-
ments, such as internal consistency, also ap-
ply to the optional element.
Introduction
Azusa is the oldest community in the San Ga-
briel Valley, predating the arrival of the Span-
iards by six thousand years. The name is de-
rived from the Chumash village along the San
Gabriel River. Our heritage was shaped by the
era of Mexican ranchos and early American
settlement. The modern era began with the
coming of the railroad and the founding of a
thriving foothill citrus community, incorpo-
rated in 1898.
The evolution from a frontier town to a subur-
ban city continues today. With the passage of a
“Historic Landmark” ordinance in 2001, Azusa
has made a commitment to better protect its
important historic fabric and to weave it into
the city’s future.
Historical and Cultural Resources Big
Ideas
The Big Ideas for the Historical and Cultural
Resources Element are:
Identify historic landmarks
Designate historic districts, including:
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prospered, banks and churches were erected,
and the town spread out from its original cen-
ter. The war years and the coming of Aerojet
in 1944 coupled with the decline in the citrus
industry marked by blights, high water prices
and post war pressure to develop farmland,
spelled the end of the citrus groves and the
industry that they had spawned. Industry re-
placed agriculture, with notable exceptions
such as the Monrovia Nursery. Establishment
of the Azusa Pacific (College) University
through a merger of the old Azusa Bible Col-
lege and the Los Angeles Pacific College in
1965 brought an academic presence to the
town and development of the freeway system
left old Route 66 as a remnant highway while
at the same time bringing new families to the
town in search of affordable housing and a
sense of community.
The Azusa General Plan recognizes the cultural
diversity reflected in the past and anticipates
that such diversity will extend into the future.
This historical and cultural diversity, as repre-
sented by prehistoric sites, buildings, places,
and activities, should be preserved and en-
hanced. The policies presented in this section
focus on the preservation of physical remind-
ers of the past; the treatment of links with the
past as important not only to understanding
history but to forging a better future; promo-
tion of cultural diversity, and encouragement
of public participation in preserving the past
1771, the region began the gradual shift from
Indian homeland to Spanish colonial outpost
and mission lands. By 1834, the Alta Califor-
nia missions were secularized and became par-
ish churches and many were abandoned or
saw only occasional use. Secularization was
followed by what is often called the ranchero
period or the era of Mexican land grants
Approximately three square miles, or almost
2,000 acres, were granted to Luis Arenas in
1841. Arenas named his holding Rancho El
Susa and it was this rancho that he sold to the
Englishman Henry Dalton in 1844. Dalton
was a highly successful mercantilist who fo-
cused on west coast trade between South
America and California. Typical of the times,
Dalton blended Spanish and English and a lit-
tle vanity and christened his new holding Az-
usa Rancho de Dalton.
The 1850-1870 period represents the gold rush
era for the region and, in spite of floods that
wiped out the nascent towns of Prospect Bar
(1859) and Eldoradoville (1862); the mines pro-
duced more than 12 million dollars of gold.
During this period much of California was
caught in a legal web of conflicting land
claims, fraudulent claims, and a tug -of-war
between the new California state government
and the claims of the federal government. The
lands of Henry Dalton, and others throughout
California, who had purchased or acquired
Mexican land grants, were reduced by federal
surveys thus opening the way for homestead-
ers.
Although Jonathan S. Slauson mapped and
laid out the lines for the town of Azusa in
1887, incorporation would not come until the
last days of 1898. H. A. Williams was elected
as the first mayor. The census of 1890 record-
ed a population of 800 and ten years later the
population and increased by 65 to a total of
865.
From the turn of the century to the early
1940s, Azusa grew and developed largely on
the strength of its citrus and other agricultural
products. The packinghouses and railroads
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TIONAL BENEFITS.
POLICIES
2.1 Combine historically and culturally
significant sites such as those on the
proposed landmarks list with recrea-
tional learning opportunities. Exam-
ples may include the Santa Fe De-
pot, the Woman’s Club, the citrus
processing buildings, and the Durrell
Building. (HR3)
2.2 Designate three two or more Historic
Districts including but not limited to:
a Downtown District the TOD Specif-
ic Plan , and a Sunset/San Gabriel
District, and a Foothill Districts
(Figure HR-1). (HR3)
GOAL
3 PRESERVE AND PROTECT PLACES, BUILDINGS,
AND OBJECTS THAT EMBODY THE CITY’S SOCIAL,
COMMERCIAL, ARCHITECTURAL, AND AGRICUL-
TURAL HISTORY.
POLICIES
3.1 Encourage property owners to main-
tain and preserve the historic prop-
erties currently listed on the land-
marks list and those properties that
may be added in the future. Large-
scale examples include Route 66, the
Santa Fe Depot, the citrus packing
buildings, the mining activities, and
the downtown core. (HR4, HR5, HR6,
HR7, HR8, and HR9)
3.2 Incorporate natural resources such
as the San Gabriel River drainage
into development when appropriate
as a means of understanding and
appreciating the history of the site or
area. This may include the mining
activities and any prehistoric sites
that may be encountered during
subsequent studies of the drainage.
(HR10 and HR11)
while building for the future.
Vision
Azusa will be a community that honors its his-
tory, while actively embracing a better future.
Actively telling the story of the legacy and con-
tributions of the many other cultures that have
lived here (Native American Hispanic, Anglo,
and other immigrants) will add luster to Azusa
as a unique community for residents and visi-
tors alike.
Historic/Cultural Resources Goals and
Policies
GOAL
1 PRESERVE AND PROTECT THE CITY’S NATIVE
AMERICAN HERITAGE.
POLICY
1.1 Determine, early in the planning pro-
cess, through field surveys and Na-
tive American consultation, whether
archaeological or cultural resources
are located within a proposed devel-
opment site. (HR1 and HR2)
GOAL
2 PROVIDE THE CITY WITH OPEN SPACE AND CUL-
TURAL/HISTORIC AREAS IN THE DOWNTOWN, IN
THE SAN GABRIEL RIVER CORRIDOR, AND IN
NEIGHBORHOODS THAT CAN PROVIDE EDUCA-
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Figure HR-1
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HR1 CULTURAL AND HISTORIC PRESERVATION COM-
MISSION
Encourage members of the Native Ameri-
can community to serve on the Cultural
and Historic Preservation Commission and
to play a role in community development.
HR2 ARCHAEOLOGICAL SURVEYS
Require archaeological surveys of undevel-
oped areas including those areas that alt-
hough part of the built environment, may
have the potential for subsurface archaeo-
logical sites. In the case of the San Gabri-
el River corridor, which may not have pro-
ject specific actions, conduct surveys as
part of the overall planning process so
that resources can be integrated into the
planning and enhancement process. If
resources are encountered, encourage
avoidance of the resources if they are de-
termined to be significant as defined in
CEQA Guidelines Section 15064.5. If
avoidance is not feasible, implement a mit-
igation plan to excavate, analyze, and re-
port on the discoveries.
In the event that any prehistoric, historic,
or paleontological resources are discovered
during construction-related earth-moving
activities, all work within 50 feet of the
resources shall be halted and the develop-
er shall consult with a qualified archaeolo-
gist or paleontologist to assess the signifi-
3.3 Support preservation of historic re-
sources, including providing for
adaptive reuse and tax incentives
where appropriate. (HR8, HR9, and
HR11)
3.4 Integrate the landmark list onto the
GIS computer system to as a method
to regulate building renovation, ex-
pansion, or demolition. (HR15)
GOAL
4 PROMOTE APPRECIATION AND AWARENESS OF
AZUSA HISTORY THROUGH THE SCHOOL AND
OTHER PUBLIC PROGRAMS AND VENUES.
POLICIES
4.1 Work closely with the Azusa Histori-
cal Society to improve and maintain
the museum as an integral part of
historical interpretation and under-
standing. Ensure that the museum
reflects cultural diversity and the
multiple layers of Azusa’s history.
(HR3, HR12, and HR13)
4.2 Encourage the use of accurate and
historically significant place names
and themes. (HR14)
4.3 Working together with the Historical
and Cultural Resources Commis-
sion, Azusa Unified School District,
and other local schools, consider es-
tablishing Azusa Heritage programs
that sponsor educational walking
tours and other public events high-
lighting local historical resources
and issues. (HR13)
Implementing Programs
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HR4 CERTIFIED LOCAL GOVERNMENT CERTIFICATION
Seek certification by the State of California
as a Certified Local Government (CLG).
HR5 HISTORIC RESOURCE INVENTORIES
Conduct historic resource inventories and
amend the Historic Preservation Ordi-
nance to identify and preserve important
historic resources. Pursue grants and
funding for inventories and preservation
through the State Office of Historic Preser-
vation.
HR6 HISTORIC RESOURCES OUTREACH
Establish an outreach program educating
property owners as to the economic and
other benefits of preserving and properly
maintaining historical and culturally sig-
nificant properties.
HR7 HISTORIC REHABILITATION GRANTS/LOANS
Consider establishing grants and loans for
property owners who seek to rehabilitate
and maintain historic properties.
HR8 HISTORIC PRESERVATION GRANTS
Pursue grants for historic preservation
within neighborhoods and in commercial
areas coupled with adaptive reuse.
HR9 STATE HISTORICAL BUILDING CODE
cance of the find. If any find were deter-
mined to be significantly by the qualified
archaeologist, then representatives from
the City of Azusa and the qualified archae-
ologist and/or paleontologist would meet
to determine the appropriate course of ac-
tion.
Should human remains be discovered dur-
ing the implementation of a proposed pro-
ject, the local coroner must be contacted
immediately. Both the Native American
Heritage Commission (pursuant to
NAGPRA) and any identified descendants
should be notified, and recommendations
received, if the remains are determined to
be of Native American origin (CEQA Guide-
lines Section 15064.5, Health and Safety
Code Section7070.5, Public Resources
Code Sections 5097.94 and 5097.98).
HR3 HISTORIC DISTRICTS
Coordinate with other public and private
agencies to promote joint use of facilities,
buildings, and places, where appropriate
for cultural and art events. Specific exam-
ples may include the Santa Fe Depot,
which could be an important element of
the transit or transportation hub; Route
66, which reflect transportation and a link
with the past; and the historic buildings
within both residential neighborhoods and
the downtown core.
Historic Districts should be established for
at least three areas; the Sunset/San Ga-
briel District between 11th and 4th
Streets; the Downtown TOD Specific Plan
District between 10th and 6th Streets, and
Pasadena and Azusa Avenues, and the
Foothill District centered on Foothill
Boulevard.
Tours and walk abouts with historic and
cultural themes should be developed to
emphasize Azusa’s history and architec-
ture. Such tours could be part of the
growing tourist industry as well as an ele-
ment of the school curriculum.
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sites of historic buildings, events, people,
and activities. The markers should reflect
the economic, social, and cultural growth
and development of Azusa. The markers
could be tied into walking tours and bro-
chures explaining the importance of the
site.
HR15 GIS UPDATE
Update the GIS computer system to in-
clude the landmark list.
Projects that could realistically be
completed in the next five years:
1. Establish the three historic districts.
2. Become a Certified Local Government.
3. Develop historic walking tour(s) pro-
gram.
4. Develop property owners outreach
program to explain economic and oth-
er benefits of preserving/maintaining
historic/culturally significant proper-
ties.
5. Establish historic and cultural signifi-
cant resources thresholds by which to
judge future projects impacts.
6. Set design standards and criteria for
new development and renovated
buildings that may have an impact on
nearby historic and cultural signifi-
cant resources.
7. Update the GIS computer system.
Infrastructure
Statutory Requirements
The Government Code Section 65302(b) re-
quires a discussion regarding local utilities and
facilities. This General Plan focuses upon the
City’s water supply, water treatment, storm
drainage, solid waste disposal, natural gas,
electricity, and telecommunication systems.
Infrastructure Big Ideas
The Big Ideas for the Infrastructure Element
are:
Implement the State Historical Building
Code on eligible resources.
HR10 REVISE ORDINANCES
Review and revise grading ordinances to
require appropriate mitigation measures
when historic or archaeological resource is
discovered prior to, or during development
of property. Such measures should em-
phasize preservation and enhancement.
HR11 HISTORIC RESOURCE IMPACT THRESHOLDS
Establish thresholds by which future pro-
jects can be judged when considering im-
pacts to historic resources. These stand-
ards should include height and massing
considerations for proposed projects that
are located in proximity to historic re-
sources (both individual structures and
districts) and should define locations for
potential prehistoric resources.
HR12 HISTORIC INTERPRETATION GRANTS
Pursue grants for historic interpretation
and enhancement.
HR13 EDUCATIONAL CURRICULUM
Work with Azusa Unified School District
and other local schools to develop a cur-
riculum within the schools that integrate
the Museum into tours, research projects,
and development of family histories.
HR14 HISTORIC MARKERS AND WALKING TOURS
Establish historic markers to delineate
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Historical & Cultural Resources Implementation Matrix
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tion Districts of Los Angeles County (Districts)
District 22 main trunk lines. Northern areas
of the City (the unurbanized areas north of Si-
erra Madre Avenue) are not within District 22.
These areas rely on septic tank systems. Some
of the City’s sewer mains are now deficient; the
deficiencies were not created by one large area
of development but by the minor, incremental
additions to the system. The City’s Sewer Mas-
ter Plan (2001) calls for the improvement of the
mains just east of Todd Avenue north of Tenth
Street, on Foothill Boulevard from Vernon Ave-
nue to Coney Avenue, in the alley west of
Aspan Avenue between First Street and Second
Street, and on Second Street from the Aspan
Avenue alley east to Vernon Avenue.
The trunk sewers lines ultimately connect to
the Districts’ San Jose Creek Water Reclama-
tion Plan (WRP), located next to the City of In-
dustry. (Figure In-2) The WRP has a design
capacity of 100 million gallons/day (mgd) and
currently processes an average flow of 87.5
mgd. When wastewater entering the San Jose
Creek Water Reclamation is over capacity,
wastewater is diverted to the Joint Water Pol-
lution Control Plan (JWPCP), located in the
City of Carson.
The Regional Water Quality Control Board al-
lows septic tanks system but is subject to re-
quirements of the local agency. Azusa’s spe-
cial requirement for sewer connection and sep-
tic tanks is that any new development with 5
or more dwelling units and within 200 feet of a
city sewer line is required to connect to the city
line. Otherwise, septic tanks are allowed in
Azusa subject to approval from the Los Angeles
County Public Health Department.
Planning Issues
Northern portions of the City of Azusa
are not within District No. 22. Before
sewage services can be provided in
those areas, annexation into District
22 is required.
Future development will require the
expansion of sewer system infrastruc-
ture as well as extended service ca-
Public facilities master plans will be
prepared or updated in accordance
with the future growth anticipated in
the General Plan, in order to ensure
that services are provided in the
most cost effective manner, and to
plan for new facility acquisition and
construction.
New technologies and best manage-
ment practices will be used in both
new construction and renovated
public and private businesses and
residences to reduce service demand
and to maximize service provision.
Infrastructure Existing Conditions
Water Supply
The Azusa Light and Water Department, a mu-
nicipal utility owned and operated by the City
of Azusa, provides water to residents of Azusa.
The main source of water is ground water in
the San Gabriel Groundwater Basin, a portion
of which lies directly underneath the City.
When ground water is not sufficient to meet
water demand, water is obtained from the San
Gabriel River. The Canyon Filtration Plant,
located at Azusa Avenue and San Gabriel
Road, has the capacity to treat 7.5 million gal-
lons of San Gabriel River water per day. In
extreme conditions, when water from wells and
the River cannot meet demand, water is pur-
chased from the Metropolitan Water District
(MWD) or the San Gabriel Valley Municipal
Water District (SGVMWD). (Figure In-1)
Planning Issues
Currently, the Azusa Light and Water
Department has the facilities, equip-
ment, and source of water supply to
adequately provide water services to
the City of Azusa.
There are no issues concerning water
quality for the City.
Wastewater
Azusa owns, operates, and maintains the local
sewer lines that collect wastewater generated
within the City limits. The City is allowed to
connect local sewer lines to the County Sanita-
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Figure In-1
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Figure In-2
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control systems contain most of the
storm runoff within the system.
Storm flows within the street right-of
-way may cause localized flooding
during storms; some roads maybe
impassable during a storm.
The overflow of the San Gabriel River
during a storm may threaten resi-
dential areas along or near the river.
Increasing vegetation growth along
the river diminishes the capacity of
the flood control channel along the
San Gabriel River. During a major
storm, this can become a problem.
Electric Power Supply and Transmission
The Azusa Light and Water Department, a mu-
nicipal utility, provides electric power to busi-
ness and residential users. The City of Azusa
receives electrical power from Southern Cali-
fornia Edison (Edison) at the Azusa Substa-
tion, located at 809 North Angeleno Street.
The City of Azusa and Edison jointly own the
Azusa substation. Edison provides electrical
service to the unincorporated areas of Los An-
geles County, within Azusa’s Sphere of Influ-
ence.
Planning Issues
Currently, the Azusa Light and Water
Department has the facilities and
equipment to provide electrical ser-
vices to the City of Azusa. New com-
pacity.
Storm Drainage Facilities
There are two dams, owned by Metropolitan
Water District and the Los Angeles County
Flood Control, located above Azusa. The San
Gabriel Dam is located seven miles north of
the Azusa city limits. The Morris Dam is just
south of the San Gabriel Dam, one mile north
of the City limits.
Adjacent to the San Gabriel River, north of the
I-210 Freeway and near the mouth of the San
Gabriel Canyon, lies the San Gabriel Canyon
groundwater recharge area. These groundwa-
ter recharge basins divert water from the river
to percolate into the underground aquifer. The
basins also detain overflowing floodwaters of
the San Gabriel River in the event of a major
rainstorm. (Figure In-3)
South of the I-210 Freeway is the Santa Fe
spreading grounds. The Irwindale spreading
grounds are part of the Santa Fe Dam Flood
Control Basin. In the case of dam failures
from the San Gabriel or Morris Dams, the San-
ta Fe Dam Control Basin would detain most of
the water, protecting many cities south of San-
ta Fe Dam, however, much of the City of Azusa
would potentially become inundated from the
overflow of the San Gabriel River.
The existing storm drain and flood control sys-
tems contain most of the storm runoff within
the system. However, storm flows within the
street right-of-way may cause localized flooding
during storms. Some roads may be impassa-
ble during a storm.
In addition, the overflow of the San Gabriel
River during a “100 year” storm may threaten
residential areas along or near the river. In-
creasing vegetation growth along the river di-
minishes the capacity of the flood control
channel along the San Gabriel River. During a
major storm, this can become a problem.
Planning Issues
The existing storm drain and flood
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Figure In-3
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General Telephone Company of California
The General Telephone Company (GTE) pro-
vides local residential and business telephone
service. According to representatives from
GTE, the existing telephone system is adequate
to serve existing and future customers within
the City of Azusa. GTE does not foresee any
major projects that will require upgrading of its
system in the near future. GTE also provides
telephone services to the City’s Sphere of Influ-
ence.
Cable Television
Charter Communications provide cable televi-
sion service to the City of Azusa and its Sphere
of Influence. This franchise service provides
services on a contract basis, and the contract
with the City is reviewed on a regular basis.
The changing nature of telecommunications
may lead to new service/competitors and range
of services available to City residents and busi-
nesses. Possible merging of telephone, cable,
internet, and other telecommunications ser-
vices man require the installation of new infra-
structure.
Planning Issues
None
Solid Waste Disposal
Solid waste disposal services in Azusa are con-
tracted with private waste haulers, Athens Dis-
posal Company.
The residents and businesses of Azusa dispose
of approximately 110,000 tons of trash each
year. Since 1995, the residents and businesses
have reduced the amount of trash going to
landfills by 39% (in 1998). In order to comply
with AB939, the local residents and business
must reduce the trash flow by a total of 50% in
the year 2000. The City has adopted a green
waste recycling program and is reviewing vari-
ous curbside recycling and incineration pro-
grams in an effort to meet the 50% require-
ment.
Municipal solid waste can only be disposed of
mercial and industrial uses that de-
mand enormous amount of electricity
may have significant impacts on the
electrical network.
Significant increases in population
would impact the electrical facilities.
Natural Gas
The Southern California Gas Company pro-
vides natural gas service. The existing gas dis-
tribution system is adequate to serve existing
and future customers within the City. The
Southern California Gas Company does not
foresee any major projects that will require up-
grading of its system in the near future.
Planning Issues
None
Telecommunications
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1.2 Update the electric master plan to
reflect anticipated growth and cur-
rent capacity. (I4 and I5)
1.3 Designate, preserve, and acquire
land for electrical distribution facili-
ties, as necessary. (I2)
1.4 Minimize electrical consumption
through site design, use of efficient
systems, and other techniques. (I2)
1.5 Continue the City’s electrical conser-
vation efforts; review programs peri-
odically and modify and/or expand
them as appropriate and feasible. (I1
and I2)
1.6 Continue to require the incorpora-
tion of electrical conservation fea-
tures in the design of all new con-
struction and site development. (I2
and I7)
1.7 Continue to underground all over-
head electrical lines. (I6)
1.8 Ensure the costs of improvements to
the existing electrical supply and
distribution facilities necessitated by
new development to be borne by the
new development benefiting from the
improvements, either through the
payment of fees, or the actual cost of
in Class III landfills. The closet Class III land-
fills are Puente Hills and Spadra Landfills.
Puente Hills landfill is estimated to be full in
2003. The Spadra landfill has an estimated
life of approximately 2.5 years.
Planning Issues
Solid waste disposal is a regional
problem affecting all of the communi-
ties in Southern California, including
Azusa. As nearby landfills are filled
or closed, transportation of waste to
landfills farther away creates addi-
tional costs and environmental im-
pacts.
Local residents and businesses must
continue to reduce, reuse, and recycle
in order to meet the State mandated
trash reduction requirements.
Vision
Both public and private utilities service provid-
ers will fully and efficiently serve Azusa’s
homes and businesses.
Infrastructure Goals and Policies
ELECTRICITY
GOAL
1 PROVIDE AN ELECTRICAL SUPPLY SYSTEM THAT IS
ABLE TO MEET THE PROJECTED ELECTRICAL DE-
MANDS; UPGRADE AND EXPAND SUPPLY, TRANS-
MISSION, AND DISTRIBUTION FACILITIES; AND
PURSUE FUNDING SOURCES TO REDUCE THE COST
OF ELECTRIC PROVISION FOR THE CITY.
POLICIES
1.1 Monitor the demands on the electri-
cal system, manage development to
mitigate impacts and/or facilitate
improvements to the energy supply
and distribution system, and main-
tain and expand energy supply and
distribution facilities. (I1, I2, I3, I4,
and I5)
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(I1)
2.8 Continue to require the incorpora-
tion of water conservation features in
the design of all new construction
and site development. (I2 and I3)
2.9 Consider creating rebate or other
incentive programs for the replace-
ment of leaking, aging, and/or ineffi-
cient plumbing with water saving
plumbing and fixtures. (I1 and I8)
2.10 Require the use of reclaimed water
for landscaped irrigation, grading,
and other non-contact uses in new
developments, where available or
expected to be available. (I2 and I8)
2.11 Ensure the costs of improvements to
the existing water supply and distri-
bution facilities necessitated by new
development to be borne by the new
development benefiting from the im-
provements, either through the pay-
ment of fees, or the actual cost of
construction, or both in accordance
with State Nexus legislation. (I2 and
I8)
2.12 Evaluate the water rate payer fees,
development charges, and service
acquisition charges to see if the fees
and charges adequately meet the op-
eration maintenance, renovation/
upgrade, and new construction
needs. (I1, I3, I6, and I9)
Wastewater Treatment and Facilities
GOAL
3 PROVIDE A WASTEWATER (SEWER) COLLECTION
AND TREATMENT SYSTEM THAT IS ABLE TO SUP-
PORT PERMITTED LAND USES, UPGRADING EXIST-
ING DEFICIENT SYSTEMS, AND PURSUE FUNDING
SOURCES TO REDUCE COSTS OF WASTEWATER
PROVISION IN THE CITY.
POLICIES
construction, or both in accordance
with State Nexus legislation. (I2, I6,
and I9)
Water
GOAL
2 PROVIDE A WATER SUPPLY SYSTEM THAT IS ABLE
TO MEET THE PROJECTED WATER DEMANDS; UP-
GRADE AND EXPAND WATER TREATMENT, SUP-
PLY, AND DISTRIBUTION FACILITIES; AND PURSUE
FUNDING SOURCES TO REDUCE THE COST OF WA-
TER PROVISION FOR THE CITY.
POLICIES
2.1 Monitor the demands on the water
system, manage development to miti-
gate impacts and/or facilitate im-
provements to the water supply and
distribution system, and maintain
and expand water supply and distri-
bution facilities. (I1, I3 and I5)
2.2 Continue to update the water master
plan and an associated capital im-
provements program, and evaluate
the adequacy of the water supply
and distribution supply. (I4 and I5)
2.3 Designate, preserve, and acquire
land for water storage and transmis-
sion facilities, as necessary. (I2)
2.4 Require that new development and
retrofit existing developments to con-
tain safeguards and measures pre-
venting water supply degradation.
(I2)
2.5 Require all new development to con-
nect to the sewer system. (I2)
2.6 Minimize water consumption
through site design, use of efficient
systems, and other techniques. (I1,
I2, and I7)
2.7 Continue the City’s water conserva-
tion efforts; review programs periodi-
cally and modify and/or expand
them as appropriate and feasible.
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
may generate hazardous waste to
prevent contamination of water. (I3)
3.9 Continue to work with the County
Sanitation District to ensure that
use of Best Management Practices is
used in the City. (I1)
Storm Drainage
GOAL
4 PROVIDE A FLOOD CONTROL SYSTEM THAT IS ABLE
TO SUPPORT THE PERMITTED LAND USES WHILE
PRESERVING THE PUBLIC SAFETY; UPGRADE EXIST-
ING DEFICIENT SYSTEMS; AND PURSUE FUNDING
SOURCES TO REDUCE THE COSTS OF FLOOD CON-
TROL PROVISION IN THE CITY.
POLICIES
4.1 Maintain existing public storm
drains and flood control facilities,
upgrade and expand storm drain
and flood control facilities. (I1)
4.2 Annex the northern area of the City
into District 22. (I1)
4.3 Coordinate with County agencies to
improve the County’s facilities. (I4
and I5)
4.4 Monitor the demands and manage
development to mitigate impacts
and/or facilitate improvements to
the storm drainage system. (I4)
4.5 Designate, preserve, and acquire
land, as necessary, for storm drain-
age and flood control facilities. (I2)
4.6 During development review, deter-
mine if any structures meant for hu-
man habitation are constructed
within the 100-year flood plain. If
necessary, evaluate the structure’s
flood safety, and require remedial
actions. (I1)
4.7 Require improvements to the existing
storm drain and flood control facili-
ties necessitated by new develop-
3.1 Ensure the City provides and main-
tains a sewer collection and treat-
ment facilities system that adequate-
ly conveys and treats wastewater
generated by existing and planned
development at a maximized cost
efficiency. (I1)
3.2 Update the sewer master plan to
reflect anticipated growth and cur-
rent capacities. (I4 and I5)
3.3 Work with the County of Los
Angeles to determine if the existing
sewer collection systems are ade-
quate to meet existing and anticipat-
ed future demand. (I5)
3.4 Develop a record maintenance sys-
tem that records the capacity and
use of sewer facilities, monitors im-
pacts and demands, and manages
development, thereby mitigating im-
pacts and/or facilitating improve-
ments. (I3)
3.5 Ensure the costs of improvements to
the existing sewer collection and
treatment facilities necessitated by
new development to be borne by the
new development benefiting from the
improvements, either through the
payment of fees, or the actual cost of
construction, or both in accordance
with State Nexus legislation. (I2 and
I6)
3.6 Evaluate the sewer connection fees
and other charges to see if the fees
and charges adequately meet the op-
eration maintenance, renovation/
upgrade, and new construction
needs. (I1, I6 and I9)
3.7 Ensure that all sewer collection facil-
ities are operated in a manner that
maximizes public safety. (I3)
3.8 Continue to monitor businesses that
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
Gas Supply and Telecommunication
GOAL
6 MAINTAIN AND EXPAND SERVICE PROVISION TO
CITY OF AZUSA RESIDENCES AND BUSINESSES.
POLICIES
6.1 Continue to work with service pro-
viders to maintain current levels of
service and improved levels of ser-
vice. Revise and replace programs
that do not achieve their intended
purpose. (I2 and I5)
6.2 Review requests for new utility facili-
ties, relocations, or expansions to
existing facilities. (I2 and I5)
Infrastructure Implementation Pro-
grams
I1 INFRASTRUCTURE PROGRAMS
Develop and implement the following, as
funding permits:
Pollutant runoff control programs
that include structural controls, non
-structural controls, and best man-
agement practices. Require all resi-
dential, commercial, and industrial
sites and construction sites to imple-
ment pollution runoff controls;
Those areas that are not within a
sewer district, annex them into a
sewer district. In particular, annex
the northern area of the City into
District 22;
A repair, upsizing, and replacement
program for electrical lines, water,
sewer, and storm drain and pipe-
lines;
Explore the feasibility of developing
an incentive program for property
owners who upgrade defective or in-
efficient plumbing and appliances;
A fee review program to annually re-
view and amend, as necessary, rate
payer fees and charges; and
During development review, examine
structures intended for human habi-
tation and constructed within the
ment to be borne by the new devel-
opment benefiting from the improve-
ments, either through the payment
of fees, or the actual cost of con-
struction, or both in accordance with
State Nexus legislation. (I2)
4.8 Require new developments to employ
the most efficient drainage technolo-
gy to increase ground percolation,
control drainage, and minimize dam-
age to environmentally sensitive are-
as. (I2, I7, and I8)
4.9 Conduct public education programs
to discourage dumping of materials
into the streets or into the storm-
water collection facilities. (I1)
Solid Waste
GOAL
5 MAINTAIN SOLID WASTE COLLECTION AND DIS-
POSAL SERVICES IN ACCORDANCE WITH THE CALI-
FORNIA INTEGRATED WASTE MANAGEMENT ACT
OF 1989, PURSUE FUNDING SOURCES TO REDUCE
THE COST OF THE COLLECTION AND DISPOSAL
SERVICES IN THE CITY.
COLLECTION
5.1 Maintain adequate solid waste col-
lection for commercial, industrial,
and residential developments in ac-
cordance with State law. (I3, I5, and
I9)
5.2 Provide trash and recycling recepta-
cles along City streets, in parks and
along trails, and other pedestrian
oriented areas. (I2)
RECYCLING
5.3 Monitor reduction and recycling pro-
grams to ensure proper implementa-
tion and achievement of mandated
solid waste reduction and diversion
goals. Revise and replace programs
that do not achieve their intended
purpose. (I3, I5, and I9)
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
I3 STUDIES
Perform the following studies and imple-
ment programs addressing the study’s find-
ings:
Collect and maintain data on the lo-
cation, capacity, utilization levels and
conditions of
Water supply, transmission,
distribution, storage, and treat-
ment facilities;
Storm drain and flood control
facilities;
Electrical supply, transmission,
distribution facilities;
Waste water and solid waste
facilities;
Prepare and approve a plant list of
drought-tolerant and low-water us-
ing species for distribution to design-
ers of project landscape plans for use
in all publicly owned landscaped are-
as;
Review and amend, as necessary,
utility fees and impact fees collected
from new and existing development;
Evaluate and determine the presence
of existing environmental degrada-
tion, assess the potential for future
facilities degradation and propose
mitigation measures, and their
schedule for action.
I4 MASTER PLANS
Update and adopt the electrical, water,
sewer, and storm drainage master plans to
reflect current facility conditions, mainte-
nance and upgrade plans, and the planned
land use within the City. Capital improve-
ment programs including prioritization
schedules shall also be prepared as fund-
ing permits. Review the updated master
plans every five years to ensure viability.
I5 AGENCY COORDINATION
During the process of updating mas-
ter plans administered by the Public
Works Department and the Light
and Water Department, the agencies
shall identify the lands needed for
future utility facilities. The City
shall seek to have the property desig-
100-year flood plain for conformance
with all jurisdictional requirements.
Code enforcement measure shall be
applied to remedy any deficiencies.
Continue to implement and expand
the following programs:
The NPDES;
Public education promoting resource
conservation;
Water and electrical use audits for
all City owned buildings. The audit
program shall identify levels of exist-
ing resource use and potential con-
servation measures;
Local, State, and Federal require-
ments mandated by SCAQMD. Con-
sider assessing fees, where appropri-
ate, to offset implementation costs.
I2 DEVELOPMENT OR DESIGN REVIEW
Through the development or design review
process, require or continue to require the
following:
All new development be evaluated for
streetscape improvements including
water fountains, trash receptacles,
and other amenities;
All new development to be linked to
the existing sewer system;
That sufficient utility capacity is
available. If sufficient capacity is not
available, the City shall not approve
the project until additional capacity
or adequate mitigation is provided;
The construction of the facilities nec-
essary for the connection to the pub-
lic electrical distribution, water distri-
bution, sewer and drainage system,
or payment of fees. All facilities with-
in the City shall be designed and con-
structed in conformance with the
adopted water, sewer and drainage
master plans and the standards es-
tablished by the Light and Water De-
partment, and the Public Works De-
partment;
The use of water efficient fixtures,
electricity efficient fixtures, and re-
source saving design elements in new
construction;
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
ARDOUS WASTE MANAGEMENT
Implement the Source Reduction and
Recycling programs and the House-
hold Hazardous Waste Management
programs.
Solicit federal funds to offset the
City’s fiscal impacts for implement-
ing and enforcing these State man-
dated programs.
Projects that could realistically be
completed in the next five years:
1. Update master plans.
2. Establish retrofitting programs to en-
courage private business owner and
homeowners to upgrade their electri-
cal, water, and storm drainage facili-
ties.
3. Establish public education programs:
discouraging dumping materi-
als into streets and/or sewers;
encouraging water, electricity,
and trash usage reductions,
and encouraging the use of
landscaping practices that in-
creases reclaimed water usage
and maximizes groundwater
percolation.
nated for utility use and commence
acquisition of any necessary fee titles
or easements, as approved by the
City Council.
The respective agencies shall advise
the Community Development De-
partment regarding the capacity
availability and service availability
for proposed developments.
Participate in regional efforts to un-
dertake an analysis of landfill capac-
ity needs, and initiate long range
planning for the provision of ade-
quate landfill capacity to serve the
population.
I6 INFRASTRUCTURE IMPROVEMENTS
Solicit funds for an improvement
study, and the resulting design, con-
struction, and maintenance of the
City’s public infrastructure system.
Continue to expand the electrical
distribution line -undergrounding
program.
I7 DEVELOPMENT CODE
Revise the City’s Development Code
to require that new uses that con-
sume very high levels of water or en-
ergy or discharge high levels of water
be evaluated to determine the means
by which these levels can be re-
duced.
Adopt a minimum standard for park-
ing lot shade tree planting.
I8 ORDINANCES
Adopt and enforce the following:
A water pollution control ordinance
protecting City’s surface waters and
groundwater resources; and
An efficient water use ordinance re-
quiring the use of reclaimed water,
where available, in landscaped areas
of homeowners associations, public
buildings, and non-residential build-
ings with landscaped areas greater
than 5,000 square feet.
I9 SOURCE REDUCTION AND RECYCLING AND HAZ-
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Azusa’s Future — Be a Part of It!
Chapter 3: The Built Environment
Infrastructure Implementation Matrix
3 - 109
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 1
CHAPTER 88.20. REGULATING PLAN.
Figure 1: Diagrammatic Key to Planning Areas
KEY
1: Southwest Neighborhoods
2: Southeast Neighborhoods
3: Central Neighborhoods
4: Central East Neighborhoods
5: North Neighborhoods
6: Foothill Neighborhoods
7: Downtown District
7: TOD Specific Plan District
8: University District
9: Edgewood District
10: West End Industrial District
11: Foothill Boulevard Corridor
12: Azusa – San Gabriel Avenue Corridors
13: South Azusa Avenue Corridor
14: Arrow Highway Corridor
15: Open Space
16: Proposed Canyon Resort Area
17: Monrovia Nursery Specific Plan
The provisions of this section are applicable to specific sites within the city based on the area where the site is
located. A locational diagram of the planning areas is depicted in Figure 1 and the specific boundaries of each area
are shown in Figure 2.
88.20.010. Purpose of Chapter.
This chapter establishes 17 several planning areas within the city, based on the time periods and types of
development and land uses that characterize each area. This chapter also establishes site planning and design
standards for each area to ensure that proposed projects are designed to enhance and maintain the most
desirable development and environmental characteristics of each unique area of the city. The planning areas are
described in terms of three sub-types - neighborhoods, districts, and corridors - depending upon their function,
their geography and the range of land uses within them.
88.20.030. Organization and Intent of Planning Area Chapters.
The community design policies of the Azusa General Plan, and the regulations in the following chapters of this
Development Code, express the city's intentions for the physical form and character of the community, including
the types of development and land uses that may occur in specific locations throughout the city. These General
Plan and Development Code provisions look at the present form and character of each area of the city, and
describe whether and how each area will be encouraged to change, b oth during the ten-year term of the plan, and
beyond.
The community's intentions for physical change within the city vary by specific area. This plan anticipates that
some areas should change relatively little over time, because of their attractive and di stinctive design character
and high quality maintenance. At the same time, other areas will be encouraged to change significantly in the type,
character, and quality of private buildings and public spaces, and in terms of their current land uses. In all ca ses,
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 2
planned change, or the preservation of existing character, are based on the community's overall goals for
becoming a city that more effectively provides a wide range of opportunities and choices in housing, jobs,
shopping, education, recreation, other cultural pursuits; and that is more pedestrian-oriented, and visually
attractive.
The regulations of this Development Code for the planning areas shown in Figure 1 are based upon principles of
traditional city form that are reflected in the layout and design of Azusa's downtown and its pre-World War II
neighborhoods. These principles encourage development that is designed to:
Contribute to compact urban form;
Provide a mixture of land uses that facilitates walking and less dependence on automobiles;
Provide a mixture of housing types to accommodate households in all economic groups;
Improve accessibility to public facilities and open space; and
Work together with development on adjoining properties to create streetscapes of distinctive and
appealing character.
The planning areas described in the following chapters identify different geographic areas of Azusa in terms of
Neighborhoods, Districts, and Corridors. The areas identified as neighborhoods are now mostly developed with
individual homes. However, several of the neighborhoods have the potential to, over time, become places where
additional types and sizes of housing are available, and where residents will have the option of a convenient walk
to reach stores, other businesses and public facilities that cater to their daily needs, instead of needing a car for all
such trips. The grouping of various neighborhoods on the Regulating Plan (for example, the Southwest
Neighborhoods, and Foothill Neighborhoods) reflects similarities in their history and curren t character, and the
city's intent that Development Code requirements have similar positive effects within each group of
neighborhoods as individual lot development and re-development occur over time.
The districts shown on the Regulating Plan identify areas now occupied primarily by non-residential land uses and
activities. Each of the districts is intended to have important, but different long -term roles within the community.
In the case of the Downtown District, this Development Code provides for a grea ter mix of activities than has
historically occurred, with retail and other pedestrian-oriented land uses continuing to be the primary occupants of
ground floor, street-fronting space within buildings, but with upper floor residential units becoming a sign ificant
and widespread feature of the Downtown. The Edgewood District will serve a similar purpose, as a "mini"
downtown on South Azusa Avenue. The West End Industrial District will continue to focus on employment -
generating industry, and needed auto-oriented land uses that are difficult to operate in proximity to housing. The
University District will continue to be oriented primarily toward educational institutions and related facilities, with
some opportunities for housing.The intent of each district is described in the “Purpose” subsection of each district
section in Chapter 88.24.
The corridors shown on the Regulating Plan identify four major roadway segments that are intended to become
both more attractive intra- and inter-city vehicle and pedestrian routes, and areas characterized by a mixture of
land uses, including retail, office, and residential.
This approach differs from conventional zoning codes that typically divide cities into zones that rigidly segregate
residential, commercial, industrial, and institutional land uses into separate areas of a city, and thereby require
residents to drive or use public transportation for nearly all daily activities. The use of neighborhoods, districts, and
corridors as the spatial basis for regulating developmen t instead of land use zones, directly reflects the functions
of, and interrelationships between each area of the city. This approach is also more effective than conventional
zoning in expressing the city's urban design objectives for each area of the city, and thereby establishing and
maintaining attractive distinctions between the different areas of the various parts of the city.
Each of the following chapters includes the following components:
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 3
A. Location and Existing Conditions. These sections describe the current physical character of each
neighborhood, district, and corridor.
B. Desired Future and Proposed Changes. These non-regulatory sections identify the types of evolutionary
changes that the city would like to see in each area as existing developed parcels are re-developed over time,
and the city constructs various improvements to the existing street rights -of-way and other public spaces.
These sections thereby explain the basis for the development regulations found in the following sections.
C. Site Planning and Building Design. These sections provide Development Code regulations applicable to
proposed development and new land uses within each neighborhood, district, and corridor, covering the
topics of allowable land uses, standards for building p lacement and height limits, how new buildings must
address the street in terms of their facade design, and how and where off -street parking may be located on a
site.
88.20.040. Allowable Land Uses and Planning Permit Requirements.
C. Standards for Specific Land Uses. Where the last column in the tables ("Specific Use Regulations") includes a
section number, the regulations in the referenced section apply to the use. Provisions in other sections of this
Development Code may also apply.
Figure 2: City Regulating Plan
KEY
1: Southwest Neighborhoods
2: Southeast Neighborhoods
3: Central Neighborhoods
4: Central East Neighborhoods
5: North Neighborhoods
6: Foothill Neighborhoods
7: Downtown District
7a: Main Street/Town Center
7b: Civic Center
7c: Transit Village
7: TOD Specific Plan District
8: University District
9: Edgewood District
10: West End Industrial District
10a: North Portion
10b: South Portion
11: Foothill Boulevard Corridor
12: Azusa – San Gabriel Avenue Corridors
12a: Azusa Avenue
12b: San Gabriel Avenue
13: South Azusa Avenue Corridor
14: Arrow Highway Corridor
15: Open Space
16: Proposed Canyon Resort Area
17: Monrovia Nursery Specific Plan
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 4
CHAPTER 88.22. NEIGHBORHOODS.
88.22.030. Central Neighborhoods.
A. Location and Existing Conditions.
The central neighborhoods of Azusa are defined by the 210 Freeway to the south and southwest, the rail lines to
the northwest, Foothill Boulevard to the north, and Cerritos Avenue to the east. These neighborhoods are bisected
by the Downtown DistrictTOD Specific Plan District and Azusa/San Gabriel Avenue Corridor (described separately).
The Little Dalton Wash flood control channel cuts through the southeast corner of the neighborhoods
CHAPTER 88.24. DISTRICTS.
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
LAND USE TYPE (1)
PERMIT REQUIRED BY ZONE Specific
Use
Regulations DTC DCC DTV DE DW DWL
AGRICULTURAL AND RESOURCE-BASED USES
Plant nursery MUP(6) MUP(6) MUP(6) 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
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 5
Media production P P — — 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 P 88.42.170
Recycling—Small collection facility — — — MUP 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
DTC Downtown - Town Center DE Edgewood District
DCC Downtown - Civic Center DW West End Industrial District
DTV Downtown - Transit Village DWL West End Light Industrial District
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 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
LAND USE TYPE (1)
PERMIT REQUIRED BY ZONE Specific Use
Regulations DTC DCC DTV DE DW DWL
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Adult oriented business — — — — UP UP 88.40
Commercial recreation facility—Indoor (3) MUP — — MUP — MUP
Commercial recreation facility—Outdoor (3) — — — — UP UP
Conference/convention facility UP — — — — —
Golf course — — — — — UP(4)
Health/fitness facility P — — MUP MUP —
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 6
Library, museum P P P — — —
Live Entertainment MUP UP UP UP UP UP
Meeting facility, public or private (3) MUP(2) MUP(2) — UP — — 88.42.112
Park, playground P P P P — P
Private residential recreation facility — — MUP — — —
School—College, university (3) — — — — — — 88.42.112
School—Elementary, middle, secondary (3) — — — — — — 88.42.112
School—Specialized education/training (3) UP — UP — UP UP 88.42.112
Sports and entertainment assembly (3) — — — — UP UP
Studio—Art, dance, martial arts, music, etc. P — P P P —
Key to Zone Symbols
DTC Downtown - Town Center DE Edgewood District
DCC Downtown - Civic Center DW West End Industrial District
DTV Downtown - Transit Village DWL West End Light Industrial District
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
LAND USE TYPE (1)
PERMIT REQUIRED BY ZONE Specific Use
Regulations DTC DCC DTV DE DW DWL
RESIDENTIAL USES
Caretaker/manager unit P — P P P P
Courtyard housing — — P — — — 88.42.142
Duplex, triplex fourplex — — P — — — 88.42.140
Emergency shelter (3) — — — — P UP 88.42.082
Home occupation P P P P P P 88.42.100
Cottage food home occupation P P P P P P 88.42.105
Live/work unit MUP MUP MUP — MUP MUP 88.42.110
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 7
Mixed use residential component (not stacked flats) P P P P — — 88.42.120
Mixed use residential component (not stacked flats)—
Phased S — S S — — 88.42.120
Organizational house (sorority, monastery, etc.) (3) — — — — — —
Residential accessory use or structure — — P — — —
Residential care, 6 or fewer clients — — — — — —
Residential care, 7 or more clients (3) — — MUP — — —
Rooming or boarding house — — — — — —
Senior citizen apartment (3) MUP MUP MUP MUP — — 88.42.200
Stacked flats as part of a vertical mixed use project MUP MUP MUP — — — 88.42.120
Townhouse, rowhouse — — P — — — 88.42.140
Key to Zone Symbols
DTC Downtown - Town Center DE Edgewood District
DCC Downtown - Civic Center DW West End Industrial District
DTV Downtown - Transit Village DWL West End Light Industrial District
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
LAND USE TYPE (1)
PERMIT REQUIRED BY ZONE Specific Use
Regulations DTC DCC DTV DE DW DWL
RETAIL SALES
Auto and vehicle sales and rental — — — — MUP MUP
Bar/tavern UP UP UP — 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 UP UP UP — — —
Furniture, furnishings and appliance store P P — P — P
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 8
General retail, except with any of the following features P P P P — P
Alcoholic beverage sales UP UP UP UP — UP 88.42.030
Drive-through facilities (7) — — MUP — MUP
Floor area over 50,000 sf UP UP — UP — P
Funeral merchandise UP UP — UP — UP 88.42.090
On-site production of items sold MUP MUP — MUP — P
Operating between 9:00 p.m. and 7:00 a.m. MUP MUP MUP MUP — MUP
Swap meet, flea market — — — — — — 88.42.180
Used merchandise UP UP — UP — — 88.42.180
Groceries, specialty foods P P P P — P 88.42.030
Floor area over 50,000 sf MUP MUP UP MUP — UP 88.42.030
Mobile home, boat, or RV sales — — — — MUP MUP
Mixed use project P P P P — — 88.42.120
Mixed use project—Phased S — S S — — 88.42.120
Neighborhood market/convenience store P P P P — —
Night club (3) MUP MUP UP — UP UP
Outdoor displays and sales MUP MUP — MUP MUP MUP 88.42.150
Restaurant, cafe, coffee shop P P P P P P 88.42.030
Service station — — — MUP MUP MUP
Warehouse retail — — — P P P
Key to Zone Symbols
DTC Downtown - Town Center DE Edgewood District
DCC Downtown - Civic Center DW West End Industrial District
DTV Downtown - Transit Village DWL West End Light Industrial District
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
Permitted Use, Zoning Clearance required
Minor Use Permit required
Use Permit required
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 9
S
—
Permit requirement set by Specific Use Regulations
Use not allowed
LAND USE TYPE (1)
PERMIT REQUIRED BY ZONE Specific Use
Regulations DTC DCC DTV DE DW DWL
SERVICES - BUSINESS, FINANCIAL, PROFESSIONAL
ATM P P P P P P
Bank, financial services P P P P — —
Business support service P P P P P P
Medical services—Clinic, urgent care — — — P — —
Medical services—Doctor office P(6) P P P — —
Medical services—Extended care (3) — — — — — —
Mixed use project P P P P — — 88.42.120
Office—Accessory P P P P P P
Office—Business/service P P P P — —
Office—Government P P P P — P
Office—Processing P(2) P(2) P(2) P — P
Office—Professional P(2*) P(2*) P(2*) P — —
Key to Zone Symbols
DTC Downtown - Town Center DE Edgewood District
DCC Downtown - Civic Center DW West End Industrial District
DTV Downtown - Transit Village DWL West End Light Industrial District
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
LAND USE TYPE (1) PERMIT REQUIRED BY ZONE Specific Use
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 10
DTC DCC DTV DE DW DWL Regulations
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 MUP MUP — MUP 88.42.060
Drive-through service — — — MUP — —
Equipment rental — — — — P P
Lodging—Bed & breakfast inn (B&B) P P P — — —
Lodging—Hotel or motel P P P — — —
Maintenance service—Client site services — — — — P P
Mixed use project P P P P — — 88.42.120
Mortuary, funeral home — — — UP — UP
Personal services P P P P P P
Personal services—Restricted — — — — P P
Public safety facility (3) P P P 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 — — P P
Parking facility, public or commercial MUP MUP MUP MUP MUP MUP
Telecommunications facility S S S S S S 88.46
Transit station or terminal — — UP — — —
Truck or freight terminal — — — — MUP MUP
Trucking facilities — — — — MUP MUP
Utility facility (3) P P P P P P
Vehicle storage — — — — MUP MUP 88.42.150
Key to Zone Symbols
DTC Downtown - Town Center DE Edgewood District
DCC Downtown - Civic Center DW West End Industrial District
DTV Downtown - Transit Village DWL West End Light Industrial District
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 11
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
LAND USE TYPE (1)
PERMIT REQUIRED BY ZONE Specific Use
Regulations DU-MU DU-RM DU-RMO
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 — —
Key to Zone Symbols
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 12
DU-MH University District - Mixed Use CU-RMO University District - Residential Moderate
DU-RM University District - Residential Medium
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
LAND USE TYPE (1)
PERMIT REQUIRED BY ZONE
Specific Use
Regulations DU-
MU DU-RM DU-RMO
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 (not stacked
flats) P — — 88.42.120
Mixed use project residential component (not stacked
flats)—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) MUP MUP MUP 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 MUP — — 88.42.120
Townhouse, rowhouse P — MUP 88.42.140
Triplex or fourplex — P P 88.42.140
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 13
Key to Zone Symbols
DU-MH University District - Mixed Use CU-RMO University District - Residential Moderate
DU-RM University District - Residential Medium
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
LAND USE TYPE (1)
PERMIT REQUIRED BY ZONE Specific Use
Regulations DU-MU DU-RM DU-RMO
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
Used merchandise — — — 88.42.180
Groceries, specialty foods P — — 88.42.030
Floor area over 50,000 sf MUP — — 88.42.030
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 — —
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 14
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 — —
Key to Zone Symbols
DU-MH University District - Mixed Use CU-RMO University District - Residential Moderate
DU-RM University District - Residential Medium
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
LAND USE TYPE (1)
PERMIT REQUIRED BY ZONE Specific Use
Regulations DU-MU DU-RM DU-RMO
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 — —
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 15
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 — —
Key to Zone Symbols
DU-MH University District - Mixed Use CU-RMO University District - Residential Moderate
DU-RM University District - Residential Medium
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.
88.24.010. Downtown. – (Rescinded on Day, Month, Year)
The purpose of this chapter is to outline the general plan goals and development guidelines within the downtown
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 downtown.
Purpose. A.
1. DTC Zone. The Downtown - Town Center (DTC) zone is applied to the city's downtown core, and provides
regulations for development and new land uses along Azusa Avenue, in the city's civic center, and on other
properties included within this zone on the regulating plan. The DTC zone is intended to provide for a variety of
building types, accommodating a wide range of land uses (retail, restaurant, entertainment, office, business and
professional services, etc.) in the context of pedestrian oriented streetscapes. Residential uses are allowed as part
of mixed use projects.
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 16
Existing Azusa Avenue storefronts
2. DCC Zone. The Downtown - Civic Center (DCC) zone is applied to area surrounding City Hall, including
adjacent public buildings, such as the police station, senior center and Library. The zone is similar to the DTC zone,
but emphasizes governmental uses. DTV zone.
3. DTV Zone. The Downtown - Transit Village (DTV) zone is applied to an area intended for transit oriented
development (TOD) adjacent to the planned Gold Line light-rail station. The zone is intended to emphasize housing
to a greater extent than the DTC zone, to take advantage of the eventual proximity of the light -rail system, but is
also intended to accommodate retail, office, and entertainment uses.
Location and Existing Conditions. B.
Existing Civic Auditorium
Downtown Azusa is at the intersection of two of the city's most significant corridors, Azusa Avenue and the Foothill
Boulevard. The district is roughly bounded by Ninth Street to the north; San Gabriel Avenue to the west, Fifth
Street on the south, and Alameda Avenue on the east. The district also includes the Civic Center, located on
Foothill Boulevard just east of Alameda Avenue.
Streets and Landscape. There is a simple hierarchy to the street pattern within t he downtown. The north-south
streets of Azusa, San Gabriel, and Alameda Avenues are the widest, and east-west streets are narrower. Foothill
Boulevard is also a wide street. Alleys are located within most blocks. The streetscape on Azusa Avenue has been
upgraded to include wide sidewalks, narrower traffic lanes, angled and parallel parking, pedestrian -scaled street
lighting with banner stanchions, street trees and curb bulb -outs, and is well landscaped with colorful flowers, trees
and shrubs.
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 17
Existing rail lines and depot
Civic and Commercial Features. Downtown is the focus of city government and other major civic facilities. City Hall,
the library, police station, the light and water building, and the senior center are located here. The ci vic auditorium
next to City Hall is the oldest of these buildings, constructed in 1928. Downtown is also the retail and business
center of the city.
Building Fabric. The buildings in this district are predominantly one and two story, commercial buildings. Most of
the commercial buildings are brick masonry or stucco structures ranging with parking located behind or on the
street and service access from alleys. There are also some single-story strip retail buildings set behind surface
parking lots that face onto the street. Outside the immediate downtown are single-family residences located in the
central.
A: Azusa Avenue
Desired Future and Proposed Changes. C. Downtown Azusa is comprised of three distinct, but interrelated,
precincts: a commercial Main Street, a civic center, and a proposed transit-oriented village with connections to the
surrounding metropolis. These three precincts are typical of vibrant and vital downtowns and common in many
American towns. The location of these three precincts in Downtown Azusa is described by the Development
Strategy Diagram on the facing page. This diagram establishes the general development direction and urban
characteristics desired by the city.
Town Center.
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 18
B: Civic Center
The primary commercial center in many American towns is a pedestrian -oriented retail Main Street district. Most
successful Main Street districts are surprisingly short - approximately 1,000 feet in length. They are also intimate in
design - a pleasant pedestrian environment is created by storefront windows, ample sidewalks with well designed
street furniture, slow vehicular traffic, and on-street parking. Additional parking of significant number is also
necessary and usually located a short walk away. The commercial Main Street of Azusa is clearly Azusa Avenue and
the intersection with Foothill Boulevard is the 100 percent retail corner of Downtown. The Development Code
recognizes this and reinforces previous development efforts to enhance Azusa Avenue. It proposes two-way traffic
on Azusa Avenue and two "park-once" garages at mid-block locations. As described in more detail in the "park-
once" section, these garages consolidate the parking necessary for a successful downtown district, relieving
individual property owners from providing their own parking, and ensuring a street frontage of continuous
commercial storefronts, un-interrupted by large parking lots. Developing a continuous pedestrian oriented retail
streetscape is the primary goal in this district.
Civic Center.
C: Transit Village
The City Hall provides the focus for the cluster of public buildings that define the civic center. Significant landscape
design features also establish the identity of the civic center. The ornamental front lawn between City Hall and
Foothill Boulevard will be redesigned as formal garden with specific locations for existing and future monuments
and memorials. New public and commercial buildings, including the new Library, will surround the garden and
provide it with the sense of enclosure necessary for an outdoor "room." The main entrances of civic buildings
facing Dalton and Alameda Avenues will be linked by east-west pedestrian paseos modeled after the current
landscaped passage between City Hall and the existing Library. The existing parking lot located behind City Hall and
the current library should be paved in stone and decorative patterns, similar to "zocalos" found in Latin American
cities, and the existing Veteran's Park shall retain its character as the informal lawn for public use. Additionally, a
"park-once" garage or lot will also be located in the civic center.
Transit Village.
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 19
The third precinct in Downtown Azusa is transit-oriented development (TOD) centered on the planned Gold Line
light-rail station. A range of uses, commercial and housing, will makeup the character of this precinct. As with the
Main Street and Civic Center precincts, "park-once" garages will also be located here, with an emphasis on
commuter parking.
Streets throughout downtown will be designed to balance vehicular use and encourage pedestrian activity. As the
primary public space in downtown, the streets serve to unify the three precincts and ensure that they function
together as a single mixed-use town center. Identifying and describing these three precincts guides the
recommended public improvements and regulatory framework that follow.
Development Strategy Plan
1-a. Specific Recommendations: Town Center.
Azusa Avenue between Ninth and Fifth Streets is the primary home of commercial business in the city, and
includes the important intersection with Foothill Boulevard or old Route 66. This intersection is the principal retail
corner in downtown. Azusa Avenue is lined with various retail uses and should be service d by two "Park Once"
locations and on-street parking. As a central retail precinct and by providing a major north -south orientation,
Azusa Avenue gives a clear image, a structure, multiple day-long uses, and compactness to Downtown, creating a
"there" there. It serves not only the immediate neighborhoods in the Downtown, but also the entire community of
Azusa.
There are a number of catalytic projects along Azusa Avenue that will facilitate future growth. As of 2004, a
number of exciting projects are being initiated between the city and private developers.
a. The first of these projects is the rehabilitation and occupation of the Andrews building at the southwest
corner of Azusa Avenue and 5th Street by the La Tolteca restaurant and tortilla bakery. This wi ll provide a strong
anchor to the south end of Downtown.
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 20
b. The second project is a mixed-use development on Block 36, which is defined by Azusa Ave, Foothill
Boulevard, Alameda Avenue, and 6th Street. The proposed plan replaces virtually all of the derel ict storefronts
facing Azusa Avenue and Foothill Boulevard with new retail space. A pedestrian court is located in the center of the
block, linked to the streets by paseos and surrounded by professional offices and a small market. The second and
third floors of the development are dedicated to housing, with on-site parking for the units accessed from the
alley.
c. The third current project is on the west side of Azusa Avenue and is a renovation of the historic brick
storefront facade at 619—621 Azusa Ave into a mixed-use structure with housing on the upper floors. To the
south, the adjacent buildings will be demolished to create a new building matching the renovation in use and scale.
The two structures will be separated by a breezeway that provides access from Azusa Avenue to the center block
parking lot.
d. This parking lot, at the corner of 6th Street and San Gabriel Avenue is an ideal location for a park once
garage structure serving the southern end of Azusa Avenue. The street facades of this structure should be
"wrapped" with storefronts or townhomes to ensure compatibility with neighboring buildings and uses, and to
maintain pedestrian-friendly sidewalks. If the structure can not be "wrapped", the facades should be designed in
residential-scaled detail, setback from the street and well-landscaped.
Apart from these initial projects, the plan opposite also suggests various other possibilities for development. These
possible projects should not be viewed as rigid master plan to be implemented sequentiall y, but as the kind of
projects the city desires to see in the downtown.
e. On the 500 block of Azusa Avenue, mixed-use development should be located on both sides of the street.
Projects on the south edge of downtown should provide professional office spa ce on the ground floor, with
housing above.
f. North of Foothill Boulevard, a current parking lot is a prime site for infill development. It could also
provide a site for a moderately sized park once garage, with ground -level storefronts. However, the parking needs
for the northern half of Azusa Avenue may be better served by sharing a garage located just north of the railroad
tracks with the future Gold Line transit station.
g. On this same block, facing the Santa Fe depot across Santa Fe Avenue, the historic fire station, a two story
brick structure, has recently been restored for use as a catering service. This small scale, sensitive rehabilitation
should serve as a model for future renovations of similar buildings in the downtown and throughout Azusa.
The historic Santa Fe depot should be restored as the focus for the Downtown Gold Line light rail station. This site
is conveniently located to all three downtown precincts, but is described with the Transit Village precinct.
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 21
Town Center Plan
1-b. Specific Recommendations: the Civic Center.
Civic buildings are those buildings that have a special functional and symbolic significance for the community.
Consequently, they require important sites to reinforce their identity. Civic buildings often heighten the value, use
and importance of civic open spaces and likewise these spaces bring importance and honor to those buildings
facing onto or within them. They deserve distinctive form because their role is unique and different from all other
buildings within the city. Civic buildings are the living evidence of a lively democratic culture driven by common
interest and evolving, humanistic values. The primary deficiency of the current civic center is the random,
disorganized placement of buildings, parking, and landscape. A series of recommendations and potential projects
to correct this were developed in late 2001 during a focused study of the civic center. They are:
Streets and Parks:
Maintain the existing ample standards of sidewalks and promen ades within the precinct; landscape and finish
these sidewalks to make them appropriate for use during all seasons and throughout the day and the night.
a. Alameda and Dalton Avenues should be reconstructed with a common street section of one lane of traf fic
in each direction, diagonal parking on both sides and central landscaped median. A consistent pattern of street
trees should be planted on both sides of each street: shade trees should be located on either street edge; palms
should be planted in the center median. Street trees matching Alameda and Dalton Avenues should be planted on
the south edge of Foothill Boulevard, between these two streets.
b. Establish three east-west paseos, each with a unique landscape character and terminated on either end
by entrances to civic buildings.
c. The lawn south of City Hall should be rehabilitated as a formal and usable civic space. The design of the
Lawn should respect the history of this site, providing locations for memorials. The north edge of the lawn should
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 22
be defined by a landscaped eastwest alamedas, aligned with the primary entries of the buildings on Alameda and
Dalton Avenues.
d. Design a hard-scaped plaza north of City Hall that can function as a parking lot and "zocalo." Establish
east-west paseos on both the south and north edge of this plaza, terminated on either end by the entrances of
civic buildings. This lot should be landscaped and detailed as a public plaza, appropriate for civic events such as
festivals and markets.
e. Enhance the existing city park south of the railroad tracks.
f. A small surface parking lot should be located north of the senior center. This lot should be landscaped as a
public plaza, establishing a pedestrian connection to the cul-de-sac street in the adjoining neighborhood.
Buildings:
g. City Hall: The civic auditorium should be restored for use as an auditorium, with an addition to the north
to accommodate back-of-stage functions. The central wing of City Hall should be renovated to accommodate City
Council Chambers. The City Hall's west wing should be renovated and expanded; it can accommodate a second
floor, provided the building is not higher than the civic auditorium. The northern and southern facades are to be
considered the "front" of the building. The east and west facades should be considered "sides." Future renovations
of City Hall should establish this identity.
h. New Library: The new library will be located at the northeast corner of Foothill Boulevard and Dalton
Avenue. The primary entrance should be in the mid dle portion of the building, facing the City Hall Lawn. A
significant public room should be located at the corner of Foothill Boulevard and Dalton Avenue, visible from the
sidewalk. In general, the street facade on Foothill Boulevard and Dalton Avenue shou ld be two stories.
i. Senior Center North: A new community facility, such as a teen/youth center, should be constructed in the
parking lot north of the senior center with two story portions of this building located on the street facade. This
facility may alternately be located in the existing library structure, with a parking garage sited north of the senior
center.
j. Civic Annex: A two-story civic annex building should be located at the northwest corner of Alameda
Avenue and Foothill Boulevard. Storefront space should be provided on Foothill Boulevard, and civic or public
offices should be located on the second floor. The primary entry to this building should be on Alameda Avenue,
aligned with the entry to the library.
k. South of City Hall: A new post office or private, mixed-use development should be encouraged south of
the City Hall on Foothill Boulevard. Buildings at this location should be at least two -stories in height, but if taller,
should step back after the second floor. The alley between Alameda and Dalton Avenues should be "T'ed" to exit
on these streets, not Foothill Boulevard.
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Civic Center Plan
1-c. Specific Recommendations - Transit Village.
For fixed-rail transit to become an important and convenient feature of the city, a mix of uses such as retail, day
care, office and housing need to be easily reached from the station by a pedestrian. Clustering these uses
enhances the desirability of walking or cycling in conjunction with a transit trip to the surrounding city and
metropolis. Creating this mixture is the simple concept behind Transit Oriented Development (TOD). As the Metro
Gold Line is extended east from Pasadena, the opportunity exists to anchor the north end of downtown with a
TOD, appropriate to the scale and character of Azusa. In fact, transit oriented development may even occur in
advance of the rails, as the goals of a pedestrian-friendly environment are compatible, but not dependent upon,
fixed transit lines.
The following design recommendations were develop ed through a series of public workshops organized by the
Azusa non-profit "Gold Line Tomorrow" in early 2004.
a. The historic Santa Fe Railroad depot will be the centerpiece for the Gold Line station in downtown Azusa.
The platform will be located adjacent to the depot - to accommodate it, it will be necessary to close Alameda
Avenue. Directly north of the Gold Line stop, a small triangular plaza is proposed. As the northern end of the Azusa
Avenue commercial street and the entry to downtown via rail, this plaza is an appropriate location for a
reconstruction of the Azusa/Foothill monument and/or fountains. Space should be provided here for buses.
b. A pedestrian path is proposed along the north side of the tracks, to connect the transit plaza with the
historic packing house.
c. The Gold Line station will require parking for 400 cars. A 4-level parking garage is proposed directly north
of the station. To minimize the mass and appearance of this garage, one level should be below grade, and the
structure should be "wrapped" with lofts, storefront retail and otherwise designed to appear as a building.
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d. The existing grocery store should be rebuilt to face Azusa Avenue. In order to accommodate other uses on
the site, parking for the store should be located on the roof.
e. Various sites within the precinct are allocated for two and three story mixed -use buildings, typical of
Azusa Avenue further south. In some cases, these buildings should be used to "wrap" the grocery store and parking
garage.
f. Residential lofts and townhouses are proposed as "wrappers" for the grocery store and parking garage,
where they face existing houses.
g. Attached townhouses are suggested as for-purchase housing within the precinct.
h. Courtyard housing should be developed on the larger parcels between Alameda and Dalton Avenues.
i. The historic citrus packing house should be renovated/adapted for residential use.
Throughout the precinct, streetscape improvements should be made on Ninth Street and San Gabriel, Azusa,
Alameda and Dalton Avenues, with a focus on street -narrowing and enhancing pedestrian safety and convenience.
In particular, a mid-block crossing should be established on Azusa Avenue to connect the front entry of the grocery
store with the development and transit station on the east side of the street.
Transit Village Plan
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Possible Townhouses
Potential Transit Plaza
Diagram 1: Park Once Garage with Liner Buildings
Diagram 2: Park Once Garge with Edge Treatment
2-a. General Recommendations: Park Once.
Fundamental to the successful revitalization of downtown Azusa is the concept of park once. The typical suburban,
sequential pattern of "shop and park" requires two vehicular movements and a parking space to be dedicated for
each visit to a shop, office, or civic institution, requiring six movements and three parking spaces for three tasks. By
contrast, the compactness and mixed-use nature of Downtown lends itself to moving twice, parking just once, and
completing multiple daily tasks on foot. The savings in daily trips and required parking spaces in such a park once
setting are significant. Providing maximum parking generates retail boxes surrounded by cars and sets up the
"shop and park" pattern typical of suburban sprawl. Less than maximum shared parking in central locations
generates more pedestrian traffic accompanied by less vehicular congestion. Studies indicate that the requirement
for parking in such a mature mixed-use district at two and one-half cars per 1,000 square feet of average use is
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almost half that of suburban multi-park development. It is critical that parking spaces serve multiple users. Spaces
should not be dedicated to a single building or use but rather shared between nearby uses (such as office,
restaurant, retail, and entertainment). As a result, daily trips can be reduced by as much as a third. But most
importantly, the transformation of drivers into walkers is the immediate generator of pedestrian life: cro wds of
people animate public life on the streets and generate the patrons of street friendly retail businesses. It is this
"scene" created by pedestrians in appropriate numbers that provides the energy and attraction to sustain a
thriving Main Street environment.
On-street parking is of primary importance for ground level retail to succeed. Short -term parking that is strictly
regulated creates rapid turnover and gives the motorist a reason to stop on a whim, adding to the retailers' profits.
This "teaser" parking is located on both sides of nearly every street in the Downtown District.
Short-term parking of one to four hours can be encouraged in the park once locations through signage and a
validation program by retail establishments. A critical element of the park once environment is the concealment of
parking from view from the street with a "wrapper" of shops and offices. This is achieved by locating parking in the
interior of blocks, or by fronting parking decks with a veneer of retail floor space and b y designing the exterior of
the parking structures to disguise their interior use (as shown in the diagrams 1 and 2). Additionally, it is important
that the pedestrian landing is into a public space such as the sidewalk, an arcade, or public building lobby . Six sites
within the downtown are identified as possible locations for such joint -use garages, although it is probable only
three garages will prove necessary.
In the twentieth century, no dictum has been more descriptive of the fate of our cities than "form follows parking."
The proposed resolution of the parking load for the downtown is based on the proposition that parking is not an
end in itself. Its purpose is to generate a pedestrian environment where people and cars mix under controlled
circumstances that favor the person on foot. The consequence of this change in policy and design will be the kind
of downtown vitality and prosperity that have been absent from Azusa in the last 30 years.
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Possible Sites for Park Once Garage/Lots
2-b. General Recommendations - Pedestrian First Streets.
In the downtown, many modes of transportation must be accommodated and brought into balance within existing
and proposed street rights-of-way. Buses, trucks, emergency vehicles, bikes, and cars all must share this public
realm with pedestrians.
However, the overriding concept of "pedestrian first" suggests that the unimpeded, safe movement of pedestrians
is favored over all other modes of transportation. Visitors, workers, and residents may arrive d owntown in
wheeled vehicles, but at some point they become pedestrians, moving at no more than four miles per hour.
Therefore, limited lane widths, two-way traffic, on-street parking, narrow crossings, ample sidewalks and generous
streetscape are all key elements of a pedestrian -first strategy. They are necessary to slow traffic down while still
allowing convenient, safe and interesting access to shops, residences, and parking.
In commercial areas, sidewalks need to be as wide as possible, with ample room for lighting, cafe tables and chairs,
bike racks and other street furnishings. They can replace a discreet planting strip as necessary. In residential areas,
planting strips should remain continuous and intact. Sidewalks should be a minimum of five feet wi de, and
setbacks should be consistently defined and planted to reinforce the sense of the street as a continuous urban
park - the typical existing condition in Azusa neighborhoods.
The street sections illustrated opposite are typical conditions that will be adjusted at intersections and other
unique locations.
AZUSA AVENUE
Azusa Avenue, with an 80-foot right-of-way, will maintain one lane of moving traffic each direction. The diagonal
parking on the north-bound side of the street at 20 feet wide and parallel parking on the south-bound side at eight
feet wide are maintained. This allows for 16-foot lanes each way. A 15-foot sidewalk and buffer zone. Trees will be
planted in the buffer zone at 30 feet on center. Buildings are required to f ront the right-of-way without setbacks.
SAN GABRIEL AVENUE
A 100-foot right-of-way exists along San Gabriel Avenue. Proposals to convert this street (with Azusa Avenue) into
two-way traffic should study the implementation of a central l andscape median. Introducing a 12 feet to 20 feet
wide median will substantially reduce the apparent width of the street and further enhance its desired character
as a residential street, rather than a commercial arterial. Such studies also need to conside r the street's use as a
parade route.
FOOTHILL BOULEVARD
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With a right-of-way at 100 feet Foothill Boulevard is the most heavily traveled thoroughfare in the district. Each
side will have two lanes of traffic at 24 feet total and a third eight-foot parking lane. There will also be a 12-foot
median with trees planted at 40 feet on center. A 12-foot sidewalk and buffer zone will have trees planted at 30
feet on center. Buildings are required to front the right -of-way without setbacks.
5TH AND 6TH STREETS
Between San Gabriel and Alameda Avenues
The east-west 5th and 6th Streets have a right-of-way of 60 feet with one lane of travel in each direction. Parallel
parking will be provided on both sides. There is a 12-foot sidewalk and buffer on both sides, with trees planted at
30 feet on center.
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Regulating Plan (at time of adoption)
Site Planning and Building Design - Town Center. D.
1. Building Placement.
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Plan Diagram
Buildings shall be placed within the shaded area as shown in the above diagram.
a. Front Setback: Zero feet; five feet maximum for 90 percent minimum of lot frontage.
b. Side Street Setback: Zero feet; five feet maximum for 90 percent minimum of lot frontage.
c. Sideyard Setback: Zero feet.
d. Rear Setback: Zero feet.
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.
2. Parking Placement.
Plan Diagram
Parking is allowed off-site according to joint use agreements or shared parking 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
3. Building Height and Profile.
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Azusa, California, Code of Ordinances Page 31
Section Diagram
a. Height.
(1) Maximum: Three stories or 40 feet, whichever is less.
(2) Exception: An area equal to 20 percent of the buildi ng's ground floor footprint may exceed the maximum
height by an additional st ory or 15 feet, whichever is less.
b. Encroachments.
Galleries, arcades, balconies, and other encroachments not allowed by the building code and Chapter 88.30.040
are permitted only through development agreements.
c. Allowable frontage types.
Arcade, shopfront, forecourt.
See Chapter 88.29 for definitions and design standards
4. Parcel and Residential Density Standards.
General Plan
Designation
Minimum Parcel Size (1) Maximum
Density
(units/acre) Area (2) Width (1) Depth
Public/Civic 10,000 60 100 27
Mixed Use 10,000 60 100 27
Residential Mod 6,000 60 80 27
Transit Center 10,000 60 100 27
Each subdivision and residential development shall comply with the minimum pa rcel 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.
Site Planning and Building Design - Civic Center. E.
1. Building Placement.
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Azusa, California, Code of Ordinances Page 32
Plan Diagram
Buildings shall be placed within the shaded area as shown in the above diagram.
a. Front Setback: Zero feet; five feet maximum for 90 percent minimum of lot frontage.
b. Side Street Setback: Zero feet; five feet maximum.
c. Sideyard Setback: Zero feet.
d. Rear Setback: Zero feet.
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 a uthority to
accommodate pedestrian plazas located between the street(s) and the building.
2. Parking Placement.
Plan Diagram
Parking is allowed off-site according to joint use agreements or shared parking 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.
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 33
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
3. Building Height and Profile.
Section Diagram
a. Height.
(1) Maximum: Three stories or 40 feet, which ever is less.
(2) Exception: 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.
Galleries and arcades, awnings, balconies, and outdoor dining furniture may encroach into the setback and publ ic
right-of-way, and shall be limited to:
(1) Front encroachment: Six feet maximum.
(2) Side street encroachment: Six feet maximum.
(3) Maximum encroachment height is two stories.
See Chapter 88.30.040 for definitions and exceptions
c. Allowable frontage types.
Arcade, shopfront, forecourt.
See Chapter 88.29 for definitions and design standards.
4. Parcel and Residential Density Standards.
General Plan Designation
Minimum Parcel Size (1) Maximum Density
units/acre) Area (2) Width (1) Depth
Public/Civic 10,000 sf 60 ft 100 ft 27
Mixed Use 10,000 sf 60 ft 100 ft 27
Res Mod 6,000 sf 60 ft 80 ft 27
Transit Ctr 10,000 sf 60 ft 100 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
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 34
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.
Site Planning and Building Design - Transit Village. F.
1. Building Placement.
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; five 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.
2. Parking Placement.
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Azusa, California, Code of Ordinances Page 35
Plan Diagram
Parking is allowed off-site according to joint use agreements or shared parking 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
3. Building Height and Profile.
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.
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Azusa, California, Code of Ordinances Page 36
Gallery/arcades, awnings, balconies, porches, and outside dining furniture may en croach 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) Maximum encroachment height is two stories.
(5) 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.
See Chapter 88.29 for definitions and design standards
4. Parcel and Residential Density standards.
General
Plan
Designation
Minimum Parcel Size (1) Maximum
Density
(units/acre) Area (2) Width (1) Depth
Public/Civic 10,000 sf 60 ft 100 ft 27
Mixed Use 10,000 sf 60 ft 100 ft 27
Res Mod 6,000 sf 60 ft 80 ft 27
Transit Ctr 10,000 sf 60 ft 100 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 c ondominium 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 leas t ten
percent greater than that of the minimum lot area required. 88.24.020. University District. 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.
88.24.020. University District.
C. Desired Future and Proposed Changes.
1. Specific Recommendations
Proposed Citrus Ave streetscape
h. Install landscaped medians and parkways on Foothill Boulevard and Alosta Avenue, consistent with the
Downtown District and Foothill Boulevard CorridorTOD Specific Plan District.
2. General Recommendations
b. Promote the creation (and restoration) of neon signage along historic Route 66 (Foothill Boulevard and Alosta
Avenue).
b.c. Establish a shared parking program for the district.
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3. Requirements
a. Promote the creation (and restoration) of neon signage along historic Route 66 (Foothill Boulevard an d Alosta
Avenue).
(1) Require installation of neon tube/LED freestanding/monument 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.
88.24.040. West End Industrial Districts.
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.
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 Foothill Boulevard Corridor, DowntownTOD Specific Plan and University Districts.
3. Requirements.
a. Promote the creation (and restoration) of neon signage along historic Route 66 (Foothill Boulevard).
(1) Require installation of neon tube/LED freestanding/monument 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.
88.24.050. TOD Specific Plan District. (NEW)
A. Purpose. The City of Azusa TOD Specific Plan is a comprehensive document that implements the vision for the
Specific Plan Area, referred to as the TOD Specific Plan District in this code, as established by the City of Azusa
planning process. While the City of Azusa General Plan is the primary guide for growth and development in the
community, the Azusa TOD Specific Plan is able to focus on the unique characteristics of the district. The Azusa
TOD Specific Plan is also a regulatory document which supersedes the Development Code within the district
boundary. In cases where the Specific Plan conflicts with the Development Code, the Specific Plan will take
precedence. Where the Specific Plan is silent on a topic(s), the Development Code will remain in effect.
B. Location and Existing Conditions. Refer to the City of Azusa TOD Specific Plan.
C. Desired Future and Proposed Changes. Refer to the City of Azusa TOD Specific Plan.
D. Site Planning and Building Design. Refer to the City of Azusa TOD Specific Plan.
CHAPTER 88.26. CORRIDORS.
88.26.005. Allowable Uses in Corridors.
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 88.56.020). These are
shown as "P" uses in the tables;
2. Allowed subject to the approval of a minor use permit (Section 88.51.050), and shown as "MUP" uses in the
tables;
3. Allowed subject to the approval of a use permit (Section 88.51.050), and shown as "UP" uses in the ta bles;
4. Allowed subject to the type of city approval required by a specific provision of Chapter 88.42 (Standards for
Specific Land Uses), and shown as "S" uses in the tables; and
5. Not allowed in particular zones, and shown as a "—" in the tables.
Allowed Land Uses and Permit Requirements
for Corridors
P
MUP
UP
S
—
Permitted Use, Zoning Clearance required
Minor Use Permit required
Use Permit required
Permit requirement set by Specific Use
Regulations
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Use not allowed
LAND USE TYPE (1) PERMIT REQUIRED BY ZONE Specific Use
Regulations CAZ CSG CSA CAH CFB
AGRICULTURAL AND RESOURCE-BASED USES
Plant Nursery MUP(3) MUP(3) MUP(3) MUP(3) MUP(3)
INDUSTRY, MANUFACTURING & PROCESSING, WHOLESALING
Laboratory - Medical, analytical — — — P —
Media production P — P P P
Recycling - Reverse vending machine P — P P P 88.42.170
RECREATION, EDUCATION & PUBLIC ASSEMBLY USES
Commercial recreation facility - Indoor (2) — — — MUP —
Commercial recreation facility - Outdoor (2) — — — MUP —
Health/fitness facility P — P P P
Library, museum P — P P P
Meeting facility, public or private (2) MUP UP MUP MUP MUP 88.42.112
Park, playground P P P P P
Private residential recreation facility MUP MUP MUP MUP MUP
School - Elementary, middle, secondary (2) UP UP UP UP UP 88.42.112
School - Specialized education/training (2) UP — UP UP UP 88.42.112
Studio - Art, dance, martial arts, music, etc. P — P P P
RESIDENTIAL USES
Courtyard housing MUP MUP MUP MUP MUP 88.42.100
Duplex, triplex, fourplex P P — — P 88.42.110
Home occupation P P P P P 88.42.100
Live/work unit P P P P P
Organizational house (sorority, monastery, etc.) (2) MUP MUP MUP MUP MUP
Residential accessory use or structure P P P P P
Residential care, 6 or fewer clients P P P P P 88.42.140
Residential care, 7 or more clients (2) P P P P P
Mixed use project residential component (not
stacked flats)
P P P P P 88.42.120
Rooming or boarding house P P — — P
Second unit or carriage house P P — — P
Senior Citizen Apartments MUP MUP MUP MUP MUP
Single-family dwelling — P — — — 88.42.120
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Stacked flats — — — — —
Townhouse or rowhouse P P P P P 88.42.190
Key to Zone Symbols
CAZ Azusa Avenue Corridor CAH Arrow Highway Corridor
CSG San Gabriel Avenue Corridor CSA South Azusa Avenue Corridor
CFB Foothill Boulevard Corridor
Notes:
(1) A definition of each listed use type is in Article 6 (Glossary).
(2) This is a critical, sensitive, or high occupancy facility, subject to the hazard mitigation requirement of Section
88.30.030
(3) Allowed only within the boundaries of an electric utility easement for high voltage transmission lines.
TABLE 2-3
Allowed Land Uses and Permit Requirements
for Corridors
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
LAND USE TYPE (1) PERMIT REQUIRED BY ZONE Specific Use
Regulations CAZ CSG CSA CAH CFB
RETAIL SALES
Auto and vehicle sales and rental — — UP(2) MUP —
Bar/tavern — — — — — 88.42.030
Building and landscape materials sales—Indoor MUP — MUP MUP MUP
Building and landscape materials sales—Outdoor — — — MUP —
Furniture, furnishings and appliance store — — — MUP —
General retail, except with any of the following features P — P P P
Alcoholic beverage sales UP — UP UP UP 88.42.030
Drive-through facilities MUP — MUP MUP MUP
Floor area over 50,000 sf — — UP MUP —
Funeral merchandise UP — MUP MUP UP 88.42.090
On-site production of items sold MUP — MUP MUP MUP
Operating between 9:00 p.m. and 7:00 a.m. MUP — MUP MUP MUP
Swap meet, flea market — — — UP — 88.42.180
Used merchandise — — — UP — 88.42.180
Groceries, specialty foods P — P P P 88.42.030
Floor area over 50,000 sf — — MUP MUP — 88.42.030
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 40
Mixed use project P P P P P 88.42.120
Mobile home, boat, or RV sales — — — MUP —
Neighborhood market/convenience store P MUP P P P
Night club (2) — — — — — 88.42.130
Outdoor displays and sales — — — MUP — 88.42.150
Restaurant, cafe, coffee shop P MUP P P P 88.42.030
Service station — — UP UP —
Key to Zone Symbols
CAZ Azusa Avenue Corridor CAH Arrow Highway Corridor
CSG San Gabriel Avenue Corridor CSA South Azusa Avenue Corridor
CFB Foothill Boulevard Corridor
Notes:
(1) A definition of each listed use type is in Article 6 (Glossary).
(2) Any property proposed for auto and vehicle sales and rental use should be at least 40,000 square feet in area.
(3) This is a critical, sensitive, or high occupancy facility, subject to the hazard mitigation requirement of Section
88.30.030
TABLE 2-3
Allowed Land Uses and Permit Requirements
for Corridors
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
LAND USE TYPE (1) PERMIT REQUIRED BY ZONE Specific Use
Regulations CAZ CSG CSA CAH CFB
SERVICES - BUSINESS, FINANCIAL, PROFESSIONAL
ATM P — P P P
Bank, financial services P — P P P
Business support service P — P P P
Medical services—Clinic, urgent care MUP — MUP — MUP
Medical services—Doctor office P P P — P
Medical services—Extended care (2) MUP MUP — — MUP
Mixed use project P P P P P 88.42.120
Office—Accessory P P P P P
Office—Business/service P MUP P P P
Office—Government P MUP P P P
Office—Processing P — P P P
Office—Professional P MUP P P P
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 41
SERVICES - GENERAL
Catering service — — — P —
Day care center—Child or adult (2) MUP MUP MUP MUP MUP 88.42.060
Drive-through service — — — MUP —
Equipment rental — — — P —
Lodging—Bed & breakfast inn P P P P P
Lodging—Hotel or motel P — P P P
Mortuary, funeral home — — — — MUP
Mixed use project P P P P P 88.42.120
Personal services P — P P P
Personal services—Restricted — — — — —
Public safety facility (2) P — P P P
Repair service—Equipment, large appliances, etc. — — — P —
Vehicle services—Major repair/body work — — — MUP —
Vehicle services—Minor maintenance/repair — — — MUP —
Veterinary clinic, animal hospital, boarding kennel — — — UP —
TRANSPORTATION, COMMUNICATIONS & INFRASTRUCTURE
Broadcasting studio — — P P P
Parking facility, public or commercial MUP — MUP MUP MUP
Telecommunications facility S S S S S 88.46
Transit station or terminal P P P P P
Utility facility (2) P P P P P
Key to Zone Symbols
CAZ Azusa Avenue Corridor CAH Arrow Highway Corridor
CSG San Gabriel Avenue Corridor CSA South Azusa Avenue Corridor
CFB Foothill Boulevard Corridor
Notes:
(1) A definition of each listed use type is in Article 6 (Glossary).
(2) This is a critical, sensitive, or high occupancy facility, subject to the hazard mitigation requirement of Section
88.30.030
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 42
88.26.010. Foothill Boulevard Corridor. – (Rescinded on Day, Month, Year)
The purpose of this chapter is to outline the general plan goals and development guidelines for the Foothill
Boulevard Corridor 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 corridor.
Purpose. A. The Foothill Boulevard Corridor (CFB) zone is applied to areas along Foothill Boulevard east and west
of the DTC (Downtown - Town Center) District TOD Specific Plan. This corridor zone is intended to accommodate a
wide range of retail commercial uses, offices, and services, with all types of residential units allowed except
stacked flats.
Location and Existing conditions. B. Formerly the historic Route 66 from Chicago to Los Angeles, Foothill
Boulevard is the principal east-west street in Azusa north of the 210 Freeway. Consequently, the intersection of
Foothill Boulevard and Azusa Avenue constitutes the center of the Downtown. West of the DowntownTOD Specific
Plan, the designation applies to properties facing Foothill Boulevard from San Gabriel Avenue to the railroad
viaduct. East of Downtown, the designation applies to properties facing Foothill Boulevard from just west of
Soldano Avenue to approximately Cerritos Avenue.
Streets and Landscape. Foothill Boulevard is a two-way, four lane arterial with street parking on both sides of the
road. A median is located in the center of the street. Street trees and landscaping is inconsistent throughout the
corridor.
Civic and Commercial Features. There are no government buildings on Foothill Boulevard within the Corridor
designation (although City Hall faces Foothill within the Downtown District). A church is located at the intersection
with Soldano Avenue. A number of commercial retailers do front Foothill Boulevard. Most of these are strip-
oriented retail, focused on access by car either with street-facing parking lots or drive-throughs.
Building Fabric. A mixed range of building types front the Foothill Boulevard Corridor. They include small, one -story
strip malls; drive-through restaurants; churches; townhouses; and single-family homes (some converted to retail or
office uses). At northwest corner of Foothill Boulevard and San Gabriel Avenue is a planned development of
houses, located behind a wall and gate. Unfortunately, this buildings in this development do not face the street.
Desired Future and Proposed Changes. C. The general objective for this corridor is to transform the character of
Foothill Boulevard from a commercial strip to a predominately residential, but mixed-use pedestrian friendly
street.
1. Specific Recommendations.
a. Install landscaped medians and parkways on Foothill Boulevard, consistent with the Downtown and University
Districts.
b. Enhance the current gateway at the railroad viaduct into the residential and pedestrian-oriented districts of the
city.
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 43
2. General Recommendations.
a. Promote the creation (and restoration) of neon signage along historic Route 66 (Foothill Boulevard), including
the Foothill segment within the downtown district.
b. Explore the feasibility of a shared parking program for commercial properties on the western and eastern
portions of the corridor.
Regulating Plan (at time of adoption)
Site Planning and Building Design. D.
1. Building Placement.
Plan Diagram
Buildings shall be placed within the shaded area as shown in the above diagram.
a. Front Setback: Ten feet minimum; 20 feet maximum for 60 percent minimum of lot width.
b. Side Street Setback: Ten feet minimum.
c. Sideyard Setback: Zero feet or ten feet minimum for residential, or when adjacent to residential.
d. Rear Setback: Zero feet or ten feet minimum for residential, or when adjacent to 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.
2. Parking Placement.
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 44
Plan Diagram
Parking not enclosed by a structure is allowed only in the shaded area as shown.
a. Front Setback: 50 percent of lot depth maximum.
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
3. Building Height and Profile.
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) Exception: 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.
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 45
Gallery/arcades, awnings, balconies, porches and outdoor 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) Maximum encroachment height is two stories or 25 feet.
(5) 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, stoop, forecourt, porch, common yard.
See Chapter 88.29 for definitions and design standards.
4. Residential Density Standards.
Zoning
District
Minimum Parcel Size (1) Maximum
Density
(units/acre) Area (2) Width (1) Depth
All 10,000 sf 60 ft 100 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.
88.26.020. Azusa/San Gabriel Avenue Corridors
A. Purpose.
1. CAZ (Azusa Avenue) Corridor. The Azusa Avenue Corridor (CAZ) zone is applied to the Azusa Avenue portion of
the Azusa Avenue/San Gabriel Avenue couplet immediately south of the DTC (Downtown - Town Center)TOD
Specific Plan district. This zone is intended to accommodate a range of lower intensity retail, offices and other low
intensity commercial uses, together with all types of residential units allowed except stacked flats.
2. CSG (San Gabriel Avenue) Corridor. The San Gabriel Avenue Corridor (CSG) zone is applied to the San Gabriel
Avenue portion of the Azusa Avenue/San Gabriel Avenue couplet immediately south of the DTC (Downtown -
Town Center)TOD Specific Plan district. This zone is intended to emphasize residential rather than commercial
development, but with offices and other low very intensity commercial uses, excluding most retail. All types of
residential units are allowed except stacked flats.
B. Location and Existing Conditions.
The Azusa/San Gabriel Avenue couplet is the primary north -south corridor in the city north of the 210 Freeway.
Azusa Avenue is the principal street in the Downtown, where it crosses Foothill Boulevard. North of D owntown,
Azusa Avenue merges with San Gabriel Canyon Road at Sierra Madre Avenue, providing access to the Angeles
National Forest. South of the 210 Freeway, Azusa Avenue is a two-way street, and is the primary entrance and exit
to the city from the highway system.
Streets and Landscape. Azusa Avenue is a one-way, north-bound street from First Street to Sierra Madre Avenue.
North of the freeway to Sierra Madre Avenue, San Gabriel Avenue acts as the one-way, south-bound street
coupled with Azusa Avenue. South of Fourth Street the corridor has an inconsistent line of street trees on either
side.
Civic and Commercial Features. Azusa Avenue is fronted by a mixture of under-performing commercial uses and
poor quality multi-family residences. San Gabriel Avenue is fronted by distinguished houses, most of which remain
residences, although some have been transformed into commercial uses. Except in the Downtown TOD Specific
Plan District, neither avenue is the location of civic uses.
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 46
Building Fabric. There are essentially three types of buildings facing Azusa Avenue. The first is principally located in
the Downtown TOD Specific Plan District, but is also found in some locations south of downtown. This is a one to
two-story building abutting the property line adjacent to the sidewalk and street. The second type also is a one or
two-story residential or commercial building, which is set back approximately ten to 20 feet from the sidewalk and
property line, creating a front yard. This setback is typically landscaped with a path to the residence or office. The
third type is a one or two-story building set back 40 or more feet from the street. The setback at this type is used
for surface parking for typically a retail or drive through use.
CHAPTER 88.36. PARKING AND LOADING.
88.36.050. Number of Parking Spaces Required.
B. Downtown Parking Requirements.
Proposed development and new land uses within the DTC, DCC, and DTV zones shall provide a minimum of two
and one-half off-street parking spaces for each 1,000 square feet of floor area for non-residential uses, and one
and one-half off-street parking spaces for each dwelling unit.
B. TOD Specific Plan District Parking Requirements.
For development located within the TOD Specific Plan District, refer to the Specific Plan for parking requirements.
88.36.100. Driveways and Site Access.
B. Location of Driveways.
Within the DTC and DTV districtsTOD Specific Plan District, a driveway shall not access the property across a
property line adjacent to a street unless the director determines that no safe access to parking on the rear of the
site can be obtained from an alley, the side street of a corner lot, or across adjacent parcels, or that access from a
street frontage is required for a parking structure. An allowed driveway shall comply with location requirements
established by the city engineer.
88.36.080. Reduction of Parking Requirements.
F. Alternative Parking Arrangements for the Park Once Districts.
Alternative parking may be approved by the review authority for a project located in the TOD Specific Plan
Downtown District that participates in a city park once program (Section 88.24.010.B.5 Refer to the City of Azusa
TOD Specific Plan), or in another park once district established by the city.
Chapter 88.38. Signs
88.38.040. Prohibited Signs.
I. Pole signs, and other freestanding signs over six feet in height, except for freeweay signs in compliance with
Subsection 88.38.070.C and Route 66 themed signs in compliance with Page 2-59 and Section 2.6.4 of the TOD
Specific Plan.
J. Roof mounted signs, except for Route 66 themed signs in compliance with Page 2 -59 and Section 2.6.4 of the
TOD Specific Plan Section;
CHAPTER 88.42. STANDARD FOR SPECIFIC LAND USES
88.42.120. Mixed Use Projects.
G. Mixed-Use Development Standards within the TOD Specific Plan District. For mixed-use development located
within the TOD Specific Plan District, refer to the Specific Plan for parking requirements.
CHAPTER 88.54. NONCONFORMING USES, STRUCTURES, AND PARCELS.
88.54.100. Required Termination of a Nonconforming Use, Structure, or Site Improvement.
A. Amortization Schedule and Effect of Termination Requirement.
The council finds and determines that nonconforming uses, structures, and site improvements are contrary to the
orderly development of the City of Azusa, and have the potential to adversely affect public health, safety, and
welfare, and shall, therefore, be discontinued, or brought into conformity with all applicable provisions of this
Development Code in compliance with this section.
City of Azusa TOD Specific Plan Recommended Development Code Amendments
Azusa, California, Code of Ordinances Page 47
1. Amortization and Termination Required. A land use, structure, or site improvement that is made nonconforming
by the adoption of this Development Code or an amendment to this Development Code shall be discontinued, or
brought into conformity with all applicable provisions of this Development Code, within the following time periods
from the date of the service of notice by the city in compliance with subsection B.
a. A nonconforming land use located on a site within the DTC (Downtown - Town Center), DCC (Downtown - Civic
Center), DTV (Downtown - Transit Village), or CFB (Foothill Boulevard Corridor) zonesTOD Specific Plan District - 20
years.
City of Azusa
AZUSA TOD SPECIFIC PLAN
Adopted November 16, 2015
Amended Month Date, 2017
City of Azusa
TOD Specific Plan
Adopted by:
Ordinance No. 2015-O11
Amended by:
Ordinance No. XXXX-XXX
Prepared for:
City of Azusa
213 East Foothill Boulevard
Azusa, CA 91702
Funded by:
Los Angeles County Metropolitan Transportation Authority
Prepared by:
RRM Design Group
Planning and Urban Design
In collaboration with:
Fehr & Peers
Transportation Planning
The Natelson Dale Group
Economic, Financial and Market Analysis
CONTENTS
ACKNOWLEDGMENTS
City Council
Joseph R. Rocha, Mayor
Edward J. Alvarez, Mayor Pro Tem
Uriel E. Macias, Council Member
Angel A. Carrillo, Council Member
Robert Gonzales, Council Member
Planning Commission
Robert Donnelson
Jack Lee
Jesse R. Avila, Jr.
Anthony Contreras
Suzanne Avila
City Staff
Kurt Christiansen, AICP, Director of Economic and Community Development
Edson Ibanez, Assistant Planner
Daniel Bobadilla, Interim Public Works Director
Collette Morse, AICP, Morse Planning Group, Consulting Staff
CONTENTS
CONTENTS
1.0 INTRODUCTION ...................................................................1-1
1.1 Purpose ....................................................................................1-1
1.2 Specific Plan Area ..................................................................1-2
1.3 What is a Specific Plan ...........................................................1-3
1.4 Document Organization ........................................................1-4
1.5 Relationship to Other Planning Documents ........................1-5
1.6 Outreach Process ...................................................................1-6
1.7 Vision and Guiding Principles ..............................................1-12
2.0 LAND USE AND URBAN FORM ............................................2-1
2.1 Introduction .............................................................................2-1
2.2 District-Based Approach ........................................................2-3
2.3 Gold Line District ...................................................................2-12
2.4 Downtown District .................................................................2-22
2.5 Downtown Expansion District ..............................................2-36
2.6 Route 66 District ....................................................................2-48
2.7 Transition District ....................................................................2-62
2.8 Civic District ...........................................................................2-73
3.0 MOBILITY, COMPLETE STREETS, AND STREETSCAPE
IMPROVEMENTS ..................................................................3-1
3.1 Introduction .............................................................................3-1
3.2 Pedestrian Access and Improvements ................................3-4
3.3 Circulation and Street Improvements ................................3-10
3.4 Bicycle Access and Improvements ....................................3-27
3.5 Public/Private Transit ............................................................3-30
3.6 Streetscape Furnishings ........................................................3-32
3.7 Gateways and Signage ......................................................3-39
4.0 INFRASTRUCTURE AND PUBLIC UTILITIES ............................4-1
4.1 Introduction .............................................................................4-1
4.2 Potable Water .........................................................................4-1
4.3 Sanitary Sewer .........................................................................4-1
4.4 Storm Drainage .......................................................................4-2
4.5 Dry Utilities ................................................................................4-3
4.6 Community Services ...............................................................4-3
5.0 IMPLEMENTATION STRATEGIES AND FINANCING .............5-1
5.1 Introduction .............................................................................5-1
5.2 How the Specific Plan Can Attract Private Investment
and Provide Public Benefits ...................................................5-1SECTIONS
CONTENTS
CONTENTS CONT.
5.3 Economic Conditions Influencing Development
Potentials in the Specific Plan Area ......................................5-2
5.4 Summary of New Development Potentials .........................5-4
5.5 Financial Analysis of Alternative Development Projects
at Azusa Opportunity Sites .....................................................5-5
5.6 Creating the Conditions for Attracting Private
Investment - City’s Role and Tools ........................................5-6
5.7 Potential Funding Sources and Financing Mechanisms ....5-8
5.8 Implementation Action Plan ...............................................5-12
6.0 ADMINISTRATION ................................................................6-1
6.1 Introduction .............................................................................6-1
6.2 Specific Plan Authority and Adoption .................................6-1
6.3 Specific Plan Amendments ...................................................6-1
6.4 Specific Plan Administration ..................................................6-3
A PARKING MANAGEMENT PLAN ........................................ A-1
B AZUSA OPPORTUNITY SITES ................................................B-1
C FINANCING .........................................................................C-1SECTIONS
APPENDICES
SECTION 1
INTRODUCTION
1 Document Purpose and Organization
INTRODUCTION 1
SECTION 1 CONTENTS
1.1 PURPOSE ..............................................................................1-1
1.2 SPECIFIC PLAN AREA ..........................................................1-2
1.2.1 Context ....................................................................................1-2
1.2.2 City-Owned Property .............................................................1-2
1.3 WHAT IS A SPECIFIC PLAN ..................................................1-3
1.4 DOCUMENT ORGANIZATION .............................................1-4
1.5 RELATIONSHIP TO OTHER PLANNING DOCUMENTS ..........1-5
1.5.1 City of Azusa General Plan ....................................................1-5
1.5.2 City of Azusa Development Code .......................................1-5
1.5.3 Azusa Pacific University Specific Plan ...................................1-5
1.6 OUTREACH PROCESS ..........................................................1-6
1.6.1 Community Outreach ............................................................1-6
1.6.2 Opportunities and Constraints .............................................1-7
1.7 VISION AND GUIDING PRINCIPLES ..................................1-12
1.7.1 Vision ......................................................................................1-12
1.7.2 Guiding Principles .................................................................1-12
1.7.3 Transit-Oriented Development ............................................1-14
1.7.4 Sustainability ..........................................................................1-15
1.7.5 Healthy Communities ...........................................................1-20
1.7.6 Crime Prevention Through Env. Design ..............................1-22
1-1 Specific Plan Area Location Map .....................................1-2
1-2 Specific Plan Area Opportunities and Constraints ........1-10
FIGURESSUBSECTIONS
INTRODUCTION 1
City of Azusa | TOD Specific Plan 1-1
May 2017
1.1 PURPOSE
The Azusa Transit-Oriented Development
(TOD) General Plan/Development Code Update
and Specific Plan (herein referred to as the
Azusa TOD Specific Plan, or, simply Specific
Plan) is a comprehensive document that will
implement the vision for the Specific Plan Area
as established by the City of Azusa planning
process.
A Specific Plan is a regulatory tool that local
governments use to implement the General
Plan and to guide development in a localized
area. While the City of Azusa General Plan is the
primary guide for growth and development in
the community, the Specific Plan is able to focus
on the unique characteristics of a specialized
area. This Azusa TOD Specific Plan was prepared
pursuant to Section 65450 et seq. of the
California Government Code.
City of Azusa seal at Azusa Avenue and the 210 freeway.
INTRODUCTION1
1-2 City of Azusa | TOD Specific Plan
May 2017
1.2.1 Context
The Specific Plan Area includes two future
transit stations. Future development at the
Azusa Downtown Gold Line Station (at Alameda
Avenue) and the APU/Citrus College Gold Line
Station (at Citrus Avenue) is the impetus for
this Specific Plan planning process. The Specific
Plan Area encompasses approximately 1/4-mile
radius from each of these future stations and is
bounded by 10th Street to the north, Angeleno
Avenue to the west, 5th and 6th Streets to the
south, and Citrus Avenue to the east (Figure 1-1).
The Specific Plan establishes land use regulations
and development guidelines for a total of 350
acres of land that comprise the Specific Plan
Area. A central focus of this Specific Plan is the
1.2 SPECIFIC PLAN AREA
Azusa Downtown, an area located directly to the
south of the Azusa Downtown Gold Line Station
between Dalton Avenue and San Gabriel Avenue
to the east and west, and 9th Street and Foothill
Boulevard to the north and south.
1.2.2 City-Owned Property
The Specific Plan Area encompasses several
City-owned properties which are designated as
Key Opportunity Sites. Economic feasibility of
potential development and “highest and best
use” for several of the sites are presented in
greater detail within Section 5, Implementation
Strategies and Financing.
Goldline & BNSF Railway
8th St
AT & SF Rail
w
a
y Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid Ave9th St
Orange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Soldano AvePasadena AveCerritosAveAl
o
s
t
a
A
v
e
5th St Citrus AveFoothill Blvd
AzusaPacificUniversity
CitrusCollege
Azusa DowntownStation
THE PROMENADE
Foothill Vista Mobile Home Park
Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
Park Palm StAPUHousing
PublicLibrary
SeniorCenter
CitrusCrossing Citrus AveAlameda AveDalton AvePackingHouse
9th St
ToCanyonFromCanyon
&&&&McKeever AveCrescent Dr
5th St Azusa Veterans WyFoothill Blvd
AREAOF NOCHANGE
AtlantisGardens
Azusa PacificUniversity
RosedaleSpecific Plan Area
St Francis ofRome School
Veteran'sFreedomPark
CityHall
SlausonPark
LeeElementary
SlausonMiddleSchool
DaltonElementary
APU/Citrus College Station
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
Specific Plan Boundary
City Boundary
Parcel Boundary
Transit Site
CITY OF AZUSA Specific Plan Area
0 500 1,000250Feet µ
Image from EIR Report - TAHA Inc. 03.22.13
Date: 5/4/2015
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010 3) Aerial photo of Target area from Google Earth - 04.2013
City-Owned Opportunity SitesFigure 1-1: Specific Plan Area Location Map
City-Owned Opportunity Sites
NGold Line Stations
INTRODUCTION 1
City of Azusa | TOD Specific Plan 1-3
May 2017
1.3 WHAT IS A SPECIFIC PLAN?
A specific plan is a document designed to
implement the goals and policies of the
General Plan. A specific plan contains detailed
development standards and regulations,
distribution of land uses, infrastructure
requirements, and implementation measures
for the development within a designated area.
A specific plan is similar in nature to the a
development zoning code because it deals
with implementation through the use of
development regulations. Unlike the Azusa
Development Code, specific plans are targeted
to specific planning areas. This allows for both
greater flexibility and more specificity to focus
regulations and standards to achieve specific
strategies. These provisions also provide a
greater level of assurance to prospective
developers and the development community
relative to the City’s long-term goals for a
specific geographic area.
It is important to note that a specific plan only
establishes land use zones and development
standards. Actual development proposals,
building placement, and design of individual
projects will come through private investment
following the adoption of a specific plan.
As required by Section 65450 et seq. of the
California Government Code, this Specific
Plan is organized into six separate sections.
Organization of the Specific Plan into sections
not only details the intent and purpose of each
section but also provides clarity for the end
user.
New courtyard housing development within the Specific Plan
Area.
Downtown Azusa looking north on Azusa Avenue.
INTRODUCTION1
1-4 City of Azusa | TOD Specific Plan
May 2017
Section 1: Introduction
The introduction discusses the purpose and
organization of this document and the Specific
Plan Area boundary. This section describes
the community’s vision for the Specific Plan
Area, as a result of public outreach and
hearings. In addition, the Azusa TOD Specific
Plan’s relationship to the City’s Development
Code and other pertinent City documents and
policies are discussed in this section.
Section 2: Land Use and Urban Form
This section sets forth general provisions for
development within the Specific Plan Area
and details the permitted land uses and
development standards for each district.
Section 3: Mobility, Complete Streets,
and Streetscape Improvements
This section provides direction for public
improvements for the entire Specific Plan
Area. Topics include: public plazas and parks,
recommended street trees, lighting, street
furnishings, crosswalks, public art, public
right-of-way landscaping, and gateway design
treatments. This section focuses on pedestrian
and vehicular circulation and contains
recommendations for the street environment
and transit mobility.
Section 4: Infrastructure and Public
Utilities
This section addresses essential infrastructure
requirements for future development within
the Specific Plan Area, including water, sewer,
stormwater, solid waste, schools, police, fire,
parks, and library services.
1.4 DOCUMENT ORGANIZATION
Section 5: Implementation Strategies
and Financing
This section provides implementation
strategies and direction for achieving the goals
set forth within the Azusa TOD Specific Plan.
It also examines City-owned key opportunity
sites within the Specific Plan Area and provides
recommendations for these properties.
Section 6: Administration
This section describes the authority of the
Azusa TOD Specific Plan, project review
procedures, and the administrative procedures
required for amendments and/or modifications
to the Azusa TOD Specific Plan.
INTRODUCTION 1
City of Azusa | TOD Specific Plan 1-5
May 2017
1.5.1 City of Azusa General Plan
The General Plan is the City’s governance
document for guiding decision making and
outlines the City’s visions and policies. The
Azusa TOD Specific Plan is consistent with the
General Plan and provides for more precise
implementation of goals, objectives, and policies
outlined within the General Plan.
1.5.2 City of Azusa Development Code
The City of Azusa Development Code is the
primary regulatory document that implements
the General Plan. It provides specific goals,
policies, programs, and development regulations
that are applicable to individual neighborhoods,
districts, and corridors that are consistent with
the General Plan.
This Specific Plan is also a regulatory document
which supersedes the Development Code within
the Specific Plan boundary. In cases where the
Specific Plan conflicts with the Development
Code, the Specific Plan will take precedence.
Where the Specific Plan is silent on a topic(s), the
Development Code will remain in effect.
1.5 RELATIONSHIP TO OTHER PLANNING DOCUMENTS
1.5.3 Azusa Pacific University Specific Plan
The Azusa Pacific University (APU) Specific
Plan is a comprehensive guide to defining the
future physical development and character of
the main campus of APU. The APU Specific Plan
incorporates comprehensive development plans,
development standards, and design guidelines
that set forth appropriate uses and provides for
aesthetic, cohesive, and quality of future APU
campus development. This document will remain
the guiding document for the geographic area
that falls within its boundary.
While portions of the APU West Campus lie
within and adjacent to the Azusa TOD Specific
Plan Area, the Specific Plan does not impact the
plans, standards, and guidelines set forth in the
APU Specific Plan. As noted within this Specific
Plan, the APU West Campus areas have been
designated as ‘Areas of No Change’.
City of Azusa General Plan Azusa Pacific University Specific Plan
INTRODUCTION1
1-6 City of Azusa | TOD Specific Plan
May 2017
1.6 OUTREACH PROCESS
1.6.1 Community Outreach
On May 21, 2014, the City of Azusa and RRM Design Group
(consultant) hosted a public workshop to solicit community
participation, design ideas, and project input regarding the
Azusa TOD Specific Plan project. Different segments of the
community were represented by residents, business owners,
decision makers, and city staff. Project goals and objectives
were presented with community members providing input
and opinions regarding Azusa’s town character and ideas
for potential future projects and development. These ideas
were listed on large banners and participants were then
given the opportunity to vote up to four times on the ideas
most important to them. The “Ideas for the Future” that
received the most votes were:
• Three-story mixed-use
• Outdoor Dining
• Remove Landscape Medians – Add Bike Lanes
(Foothill Boulevard, Alosta, and Citrus Avenues)
• Brand Name Hotel/Conference Facilities
• Amphitheater at Veteran’s Park (music)
• Healthy Eating Choices
• More Decorative Street Lights – More Places
• Major Grocery Store
• Bicycle Routes
• Visitor Center with Historic Emphasis
• Historic/Artistic/Entertainment Destination Trail
(like Freedom Trail)
Maps of the Specific Plan Area with potential opportunities
were then laid out on several large tables. Groups of
community members were encouraged to gather around
and list their ideas or issues concerning the future
planning of Azusa in relation to the Specific Plan Area. This
collaborative effort was a success and much information was
collected. These ideas became the foundation for many of
the recommendations contained within this Specific Plan.
Participants present their ideas.
Overall project presentation to the public.
Participants engage in mapping exercise.
Issue identification and prioritization exercise.
INTRODUCTION 1
City of Azusa | TOD Specific Plan 1-7
May 2017
1.6.2 Opportunities and Constraints
Opportunities
The Azusa TOD Specific Plan Area contains many
opportunities for reinvestment and improvement
of the City’s existing urban framework.
Opportunities include:
• The extension of the Gold Line rail line
to the Azusa Downtown and APU/Citrus
College stations has been anticipated for a
number of years. Targeted improvements
and enhancements to complement
these new regional transit connections
have been gathered through community
discussion and public outreach. These
efforts were used as a starting point for
developing this Specific Plan.
• Azusa Avenue (State Route 39) and Foothill
Boulevard (Route 66) traverse through, and
intersect within, the Specific Plan Area.
Both roads provide ease of access for the
greater Azusa community to the Specific
Plan Area. Azusa Avenue’s connection to
Azusa Canyon, Angeles National Forest,
and the recently designated San Gabriel
Mountains National Monument will
continue to draw people into the City.
Foothill Boulevard’s historic past and
regional connections will also continue to
draw a wide customer base to the Specific
Plan Area.
• Located within the Specific Plan Area,
Azusa Pacific University contains a
population of approximately 11,000
students. Directly to the east, Citrus
College contains a population of
approximately 12,000 students. Students
attending these nearby colleges represent
a large population of potential transit
Azusa Downtown Gold Line Station signage - new transit stations
will provide improvements and enhancements for the community.
Azusa Avenue (State Route 39) is the primary Downtown street and
the gateway to the San Gabriel Mountains National Monument.
Local college students proximity to the Azusa Downtown Station
represents potential for increased business patronage and transit
ridership.
INTRODUCTION1
1-8 City of Azusa | TOD Specific Plan
May 2017
Small and privately owned parcels pose potential difficulties in
implementing the overall vision and improvements for the Specific
Plan Area.
riders and provide a large customer base
for local restaurant, retail, and commercial
businesses within the Specific Plan Area.
• A number of vacant parcels within the
Specific Plan Area are owned by the City
of Azusa. This Specific Plan has identified
these parcels as key opportunity sites
for redevelopment around the Azusa
Downtown Gold Line Station and
Downtown Azusa.
• Existing streetscape beautification
amenities along Azusa Avenue provide
the framework for an enhanced and
safer pedestrian experience and will
complement future development. This
Specific Plan identifies areas where
additional streetscape improvement efforts
will build upon and improve the existing
streetscape environment.
Constraints
While there are many opportunities present
within the Specific Plan Area, there are also a
number of constraints that will require sensitivity
regarding future design and implementation.
Constraints include:
• The lack of buildable area around the
APU/Citrus College Station will focus
new development in and around the
Azusa Downtown Station. This increase in
development intensity will need to take
into consideration adjacency to existing
land uses while at the same time remaining
complementary to, and representative of,
the identity of Azusa.
City-owned opportunity sites directly east of Target represent new
development possibility for the Specific Plan Area.
Lack of buildable parcels near the APU/Citrus College Station will
focus new development intensity around the Azusa Downtown
Station.
INTRODUCTION 1
City of Azusa | TOD Specific Plan 1-9
May 2017
San Gabriel Avenue north of Foothill Boulevard.
Azusa Avenue looking south adjacent to the CVS building.
San Gabriel Avenue looking north-current configuration limits
pedestrian activity and lacks a Downtown character.
• Throughout the Specific Plan Area, there
are a number of individually owned
private parcels with different owners. This
fragmentation of properties and ownership
may present difficulties for concurrent
development and lot consolidation.
• Single-family residential development
is located within, and adjacent to, the
Specific Plan Area in many locations. As
new development occurs, sensitivity to
existing residential uses will be essential.
This Specific Plan recommends good
neighbor policies, such as setbacks,
landscaping, and screening requirements,
to minimize nuisances imposed on
residential areas.
• The existing Azusa Light and Power and
CVS buildings occupy a prominent block
within the Specific Plan Area and limit
pedestrian connectivity and an active
street environment. Future development
within the Specific Plan Area is required
to be oriented toward and engage the
primary street frontage.
• Street width, speed, and orientation
provide a number of pedestrian constraints
along San Gabriel Avenue. These
constraints have prohibited integration
of this corridor into the downtown
framework. Proposed improvements to
create a safe and welcoming pedestrian
atmosphere may prove difficult without
affecting the general function of this
arterial road.
INTRODUCTION1
1-10 City of Azusa | TOD Specific Plan
May 2017
Æb
Æb ÉÖGoldline & BNSF Railway
8th Ave
AT & SF Ra ilw ay Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusaAveSan GabrielAve10th St
Angeleno AveSunset AveOrange AveEnid AveMcKeever Ave9th St
Crescent
D
r
Orange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th StSoldano AvePasadena AveCerritosAveAl
os
t
a
A
v
e
5th St Citrus AveFoothill Blvd
AzusaPacificUniversity
CitrusCollege
SlausonMiddleSchool
Veteran'sFreedomPark
THE PROMENADEAzusa VeteraFoothill Vista Mobile Home Park
CityHall
Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
Park Palm StAPUHousing
A3
A2
37
36 DALTONPublicLibrary
SeniorCenter
CitrusCrossing Citrus Ave¯°±²¯°³´Alameda AveDalton AveHistoricResource
SlausonPark
LeeElementary
AtlantisGardens
PackingHouse
STREETSCAPE BEAUTIFICATIONSTREETSCAPE BEAUTIFICATION9th St
Azusa PacificUniversity
DaltonElementary
Temp StreetClosurePaseo Opportunity
RosedaleSpecific Plan Area
Potential Trail Opportunity
ToCanyonFromCanyon
&&&&St Francisof Rome School
HistoricResource
STREETSCAPE BEAUTIFICATION
kjPlannedParkingStructure
HistoricDepotã
]
)ROUTE 66 THEME ÅB
ÅBROUTE 66 THEME ÅB
ÅBããElevated Access
ããSLOWã\SLOWStreetClosure
Azusa DowntownStation
APU/CitrusCollege Station
)
)
ROUTE 66 THEME ÅB
ÅBDate: 6/18/2015
DowntownOpportunities
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010
3) Aerial photo of Target area from Google Earth - 04.2013
SOURCE AND REFERENCE DATABASE MAP FEATURES
0 510 1,020255Feet
TOD General Plan/Development Code Update and Specific Plan
μ
Parcel Boundary
CITY OF AZUSA
Historic Resource
Potential Paseo
Streetscape Beautification Opportunity
Specific Plan Boundary
City Boundary
0.25 Mile Radius From Station
Transit SiteÆb
TOD Opportunity Sites (City-owned property)
TOD Opportunity Sites
Rosedale Specific Plan Area
University/School Areas
University/School Areas Outside Specific Plan Area
Ampitheater]
Gateway#ÉÖFuture Traffic Control
Potential Street Closure Potential Plaza Opportunities)
Image from EIR Report - TAHA Inc. 03.22.13
Image from Azusa Metrolink PF - Choate Parking Consultants, Inc. (CPC) 02.22.13Downtown Parking Structure
Downtown Transit Plaza
Station Plaza
Figure 1-2: Specific Plan Area Opportunities and Constraints
INTRODUCTION 1
City of Azusa | TOD Specific Plan 1-11
May 2017
Æb
ÆbÉÖ Goldline & BNSF Railway
8th Ave
AT & SF RailwayAlameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusaAveSan GabrielAve10th St
Angeleno AveSunset AveOrange AveEnid AveMcKeever Ave9th St
Crescent
D
r
Orange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th StSoldano AvePasadena AveCerritosAveAl
os
t
a
A
v
e
5th St Citrus AveFoothill Blvd
AzusaPacificUniversity
CitrusCollege
SlausonMiddleSchool
Veteran'sFreedomPark
THE PROMENADEAzusa VeteraFoothill Vista Mobile Home Park
CityHall
Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
Park Palm StAPUHousing
A3
A2
37
36DALTONPublicLibrary
SeniorCenter
CitrusCrossing Citrus Ave¯°±²¯°³´Alameda AveDalton AveHistoricResource
SlausonPark
LeeElementary
AtlantisGardens
PackingHouse
STREETSCAPE BEAUTIFICATIONSTREETSCAPE BEAUTIFICATION9th St
Azusa PacificUniversity
DaltonElementary
Temp StreetClosurePaseo Opportunity
RosedaleSpecific Plan Area
Potential Trail Opportunity
ToCanyonFromCanyon
&&&&St Francisof Rome School
HistoricResource
STREETSCAPE BEAUTIFICATION
kjPlannedParkingStructure
HistoricDepotã
]
)ROUTE 66 THEME ÅB
ÅBROUTE 66 THEMEÅB
ÅBããElevated Access
ããSLOWã\SLOWStreetClosure
Azusa DowntownStation
APU/CitrusCollege Station
)
)
ROUTE 66 THEME ÅB
ÅBDate: 6/18/2015
DowntownOpportunities
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010
3) Aerial photo of Target area from Google Earth - 04.2013
SOURCE AND REFERENCE DATABASE MAP FEATURES
0 510 1,020255Feet
TOD General Plan/Development Code Update and Specific Plan
μ
Parcel Boundary
CITY OF AZUSA
Historic Resource
Potential Paseo
Streetscape Beautification Opportunity
Specific Plan Boundary
City Boundary
0.25 Mile Radius From Station
Transit SiteÆb
TOD Opportunity Sites (City-owned property)
TOD Opportunity Sites
Rosedale Specific Plan Area
University/School Areas
University/School Areas Outside Specific Plan Area
Ampitheater]
Gateway#ÉÖFuture Traffic Control
Potential Street Closure Potential Plaza Opportunities)
Image from EIR Report - TAHA Inc. 03.22.13
Image from Azusa Metrolink PF - Choate Parking Consultants, Inc. (CPC) 02.22.13Downtown Parking Structure
Downtown Transit Plaza
Station Plaza
Æb
Æb ÉÖGoldline & BNSF Railway
8th Ave
AT & SF Ra ilw ay Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusaAveSan GabrielAve10th St
Angeleno AveSunset AveOrange AveEnid AveMcKeever Ave9th St
Crescent D
r
Orange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th StSoldano AvePasadena AveCerritosAveAl
os
t
a
A
v
e
5th St Citrus AveFoothill Blvd
AzusaPacificUniversity
CitrusCollege
SlausonMiddleSchool
Veteran'sFreedomPark
THE PROMENADEAzusa VeteraFoothill Vista Mobile Home Park
CityHall
Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
Park Palm StAPUHousing
A3
A2
37
36 DALTONPublicLibrary
SeniorCenter
CitrusCrossing Citrus Ave¯°±²¯°³´Alameda AveDalton AveHistoricResource
SlausonPark
LeeElementary
AtlantisGardens
PackingHouse
STREETSCAPE BEAUTIFICATIONSTREETSCAPE BEAUTIFICATION9th St
Azusa PacificUniversity
DaltonElementary
Temp StreetClosurePaseo Opportunity
RosedaleSpecific Plan Area
Potential Trail Opportunity
ToCanyonFromCanyon
&&&&St Francisof Rome School
HistoricResource
STREETSCAPE BEAUTIFICATION
kjPlannedParkingStructure
HistoricDepotã
]
)ROUTE 66 THEME ÅB
ÅBROUTE 66 THEME ÅB
ÅBããElevated Access
ããSLOWã\SLOWStreetClosure
Azusa DowntownStation
APU/CitrusCollege Station
)
)
ROUTE 66 THEME ÅB
ÅBDate: 6/18/2015
DowntownOpportunities
Notes and Sources:
1) Base data from the City of Azusa GIS Dept. 2) Aerial photo from the City of Azusa GIS Dept - 2010
3) Aerial photo of Target area from Google Earth - 04.2013
SOURCE AND REFERENCE DATABASE MAP FEATURES
0 510 1,020255Feet
TOD General Plan/Development Code Update and Specific Plan
μ
Parcel Boundary
CITY OF AZUSA
Historic Resource
Potential Paseo
Streetscape Beautification Opportunity
Specific Plan Boundary
City Boundary
0.25 Mile Radius From Station
Transit SiteÆb
TOD Opportunity Sites (City-owned property)
TOD Opportunity Sites
Rosedale Specific Plan Area
University/School Areas
University/School Areas Outside Specific Plan Area
Ampitheater]
Gateway#ÉÖFuture Traffic Control
Potential Street Closure Potential Plaza Opportunities)
Image from EIR Report - TAHA Inc. 03.22.13
Image from Azusa Metrolink PF - Choate Parking Consultants, Inc. (CPC) 02.22.13Downtown Parking Structure
Downtown Transit Plaza
Station Plaza
Æb
Æb ÉÖGoldline & BNSF Railway
8th Ave
AT & SF R ai lway Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid Ave11th St 11th St
Orange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Soldano AvePasadena AveCerritosAveAl
o
s
t
a
A
v
e
5th St Citrus AveFoothill Blvd
AzusaPacificUniversity
CitrusCollege
SlausonMiddleSchool
Veteran'sFreedomPark
Alameda AveStation
Citrus Ave Stationand Parking
THE PROMENADEAzusa Veterans WyFoothill Vista Mobile Home Park
CityHall
Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
Park Palm StAPUHousing
A3
A2
37
36 DALTONPublicLibrary
SeniorCenter
CitrusCrossing Citrus Ave¯°±²¯°³´Alameda AveDalton AveSlausonPark
LeeElementary
AtlantisGardens
PackingHouse
STREETSCAPE BEAUTIFICATIONSTREETSCAPE BEAUTIFICATION9th St
Azusa PacificUniversity
DaltonElementary
RosedaleSpecific Plan Area
Potential Trail Opportunity
ToCanyonFromCanyon
&&&&St Francisof Rome School
STREETSCAPE BEAUTIFICATION
PotentialConnection
&&&&kjPlannedParkingStructure
kj
StationParking
ROUTE 66 THEME ÅB
ÅBROUTE 66 THEME ÅB
ÅBããElevated Access
ããããHistoricDepot
]
Potential Dog Parkã ã^)
9th St
Crescent DrMcKeever Ave9th St
SLOWSLOWNotes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010
3) Aerial photo of Target area from Google Earth - 04.2013
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
TOD Opportunity Sites (City-owned property)
CITY OF AZUSA
#
Opportunities
0 500 1,000250Feet μ
Image from EIR Report - TAHA Inc. 03.22.13
Image from Azusa Metrolink PF - Choate Parking Consultants, Inc. (CPC) 02.22.13
Rosedale Specific Plan Area
Route 66 Historic Monument/Intersection Improvements^)
Ampitheater]
University/School Areas
University/School Areas Outside Specific Plan Area
Streetscape Beautification Opportunity
Site Within 1/4 Mile of Station
Gateway
ÉÖFuture Traffic Control
Transit SiteÆb
TOD Opportunity Sites
Parcel Boundary
Specific Plan Boundary
City Boundary
0.25 Mile Radius From Station
Date: 12/1/2014
Æb
Æb ÉÖGoldline & BNSF Railway
8th Ave
AT & SF R ai lway Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid Ave11th St 11th St
Orange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Soldano AvePasadena AveCerritosAveAl
o
s
t
a
A
v
e
5th St Citrus AveFoothill Blvd
AzusaPacificUniversity
CitrusCollege
SlausonMiddleSchool
Veteran'sFreedomPark
Alameda AveStation
Citrus Ave Stationand Parking
THE PROMENADEAzusa Veterans WyFoothill Vista Mobile Home Park
CityHall
Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
Park Palm StAPUHousing
A3
A2
37
36 DALTONPublicLibrary
SeniorCenter
CitrusCrossing Citrus Ave¯°±²¯°³´Alameda AveDalton AveSlausonPark
LeeElementary
AtlantisGardens
PackingHouse
STREETSCAPE BEAUTIFICATIONSTREETSCAPE BEAUTIFICATION9th St
Azusa PacificUniversity
DaltonElementary
RosedaleSpecific Plan Area
Potential Trail Opportunity
ToCanyonFromCanyon
&&&&St Francisof Rome School
STREETSCAPE BEAUTIFICATION
PotentialConnection
&&&&kjPlannedParkingStructure
kj
StationParking
ROUTE 66 THEME ÅB
ÅBROUTE 66 THEME ÅB
ÅBããElevated Access
ããããHistoricDepot
]
Potential Dog Parkã ã^)
9th St
Crescent DrMcKeever Ave9th St
SLOWSLOWNotes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010
3) Aerial photo of Target area from Google Earth - 04.2013
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
TOD Opportunity Sites (City-owned property)
CITY OF AZUSA
#
Opportunities
0 500 1,000250Feet μ
Image from EIR Report - TAHA Inc. 03.22.13
Image from Azusa Metrolink PF - Choate Parking Consultants, Inc. (CPC) 02.22.13
Rosedale Specific Plan Area
Route 66 Historic Monument/Intersection Improvements^)
Ampitheater]
University/School Areas
University/School Areas Outside Specific Plan Area
Streetscape Beautification Opportunity
Site Within 1/4 Mile of Station
Gateway
ÉÖFuture Traffic Control
Transit SiteÆb
TOD Opportunity Sites
Parcel Boundary
Specific Plan Boundary
City Boundary
0.25 Mile Radius From Station
Date: 12/1/2014
INTRODUCTION1
1-12 City of Azusa | TOD Specific Plan
May 2017
1.7.1 Vision
The overall Azusa TOD Specific Plan vision, as
formulated through this Specific Plan effort,
establishes a renewed focus on the future Gold
Line light rail transit stations, Azusa’s Downtown,
and adjacent residential neighborhoods. An
expanded mix of commercial, residential, and
entertainment related land uses will assist in
creating a vibrant energy and bring a sense
of unity to the City of Azusa. Emphasis of this
Specific Plan has been placed on the importance
of mixed-use and pedestrian-oriented
development within the Gold Line Station’s
and Azusa’s Downtown areas in order to build
upon the existing sense of place that residents,
visitors, and workers alike find visually attractive,
friendly and safe, and representative of the
overall values of the City of Azusa.
This Specific Plan envisions the Azusa Downtown
Gold Line Station as a gateway destination
stop that exudes and exemplifies the physical,
historical, and natural characteristics that
embody the City of Azusa. Transit-oriented
development consisting of a healthy mix of
housing, shops, restaurants, offices, and open
spaces will provide a pedestrian-friendly
environment that supports both the character of
the City and transit ridership.
1.7 VISION AND GUIDING PRINCIPLES
1.7.2 Guiding Principles
It will take coordinated actions at all levels to
create the regulatory and funding framework
to allow high-performing and successful transit-
oriented development to emerge within the
Specific Plan Area. Understanding and support
of these guiding principles by a broad array
of interests, including real estate developers,
neighbors, businesses, planning staff, elected
officials, and the local community, is also
essential for successful plan implementation.
Cooperation among regional partners, in
addition to local governmental departments,
will help promote a consistent policy direction
and present a message of certainty to the
private development community. This agency
cooperation and policy certainty will aid
in lowering investment risk and increasing
opportunities for private development.
The TOD strategies, development standards, and
guidelines contained within this Specific Plan
provide ample opportunity to accommodate
projected population and employment growth
in a manner that will support transit use and
walkability. They also encourage economic
development and social equity, promote a
healthful urban environment, and reduce the
environmental impacts of growth. Supporting
businesses and amenities within and adjacent
to 1/4-mile of the station areas, while not
detracting from existing businesses, is key to
continued economic viability and potential
growth.
This Specific Plan lays out the following Guiding
Principles for Azusa policy makers to consider
and use during plan preparation, project review,
and implementation.
INTRODUCTION 1
City of Azusa | TOD Specific Plan 1-13
May 2017
GUIDING PRINCIPLES
Transit-Oriented Development (refer to Section 1.7.3)
TO-1 Provide zoning and land use regulations focused on the TOD opportunities provided by the future
Azusa Downtown and APU/Citrus College Gold Line Stations.
TO-2 Prioritize TOD opportunities presented by City-owned properties adjacent to the future Azusa
Downtown and APU/Citrus College Gold Line Stations.
TO-3 Provide district-specific development standards and design guidelines that support and encourage
TOD and increase safe, direct, and convenient pedestrian access to transit facilities.
TO-4 Increase development potential within the Gold Line District to sufficiently support high frequency,
rapid transit service, and to provide a base for a variety of housing, employment, local services, and
amenities that support a vibrant station area community.
TO-5 Ensure that land uses within the Gold Line District are transit-supportive and provide a mixed-use
activity node for visitors and the local community.
TO-6 Establish pedestrian linkages to and from the future Azusa Downtown Gold Line Station to support a
walkable station area that functions as a community gateway to Downtown Azusa.
Economic Development
ED-1 Provide zoning and land use regulations to support future market-driven revitalization and investment.
ED-2 Articulate strategies for forming public-private partnerships with business and community
stakeholders to attract private investment, enhance local equity, and promote reinvestment.
ED-3 Provide increased uses, services, and transportation options to support and benefit the local
community.
ED-4 Provide a range of supporting benefits for the local community, including a variety of housing, a more
walkable environment, and community amenities.
Sustainability (refer to Section 1.7.4)
S-1 Maintain and enhance structures identified as having historic value to retain and support the existing
historic character of Azusa.
S-2 Integrate sustainable, healthy living practices to benefit visitors and the local community through
sustainability and healthy community guidelines.
Healthy Communities (refer to Section 1.7.5)
HC-1 Provide district-specific development standards and design guidelines that enhance architectural
quality, improve the overall identity of the Specific Plan Area, and enrich the quality of life through the
built environment.
HC-2 Encourage grocery, outdoor dining, and other healthy food related land uses that are easily
accessible to the community.
HC-3 Emphasize streetscape and landscaping enhancements to improve walking, bicycling, and transit
use options.
Crime Prevention Through Environmental Design (refer to Section 1.7.6)
CP-1 Incorporate Crime Prevention Through Environmental Design (CPTED) strategies that contribute to the
safety and vitality of residents and visitors of Azusa.
INTRODUCTION1
1-14 City of Azusa | TOD Specific Plan
May 2017
1.7.3 Transit-Oriented Development
Transit-Oriented Development (TOD) has been
defined as a land use strategy intended to
promote efficient use of land and transportation
infrastructure. TOD strategies promote places
of relatively higher development intensity,
pedestrian-friendly development, and a mix
of land uses located within walking distance
of a bus or light rail transit center. In addition
to pedestrian and commuter benefits, TOD
strategies also represent a planning and real
estate development concept that addresses
sprawl, environmental issues, and traffic
congestion.
There are a multitude of community, economic,
and environmental goals and benefits related
to TOD development strategies. The following
goals and benefits should be considered when
designing a project within the Specific Plan Area:
A. Support transportation alternatives
including transit accessibility by bicycles
and pedestrians
B. Increase transit ridership, supporting
broader transportation network
efficiencies, and reducing congestion
C. Meet increased mobility, environmental,
and energy demands placed upon an
area’s local transit system
D. Reduce automobile ownership,
vehicular traffic, and associated parking
requirements
E. Promote community safety, transit access,
and local economic objectives
F. Increase walking activity by shifting transit
station mode of access from park-and-ride
to walking
G. Support land use and environmental
conservation efforts by minimizing air and
water quality impacts
H. Enhance the environment through
reduced energy consumption and
encouraging environmentally friendly
travel modes
I. Enhance accessibility to jobs and housing
for all residents
J. Create interesting, vibrant gathering
places for residents and visitors alike
TOD’s can incorporate a mixed-use or live/work component that
increases residential development intensity.
Environmental benefits of TOD developments can include reduced
energy consumption and minimized air and water quality impacts .
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City of Azusa | TOD Specific Plan 1-15
May 2017
1.7.4 Sustainability
Sustainable design refers to design, construction,
operation, and maintenance practices that aim to
holistically reduce energy use and/or minimize or
eliminate the negative impacts of development
on the environment and its inhabitants. A
sustainable design approach can be defined by a
variety of green building processes and practices,
the reduction of automobile trips, and the
availability of pedestrian-oriented amenities.
The primary components that create successful
sustainable developments have been
identified by the US Green Building Council
(USGBC) through their Leadership in Energy
and Environmental Design (LEED) programs.
The USGBC works to promote buildings
and communities that are environmentally
responsible, profitable, and healthy places to
live, work, and play. While the USGBC LEED
Rating System is a more prominent option for
residential and non-residential projects, there
are many other programs that promote and
certify buildings for energy and environmental
efficiency.
Infill development and locating new development projects
adjacent to public transit conserves land, water, energy, and other
community resources.
Comfortable, well-designed street environments encourage
pedestrian activity and the ‘park once’ mentality.
LEED for Neighborhood Development (LEED-ND),
integrates principles of smart growth, urbanism,
and green building for overall neighborhood
design. Projects within the Azusa TOD Specific
Plan Area will be evaluated based upon the
following design criteria as developed for the
USGBC LEED-ND process:
A. Encourage development within and
near existing neighborhoods or public
transportation infrastructure to reduce
vehicle trips and induce pedestrian activity;
B. Promote neighborhoods that are physically
connected to each other to foster
community and connectedness beyond
one individual project;
C. Preserve community livability,
transportation efficiency, and walkability;
D. Design parking to increase the pedestrian
orientation of projects and minimize the
adverse environmental effects of parking
lots by locating parking lots at the side
or rear of buildings and leaving building
frontages and streetscapes free of parking
lots;
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1-16 City of Azusa | TOD Specific Plan
May 2017
E. Promote appealing and comfortable
pedestrian street environments in order to
encourage pedestrian activity;
F. Encourage the design of projects that
incorporate high levels of internal
connectivity and the location of projects in
existing communities in order to conserve
land, promote multi-modal transportation,
and promote public health through
increased physical activity;
G. Provide direct and safe connections,
for pedestrians and bicyclists as well
as drivers, to local destinations and
neighborhood centers. Promote public
health by facilitating walking and bicycling;
H. Encourage the design and construction
of buildings that utilize green building
practices; and
I. Encourage the design and construction
of energy efficient buildings to reduce air,
water, land pollution, and environmental
impacts from energy production and
consumption.
J. Incorporate the latest sustainable design
features, such as the following where
feasible:
Solar Panels
Solar panels utilize energy harvested from the
sun to provide consistent, low maintenance
electricity to power buildings and homes. The
incorporation of solar panels into a building or
parking structure design can significantly reduce
overall electricity costs while reducing electricity
use generated from non-renewable sources such
as coal and natural gas. Typical areas for solar
panel placement include roof areas, the top
level of parking structures, and carport areas.
Consideration should be given to require new
buildings proposed within the Specific Plan Area
to be solar ready, even if solar panels are not
included within a development proposal.
Parking lot solar panels provide renewable energy generation while
also shading vehicles from the sun.
Utilizing green design and building practices before, during, and
after construction minimizes environmental impacts and creates
safe, healthy living environments for residents in the community.
Incorporating bicycle lanes encourages non-motorized transit and
promotes public health through increased physical activity options.
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May 2017
Solar Orientation
Buildings should address their unique site
location and look for opportunities to harness
the sun’s energy while reducing direct heat gains.
North building faces provide for ample natural
light, making the ideal building placement on an
east to west axis. Southern sun exposure should
be controlled through the use of overhangs,
awnings, recessed windows, and trellises.
Easterly and westerly sun exposure is typically
harder to control and buildings should be
appropriately sited to avoid excessive exposure
from these directions. Design elements such as
massing variation, recessed windows as part
of covered balconies or patios, vertical shading
devices, awning and/or canopies, clear UV
window film, and landscaping should be utilized
to control excessive east and west sun exposure.
Building Materials
With a wide variety of building materials
available on the market today, choosing and
utilizing sustainable building materials in the
construction of new, repurposed, or rehabilitated
buildings should play a prominent role in the
design and construction process. In choosing
sustainable building materials, considerations
should be given as to whether the materials are
durable, how and from where they are sourced,
the ability to provide insulation, embodied
energy, and level of toxicity should inform the
ultimate material selection palette.
Permeable Paving
Permeable pavers refer to porous concrete,
pavers, and in some cases pathway materials
that allow for storm water infiltration to occur
to assist in reducing impervious surface runoff.
Potential locations within the Specific Plan
Area for permeable paving include sidewalks,
plazas, pedestrian paseos, parking spaces, and
driveways. Permeable paving utilized within the
Specific Plan Area should consist of materials
Permeable pavement reduces the urban heat island effect while
allowing for water to infiltrate into underground aquifers.
Orienting buildings appropriately provides ample natural lighting
for interior spaces while also reducing heating and cooling costs.
Utilizing sustainable building materials such as bamboo for trusses
reduces the overall impact of buildings while creating healthy,
enjoyable environment for people.
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1-18 City of Azusa | TOD Specific Plan
May 2017
that are compatible with the historical character
and general context of the Azusa area in order
to accentuate community buildings, landscapes,
and public spaces.
Urban Bioswales
Urban bioswales represent an evolution in
the conventional civil engineering solutions
addressing stormwater runoff. Bioswales
redesign traditional curbs and gutters to redirect
stormwater runoff into planter strips rather than
capturing and draining runoff through a series
of pipes and diverting it to a remote location.
These low impact techniques not only maximize
landscape irrigation efficiency but also filter
stormwater runoff and enable infiltration and
replenishment of groundwater basins. Bioswales
should be incorporated into projects within the
Specific Plan Area where appropriate.
Water Efficient Irrigation
Installing water efficient irrigation is an effective
way to reduce and conserve water within the
Specific Plan Area. Properly designed drip
irrigation systems should be utilized to water
trees, shrub beds, and areas of groundcover to
reduce water evaporation rates. Plants should
be properly grouped into separate zones of
similar water requirements that are in turn
matched with appropriate drip heads and
emitters. Automatic system controllers should
be incorporated that allow adjustable water
scheduling and moisture sensors to account for
seasonal variation in weather patterns. Watering
schedules should be adjusted to nighttime
irrigation periods to reduce evaporation and
wind drift rates. Employing efficient irrigation
techniques will significantly reduce overall water
use for landscaping within the Specific Plan Area.
All projects within the Specific Plan Area shall be
consistent with the water efficient landscaping
requirements of Chapter 88.34 - Landscaping
Standards of the Development Code.
Drip irrigation systems directly water the base of plants and
minimize overall water evapotranspiration rates.
Urban bioswales capture and filter runoff from impermeable
surfaces before being allowed to flow into sewers.
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May 2017
Integrating electric vehicle charging stations into site planning can
aid in reducing reliance on conventional vehicles.
Once established, drought tolerant landscaping requires minimal
watering and can accentuate unique qualities of a place.
Drought Tolerant Landscaping
Drought tolerant landscaping includes trees,
shrubs, bushes, and other vegetation that
require minimal watering and are able to survive
through periods of reduced water availability.
Incorporating drought tolerant landscaping,
especially local plant varietals, can act to
accentuate the unique qualities of place and
provide people with a greater connection to the
natural environment of Azusa. Trees especially
are an effective means to provide shade that
keep streets, parking areas, and building surfaces
cooler thus reducing the effects of the urban
heat island effect. In addition, trees intercept
and absorb rainwater through their leaves and
roots, reducing the volume of stormwater runoff
within a localized area. All projects within the
Specific Plan Area shall be consistent with the
landscape design requirements of Chapter 88.34
- Landscaping Standards of the Development
Code.
Electric Vehicle Charging Stations
Electric vehicle charging stations provide
convenient access for residents, businesses,
and visitors to plug-in and charge their electric
vehicles. Acknowledging that not all daily trips
can be made through walking, bicycling, or
transit, encouraging use of electric vehicles can
assist in reducing the percentage of greenhouse
gas emissions produced by conventional vehicle
trips. Moreover, electric vehicle use can also
eliminate toxic air pollutants coming from
conventional vehicle tailpipes and improve upon
existing air quality conditions. Incorporation of
electric vehicle charging stations should be made
available within carports, parking garages, and
other parking areas within the Specific Plan Area
in easily accessible and identifiable locations.
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May 2017
1.7.5 Healthy Communities
This Healthy Communities section addresses the
importance of promoting the health and well-
being of individuals and families within the City
of Azusa through design and development of
the built environment within the Specific Plan
Area. Healthy Community strategies seek to
address the negative impacts of past suburban
sprawl, auto dependence, and the disconnected
fragmentation of communities by reversing
course and embracing ideas that promote
both the physical and mental well-being of the
community. Providing for the inclusion of health
and well-being metrics within this Specific
Plan document will allow for members of the
community and those who visit the City to enjoy
a variety health-related benefits that improve
the community overall while at the same time
furthering goals addressed within the City’s
General Plan.
The Urban Land Institute (ULI) defines a
healthy place as one that is ‘designed, built,
and programmed to support the physical,
mental, and social well-being of the people
who live, work, learn, and visit there.’ In order
to transform a community into a healthy place,
proposed designs and developments within the
Specific Plan Area should:
A. Offer healthy and affordable housing
options, and a variety of safe, comfortable,
and convenient transportation choices;
B. Provide access to healthy foods, the
natural environment, and other amenities
that allow people to reach their full
potential;
C. Be designed thoughtfully, with an eye to
making the healthy choice the easy choice,
and are built using health-promoting
materials; and
Local produce vendors and farmers markets adjacent to housing
makes eating healthy the easy choice.
Community gardens provide residents the opportunity to grow their
own foods and increases outdoor, physical activity.
Easily accessible public transit facilities located near housing
encourages walking and other forms of physical activity while
reducing dependence on automobiles.
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May 2017
D. Address unique community issues with
innovative and sustainable solutions
E. Provide opportunities for public plazas
and outdoor spaces to allow for personal
interaction and physical activity to occur
A major component of the incorporation of
Healthy Community strategies into this Specific
Plan is related to land use development patterns.
Healthy land use patterns have been identified
as those that encourage infill development,
provide ease of access to goods and services, and
encourage compact developments that promote
walking, bicycling, and transit use. Moreover, the
inclusion of these strategies seeks to protect the
City’s environmental resources, promote greater
livability through the life-cycle community
concept, and improve the overall economic
returns of the City.
This Specific Plan has embraced the Healthy
Communities and the ULI healthy place concepts
and promoted the physical, mental, and social
well-being of individuals and families through:
• Establishing a transit-oriented gateway
environment that is pedestrian-friendly
and entices transit use;
• Promoting a healthy mix of market-rate
and affordable housing in vertical mixed-
use and stand-alone formats;
• Identifying sustainable strategies that
encourage the use of health-promoting
building materials and creative site
planning techniques;
• Establishing innovative solutions to
address land use compatibility issues;
• Encouraging grocery, outdoor dining, and
other healthy food related land uses that
are easily accessible to the community;
and
• Emphasizing streetscape and landscaping
enhancements to improve walking,
bicycling, and transit use options.
Emphasizing streetscape enhancements that incorporate on- and
off-street bicycle lanes promotes physical activity and increases
community mobility.
Public plazas and outdoor spaces encourage informal interaction
and provide opportunities for physical activity.
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May 2017
1.7.6 Crime Prevention Through Environmental
Design
The way in which a community is developed,
maintained, and managed ultimately
contributes to the safety and vitality of
its built environment. Crime Prevention
through Environmental Design (CPTED) is a
collaborative design process that employs
strategies relying upon the ability to
influence offender decisions that precede
criminal acts. Incorporating CPTED strategies
into the design and development of a
community is intended to encourage positive
social interactions and deter potential
criminal behavior. While there are a number
of CPTED strategies, the four most common
strategies applicable to the Specific Plan Area
are:
• Natural Surveillance
• Natural Access Control
• Natural Territorial Reinforcement
• Maintenance
All new development and/or redevelopment
within the Specific Plan Area should incorporate
the following CPTED strategies:
Natural Surveillance
Natural surveillance decreases the threat of
potential apprehension by taking steps to
increase the perception that people can be
seen. This occurs by designing the placement
of physical features, activities, and people in a
way that maximizes visibility and fosters positive
social interaction among users of private and
public spaces. Project designs should incorporate
the following criteria:
A. Place windows overlooking sidewalks,
recreational spaces, and parking lots.
B. Use the shortest, least sight-limiting fence
appropriate for the situation.
C. Use transparent weather vestibules at
building entrances.
D. When establishing lighting locations, avoid
poorly placed lights that create blind spots
for potential observers and miss critical areas.
Ensure potential problem areas are well-lit:
pathways, stairs, entrances/exits, parking
areas, ATM’s, mailboxes, bus stops, children’s
play areas, recreation areas, pools, laundry
rooms, storage areas, dumpster and recycling
areas, etc.
E. Avoid security lighting that is too-bright and
creates blinding glare and/or deep shadows,
thus hindering the view for potential
observers. Using lower intensity lights often
requires additional lighting fixtures for
adequate coverage.
F. Use shielded or cut-off luminaries to control
excessive glare.
G. Place lighting along pathways and other
pedestrian-use areas at proper heights for
lighting the faces of people within the space.
Natural Access Control
Natural access control limits the opportunity
for crime by taking steps to clearly differentiate
between public space and private space. By
selectively placing entrances and exits, fencing,
lighting, and landscape to limit access or control
flow, natural access control occurs. The following
natural access control measures should be
incorporated into the project design:
A. Use a single, clearly identifiable, point of
entry.
B. Use structures to divert persons to reception
areas.
C. Incorporate maze entrances in public
restrooms. This avoids the isolation that is
produced by an entry room or double door
entry system.
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City of Azusa | TOD Specific Plan 1-23
May 2017
D. Use low, thorny bushes beneath ground level
windows.
E. Eliminate design features that provide access
to roofs or upper levels.
F. In the front yard, use waist-level, picket-type
fencing along residential property lines to
control access and encourage surveillance.
G. Use a locking gate between front and
backyards.
H. Use shoulder-level, open-type fencing along
lateral residential property lines between side
yards and extending to between back yards.
They should be sufficiently unencumbered
with landscaping to promote social interaction
between neighbors.
I. Use substantial, high, closed fencing (for
example, masonry) between a backyard and a
public alley.
Natural Territorial Reinforcement
Territorial reinforcement promotes social control
through increased sense of ownership and
definition of space. An environment designed to
clearly delineate private space does two things.
First, it creates a sense of ownership. Owners
have a vested interest and are more likely to
challenge intruders or report them to the police.
Second, the sense of owned space creates an
environment where “strangers” or “intruders”
stand out and are more easily identified. By
using buildings, fences, pavement, signs, lighting
and landscape to express ownership and define
public, semi-public and private space, natural
territorial reinforcement occurs.
A. Maintain premises and landscaping such that
it communicates an alert and active presence
occupying the space.
B. Provide trees in residential areas. Research
results indicate that outdoor residential
spaces with more trees are seen as
significantly more attractive, safer, and more
likely to be used than similar spaces without
trees.
C. Encourage private activities within defined
private areas.
D. Display security system signage at access
points.
E. Avoid cyclone fencing and razor-wire fence
topping, as it communicates the absence of a
physical presence and a reduced risk of being
detected.
F. Place amenities such as seating in common
areas to attract larger numbers of desired
users.
G. Schedule activities in common areas to
increase use, attract people, and increase the
perception that areas are controlled.
Maintenance
Maintenance is an expression of pride and
ownership of a property. Deterioration indicates
less control by the intended users of a site and
indicates a greater tolerance of disorder. The
Broken Windows Theory is a valuable tool in
understanding the importance of maintenance
in deterring crime. Broken Windows Theory
proponents support a zero tolerance approach
to property maintenance, observing that the
presence of a broken window will entice vandals
to break more windows in the vicinity. The
sooner broken windows are fixed, the less likely
it is that such vandalism will occur in the future.
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SECTION 2
LAND USE AND URBAN FORM
2 Development Provisions, Standards, and Guidelines
LAND USE AND URBAN FORM 2
2.1 INTRODUCTION ...................................................................2-1
2.1.1 Using this Section ....................................................................2-1
2.2 DISTRICT-BASED APPROACH ..............................................2-3
2.2.1 Introduction .............................................................................2-3
2.2.2 Specific Plan Districts ..............................................................2-4
2.2.3 Areas of No Change ..............................................................2-6
2.2.4 Mixed-Use Development and Good Neighbor/
Buffer Standards .....................................................................2-7
2.2.5 Parking Management Strategies and Standards ...............2-8
2.3 GOLD LINE DISTRICT .........................................................2-12
2.3.1 District Character .................................................................2-12
2.3.2 Land Use ................................................................................2-14
2.3.3 Development Standards .....................................................2-17
2.4 DOWNTOWN DISTRICT ......................................................2-22
2.4.1 District Character .................................................................2-22
2.4.2 Land Use ................................................................................2-24
2.4.3 Development Standards .....................................................2-27
2.4.4 Design Guidelines .................................................................2-33
2.5 DOWNTOWN EXPANSION DISTRICT .................................2-36
2.5.1 District Character .................................................................2-36
2.5.2 Land Use ................................................................................2-38
2.5.3 Development Standards .....................................................2-41
2.5.4 Design Guidelines .................................................................2-46
2.6 ROUTE 66 DISTRICT ............................................................2-48
2.6.1 District Character .................................................................2-48
2.6.2 Land Use ................................................................................2-49
2.6.3 Development Standards .....................................................2-53
2.6.4 Design Guidelines .................................................................2-60
2.7 TRANSITION DISTRICT ........................................................2-62
2.7.1 District Character .................................................................2-62
2.7.2 Land Use ................................................................................2-63
2.7.3 Development Standards .....................................................2-67
2.7.4 Design Guidelines .................................................................2-72
2.8 CIVIC DISTRICT ..................................................................2-73
2.8.1 District Character .................................................................2-73
2.8.2 Land Use ................................................................................2-74
2.8.3 Development Standards .....................................................2-78
SECTION 2 CONTENTS
SUBSECTIONS
LAND USE AND URBAN FORM2
2-1 Specific Plan Area District Boundaries ..............................2-3
2-2 Gold Line District ................................................................2-15
2-3 Downtown District .............................................................2-25
2-4 Downtown Expansion District ...........................................2-39
2-5 Route 66 District .................................................................2-51
2-6 Transition District ................................................................2-65
2-7 Civic District ........................................................................2-76
2-1 Gold Line District Allowable Uses .....................................2-16
2-2 Downtown District Allowable Uses ..................................2-26
2-3 Downtown Expansion District Allowable Uses ................2-40
2-4 Route 66 District Allowable Uses ......................................2-52
2-5 Transition District Allowable Uses .....................................2-66
2-6 Civic District Allowable Uses .............................................2-77FIGURESTABLES
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-1
May 2017
2.1 INTRODUCTION
Section Two provides direction for
development within the Specific Plan Area
to shape the design character and built
environment. It sets forth general provisions
for development within the Specific Plan
Area and details permitted land uses,
development standards, and design guidelines
for each of the Specific Plan districts. This
was accomplished by combining community
outreach input with the provision of regulatory
development standards and discretionary
design guidelines. These standards, guidelines,
and uses are organized by district and are all
designed to reinforce the individual district’s
desired development pattern, character, and
image. These tools will help achieve the overall
Azusa TOD Specific Plan vision, and more
specifically, provide refined direction for the
types of uses that should occur and how these
uses are allowed to develop in each district
within the Specific Plan Area.
2.1.1 Using this Section
In order to ensure the ease of use of this
document, this section details the general
provisions for development within the
Specific Plan Area while also cross referencing
additional sections applicable to individual
properties. Each Specific Plan District contains
common headings including:
• District Character - Outlines the overall
vision and identity of a specific district.
• Land Use - Touches upon prominent land
uses envisioned for a district.
• Development Standards - Details
standards for development that have
been tailored to reflect the desired
character of a district.
SPECIFIC PLAN DISTRICTS
• Gold Line
• Downtown
• Downtown Expansion
• Route 66
• Transition
• Civic
Historic structures provide a sense of place and contribute to the
architectural quality of the built environment.
Character and identity of Azusa expressed through public art.
LAND USE AND URBAN FORM2
2-2 City of Azusa | TOD Specific Plan
May 2017
o Site Planning - Promotes an active
street environment through standards
and regulations that affect the
planning of a site.
o Building Placement and Orientation -
Considers the physical siting of a
structure within a district while
promoting appropriate connections
between a building and the street.
o Building Form and Massing - Outlines
general building shapes and
configuration requirements to foster
strong connections between a building
and its environment.
• District Design Guidelines - In some
cases, individual districts have additional
guidelines that more specifically direct
design of buildings in order to more
effectively guide the character and vision
for that district.
In addition, each Specific Plan District
subsection also includes an Allowable
Uses table designating the permitted and
conditionally permitted uses for each district
along with a list of prohibited uses. As outlined
above, in addition to regulating the type of
land uses allowed, development is further
regulated by Development Standards that are
critical to the performance of each use, i.e.,
building height, massing, setback, build-to
lines and relationship to street and sidewalk,
parking ratios, etc.
The development standards guide new
development as well as the re-use of existing
buildings. The provisions of this section apply
to building additions, exterior remodels,
relocations, or new construction requiring a
building permit within the Specific Plan Area.
In addition to the common headings outlined
for individual districts, property owners,
applicants, and developers should refer to
the following sections of this Specific Plan for
additional policies and standards that apply to
their individual properties.
• Section 1.7: Vision and Guiding Principles
• Section 1.8: Transit-Oriented Development
• Section 1.9: Sustainability
• Section 1.10: Healthy Communities
• Section 1.11: Crime Prevention through
Environmental Design
• Section 2.2.5: Parking Management
Strategies and Standards
• Section 3: Mobility, Complete Streets, and
Streetscape Improvements
These sections contain guidelines,
requirements, and policies that inform the
development or redevelopment of a project.
As stated in Section One, this Specific Plan
supersedes the Development Code within the
Specific Plan boundary. Where the Specific
Plan is silent on a topic(s), the Development
Code will remain in force.
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City of Azusa | TOD Specific Plan 2-3
May 2017
2.2.1 Introduction
This Specific Plan presents a district-based zoning
approach to accommodate future growth and
development intensity adjacent to Azusa’s two
new Gold Line transit stations. In a district-based
zoning approach, each district has a unique
vision and a tailored range of allowable uses and
development standards that support the desired
future condition. The district-based approach
is by nature a “mixed-use” zoning approach
where the desired activities and building forms
dictate what is conditionally allowed and what
is not allowed. This hybrid approach to zoning
combines form-based development standards
2.2 DISTRICT-BASED APPROACH
with a selection of compatible uses that have
been tailored for each Specific Plan District.
The development standards constitute the
constraints for a project’s building envelope in
which new construction or a structural remodel
is permitted. In addition, design guidelines are
provided in key areas to ensure high-quality
design that reflects the district’s character.
The intent of this district-based approach for
the Specific Plan Area is to establish a regulating
document that:
• Improves the quality of life through the built
environment;
Figure 2-1: Specific Plan Area District Boundaries (Enlarged exhibits provided within each District of Sections 2.3-2.8).
Goldline & BNSF Railway
8th St
AT & SF R
a ilway Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid Ave9th St
Orange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Soldano AvePasadena AveCerritosAveAl
o
s
t
a
A
v
e
5th St Citrus AveFoothill Blvd
AzusaPacificUniversity
CitrusCollege
THE PROMENADE
Foothill Vista Mobile Home Park
Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
Park Palm StAPUHousing
PublicLibrary
SeniorCenter
CitrusCrossing Citrus AveAlameda AveDalton AvePackingHouse
9th St
ToCanyonFromCanyon
&&&&McKeever AveCrescent Dr
5th St Azusa Veterans WyFoothill Blvd
AREA OFNO CHANGE
AREA OFNO CHANGE
AREA OFNO CHANGE AtlantisGardens
AREA OFNO CHANGEAzusa PacificUniversity
RosedaleSpecific Plan Area
St Francis ofRome School
Veteran'sFreedomPark
CityHall
SlausonPark
LeeElementary
SlausonMiddleSchool
DaltonElementary
Azusa DowntownStation
APU/Citrus College Station
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
Specific Plan Boundary
City Boundary
Parcel Boundary
Transit Site
CITY OF AZUSA Specific Plan Districts
0 500 1,000250Feet µ
Image from EIR Report - TAHA Inc. 03.22.13
Gold Line District
Downtown District
Downtown Expansion District
Date: 5/4/2015
Notes and Sources:
1)Base data from the City of Azusa GIS Dept.
2)Aerial photo from the City of Azusa GIS Dept - 2010 3)Aerial photo of Target area from Google Earth - 04.2013
No ChangeRoute 66 District
Transition District
Civic District
LAND USE AND URBAN FORM2
2-4 City of Azusa | TOD Specific Plan
May 2017
• Sets the stage for market-driven
revitalization;
• Creates an efficient mobility network;
• Integrates sustainable and healthy living
practices;
• Protects historic structures;
• Increases pedestrian mobility;
• Enhances architectural quality;
• Improves the overall identity of the Specific
Plan Area; and
• Maintains the character and identity of each
unique area of Azusa.
2.2.2 Specific Plan Districts
Building upon the Azusa General Plan, this
Specific Plan focuses in greater detail on the
Specific Plan Area by organizing land use and
zoning regulations into six (6) unique Specific
Plan districts. District boundaries are based
upon existing and expected future development
and shared characteristics including land use
commonalities and proximity to community-wide
destinations. The district boundaries are shown
in Figure 2-1, Azusa TOD Specific Plan Area
District Map. The geographic arrangement of
the districts reflect their relationship to the two
new Gold Line transit stations, Downtown Azusa,
the City’s civic core, and the Foothill Boulevard
corridor.
Gold Line District
The Gold Line District is the new gateway
destination to the City of Azusa providing
residents, students, and visitors with a lively day
and nighttime environment. Inviting plaza spaces
and colorful wayfinding signage encourage
exploration through the Specific Plan Area. The
Gold Line District provides increased density
housing opportunities in close proximity to the
transit station.
The existing Target location adjacent to the Azusa Downtown Gold
Line Station.
The Azusa Downtown Gold Line Station provides new opportunities
within Azusa for residents, businesses, and visitors.
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-5
May 2017
Existing buildings and successful businesses within Downtown
provide a foundation for future development opportunities.
Vintage signage provides the framework for enhancing the Route 66
environment.
Existing commercial along San Gabriel Avenue.
Downtown District
The Downtown District encompasses the historic
heart of the City of Azusa and is envisioned as
a lively, walkable, and attractive town center
area. The Downtown District’s character and
charm are highlighted through new three- and
four-story mixed-use buildings that remain
appropriately scaled to preserve the historic
character of Azusa’s downtown. The Downtown
District focuses on the pedestrian experience
by providing outdoor dining, retail shops, and
community serving businesses located at street-
level. Public realm amenities such as benches
and pedestrian lighting are incorporated
throughout the District enlivening the overall
pedestrian experience.
Downtown Expansion District
The Downtown Expansion District provides
an extension of, and is complementary to,
the adjacent Downtown District. New stand-
alone residential and office uses provide
opportunities to live and work within walking
distance of downtown shops, restaurants, and
transit. Buildings located at the street edge and
enhanced streetscape furnishings and design
extend the Downtown pedestrian environment
into this expansion area.
Route 66 District
The Route 66 District encompasses a large
portion of Foothill Boulevard and offers a
modern interpretation of the historic and iconic
Route 66. Themed, 1950s styled diners, retail
shops, and new hospitality uses create a vibrant,
all ages atmosphere along Route 66. New
development is oriented onto Foothill Boulevard
and Alosta Avenue creating a continuation of
the street edge and the street will be renamed
“Route 66” to embrace its historic context.
Unique, customized business signage and original
public art pieces contribute to the District’s lively
LAND USE AND URBAN FORM2
2-6 City of Azusa | TOD Specific Plan
May 2017
and historic character. Stand-alone residential
uses allowed on non-street fronting parcels along
Foothill Boulevard provide appropriate buffering
for existing single-family neighborhoods.
Transition District
The Transition District provides a buffering
between commercial-oriented districts and
established single-family neighborhoods. Existing
single-family development within the District
may be repurposed into professional office
and art studios. A unique and specific overlay
within the District allows for a neighborhood
specialty market and food hall at the historic
Packing House providing fresh produce to the
Azusa community. Streetscape improvements
along 9th Street enhance pedestrian and bicycle
connections to the transit station.
Civic District
The Civic District is maintained as a central focus
of the City, with prominent public buildings
and open spaces reinforcing the community
identity of Azusa. Any new development
remains physically and visually complementary
to the existing civic buildings. Enhancement
of pedestrian connections within the District
provide ease of access to the new Azusa
Downtown Gold Line Station and enrich the
character, community, and sense of place of “The
Canyon City.”
2.2.3 Areas of No Change
In some instances, only beautification and
street improvements to the corridors are
proposed. In these instances, the street
right-of-way will be subject to the streetscape
improvement standards identified in Section
3 - Mobility, Complete Streets, and Streetscape
Improvements and zoning and land use will be
guided by existing underlying zoning criteria.
Refer to Figure 2-1 for locations of Areas of No
Change.
City Hall and the auditorium represent Azusa’s character.
The historic packing house provides a unique opportunity to
enhance the health of the community.
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-7
May 2017
2.2.4 Mixed-Use Development and Good
Neighbor/Buffer Standards
The Specific Plan Area contains many existing
tightly clustered stores, housing, and civic uses
all within close proximity of public transit. As
new development occurs within the Specific
Plan Area, the need to reduce potential impacts
on the existing community will be necessary
in order to preserve the quality of life that
residents have come to enjoy. All new mixed-use
development projects shall be required to meet
the following standards. In addition, all projects
located adjacent to existing low and medium
density residential zones will be required to meet
the Good Neighbor/Buffer Standards.
MIXED-USE DEVELOPMENT STANDARDS
A. Buildings shall be sited to reduce odor, noise,
light, glare, shadowing, privacy, visual, and
other conflicts between commercial and
residential uses.
B. Landscaping shall be used in addition to
other design features to reduce light, privacy,
and glare conflicts.
C. Loading and service areas for commercial
uses shall be properly designated, not
located within residential parking areas, and
shall not block access ways to residential
areas.
D. Noise-generating equipment, including
but not limited to refrigeration units, air
conditioning, and exhaust fans, shall be
located away from residential uses and
include noise-reducing screens or insulation.
E. Parking for residential tenants shall be
properly designated and separate from
commercial use spaces.
F. Commercial uses with residential units either
above or attached shall provide ventilation
systems to prevent odors from adversely
affecting residential units.
PARCELS ADJACENT TO LOW AND MEDIUM
DENSITY ZONES
A. Projects located adjacent to a Low or Medium
Density (residential) zone shall be setback 10’
minimum from the residential property line.
Those portions of a structure over 35’ tall shall
be setback a minimum of 20’ from all abutting
Low or Medium Density property lines.
B. Loading docks, service areas, repair yards,
noise and odor generating operations, and
ground-mounted mechanical equipment
abutting Low or Medium Density zoned
properties are not permitted within 10’ of that
property line. In addition, any use described
above shall provide an 8’ masonry sound wall
and a minimum 5’ landscaped setback along
the abutting property lines.
C. HVAC systems shall be selected based on noise
rating or designed with features to reduce
noise, such as parapet walls, equipment
enclosures, and/or placement of equipment.
D. All exterior lighting shall be focused internally
within the property to decrease light pollution
onto abutting residential properties. Outdoor
lighting shall be shielded in a manner that
prevents a direct line between its luminary and
any property zoned Low or Medium Density.
GOOD NEIGHBOR/BUFFER STANDARDS
INTERPRETATION
Good Neighbor/Buffer
20’ min.
45’ max.10’ min.
LAND USE AND URBAN FORM2
2-8 City of Azusa | TOD Specific Plan
May 2017
2.2.5 Parking Management Strategies and
Standards
As part of this Specific Plan effort, a
comprehensive Parking Management Plan was
prepared to address current and future parking
conditions within the Gold Line, Downtown,
Downtown Expansion, and Civic Districts. This
technical document assessed the existing
on- and off-street parking conditions within
the Specific Plan Area while at the same time
recommending appropriate parking strategies for
potential future conditions based on proposed
land uses. The complete version of the Parking
Management Plan, including an additional
parking strategies matrix, can be found within
Appendix A of this document.
On-Street Parking Strategies
• Time Limits & Restrictions: Time limits
are perhaps the simplest way to control
the uses of on-street parking. Time-based
parking restrictions prohibit parking for
certain periods to preserve roadway capacity
during peak commuting periods and to save
parking resources for particular user groups.
In commercial areas, parking time limits
are used to discourage long-term parking
by employees of the businesses so that the
desirable parking spaces are available for
customer, allowing a more efficient use and
higher turnover rate for desired spaces.
Opportunities for application of strategy:
Time restrictions are currently in place on
San Gabriel Avenue and Azusa Avenue and
have promoted parking turnover at on-
street parking spaces that are desirable and
provide good access to adjacent businesses.
Since this strategy is in place at some of
the most desirable on-street spaces on San
Gabriel Avenue and Azusa Avenue, future
application of this strategy should focus on
street frontages in which new land uses and
businesses are added in Downtown Azusa.
Potential focus areas to employ this strategy
may include 9th Street, Foothill Boulevard, or
6th Street.
• Urban Design/Signage/Traffic Calming: Urban
design features can make more distant and
likely less desired on-street parking spaces
known to commuters and enhance pedestrian
connections to those spaces. Good signage
can direct parkers quickly and efficiently to
available spaces. Sometimes, the solution
is as simple as providing information about
space location and availability. Supplemental
traffic calming strategies that moderate traffic
speeds in order to improve the pedestrian
environment, can also support parking
management strategies.
Opportunities for application of strategy:
This strategy has been employed on Azusa
Avenue where the City has implemented
curb extensions, wide sidewalks, diagonal
parking, landscaping, lighting, and several
pedestrian crossings. Making the environment
safer and more inviting for pedestrians can
encourage people to walk to destinations
within Downtown instead of driving to each
Urban design and traffic calming strategies employed along Azusa
Avenue.
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-9
May 2017
location. There are several opportunities
adjacent to Downtown Azusa to expand upon
this strategy. These opportunities include
San Gabriel Avenue, Santa Fe Avenue, and
the existing paseos or pathways that can be
integrated within the Specific Plan Area to
better connect streets and activity nodes
separated by large parcels or parking areas.
In addition to replicating the treatments on
Azusa Avenue, other potential measures
include providing wayfinding to key assets
(parking and transit) and destinations (Civic
uses, retail areas), and modifications to the
roadway cross-section that slow traffic or
make crossing the street easier (i.e., lane
reductions, conversion to two-way travel).
• Assignment of Parking Location: This strategy
involves assigning particular parking users to
specific locations to increase the efficiency
with which spaces are used. An employer
policy could require all-day employees to
park in remote facilities to free up close-in
on-street parking. Alternatively, the most
convenient spaces could be devoted to pick-
up and drop off functions.
Opportunities for application of strategy:
Within Downtown Azusa potential
applications include creating a pick-up/drop-
off area for popular destinations or assigning
parking locations to employees who might
otherwise occupy non-time restricted spaces
within close proximity to their place of
employment. While this is listed as an on-
street parking strategy, it can also be used in
off-street parking, such as the Target parking
lot, to prevent employees from occupying the
most desirable parking spaces.
Off-Street Parking Strategies
• Access Control: Strategies to control access to
off-street parking include signage that limits
who can use parking facilities and for what
purposes; chaining off parking entrances until
stores open later in the morning can prevent
transit commuters from poaching parking; use
of gate arm access controls to prevent non-
shoppers from using the facility.
Opportunities for application of strategy:
This parking management strategy is currently
applied at the Azusa Police Department where
only police vehicles can access the parking
area. This strategy may be a appropriate to
employ at the new Metro Gold Line parking
structure within the Gold Line District. This
strategy may also be applied at City-owned
parking lots where the City off-street parking
spaces must be retained. In an effort to make
this parking available to the public patronizing
the Downtown area, the City could implement
access control strategies, complemented
with a nominal parking fee, that could allow
for parking validation by local businesses to
ensure usage by business patrons.
• On-Site Enforcement: On-site enforcement
strategies can include security personnel
giving warnings, post notices, and if necessary,
arrange for towing. Simple information and
enforcement programs can be very effective
in preventing parking poaching.
Opportunities for application of strategy:
Parking enforcement is an important strategy
to consider, particularly if there is a lack of
turnover at time restricted parking spaces or
if parking is beginning to encroach into areas
not intended for parking. While the parking
utilization data described within Appendix A
does not indicate this is currently a significant
LAND USE AND URBAN FORM2
2-10 City of Azusa | TOD Specific Plan
May 2017
issue, there may be events or periods when
there is a particularly high demand for parking
at certain locations with time restrictions. If
parking locations are difficult to access or
if it is hard to find a parking space, people
searching for parking may elect to park in
residential areas or risk exceeding time limits
to ensure convenient parking. Additionally,
with the arrival of the Gold Line, some private
and public land uses with a large number
of off-street parking (i.e., Target, CVS, City
Hall) may experience parking poaching by
transit patrons that can be addressed through
additional enforcement.
• Time Limits & Restrictions: Time limits for
spaces can be adjusted to reflect the specific
purpose for the parking. The limits can be
established on a differential basis to direct all
day parkers to underutilized spaces. Time-
based restrictions can prohibit parking for
certain periods to reserve parking resources
for a particular user group.
Opportunities for application of strategy:
Opportunities for application of this strategy
exist in the large parking lots at locations
such as Target and the future Metro Gold Line
Station parking structure. Azusa may consider
providing short-term and long-term parking
spaces at the most appropriate locations
based on where patrons may ultimately be
destined.
• Signage/ITS/Design: Signage is key to
efficient and effective use of available
parking resources. Intelligent Transportation
Systems (ITS) can help guide drivers to
available parking. ITS has been effectively
used both district wide and in large parking
structures to provide “live” information
about available spaces at each level and in
different public parking facilities throughout
a district.
Opportunities for application of strategy: As
the construction of new parking structures
within Downtown Azusa occurs, requiring
this strategy to be incorporated will ensure
accurate and effective parking information is
available to users. This real time information
can include signs indicating the number of
spaces available on each level of a parking
structure, and may also include lights that
can be used to display whether a parking
space is available or occupied. As previously
discussed, wayfinding signage should also be
considered in conjunction with this strategy
to communicate to transit users or business
patrons the locations of designated parking
and popular destinations.
• Shared Parking: Shared parking is the use of a
parking space to serve two or more individual
land uses without conflict or encroachment.
The ability to share parking spaces is the
result of two conditions: Variations in the
accumulation of vehicles by hour, by day, or
by season at the individual land uses; and
City-owned parking lot along San Gabriel Avenue provides an
opportunity to incorporate shared parking strategies for current
and future land uses.
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-11
May 2017
PARKING RATIOS
Non-Residential-Residential
A. Retail: 1.5 spaces/1,000 sf
B. Restaurant: 1.5 spaces/1,000 sf
Outdoor Dining: 0 spaces required for
up to 12 seats
C. Office: 2 spaces/1,000 sf
D. Bank: 1 space/1,000 sf
E. Theater: 1 space/200 sf in a mixed-use project;
may require a parking analysis to determine
total spaces needed by use.
Residential*A. Studio/1 Bedroom: 1 space/unit
B. 2/2+ Bedrooms: 1.5 spaces/unit
*Projects with only residential uses are required
to provide 1 guest parking space for every 6
residential units. Mixed-use projects containing
residential uses are not required to provide guest
parking spaces.
Parking Ratios for land uses not specifically
identified, handicapped space requirements, and
space dimensions shall be required to meet the
parking standards of Chapter 88.36 - Parking and
Loading of the Development Code.
Parking Standards for the Specific Plan Area
PARKING RATIOS
A. Refer to Chapter 88.36 - Parking and
Loading of the Development Code for
land use specific parking standards.
Gold Line, Downtown, Downtown
Expansion, and Civic Districts
Route 66 and Transition Districts
relationships among the land uses that result
in visiting multiple land uses on the same auto
trip.
Opportunities for application of strategy:
With the relatively low parking utilization
currently experienced in the Downtown area,
shared parking presents an opportunity to
increase effective parking supply without
needing to construct additional parking
or increase specific land use parking
requirements. Areas where this strategy could
be employed include the Target parking lot
and the block bounded by Foothill Boulevard,
6th Street, San Gabriel Avenue, and Azusa
Avenue. Target experiences relatively low
parking utilization (approximately 25% utilized
at peak hour) and may be willing to allow the
use of a portion of their parking lot by other
uses that have different peak parking time
periods. For example, if a land use adjacent to
Target, such as a coffee shop, wanted to open
but couldn’t provide enough parking on-site,
they could enter into an agreement with
Target to utilize some portion their parking
until a select closing time, so that Target could
maintain a lower parking supply during off-
peak hours (early in the day) and offer a larger
parking supply during their peak utilization
period. The other location mentioned above
contains a variety of land uses and has a
number of city-owned off-street spaces
available to patrons. Provided the mix of
uses is reviewed to ensure that different
land uses have adequate amounts of parking
and different peak parking utilization rates,
a lower number of parking spaces could be
provided by future land uses when proposed.
LAND USE AND URBAN FORM
GOLD LINE DISTRICT2
2-12 City of Azusa | TOD Specific Plan
May 2017
2.3.1 District Character
The Gold Line District is envisioned as the new
community gateway to the City of Azusa, catering
to residents and visitors commuting to and from
work and families visiting Azusa for the weekend.
An influx of daily transit users entering and
exiting the Azusa Downtown Gold Line Station
2.3 GOLD LINE DISTRICT
will be greeted by an inviting welcome plaza
and colorful wayfinding signage, encouraging
exploration into the surrounding Specific
Plan districts. New, mixed-use developments
reflecting the character of Azusa will cater to
the pedestrian by incorporating an active and
articulated front facade and increased intensity,
Potential Welcome Plaza adjacent to the Azusa Downtown Gold Line Station.
Plazas adjacent to transit stops provide enjoyable spaces to wait for
your connecting route or for a traveling friend.
Outdoor dining opportunities provide an active public realm and
areas for people watching.
GOLD LINE DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-13
May 2017
SPECIFIC PLAN GUIDING PRINCIPLES - Related to the Gold Line District
TO-4 Increase development potential within the Gold Line District to sufficiently support high frequency,
rapid transit service, and to provide a base for a variety of housing, employment, local services, and
amenities that support a vibrant station area community.
A. Emphasize mixed-use buildings around the Azusa Downtown Gold Line Station to increase the amount
and variety of housing choices within the City.
B. Enhance transit options and connectivity to regional job centers in the greater Los Angeles area.
TO-5 Ensure that land uses within the Gold Line District are transit-supportive and provide a mixed-use
activity node for visitors and the local community.
A. Create a transit-oriented destination that caters to commuter, resident, student, and visitor needs in
the morning and evening.
TO-6 Establish pedestrian linkages to and from the future Azusa Downtown Gold Line Station to support
a walkable station area that functions as a community gateway to Downtown Azusa.
A. Establish a new community gateway to the City of Azusa from the Azusa Downtown Gold Line Station.
B. Incorporate a welcome plaza and gathering space adjacent to the Azusa Downtown Gold Line Station
(refer to Section 3.7).
C. Improve walkability, pedestrian access, and bicycling opportunities through the incorporation of native
landscaping, plazas, and streetscape designs.
ED-4 Provide a range of supporting benefits for the local community, including a variety of housing, a
more walkable environment, and community amenities.
A Increase opportunities for the inclusion of public plazas, courtyards, and outdoor dining through
tailored development standards.
S-2 Maintain and enhance structures identified as having historic value to retain and support the
existing historic character of Azusa.
A. Maintain historic architectural character of structures located at 700 Azusa Avenue and 130 Santa Fe
Avenue as shown in Figure 2-2.
CP-1 Incorporate Crime Prevention through Environmental Design (CPTED) strategies that contribute to
the safety and vitality of residents and visitors of Azusa.
A. Encourage positive social interactions and deter potential criminal behavior through the design and
development of both public and private spaces (refer to Section 1.7.6).
while allowing for the greatest building heights
within the Specific Plan Area. Coffeehouses,
retail shops, and cafés with outdoor dining
will be located at street-level along Azusa
Avenue, enlivening the district environment
and providing commuters and residents access
to early morning coffee and after work dining
opportunities. Structured parking, located above
ground and hidden from public view, will provide
commuters a safe place to park their vehicles
and will provide convenient access to the nearby
Azusa Downtown Gold Line Station.
LAND USE AND URBAN FORM
GOLD LINE DISTRICT2
2-14 City of Azusa | TOD Specific Plan
May 2017
Walkable and pedestrian-friendly streets contribute to a lively public
realm.
Mixed-use development with residential units located above
restaurants and retail provide a 24/7 downtown environment.
2.3.2 Land Use
City-owned opportunity sites (see Figure 2-2)
within the Gold Line District provide the
underlying framework for creating a vibrant and
attractive transit-oriented experience focused on
the pedestrian. Vertical mixed-use development
incorporating new housing options within the
City are focused on both the north and south
side of the Azusa Downtown Gold Line Station
along Azusa Avenue and Alameda Avenue.
Buildings, up to 60 feet in height, engage the
street with appropriate frontages emphasizing
and framing the public realm. While zero-foot
setbacks are encouraged for new development,
setbacks up to a maximum of 15 feet are
allowed, provided plaza, courtyard, outdoor
dining, and/or enhanced pedestrian connections
are incorporated within the setback area.
A wide variety of allowed land uses within
the District include grocery, restaurant, retail,
and recreation. Financial, professional, and
general office uses offer expanded business
opportunities in Azusa within close proximity to
public transit. Streetscape improvements along
Utilizing setback areas as functional space contributes to an active,
pedestrian-friendly street scene.
GOLD LINE DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-15
May 2017
Figure 2-2: Gold Line District
Æb
8th St
Foothill Blvd
Azusa DowntownStation
Azusa Light & Water
CVS Pharmacy
Target
PublicLibrary
SeniorCenter
9th St
St Francis ofRome SchoolDalton AveAlameda AveSan Gabriel AveVeteran'sMemorialPark
CityHallAzusa AveSoldano AvePasadena AvePackingHouse
HistoricResource
HistoricDepot
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
Specific Plan Boundary
City Boundary
Parcel Boundary
Transit Site
CITY OF AZUSA
Æb
Specific Plan Districts
0 150 30075Feet μCivic District
Downtown District
Downtown Expansion District
Transition District
Corridor District
Gold Line District
Date: 5/4/2015
Notes and Sources: 1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010 3) Aerial photo of Target area from Google Earth - 04.2013
No Change
City-Owned Opportunity Site
City-Owned Opportunity Site
N
Foothill Blvd
Azusa AveAzusa DowntownStation
APU/CitrusCollege Station
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
Specific Plan Boundary
City Boundary
Parcel Boundary
Transit Site
CITY OF AZUSA District Key Map
0 500 1,000250Feet μ
Image from EIR Report - TAHA Inc. 03.22.13
Date: 5/4/2015
Notes and Sources: 1) Base data from the City of Azusa GIS Dept. 2) Aerial photo from the City of Azusa GIS Dept - 2010 3) Aerial photo of Target area from Google Earth - 04.2013
Gold Line District
Downtown District
Downtown Expansion District
No ChangeRoute 66 District
Transition District
Civic District
Gold Line District Key Map
N
9th Street aid in appropriately transitioning
nearby residential neighborhoods into the Gold
Line District and provide improved access and
safety for walking, running, and bicycling into
and through adjacent districts.
As a component of the new transit station, a
multi-story parking structure will be constructed.
This structure will be screened on the Azusa
Avenue streetfront with shops and restaurants.
The amount of parking to be provided will
support parking strategies such as shared parking
agreements or parking reductions as outlined in
Section 2.2.5.
City-Owned Opportunity Sites
Historic Resources
LAND USE AND URBAN FORM
GOLD LINE DISTRICT2
2-16 City of Azusa | TOD Specific Plan
May 2017
LAND USE REGULATION LAND USE REGULATION
RECREATION, EDUCATION, AND PUBLIC ASSEMBLY SERVICES ‐ BUSINESS, FINANCIAL, AND PROFESSIONAL
Conference/Convention Facility P ATM P
Health/Fitness Facility P Banks, Financial Services P
Live Entertainment UP Business Support Services P
School ‐ Specialized Training UP Medical Office/Service P1
Studio‐Art, Dance, Martial Arts, Music, Etc.P Office P2
RESIDENTIAL SERVICES ‐ GENERAL
Caretaker/Manager Unit P Day Care Center ‐ Child or Adult MUP
Home Occupation P Lodging ‐ Bed & Breakfast Inn (B&B)P
Live/Work Unit MUP Lodging ‐ Hotel or Motel P
Multifamily P Personal Services P
Residential Accessory Use or Structure P TRANSPORTATION, COMMUNICATIONS, AND INFRASTRUCTURE
Residential Care (seven or more clients)MUP Parking Facility, Public or Commercial MUP
Senior Citizen Apartment P Telecommunications Facility S
RETAIL SALES Transit Station or Terminal P
Bar/Tavern UP Utility Facilty P
Farmers Markets MUP
Furniture, Furnishings and Appliance Store P
General Retail P
Alcoholic Beverage Sales UP
Floor Area Under 20,000 sf P
Floor Area Over 20,000 sf UP
Operating between 9:00 pm and 7:00 am MUP
Groceries, Specialty Foods P
Neighborhood Market P
Night Club UP
Outdoor Displays and Sales MUP
Restaurant, Café, Coffee Shop P
ALLOWABLE USES: Gold Line District
P Permitted Use, Zoning Clearance required
Refer to Chapter 88.70 of the Development Code for Definitions
uses permitted on a second or upper floor.
permitted on a second or upper floor.
1 Only Medical Services ‐ Doctor Office use
2 Only Office‐Processing and Office‐Professional
MUP Minor Use Permit required
UP Use Permit required
S Permit requirement set by Specific Use Regulations
Table 2-1: Gold Line District Allowable Uses
A. Commercial Recreation Facility-Indoor
B. Organizational House
C. Residential Care (six or fewer clients)
D. Auto and Vehicle Sales/Rental
E. Building and Landscape Materials Sales
BUILDING USE
Ground Floor Uses
A. Ground floor uses fronting Azusa Avenue,
Foothill Boulevard, or Alameda Avenue shall
be non-residential except for lobby, gym, and
other pedestrian-oriented uses.
F. Drive-Through Retail or Service
G. Mortuary, Funeral Home
H. Repair Service
I. Vehicle Services
Note: A combination of any of the permitted uses may be provided
within a horizontal or vertical mixed-use project provided the
Ground Floor Use Standard (provided below) and Mixed-Use
Standards provided on Page 2-7 are adhered to.
PROHIBITED USES
STANDARDS INTERPRETATION
Building Use
Retail &
Restaurant
Residential &
Commercial
Public
S
t
r
e
e
t
GOLD LINE DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-17
May 2017
COVERAGE
Lot Coverage
A. 100% maximum.
STANDARDS INTERPRETATION
Lot Coverage
100%
Lot
Coverage
2.3.3 Development Standards
The following development standards are specific to the
Gold Line District. These standards have been tailored to
reflect the desired character and implement the vision
of the Gold Line District. They provide the framework for
the creation of a safe, vibrant, and pedestrian-friendly
environment in and around the Azusa Downtown Gold
Line Station. In addition to the development standards
located on the following pages, projects will be evaluated
on their adherence to standards provided in Section
2.2.4, Section 3, and the design guidelines and strategies
located in Sections 1.7 and 2.2.5.
A. SITE PLANNING
Site planning and design is key to quality development.
The following standards promote orienting buildings
toward the street, to promote an active street
environment and regulations that minimize pedestrian
and vehicular conflicts.
Residential Open Space
25 sf/unit min. of
Common Open Space
100 sf/unit min. of
Private Open Space
RESIDENTIAL OPEN SPACE
Residential Private Open Space
A. Private open space shall be provided at a
minimum of 100 sf per unit with a minimum
dimension of 6’ in any direction.
Residential Common Open Space
A. Common open space shall be provided at a
minimum of 25 sf per unit with a minimum of
10’ in any direction.
B. Common open space shall be purposefully
designed as active or passive recreational
facilities.
C. Rooftop open space may satisfy this
requirement, provided it is available for use by
all residents.
LAND USE AND URBAN FORM
GOLD LINE DISTRICT2
2-18 City of Azusa | TOD Specific Plan
May 2017
SERVICE AND DELIVERY AREAS
Loading and Service Areas
A. Loading docks and service bays shall be located
a minimum of 20’ from any public street.
B. Trash and recycling enclosures shall not be
located adjacent to a public street.
STANDARDS INTERPRETATION
Service and Delivery Areas
Service
Loading 20’ min.Parking
Public Stre
e
t
Reciprocal Access
Building Building
7’-6” min.7’-6” min.7’-6” min.Azusa Avenue
Line of Sight
RECIPROCAL ACCESS
Ingress and Egress
A. Reciprocal ingress and egress access with
adjacent properties shall be provided for
parcels fronting Azusa Avenue and Alameda
Avenue. This requirement may be waived
with City approval due to the following
circumstances:
• The location of existing structures or
infrastructure
• Lack of agreement between adjacent
owners
• Other extreme hardship
VEHICULAR LINE OF SIGHT
Clear Zones
A. The clear zone shall consist of an isosceles right
triangle with 7’6” sides on the driveway and
street.
B. The clear zone shall not be occupied by a
ground floor building footprint, site features,
or landscaping that is taller than 3’.
GOLD LINE DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-19
May 2017
B. BUILDING PLACEMENT AND ORIENTATION
Building placement refers to the physical siting of a
structure on a parcel with considerations being given
to building orientation, setbacks, and parking. The
following standards promote building placement
that creates an active public realm, creates a strong
continuity of frontages, and contributes to greater
utilization of parcels within the Gold Line District.
10’
m
i
n
15
’
m
a
x
0’ Rear
Setback
0’ Side
Setback
0’ Street
Setback
BUILDING SETBACKS
Street
A. 0’ minimum.
B. 15’ maximum to building. Setback area shall
include plaza, courtyard, outdoor dining, or
enhanced pedestrian connection.
C. 10’ minimum landscape setback where surface
parking areas are located adjacent to a public
street.
Side
A. 0’ minimum.
Rear
A. 0’ minimum.
STANDARDS INTERPRETATION
Dining Setbacks
Parking Setbacks Public StreetPublic StreetParki
n
g
BUILDING LOCATION
Placement
A. Parcels fronting a public street shall orient
buildings toward the street.
Building Placement
Public Street
LAND USE AND URBAN FORM
GOLD LINE DISTRICT2
2-20 City of Azusa | TOD Specific Plan
May 2017
STANDARDS INTERPRETATION
Primary Entrances
Public Str
e
etBuilding
E
ntr
a
n
c
e
s
BUILDING ENTRANCES
Primary Entrances
A. Buildings shall have a primary entrance door
facing Azusa Avenue, Alameda Avenue,
and San Gabriel Avenue. Entrances at
building corners may be used to satisfy this
requirement.
BUILDING HEIGHT
Minimum Height
A. 25’ minimum.
BUILDING
Maximum Height
A. 60’ maximum.
Building Height
60’ max25’ minC. BUILDING FORM AND MASSING
Building form refers to the shape, configuration,
and relationship of a building to its environment. A
number of details must be considered when designing
a building’s form including building height, plate
height, configuration, roof form, facades, articulation,
entrances, and window glazing.
Building forms should encourage a pedestrian-
friendly environment by including amenities, facade
articulation, and street level building openings.
Building Plate Height
14’ min.Floor StructureT.O.P.
BUILDING ARTICULATION
Plate Height
A. Ground floor plate height shall be a
minimum of 14’ along all streets.
Historic Resources
A. Buildings identified as having historical
significance (Refer to Figure 2-2), shall
retain their original character and
building articulation.
STANDARDS INTERPRETATION
Architectural projections/features may exceed
the height limits of this District up to 10 feet,
subject to Economic and Community Development
Director approval. Projections/features should
be architecturally compatible and aesthetically
pleasing or be screened from view. Neon signage,
historic graphics, and/or other non-business or
project specific related screening methods may be
considered appropriate, subject to Economic and
Community Development Director approval.
GOLD LINE DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-21
May 2017
STANDARDS INTERPRETATION
BUILDING MASSING
Maximum Wall Plane
A. No building façade visible from any public
street shall extend more than 50’ in length
without a 5’ minimum variation in the wall
plane.
Side and Rear Wall Planes
A. Side and rear wall planes shall address site
context through continuation of architectural
features, fenestration, and/or building
materials.
Roofline Variation
A. Building rooflines shall vary in height every 50’
in wall plane length.
50’ ma
x
.
50’ max.50’ max.50’ max.
5’ min.
Maximum Wall Plane
Roofline Variation
Public Street
Public Street
45% min.
for retail
30% min.
for office
Window Glazing
Public Street
WINDOW GLAZING
Solid-to-Void Ratio
A. 45% minimum transparent glazing of first floor facade for retail uses adjacent to a public street.
B. 30% minimum transparent glazing of first floor
facade for office uses adjacent to a public street.
C. Transparent or translucent glazing is required
on the first floor facade of a commercial or
retail use facing a public street.
D. Opaque, reflective, or dark tinted glass is not
permitted.
E. Window stickers or exterior window
treatments that obstruct interior building views at the street level are prohibited.
F. The bottom of any window or product display
window shall not be more than three and one-
half feet above the adjacent sidewalk.
G. Product display windows shall have a
minimum height of four feet and be internally
lit.
LAND USE AND URBAN FORM
DOWNTOWN DISTRICT2
2-22 City of Azusa | TOD Specific Plan
May 2017
2.4.1 District Character
Azusa’s Downtown District is the historic “Main
Street” of the City, providing an attractive and
inviting destination for friends, students, and
families to gather. Capitalizing on the expanded
pedestrian activity from the Azusa Downtown
Gold Line Station, new outdoor dining, retail, and
2.4 DOWNTOWN DISTRICT
Potential Downtown District plaza at the Southeast Corner of Azusa Avenue and Foothill Boulevard.
commercial businesses will be juxtaposed next to
wide, pedestrian-friendly sidewalks, enlivening
the pedestrian environment and supporting
day and nighttime activity within the district.
Unique, historic qualities of the Downtown
will be complemented by new, mixed-use
developments that remain appropriately scaled
Paseos provide internal connections between blocks and allow for
outdoor dining and other pedestrian-friendly activities to occur.
Continuous arcades and retail frontages engaging the sidewalk and
enliven and contribute to the overall pedestrian experience.
DOWNTOWN DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-23
May 2017
SPECIFIC PLAN GUIDING PRINCIPLES - Related to the Downtown District
TO-3 Provide district-specific development standards and design guidelines that support and encourage
TOD and increase safe, direct, and convenient pedestrian access to transit facilities.
A. Create an active and vibrant street scene along Azusa Avenue and Foothill Boulevard to welcome
visitors and enhance pedestrian connections to the adjacent Gold Line District and Azusa Downtown
Gold Line Station.
TO-6 Establish pedestrian linkages to and from the future Azusa Downtown Gold Line Station to support a
walkable station area that functions as a community gateway to Downtown Azusa.
A. Emphasize pedestrian mobility through the incorporation of public realm improvements, including
landscaping, street furnishings, and wayfinding signage (refer to Section 3.6).
ED-4 Provide a range of supporting benefits for the local community, including a variety of housing, a
more walkable environment, and community amenities.
A. Provide opportunities for a variety of new housing types within walking distance of the Azusa
Downtown Gold Line Station.
S-1 Maintain and enhance structures identified as having historic value to retain and support the existing
historic character of Azusa.
A. Maintain historic architectural character of structure located at 250 Foothill Boulevard as shown in
Figure 2-3.
HC-1 Provide district-specific development standards and design guidelines that enhance architectural
quality, improve the overall identity of the Specific Plan Area, and enrich the quality of life through
the built environment.
A. Encourage buildings to be built to the back of sidewalks and engage the public realm.
B. Require ground floor retail/commercial uses that are oriented toward Azusa Avenue and San Gabriel
Avenue.
C. Permit residential and office uses above and behind ground floor commercial (mixed-use) to promote a
live, work, play environment.
D. Encourage family-oriented activities and services through allowable, district specific land uses.
CP-1 Incorporate Crime Prevention through Environmental Design (CPTED) strategies that contribute to
the safety and vitality of residents and visitors of Azusa.
A. Encourage positive social interactions and deter potential criminal behavior through the design and
development of both public and private spaces (refer to Section 1.7.6).
to accentuate the quaint nature of downtown
through second and third-story setbacks. Public
realm amenities incorporated throughout
the district, such as plazas and paseos, will
contribute to and enhance the overall active and
walkable environment of the Downtown District.
The close proximity of the district to the Azusa
Downtown Gold Line Station will provide visitors
and residents of nearby communities with ease
of access to downtown shops and services
without the need for an automobile. While
the Downtown District provides opportunities
for new growth and development within
the Downtown, these developments will be
reflective of the character and identity of “The
Canyon City.”
LAND USE AND URBAN FORM
DOWNTOWN DISTRICT2
2-24 City of Azusa | TOD Specific Plan
May 2017
Mixed-use developments provide opportunities for residents to live,
work, and play within their neighborhood.
Wide, pedestrian-friendly sidewalks activate the public realm by
providing spaces for outdoor dining and informal gathering.
Continuous building wall planes provide visual intrigue and entice
exploration increasing overall walkability.
2.4.2 Land Use
Incorporating new mixed-use developments up
to 50 feet in height within the Downtown District
strengthens and supports new and existing
retail, office, and residential land uses within
short walking distance of nearby residential
neighborhoods and the Azusa Downtown Gold
Line Station. Maximum building setbacks of
15 feet along Azusa Avenue promotes space
dedicated to outdoor dining at cafes and
restaurants and expanded sidewalks. Indoor
commercial recreation facilities offer family-
oriented entertainment activities while art,
dance, and music studios provide residents
multiple platforms for creative and cultural
expression. Professional and medical offices
support new job growth and career opportunities
within the City while at the same time create a
baseline of pedestrian activity throughout the
Downtown District.
Specific development opportunities within the
District lie to the east and west of the Foothill
Boulevard and Azusa Avenue intersection. This
portion of the District sees high vehicular traffic
DOWNTOWN DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-25
May 2017
Foothill Blvd
Azusa AveAzusa DowntownStation
APU/CitrusCollege Station
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
Specific Plan Boundary
City Boundary
Parcel Boundary
Transit Site
CITY OF AZUSA District Key Map
0 500 1,000250Feet μ
Image from EIR Report - TAHA Inc. 03.22.13
Date: 5/4/2015
Notes and Sources: 1) Base data from the City of Azusa GIS Dept. 2) Aerial photo from the City of Azusa GIS Dept - 2010 3) Aerial photo of Target area from Google Earth - 04.2013
Gold Line District
Downtown District
Downtown Expansion District
No ChangeRoute 66 District
Transition District
Civic District
Figure 2-3: Downtown District
Foothill Blvd
Angeleno AveSan Gabriel Ave6th St
Pasadena Ave5th St
CVS Pharmacy
AT&T
Verizon
Post Office
Park
Alameda AveDalton AveSlausonParkSoldano AveAzusa AveCityHall
HistoricResource
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
Specific Plan Boundary
City Boundary
Parcel Boundary
Transit Site
CITY OF AZUSA
Æb
Specific Plan Districts
0 150 30075Feet μCivic District
Downtown District
Downtown Expansion District
Transition District
Corridor District
Gold Line District
Date: 5/4/2015
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010
3) Aerial photo of Target area from Google Earth - 04.2013
No Change
City-Owned Opportunity Site
Downtown District Key Map
N
on a daily basis and presents a dynamic palette
for streetscape and pedestrian circulation
improvements, including a new plaza at the
southeast corner of the intersection (refer to
Section 3.2). City-owned parcels located at the
southeast corner of the intersection are viewed
as essential to creating and implementing the
desired land use mix for the Downtown District
while at the same time strengthening the visual
and physical connections to adjoining Specific
Plan districts. In addition, building articulation
standards and guidelines reinforce the historic
character of the downtown.
City-Owned Opportunity Sites
Historic Resources
LAND USE AND URBAN FORM
DOWNTOWN DISTRICT2
2-26 City of Azusa | TOD Specific Plan
May 2017
Table 2-2: Downtown District Allowable Uses
BUILDING USE
Ground Floor Uses
A. Ground floor uses fronting Azusa Avenue,
Foothill Boulevard, and Alameda Avenue shall
be non-residential except for lobby, gym, and
other pedestrian oriented uses.
STANDARDS
PROHIBITED USES
INTERPRETATION
Building Use
Retail &
Restaurant
Residential &
Commercial
Public
S
t
r
e
e
t
Note: A combination of any of the permitted uses may be provided
within a horizontal or vertical mixed-use project provided the
Ground Floor Use Standard (provided below) and Mixed-Use
Standards provided on Page 2-7 are adhered to.
A. Auto Vehicle Sales and Rental
B. Building and Landscape Materials Sales
C. Drive-Through Facility
D. Public Safety Facility
E. Mortuary, Funeral Home
F. Repair Service
G. Vehicle Service
H. Utility Facility
P Permitted Use, Zoning Clearance required
Refer to Chapter 88.70 of the Development Code for Definitions
uses permitted on a second or upper floor.
permitted on a second or upper floor.
1 Only Medical Services ‐ Doctor Office use
2 Only Office‐Processing and Office‐Professional
MUP Minor Use Permit required
UP Use Permit required
S Permit requirement set by Specific Use Regulations
LAND USE REGULATION LAND USE REGULATION
RECREATION, EDUCATION, AND PUBLIC ASSEMBLY RETAIL SALES CONT.
Commercial Recreation Facility‐Indoor MUP Groceries, Specialty Foods P
Conference/Convention Facility UP Neighborhood Market P
Health/Fitness Facility P Night Club MUP
Live Entertainment MUP Outdoor Displays and Sales MUP
Park, Playground P Restaurant, Café, Coffee Shop P
School‐Specialized Education/Training UP SERVICES ‐ BUSINESS, FINANCIAL, AND PROFESSIONAL
Studio‐Art, Dance, Martial Arts, Music, Etc.P ATM P
Theater MUP Banks, Financial Services P
RESIDENTIAL Business Support Services P
Caretaker/Manager Unit P Medical Office/Service P1
Courtyard Housing P Office P2
Duplex/Triplex/Fourplex P SERVICES ‐ GENERAL
Home Occupation P Day Care Center ‐ Child or Adult MUP
Live/Work Unit MUP Lodging ‐ Bed & Breakfast Inn (B&B)P
Multifamily P Lodging ‐ Hotel or Motel P
Organizational House P Personal Services P
Residential Care (seven or more clients)P TRANSPORTATION, COMMUNICATIONS, AND INFRASTRUCTURE
Senior Citizen Apartment P Broadcasting Studio P
RETAIL SALES Parking Facility, Public or Commercial MUP
Bar/Tavern UP Telecommunications Facility S
Farmers Markets MUP
Furniture, Furnishings and Appliance store P
General Retail P
Alcoholic Beverage Sales UP
Floor Area Under 20,000 sf P
Floor Area Over 20,000 sf UP
Operating between 9:00 pm and 7:00 am MUP
ALLOWABLE USES: Downtown District
DOWNTOWN DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-27
May 2017
COVERAGE
Lot Coverage
A. 100% maximum.
Landscaping Standards
A. Refer to Chapter 88.34 - Landscaping
Standards of the Development Code for
specific requirements.
STANDARDS INTERPRETATION
Lot Coverage
100%
Lot
Coverage
2.4.3 Development Standards
The following development standards are specific to
the Downtown District. These standards have been
tailored to reflect the desired character and implement
the vision of the Downtown District. They provide
the framework for the creation of a safe, vibrant,
and pedestrian-friendly downtown environment. In
addition to the development standards located on the
following pages, projects will be evaluated on their
adherence to standards provided in Section 2.2.4,
Section 3, and the design guidelines and strategies
located in Sections 1.7, 2.2.5, and 2.4.4.
A. SITE PLANNING
Site planning and design is key to quality development.
The following standards promote orienting buildings
toward the street, to promote an active street
environment and regulations that minimize pedestrian
and vehicular conflicts.
Residential Open Space
25 sf/unit min. of
Common Open Space
100 sf/unit min. of
Private Open Space
RESIDENTIAL OPEN SPACE
Residential Private Open Space
A. Private open space shall be provided at a
minimum of 100 sf per unit with a minimum
dimension of 6’ in any direction.
Residential Common Open Space
A. Common open space shall be provided at a
minimum of 25 sf per unit with a minimum of
10’ in any direction.
B. Common open space shall be purposefully
designed as active or passive recreational
facilities.
C. Rooftop open space may satisfy this
requirement, provided it is available for use by
all residents.
LAND USE AND URBAN FORM
DOWNTOWN DISTRICT2
2-28 City of Azusa | TOD Specific Plan
May 2017
SERVICE AND DELIVERY AREAS
Loading and Service Areas
A. Loading docks and service bays shall be located
a minimum of 20’ from any public street.
B. Trash and recycling enclosures shall not be
located adjacent to a public street.
STANDARDS INTERPRETATION
Service and Delivery Areas
Service
Loading 20’ min.Parking
Public Stre
e
t
Reciprocal Access
Building Building
7’-6” min.7’-6” min.7’-6” min.Azusa Avenue
Line of Sight
RECIPROCAL ACCESS
Ingress and Egress
A. Reciprocal ingress and egress access with
adjacent properties shall be provided for
parcels fronting Azusa Avenue and Foothill
Boulevard. This requirement may be waived
with City approval due to the following
circumstances:
• The location of existing structures or
infrastructure
• Lack of agreement between adjacent
owners
• Other extreme hardship
VEHICULAR LINE OF SIGHT
Clear Zones
A. The clear zone shall consist of an isosceles right
triangle with 7’6” sides on the driveway and
street.
B. The clear zone shall not be occupied by a
ground floor building footprint, site features,
or landscaping that is taller than 3’.
DOWNTOWN DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-29
May 2017
B. BUILDING PLACEMENT AND ORIENTATION
Building placement refers to the physical siting of
a structure on a parcel with considerations being
given to building articulation, setbacks, and parking.
The following standards promote building placement
that creates an active public realm, creates a strong
continuity of frontages, and contributes to greater
utilization of parcels within the Downtown District.
15
’
m
a
x
0’ Rear
Setback
0’ Side
Setback
0’ Street
Setback
BUILDING SETBACKS
Ground-Level
A. 0’ minimum to street, side, and rear.
B. 15’ maximum to building. Setback area shall
include plaza, courtyard, outdoor dining, or
enhanced pedestrian connection.
Upper Floors
A. 8’ minimum setback required for those
portions of a building exceeding three stories.
Parking
A. 10’ minimum landscape setback where surface
parking areas are located adjacent to a public
street.
STANDARDS INTERPRETATION
Ground-Level Setbacks
Upper Floors Setback Public Street10’
m
i
n
Parking Setbacks
Public StreetParki
n
g
8’ min
Upper Floor
Public Street
LAND USE AND URBAN FORM
DOWNTOWN DISTRICT2
2-30 City of Azusa | TOD Specific Plan
May 2017
BUILDING LOCATION
Placement
A. Parcels fronting a public street shall orient
buildings toward the street.
B. Parking is not permitted adjacent to Azusa
Avenue or Foothill Boulevard.
STANDARDS INTERPRETATION
Building Placement
Primary Entrances
Azusa A
v
e
n
u
eBuilding
E
ntr
a
n
c
e
s
Azusa Avenue
BUILDING ENTRANCES
Primary Entrances
A. Buildings shall have a primary entrance
door facing Azusa Avenue. Entrances at
building corners may be used to satisfy this
requirement.
BUILDING HEIGHT
Minimum Height
A. 25’ minimum.
Maximum Height
A. 50’ maximum.
Building Height
50’ max25’ minC. BUILDING FORM AND MASSING
Building form refers to the shape, configuration,
and relationship of a building to its environment. A
number of details must be considered when designing
a building’s form including building height, plate
height, configuration, roof form, facades, articulation,
entrances, and window glazing.
Building forms should encourage a pedestrian-
friendly environment by including amenities, facade
articulation, and street level building openings.
STANDARDS INTERPRETATION
Architectural projections/features may exceed
the height limits of this District up to 10 feet,
subject to Economic and Community Development
Director approval. Projections/features should
be architecturally compatible and aesthetically
pleasing or be screened from view. Neon signage,
historic graphics, and/or other non-business or
project specific related screening methods may be
considered appropriate, subject to Economic and
Community Development Director approval.
DOWNTOWN DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-31
May 2017
STANDARDS INTERPRETATION
BUILDING ARTICULATION
Plate Height
A. Ground floor plate height shall be a minimum
of 14’ along all streets.
Historic Resources
A. Buildings identified as having historical
significance (Refer to Figure 2-3), shall
retain their original character and building
articulation.
BUILDING MASSING
Maximum Wall Plane
A. No building façade visible from any public
street shall extend more than 50’ in length
without a 5’ minimum variation in the wall
plane.
Side and Rear Wall Planes
A. Side and rear wall planes shall address site
context through continuation of architectural
features, fenestration, and/or building
materials.
Roofline Variation
A. Building rooflines shall vary in height every 50’
in wall plane length.50’ max.50’ max.50’ max.
Roofline Variation
Public Street
Building Plate Height
14’ min.Floor StructureT.O.P.
50’ ma
x
.
5’ min.
Maximum Wall Plane
Public Street
LAND USE AND URBAN FORM2
2-32 City of Azusa | TOD Specific Plan
May 2017
WINDOW GLAZING
Solid-to-Void Ratio
A. 45% minimum transparent glazing of first
floor facade for retail uses adjacent to Azusa
Avenue.
B. 30% minimum transparent glazing of first
floor facade for office uses adjacent to Azusa
Avenue.
C. Transparent or translucent glazing is required on the first floor facade of a commercial or retail use facing a public street.
D. Opaque, reflective, or dark tinted glass is not
permitted.
E. Window stickers or exterior window
treatments that obstruct interior building
views at the street level are prohibited.
F. The bottom of any window or product display window shall not be more than three and one-
half feet above the adjacent sidewalk.
G. Product display windows shall have a minimum
height of four feet and be internally lit.
45% min.
for retail
30% min.
for office
Window Glazing
Public Street
STANDARDS INTERPRETATION
2
City of Azusa | TOD Specific Plan 2-33
May 2017
DOWNTOWN DISTRICT
LAND USE AND URBAN FORM
2.4.4 Downtown District Design Guidelines
1. Architectural character of a building should build
upon and maintain the traditional downtown
image with an emphasis on historic architectural
styles, building types, materials, and details.
2. Downtown streets should support an active and
engaging pedestrian environment. Human scale
should be created through the use of building
articulation including elements such as awnings,
arches, trellises, arbors, pergolas, and other
architectural elements. These elements should
be integrated into the building design to avoid the
look of “tacked on” architectural features.
3. Existing historic or older structures with
architectural details or ornamentation should
be retained, restored, or replicated whenever
possible.
4. Building entrances and storefronts should be
incorporated with one of more of the following
design elements:
Ê A change in wall/window plane
Ê Wall articulation around the door and
projecting beyond the door
Ê Placement of art or decorative detailing at the
entry
Ê A projecting element above the entrance
5. Clear glass is required on the street level to create
interesting interior shop views for pedestrians.
Heat gain can be limited by incorporating awnings,
recessed storefronts, or user controlled interior
shading device.
6. Locate windows and entrances adjacent to street
and public spaces to improve public safety and
security and provide “eyes on the street”.
7. Awnings should not be wrapped around buildings
in continuous bands. Awnings should only be
placed on top of doors, on top of windows, or
within vertical elements when the façade of a
building is divided into distinct structural bays.
Emphasizing historic architectural styles of a place can maintain
and build upon the existing community character.
Clear storefront glass at street level creates visual interest for the
pedestrian.
LAND USE AND URBAN FORM
DOWNTOWN DISTRICT2
2-34 City of Azusa | TOD Specific Plan
May 2017
8. Property owners should not propose installing
awnings unless they are prepared to maintain and
regularly replace the awnings every eight to ten
years.
9. Building materials and finishes should be true to
the structure’s architectural style.
10. Material changes should occur at intersecting
planes to appear substantial and integral to the
façade. Material or color changes at the outside
corners of structures give an impression of
thinness and artificiality and should be avoided.
11. Parapets should have sufficient articulation of
detail, such as precast treatments, continuous
banding, or projecting cornices, lentils, caps, corner
details, or variety in pitch (sculpted).
12. Parapets should not appear “tacked on” and
should convey a sense of permanence. If the
interior side of a parapet is visible from pedestrian
view, it should be finished with the same materials
and a similar level of detail as the front façade.
13. Traditional building widths generally do not
exceed 25 feet wide to 30 feet wide at the ground
level, irrespective of a building’s total width.
Continuation of this familiar, human-scaled
rhythm is encouraged in new construction. Infill
buildings that are much wider than the existing
facades should be broken down into a series of
appropriately proportioned structural bays or
components. Commercial street façade rhythm
helps to visually tie the Downtown streets
together.
14. A 360-degree architectural design philosophy, the
full articulation of all building facades, should be
incorporated into all new buildings and remodels.
This includes variation in massing, roof forms,
and wall planes, as well as surface articulation.
Acknowledging sensitivity to budget, it is expected
that the highest level of articulation will occur on
the front facade and facades visible from public
streets. However, similar and complementary
massing, materials, and details should be
incorporated into side and rear facades.
Architectural elements should be continued to address the side and
rear of buildings, where appropriate.
Large building massings should be broken up through facade
articulation and material changes.
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-35
May 2017
Landscape trellises soften vertical wall planes and provide visual
interest to side and rear of buildings.
Plazas and pocket parks incorporating fountains, art, and seating
add to the pedestrian experience of a place.
15. Blank walls shall be avoided. Architectural
elements such as windows, overhangs, trellises,
arcades, projections, awnings, insets, materials,
textures, and colors should be incorporated into
every building facade.
16. Murals, espaliers/trellises, and/or vines may be
placed on portions of large expanses of rear and
side building walls to soften the wall and create
interest.
17. Plazas, courtyards, pocket parks, and outdoor
cafes should be designed in an inviting manner
that encourages pedestrian use through the
incorporation of trellises, fountains, art, seating,
and shade trees.
18. Focal points should be created and incorporated
into sites to establish a sense of place and
orientation. Fountains, plazas, and artwork can be
used to create focal points.
19. Public art is encouraged as an on-site amenity for
all projects.
20. Buildings in highly visible locations, such as the
intersection of Azusa and San Gabriel Avenues and
Foothill Boulevard should incorporate architectural
elements such as a small plaza, clock tower, varying
roof lines, fountain, and/or public art.
21. Signs integrated into the building design provide a
personal quality that contributes to the ambiance
of the commercial complex or streetscape,
especially the more unique signs. The following
guidelines should be considered when developing
private signage.
Ê Signs that reflect the type of business through
design, shape, or graphic form are encouraged.
Ê The method of attaching the sign to the
building should be integrated into the
overall sign design.
Ê Signs should not cover up windows or
important architectural features.
LAND USE AND URBAN FORM
DOWNTOWN EXPANSION DISTRICT2
2-36 City of Azusa | TOD Specific Plan
May 2017
2.5.1 District Character
The Downtown Expansion District will extend
and complement the adjacent Downtown District
environment by including new residential,
retail, and office land uses, while transitioning
new development to enhance inter-district
connectivity to the Route 66 and Civic Districts.
Two and three-story, mixed-use buildings
2.5 DOWNTOWN EXPANSION DISTRICT
City-owned opportunity sites east of Dalton Avenue.
Wide sidewalks with parkway landscaping create a pleasant and
safe environment for pedestrians.
Neighborhood services at street level allow for convenient access
for residents living in, and adjacent to, mixed-use developments.
along Alameda Avenue, Dalton Avenue, and
San Gabriel Avenue will afford residents the
opportunity to live within short walking distances
of coffeehouses, restaurants, shops, and the
Azusa Downtown Gold Line Station. Local,
neighborhood-serving businesses within the
Downtown Expansion District will cater to the
everyday needs of residents, with office spaces
DOWNTOWN EXPANSION DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-37
May 2017
SPECIFIC PLAN GUIDING PRINCIPLES - Related to the Downtown Expansion District
TO-3 Provide district-specific development standards and design guidelines that support and encourage
TOD and increase safe, direct, and convenient pedestrian access to transit facilities.
A. Enhance connection to the Azusa Downtown Gold Line Station and adjacent districts through the
incorporation of development standards and streetscape improvements that improve pedestrian safety
and accessibility.
ED-3 Provide increased uses, services, and transportation options to support and benefit the local
community.
A. Incorporate a wide variety of land uses, including retail, office, and residential.
ED-4 Provide a range of supporting benefits for the local community including a variety of housing, a more
walkable environment, and community amenities.
A. Promote a variety of new housing options to benefit the community, including mixed-use and stand-
alone residential.
B. Encourage a more walkable environment through development standards that are meant to enhance
the pedestrian experience.
HC-1 Provide district-specific development standards and design guidelines that enhance architectural
quality, improve the overall identity of the Specific Plan Area, and enrich the quality of life through
the built environment.
A. Enhance architectural quality through building placement, orientation, and guidelines.
HC-3 Emphasize streetscape and landscaping enhancements to improve walking, bicycling, and transit use
options.
A. Improve pedestrian connectivity to the Downtown, Civic, and Route 66 Districts through the
continuation of landscaping, streetscape, and sidewalk improvements.
CP-1 Incorporate Crime Prevention through Environmental Design (CPTED) strategies that contribute to
the safety and vitality of residents and visitors of Azusa.
A. Encourage positive social interactions and deter potential criminal behavior through the design and
development of both public and private spaces (refer to Section 1.7.6).
expanding future business and job opportunities
for Azusa residents. While similar to the
Downtown District in character, the Downtown
Expansion District will alternatively, allow for
stand-alone residential and appropriately scaled
live-work and mixed-use developments that
will be oriented to provide local, neighborhood
services, and convenient access to the Azusa
Downtown Gold Line Station. Extension of the
Downtown District landscaping, streetscape
amenities, and wide sidewalks along San Gabriel
Avenue and Alameda Avenue will provide
additional layers of visual and physical linkages
and provide opportunities to expand the
Downtown Area.
LAND USE AND URBAN FORM
DOWNTOWN EXPANSION DISTRICT2
2-38 City of Azusa | TOD Specific Plan
May 2017
Height transitioning and good-neighbor setback policies minimize
shadowing, privacy issues, and other nuisances on existing
residential uses.
Pedestrian-oriented streets provide an attractive environment for
walking, bicycling, and other non-motorized mobility methods.
2.5.2 Land Use
A complementary mix of retail, office, and
residential uses are envisioned within the
Downtown Expansion District to provide easily
accessible neighborhood-oriented services for
the Azusa community. Stand-alone residential
uses, such as duplexes and townhomes, provide
additional housing opportunities within close
walking and bicycling proximity to Downtown
and the Azusa Downtown Gold Line Station.
A major focus of this District is enhancing
overall walkability. Pedestrian enhancements
and streetscape beautification have been
emphasized in order to entice non-motorized
mobility through and into adjacent districts (refer
to Section 3.2). Front setback development
standards allow for a maximum of up to 15
feet. This encourages new development to
incorporate plaza and/or outdoor dining spaces
to create a social, visually attractive, and
pedestrian-oriented public realm within the
Downtown Expansion District.
New residential housing expand options for existing and future
residents of Azusa.
DOWNTOWN EXPANSION DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-39
May 2017
Figure 2-4: Downtown Expansion District
Foothill Blvd
Azusa AveAzusa DowntownStation
APU/CitrusCollege Station
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
Specific Plan Boundary
City Boundary
Parcel Boundary
Transit Site
CITY OF AZUSA District Key Map
0 500 1,000250Feet μ
Image from EIR Report - TAHA Inc. 03.22.13
Date: 5/4/2015
Notes and Sources: 1) Base data from the City of Azusa GIS Dept. 2) Aerial photo from the City of Azusa GIS Dept - 2010 3) Aerial photo of Target area from Google Earth - 04.2013
Gold Line District
Downtown District
Downtown Expansion District
No ChangeRoute 66 District
Transition District
Civic District
way
Foothill Blvd
Sunset AveAngeleno AveSan Gabriel Ave6th St
Pasadena AveAzusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Park
PublicLibrary
SeniorCenter
Alameda AveDalton AveSt Francis ofRome School
SlausonParkSoldano AveAzusa AveCityHall Soldano AvePasadena AveSOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
Specific Plan Boundary
City Boundary
Parcel Boundary
Transit Site
CITY OF AZUSA
Æb
Specific Plan Districts
0 160 32080Feet μCivic District
Downtown District
Downtown Expansion District
Transition District
Corridor District
Gold Line District
Date: 5/4/2015
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010
3) Aerial photo of Target area from Google Earth - 04.2013
No Change
City-Owned Opportunity Site
City-Owned Opportunity Site
Downtown Expansion District Key Map
N
City-owned properties along Dalton Avenue
and San Gabriel Avenue provide opportunities
for mixed-use development and will encourage
additional private investment throughout
the Downtown Expansion District. Land uses,
building heights, and development intensities are
intended to complement, not detract from, uses
within adjacent districts through scaled height
transitioning. Development standards outline the
framework for focusing new development along
street frontages with up to 100% lot coverage
allowed. Maximum building heights for this
District are allowed up to 45 feet and incorporate
specific good-neighbor policies to minimize
potential impacts on existing single-family
residences.
City-Owned Opportunity Sites
LAND USE AND URBAN FORM
DOWNTOWN EXPANSION DISTRICT2
2-40 City of Azusa | TOD Specific Plan
May 2017
LAND USE REGULATION LAND USE REGULATION
RECREATION, EDUCATION, AND PUBLIC ASSEMBLY RETAIL SALES CONT.
Commercial Recreation Facility‐Indoor MUP Neighborhood Market P
Conference/Convention Facility UP Night Club UP
Health/Fitness Facility P Outdoor Displays and Sales MUP
Live Entertainment MUP Restaurant, Café, Coffee Shop P
Park, Playground P SERVICES ‐ BUSINESS, FINANCIAL, AND PROFESSIONAL
School‐Specialized Education/Training UP ATM P
Studio‐Art, Dance, Martial Arts, Music, Etc.P Banks, Financial Services P
RESIDENTIAL Business Support Services P
Caretaker/Manager Unit P Medical Office/Service P1
Courtyard Housing P Office P2
Duplex/Triplex/Fourplex P SERVICES ‐ GENERAL
Home Occupation P Day Care Center ‐ Child or Adult MUP
Live/Work Unit MUP Lodging ‐ Bed & Breakfast Inn (B&B)P
Multifamily P Lodging ‐ Hotel or Motel P
Organizational House P Massage Parlor SP*
Residential Care (seven or more clients)P Personal Services P
Senior Citizen Apartment P TRANSPORTATION, COMMUNICATIONS, AND INFRASTRUCTURE
Townhouse, Rowhouse P Parking Facility, Public or Commercial MUP
RETAIL SALES Public Facilities UP
Bar/Tavern UP Telecommunications Facility S
Farmers Markets MUP
Furniture, Furnishings and Appliance Store P
General Retail P
Alcoholic Beverage Sales UP
Floor Area Under 20,000 sf MUP
Floor Area Over 20,000 sf UP
Operating between 9:00 pm and 7:00 am MUP
Groceries, Specialty Foods P
ALLOWABLE USES: Downtown Expansion District
Table 2-3: Downtown Expansion District Allowable Uses
BUILDING USE
Ground Floor Uses
A. Ground floor uses fronting Foothill Boulevard
or San Gabriel Avenue shall be non-residential
except for lobby, gym, and other pedestrian
oriented uses.
STANDARDS INTERPRETATION
E. Public Safety Facility
F. Mortuary, Funeral Home
G. Repair Service
H. Vehicle Service
I. Utility Facility
Building Use
Commercial
Residential &
Commercial
Public
S
t
r
e
e
t
Municipal Code.
P Permitted Use, Zoning Clearance required
Refer to Chapter 88.70 of the Development Code for Definitions
uses permitted on a second or upper floor.
permitted on a second or upper floor.
1 Only Medical Services ‐ Doctor Office use
2 Only Office‐Processing and Office‐Professional
MUP Minor Use Permit required
SP* Special Permit required ‐ see Chapter 88.48 of City
UP Use Permit required
S Permit requirement set by Specific Use Regulations
Note: A combination of any of the permitted uses may be provided
within a horizontal or vertical mixed-use project provided the
Ground Floor Use Standard (provided below) and Mixed-Use
Standards provided on Page 2-7 are adhered to.
PROHIBITED USES
A. Residential Care (six or fewer clients)
B. Auto Vehicle Sales and Rental
C. Building and Landscape Materials Sales
D. Drive-Through Facility
DOWNTOWN EXPANSION DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-41
May 2017
COVERAGE
Lot Coverage
A. 100% maximum.
Landscaping Standards
A. Refer to Chapter 88.34 - Landscaping
Standards of the Development Code for
specific requirements.
STANDARDS INTERPRETATION
Lot Coverage
100%
Lot
Coverage
2.5.3 Development Standards
The following development standards are specific to the
Downtown Expansion District. These standards have been
tailored to reflect the desired character and implement
the vision of the Downtown Expansion District. They
provide the framework for the creation of a safe, vibrant,
and pedestrian-friendly environment that enhances
inter-district connectivity within the Specific Plan Area.
In addition to the development standards located on
the following pages, projects will be evaluated on their
adherence to standards provided in Section 2.2.4, Section
3, and the design guidelines and strategies located in
Sections 1.7, 2.2.5, and 2.5.4.
A. SITE PLANNING
Site planning and design is key to quality development.
The following standards promote orienting buildings
toward the street to promote an active street
environment and regulations that minimize pedestrian
and vehicular conflicts.
Residential Open Space
25 sf/unit min. of
Common Open Space
125 sf/unit min. of
Private Open Space
RESIDENTIAL OPEN SPACE
Residential Private Open Space
A. Private open space shall be provided at a
minimum of 125 sf per unit with a minimum
dimension of 6’ in any direction.
Residential Common Open Space
A. Common open space shall be provided at a
minimum of 25 sf per unit with a minimum of
10’ in any direction.
B. Common open space shall be purposefully
designed as active or passive recreational
facilities.
C. Rooftop open space may satisfy this
requirement, provided it is available for use by
all residents.
LAND USE AND URBAN FORM
DOWNTOWN EXPANSION DISTRICT2
2-42 City of Azusa | TOD Specific Plan
May 2017
SERVICE AND DELIVERY AREAS
Loading and Service Areas
A. Loading docks and service bays shall be located
a minimum of 20’ from San Gabriel Avenue,
Alameda Avenue, and Dalton Avenue.
B. Trash and recycling enclosures shall not be
located adjacent to a public street.
STANDARDS INTERPRETATION
Service and Delivery Areas
Service
Loading 20’ min.Parking
Public Stre
e
t
7’-6” min.7’-6” min.7’-6” min.Public Street
Line of SightVEHICULAR LINE OF SIGHT
Clear Zones
A. The clear zone shall consist of an isosceles right
triangle with 7’6” sides on the driveway and
street.
B. The clear zone shall not be occupied by a
ground floor building footprint, site features,
or landscaping that is taller than 3’.
DOWNTOWN EXPANSION DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-43
May 2017
10’
m
i
n
15
’
m
a
x
0’ Rear
Setback
0’ Side
Setback
0’ Street
Setback
BUILDING SETBACKS
Street
A. 0’ minimum.
B. 15’ maximum to building. Setback area shall
include plaza, courtyard, outdoor dining, or
enhanced pedestrian connection.
C. 10’ minimum landscape setback where surface
parking areas are located adjacent to a public
street.
Side
A. 0’ minimum.
Rear
A. 0’ minimum.
STANDARDS INTERPRETATION
Dining Setbacks
Parking Setbacks Public StreetPublic StreetParki
n
g
B. BUILDING PLACEMENT AND ORIENTATION
Building placement refers to the physical siting of a
structure on a parcel with considerations being given
to building orientation, setbacks, and parking. The
following standards promote building placement
that creates an active public realm, creates a strong
continuity of frontages, and contributes to greater
utilization of parcels within the Downtown Expansion
District.
BUILDING LOCATION
Placement
A. Parcels fronting a San Gabriel Avenue, Alameda
Avenue, and Dalton Avenue shall orient
buildings toward the street.
B. Parking is not permitted adjacent to Foothill
Boulevard, San Gabriel Avenue, Alameda
Avenue, and Dalton Avenue.
Building Placement
Public Street
LAND USE AND URBAN FORM
DOWNTOWN EXPANSION DISTRICT2
2-44 City of Azusa | TOD Specific Plan
May 2017
BUILDING ARTICULATION
Plate Height
A. Ground floor plate height shall be a
minimum of 14’.
STANDARDS INTERPRETATION
Primary Entrances
Public Str
e
etBuilding
E
ntr
a
n
c
e
s
BUILDING ENTRANCES
Primary Entrances
A. Buildings shall have a primary entrance
door facing San Gabriel Avenue, Alameda
Avenue, and Dalton Avenue. Entrances at
building corners may be used to satisfy this
requirement.
BUILDING HEIGHT
Minimum Height
A. 25’ minimum.
Maximum Height
A. 45’ maximum.
Building Height
45’ max25’ minC. BUILDING FORM AND MASSING
Building form refers to the shape, configuration,
and relationship of a building to its environment. A
number of details must be considered when designing
a building’s form including building height, plate
height, configuration, roof form, facades, articulation,
entrances, and window glazing.
Building forms should encourage a pedestrian-
friendly environment by including amenities, facade
articulation, and street level building openings.
STANDARDS INTERPRETATION
Building Plate Height
14’ min.Floor StructureT.O.P.
Architectural projections/features may exceed
the height limits of this District up to 10 feet,
subject to Economic and Community Development
Director approval. Projections/features should
be architecturally compatible and aesthetically
pleasing or be screened from view. Neon signage,
historic graphics, and/or other non-business or
project specific related screening methods may be
considered appropriate, subject to Economic and
Community Development Director approval.
DOWNTOWN EXPANSION DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-45
May 2017
STANDARDS INTERPRETATION
BUILDING MASSING
Maximum Wall Plane
A. No building façade visible from any public
street shall extend more than 50’ in length
without a 5’ minimum variation in the wall
plane.
Roofline Variation
B. Building rooflines shall vary in height every 50’
in wall plane length.
Maximum Wall Plane
WINDOW GLAZING
Solid-to-Void Ratio
A. 45% minimum transparent glazing of first
floor facade for retail uses adjacent to a public
street.
B. 30% minimum transparent glazing of first floor
facade for office uses adjacent to a public
street.
C. Transparent or translucent glazing is required on the first floor facade of a commercial or retail use facing a public street.
D. Opaque, reflective, or dark tinted glass is not
permitted.
E. Window stickers or exterior window
treatments that obstruct interior building views
at the street level are prohibited.
F. The bottom of any window or product display window shall not be more than three and one-
half feet above the adjacent sidewalk.
50’ max.50’ max.50’ max.
Roofline Variation
Public Street
50’ max
.
5’ min.
Public Street
45% min.
for retail
30% min.
for office
Window Glazing
Public Street
G. Product display windows shall have a
minimum height of four feet and be internally
lit.
LAND USE AND URBAN FORM
DOWNTOWN EXPANSION DISTRICT2
2-46 City of Azusa | TOD Specific Plan
May 2017
2.5.4 Downtown Expansion District Design
Guidelines
All of the design guidelines provided in Section 2.4.4,
Downtown Design Guidelines should be adhered to
for buildings within the Downtown Expansion District.
In addition, the following guidelines apply to stand-
alone residential within this District.
1. A variety of one-, two-, and three-bedroom
dwelling units should be provided to encourage a
variety of product types. Units should be mixed
throughout the development.
2. Units should front primary streets to provide eyes
on the street, create pedestrian environments, and
support the character of Downtown.
3. Dwellings should incorporate porches, trellises,
landscaping, and other features to extend the living
area toward the street and soften the transition
between the street and the dwelling.
4. The site area adjacent to the street should not
be dominated with parking. Parking should be
concentrated in areas behind buildings, and away
from the street when possible.
5. The design of multi-family developments should
consider compatibility with the surrounding
neighborhood by mimicking existing architectural
styles, colors, and rhythm.
6. Monolithic structures should be avoided. Buildings
designs should include a combination of the
following techniques:
Ê Variation in the wall plane (projecting and
recessed elements).
Ê Variation in wall height.
Ê Roofs located at different levels.
Ê Combinations of one-, one and one-half, and
two-story units should be used to create visual
interest and variation in the massing and
building height.
Residential units engage the street.
Building designs that incorporate variations in wall planes, heights,
and roof levels create visual interest at street-level.
DOWNTOWN EXPANSION DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-47
May 2017
Recessed upper stories reduce the overall massing and scale of a
building.
7. Architectural features such as porches, balconies,
chimneys, door placement, window proportions,
dormers, wood detailing, fencing, siding, and color
scheme should be used to complement the overall
building design, site and neighborhood context.
8. Where appropriate, the upper stories of new
multi-family buildings should be stepped back to
reduce the scale of facades that face the street,
courtyards, or open space areas.
9. Roofs should reflect a residential appearance
through roof pitch and material selection.
10. Roofs covering the entire building such as hips and
gables should be used rather than mansard roofs.
11. Locate windows and entrances adjacent to street
and public spaces to improve public safety and
security and provide “eyes on the street”.
12. Windows should be articulated with accent trim,
sills, kickers, shutters, window flower boxes,
balconies, awnings, or trellises authentic to the
architectural style of the building.
13. Property owners should not propose installing
awnings unless they are prepared to maintain and
regularly replace the awnings every eight to ten
years.
14. Windows on walls adjacent to a neighbor’s home
should be offset to prevent direct views into
neighbor’s windows, with specific attention to
new second floor windows that look into windows,
pools, spas, etc. on adjacent properties. Consider
using clerestory windows or translucent glass to
interrupt direct sight lines to neighbor’s windows
and livable outdoor spaces.
15. If decorative shutters are installed, they should be
proportional to the window and complement the
architectural style of the building.
LAND USE AND URBAN FORM
ROUTE 66 DISTRICT
2-48 City of Azusa | TOD Specific Plan
May 2017
2
Route 66-themed signage and public art aid in defining the unique character and identity of the Route 66 District.
2.6.1 District Character
The Route 66 District will reflect a bold and
modern interpretation of the historic and iconic
Route 66 of the past. The portions of Foothill
Boulevard and Alosta Avenue that traverse
Azusa will be renamed “Route 66” to embrace
and draw attention to its historic context.
2.6 ROUTE 66 DISTRICT
While balancing the requirements of the
automobile with the needs of the pedestrian,
new development in this district will front onto
Foothill Boulevard and Alosta Avenue, creating
an active street environment with special signage
and setback requirements. Thematic, 1950s-style
diners and drive-thru restaurants, retail shops,
Modern interpretations of the classic Route 66 diner reinvigorate
the environment of the historic route.
Route 66-themed signage provides visual intrigue and a unique
identity for businesses and the community.
ROUTE 66 DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-49
May 2017
SPECIFIC PLAN GUIDING PRINCIPLES - Related to the Route 66 District
TO-3 Provide district-specific development standards and design guidelines that support and encourage
TOD and increase safe, direct, and convenient pedestrian access to transit facilities.
A. Enhance pedestrian street crossings, streetscapes, and landscaping to facilitate safe and convenient
access to the Azusa Downtown and APU/Citrus College Gold Line Stations.
ED-1 Provide zoning and land use regulations to support future market-driven revitalization and
investment.
A. Establish a Route 66-themed overlay zone with new development incentives for public art and signage
along Foothill Boulevard and Alosta Avenue.
ED-3 Provide increased uses, services, and transportation options to support and benefit the local
community.
A. Encourage mixed-use, commercial, hospitality, and other land uses to expand the variety of recreation,
retail, and services within the community.
ED-4 Provide a range of supporting benefits for the local community including a variety of housing, a more
walkable environment, and community amenities.
A. Allow for mixed-use and stand-alone residential uses in order to expand housing variety within the local
community.
HC-1 Provide district-specific development standards and design guidelines that enhance architectural
quality, improve the overall identity of the Specific Plan Area, and enrich the quality of life through
the built environment.
A. Include good-neighbor development standards and guidelines to ensure new development remains
compatible and minimizes impacts on adjacent residential neighborhoods.
CP-1 Incorporate Crime Prevention through Environmental Design (CPTED) strategies that contribute to
the safety and vitality of residents and visitors of Azusa.
A. Encourage positive social interactions and deter potential criminal behavior through the design and
development of both public and private spaces (refer to Section 1.7.6).
and opportunities for new hospitality uses
will populate Route 66, creating a fun and
inviting environment for all ages. Stand-alone
residences will be sited off Foothill Boulevard,
allowing for appropriate buffering into adjacent
neighborhood areas. Quirky, customized
architectural elements are encouraged to create
vibrant and colorful landmarks, paying homage
to the historic route. Incentives will encourage
developers and businesses to incorporate Route
66-themed public art and signage along the
Foothill Boulevard and Alosta Avenue street
frontages, creating a unique atmosphere and
identity within the Route 66 District.
2.6.2 Land Use
A wide array of commercial, retail, hospitality,
and mixed-use residential uses are allowed
within the Route 66 District focused along
Foothill Boulevard and Alosta Avenue and are
intended to reinvigorate this portion of the
historic route. New development within the
Route 66 District is permitted up to 40 feet in
height, with hospitality uses allowed up to 50
feet. Maximum lot coverage is allowed up to
80%, with the remaining 20% required to be
appropriately landscaped to accent the Route
66 District context. A Route 66 Overlay identifies
LAND USE AND URBAN FORM
ROUTE 66 DISTRICT
2-50 City of Azusa | TOD Specific Plan
May 2017
2
Diners, creative signage, and landscape create a pleasant and thematic Route 66 street scene.
parcels within the District that may take
advantage of new height and setback incentives
for incorporating Route 66-themed public art
and/or signage along the Foothill Boulevard and
Alosta Avenue street edge. Route 66 District
proximity to existing low and medium density
residential neighborhoods is addressed through
the inclusion of good neighbor policies. These
policies require new development to incorporate
additional screening, setback, siting, and other
site planning techniques to minimize light, noise,
and other impacts within the community.
A major component of the Route 66 District
includes significant improvements to the
streetscape along Foothill Boulevard and
Alosta Avenue to provide a pleasant pedestrian
experience while still accommodating the
automobile, public transit, and other non-
motorized transit options (refer to Section
3.2 and 3.3.5). Additional landscaping within
the Route 66 District is required for new
development where surface parking areas are to
be located adjacent to public streets, requiring
15 feet minimum from the street edge.
Route 66-themed public art creates visual interest and brings a
vibrant energy to the historic route’s street frontage.
ROUTE 66 DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-51
May 2017
AT & SF R
ail
w
a
y
Foothill Blvd
Orange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Park
AzusaAveSOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
Specific Plan Boundary
City Boundary
Parcel Boundary
Transit Site
CITY OF AZUSA
Æb
Specific Plan Districts
0 150 30075Feet μCivic District
Downtown District
Downtown Expansion District
Transition District
Corridor District
Gold Line District
Date: 5/4/2015
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010
3) Aerial photo of Target area from Google Earth - 04.2013
No Change
8th St
6th St
Pasadena AveCerritosAveAl
o
s
t
a
A
v
e
5th St Citrus AveAPaUni
C
Foothill Vista Mobile Home Park
Lindley-ScottHouse Palm StAPUHousing
iorter
Citrus Citrus AveFoothill Blvd
AREA OFNO CHANGE
AtlantisGardens
AREA OFNO CHANGE
Azusa PacificUniversity
St Francis ofRome School
SlausonPark LeeElementarySoldano AveSoldano AvePasadena AveSOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
Specific Plan Boundary
City Boundary
Parcel Boundary
Transit Site
CITY OF AZUSA
Æb
Specific Plan Districts
0 250 500125Feet μCivic District
Downtown District
Downtown Expansion District
Transition District
Corridor District
Gold Line District
Date: 5/4/2015
Notes and Sources: 1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010
3) Aerial photo of Target area from Google Earth - 04.2013
No Change
Foothill Blvd
Azusa AveAzusa DowntownStation
APU/CitrusCollege Station
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
Specific Plan Boundary
City Boundary
Parcel Boundary
Transit Site
CITY OF AZUSA District Key Map
0 500 1,000250Feet μ
Image from EIR Report - TAHA Inc. 03.22.13
Date: 5/4/2015
Notes and Sources: 1) Base data from the City of Azusa GIS Dept. 2) Aerial photo from the City of Azusa GIS Dept - 2010 3) Aerial photo of Target area from Google Earth - 04.2013
Gold Line District
Downtown District
Downtown Expansion District
No ChangeRoute 66 District
Transition District
Civic District
Route 66 District Key Map
Western Portion
Eastern Portion
Figure 2-5: Route 66 District
N
Route 66 Overlay
The Route 66 Overlay incentivizes private
development to assist in implementing the
District’s desired character. Parcels fronting
onto Foothill Boulevard and Alosta Avenue (as
noted in Figure 2-5: Route 66 District) have the
opportunity to incorporate Route 66-themed
public art and/or signage along the street edge
in exchange for height and setback incentives.
Appropriate examples of Route 66-themed public
art and signage include restored classic cars,
gas pumps, electric car chargers, unique and/or
vintage signage, etc.
Route 66 Overlay Parcels
PROJECTS WITHIN ROUTE 66 OVERLAY
A. Shall adhere to the guidelines presented in
Section 2.6.4.
B. Shall incorporate themed streetscape furnishings
presented in Section 3.6.3.
C. May take advantage of height, setback, and
signage incentives provided on the following
pages.
LAND USE AND URBAN FORM
ROUTE 66 DISTRICT
2-52 City of Azusa | TOD Specific Plan
May 2017
2
LAND USE REGULATION LAND USE REGULATION
RECREATION, EDUCATION, AND PUBLIC ASSEMBLY RETAIL SALES CONT.
Commercial Recreation Facility‐Indoor P Groceries, Specialty Foods P
Commercial Recreation Facility‐Outdoor MUP Neighborhood Market P
Conference/Convention Facility P Night Club UP
Health/Fitness Facility P Outdoor Displays and Sales MUP
Library, Museum P Restaurant, Café, Coffee Shop P
Live Entertainment MUP SERVICES ‐ BUSINESS, FINANCIAL, AND PROFESSIONAL
Park, Playground P ATM P
School‐College, University UP Banks, Financial Services P
School‐Specialized Education/Training UP Buisness Support Service P
Studio‐Art, Dance, Martial Arts, Music, Etc.P Medical Office/Service P1
RESIDENTIAL Office P2
Caretaker/Manager Unit P SERVICES ‐ GENERAL
Courtyard Housing P Day Care Center ‐ Child or Adult MUP
Duplex/Triplex/Fourplex P Lodging ‐ Bed & Breakfast Inn (B&B)P
Home Occupation P Lodging ‐ Hotel or Motel P
Live/Work Unit P Mortuary, Funeral Home MUP
Multifamily P Personal Services P
Organizational House UP Public Safety Facility P
Residential Accessory Use or Structure P Repair Service ‐ Equipment, Large Appliance,
Etc.P
Residential Care (six or fewer clients)P TRANSPORTATION, COMMUNICATIONS, AND INFRASTRUCTURE
Residential Care (seven or more clients)P Parking Facility, Public or Commercial MUP
Senior Citizen Apartment P Public Facilities P
Townhouse, Rowhouse P Telecommunications Facility S
RETAIL SALES Utility Facilty P
Bar/Tavern UP
Building and Landscape Materials Sales ‐
Indoor MUP
Drive‐Thru Facilities P
Farmers Markets MUP
Furniture, Furnishings and Appliance Store P
General Retail P
Alcoholic Beverage Sales UP
Floor Area Under 20,000 sf P
Floor Area Over 20,000 sf MUP
Operating between 9:00 pm and 7:00 am MUP
ALLOWABLE USES: Route 66 District
P Permitted Use, Zoning Clearance required
Refer to Chapter 88.70 of the Development Code for Definitions
uses permitted on a second or upper floor.
permitted on a second or upper floor.
1 Only Medical Services ‐ Doctor Office use
2 Only Office‐Processing and Office‐Professional
MUP Minor Use Permit required
UP Use Permit required
S Permit requirement set by Specific Use Regulations
Table 2-4: Route 66 District Allowable Uses
A. Single-Family Dwellings - adjacent to Foothill Boulevard and Alosta Avenue.
B. Auto Vehicle Sales and Rentals
C. Vehicle ServiceNote: A combination of any of the permitted uses may be provided
within a horizontal or vertical mixed-use project provided the
Ground Floor Use Standard (provided below) and Mixed-Use
Standards provided on Page 2-7 are adhered to.
PROHIBITED USES
ROUTE 66 DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-53
May 2017
2.6.3 Development Standards
The following development standards are specific
to the Route 66 District. These standards have been
tailored to reflect the desired character and implement
the vision of the Route 66 District. They provide
the framework for the creation of a unique Route
66-themed automobile and pedestrian-oriented
district environment. In addition to the development
standards located on the following pages, projects will
be evaluated on their adherence to standards provided
in Section 2.2.4, Section 3, and the design guidelines
and strategies located in Sections 1.7, 2.5.2, and 2.5.3.
A. SITE PLANNING
Site planning and design is key to quality development.
The following standards promote orienting buildings
toward the street to promote an active street
environment and regulations that minimize pedestrian
and vehicular conflicts.
COVERAGE
Lot Coverage
A. 80% maximum.
Landscaping Coverage
A. 20% maximum.
B. Areas dedicated to the installation of public art
within the Route 66 Overlay may be counted to
satisfy this requirement.
Landscaping Standards
A. Refer to Chapter 88.34 - Landscaping
Standards of the Development Code for
specific requirements.
STANDARDS INTERPRETATION
Lot Coverage
Landscaping Coverage
80% Lot
Coverage
20% Landscape
Coverage
BUILDING USE
Ground Floor Uses
A. Ground floor uses fronting Foothill Boulevard
and Alosta Avenue shall be non-residential
except for lobby, gym, and other pedestrian
oriented uses.
Building Use
Retail &
Commercial
Residential
& Office
Public
S
t
r
e
e
t
LAND USE AND URBAN FORM
ROUTE 66 DISTRICT
2-54 City of Azusa | TOD Specific Plan
May 2017
2
SERVICE AND DELIVERY AREAS
Loading and Service Areas
A. Loading docks and service bays shall be located
a minimum of 15’ from Foothill Boulevard and
Alosta Avenue.
B. Trash and recycling enclosures shall not be
located adjacent to a public street.
STANDARDS INTERPRETATION
Service and Delivery Areas
Service
Loading 15’ min.Parking
Public Stre
e
t
7’-6” min.7’-6” min.7’-6” min.Public Street
Line of SightVEHICULAR LINE OF SIGHT
Clear Zones
A. The clear zone shall consist of an isosceles right
triangle with 7’6” sides on the driveway and
street.
B. The clear zone shall not be occupied by a
ground floor building footprint, site features,
or landscaping that is taller than 3’.
Residential Open Space
30 sf/unit min. of
Common Open Space
150 sf/unit min. of
Private Open Space
RESIDENTIAL OPEN SPACE
Residential Private Open Space
A. Private open space shall be provided at a
minimum of 150 sf per unit with a minimum
dimension of 10’x10’.
Residential Common Open Space
A. Common open space shall be provided at a
minimum of 30 sf per unit with a minimum of
10’ in any direction.
B. Common open space shall be purposefully
designed as active or passive recreational
facilities.
C. Rooftop open space may satisfy this
requirement, provided it is available for use by
all residents.
ROUTE 66 DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-55
May 2017
STANDARDS INTERPRETATION
Single/Double-Vehicle Access
Double-Vehicle Access
Reciprocal Access
Building Building
RECIPROCAL ACCESS
Ingress and Egress
A. Reciprocal ingress and egress access with
adjacent properties shall be provided for
parcels fronting Foothill Boulevard and Alosta
Avenue. This requirement may be waived
with City approval due to the following
circumstances:
• The location of existing structures or
infrastructure
• Lack of agreement between adjacent
owners
• Other extreme hardship
VEHICULAR ACCESS
Single-Vehicle Access
A. A maximum of one (1) vehicle point shall be
provided from a public street for parcels with
less than 100 linear feet of street frontage and/
or a parcel less than 15,000 sf.
Double-Vehicle Access
A. A maximum of two (2) vehicle access points
shall be provided from a public street for
parcels with more than 100 linear feet of street
frontage.
B. Access points shall be separated a minimum of
80’ in consultation with the Director of Public
Works.
C. Additional access points may be permitted
from secondary streets with Economic and
Community Development Director approval.
D. Unused vehicle access points shall be closed
and reconstructed per City standard.
>100’
<100’
Public Street
LAND USE AND URBAN FORM
ROUTE 66 DISTRICT
2-56 City of Azusa | TOD Specific Plan
May 2017
2
BUILDING LOCATION
Placement
A. Parcels fronting Foothill Boulevard and Alosta
Avenue shall orient buildings toward the street.
Building Placement
Public Street
15’
m
i
n
BUILDING SETBACKS
Street
A. 15’ minimum to building.
B. 20’ minimum landscape setback where surface
parking areas are located adjacent to a public
street.
Side
A. 0’ minimum.
Rear
A. 0’ minimum.
Route 66 Themed Public Art Incentive
A. Development dedicating 5% of the front
setback area to Route 66 themed public art
within the Route 66 Overlay may reduce the
minimum street setback requirements by 5’.
B. An additional 5’ of building height is permitted
(10’ for hospitality use) if 10% of the front
setback area is dedicated to Route 66 themed
public art within the Route 66 Overlay.
C. Public art shall comply with Chapter 88.39 - Art
in Public Places of the Development Code and
shall be installed prior to occupancy.
STANDARDS INTERPRETATION
Building Setbacks
Parking Setbacks
Public StreetParki
n
g
B. BUILDING PLACEMENT AND ORIENTATION
Building placement refers to the physical siting of a
structure on a parcel with considerations being given
to building orientation, setbacks, and parking. The
following standards promote building placement
that creates an active public realm, creates a strong
continuity of frontages, and contributes to greater
utilization of parcels within the Route 66 District.15’ min.0’ min. Rear
& Side
SetbackPub
l
i
c
S
t
r
e
e
t
ROUTE 66 DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-57
May 2017
STANDARDS
Primary Entrances
Public Stree
tBuilding Entrance
s
BUILDING ENTRANCES
Primary Entrances
A. Buildings shall have a primary entrance
door facing the public street. Entrances at
building corners may be used to satisfy this
requirement.
BUILDING HEIGHT
Minimum Height
A. 20’ minimum.
Architectural projections/features may exceed
the height limits of this District up to 10 feet,
subject to Economic and Community Development
Director approval. Projections/features should
be architecturally compatible and aesthetically
pleasing or be screened from view. Neon signage,
historic graphics, and/or other non-business or
project specific related screening methods may be
considered appropriate, subject to Economic and
Community Development Director approval.
Route 66 Themed Public Art Incentive
A. Development dedicating 5% of the required
front setback area to Route 66 themed public
art within the Route 66 Overlay area may
increase the maximum allowed building
height by 5’ (10’ for hospitality uses), subject
to Economic and Community Development
Director approval.
Building Height
40’ max; 50’ max for hospitality uses20’ min.C. BUILDING FORM AND MASSING
Building form refers to the shape, configuration,
and relationship of a building to its environment. A
number of details must be considered when designing
a building’s form including building height, plate
height, configuration, roof form, facades, articulation,
entrances, and window glazing. Building forms should
encourage a pedestrian-friendly environment by
including amenities, facade articulation, and street
level building openings.
STANDARDS INTERPRETATION
Public Stree
t
INTERPRETATION
Maximum Height
A. 40’ maximum;
50’ maximum for
hospitality uses.
B. Building height may be increased 10’ (20’
for hospitality use) if 10% of the required
front setback area is dedicated to Route
66 themed public art within the Route 66
Overlay area, subject to Economic and
Community Development Director approval.
C. Public art shall comply with Chapter 88.39 -
Art in Public Places of the Development Code
and shall be installed prior to occupancy.
LAND USE AND URBAN FORM
ROUTE 66 DISTRICT
2-58 City of Azusa | TOD Specific Plan
May 2017
2
STANDARDS INTERPRETATION
Building Plate Height
14’ min.Floor StructureT.O.P.
BUILDING ARTICULATION
Plate Height
A. Ground floor plate height shall be a
minimum of 14’.
BUILDING MASSING
Maximum Wall Plane
A. No building façade visible from a public
street shall extend more than 50’ in
length without a 5’ minimum variation
in the wall plane.
50 ft.
max.
5 ft. min.
Building Massing
Public Street
45% min.
for retail
30% min.
for office
Window Glazing
Public Street
WINDOW GLAZING
Solid-to-Void RatioA. 45% minimum transparent glazing of first floor facade for retail uses adjacent
to a public street.
B. 30% minimum transparent glazing of first floor facade for office uses adjacent to a public street.
C. Transparent or translucent glazing is
required on the first floor facade of a
commercial or retail use facing a public street.
D. Opaque, reflective, or dark tinted glass
is not permitted.
E. Window stickers or exterior window treatments that obstruct interior
building views at the street level are
prohibited.
F. The bottom of any window or product display
window shall not be more than three and one-half
feet above the adjacent sidewalk.
G. Product display windows shall have a minimum height of four feet and be internally lit.
ROUTE 66 DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-59
May 2017
FREESTANDING/MONUMENT SIGNAGE
Neon tube/LED freestanding/monument signage
is required for those parcels fronting onto Foothill
Boulevard (Route 66) within the Route 66 District.
Freestanding/monument signage shall comply
with the following requirements in addition to
those outlined in Section 88.38 of the Azusa Sign
Ordinance.
MAXIMUM SIGN AREA
The total sign area on a parcel shall comply with
the following requirements. All other signage not
identified within the Route 66 District shall comply
with the requirements of Chapter 88.38 of the
Azusa Sign Ordinance.
1. Maximum sign area per parcel. The total
sign area on a parcel shall comply with the
following requirements:
A. 1.25 sf for each linear ft. of primary building
frontage.
B. 0.5 additional sf for each linear foot of
secondary building frontage.
C. Each use is allowed a total sign area of at
least 25 sf regardless of frontage length.
D. The total sign area per use shall not exceed
125 sf, without Master Sign Plan approval.
2. Maximum sign area per building frontage.
The total area of all signs on a single structure
frontage shall not exceed the total linear feet
of that frontage.
ROUTE 66 THEMED SIGNAGE
In order to facilitate and further expand on the desired character of the Route 66 District, specific signage
requirements, beyond those required under the City of Azusa’s Sign Ordinance (Chapter 88.38), have been
provided below. In particular, expanded sign area and neon tube/LED lighting requirements are permitted
in exchange for the design and installation of freestanding/monument signage that reflects the culture,
character, form, and style historically present on Route 66 be incorporated into the project signage program.
The standards provided below are subject to the approval of a Sign Permit or Master Sign Plan, in compliance
with Chapter 88.38.
3. Site with 4 or more tenants. An additional
freestanding identification sign of 0.35 sf
for each linear ft. of total primary structure
frontage, up to 125 sf maximum.
USE OF EXPOSED NEON TUBING
The use of neon (exposed gaseous light tubing) and
LED signage is required within the Route 66 District
and shall meet the following requirements:
A. Neon signs and linear tubing shall be UL
(Underwriters Laboratories) listed with a
maximum 20 amps for each circuit;
B. Neon manufacturer shall be registered with
Underwriters Laboratories;
C. Neon tubing shall not exceed 13 millimeters in
diameter;
D. Neon lighting adjacent to residential uses shall
not exceed 1/2 foot candle measured at the
property line;
E. When used as an architectural element, neon
tubing shall be used only to reinforce specific
architectural elements of the structure and
shall be concealed from view through the use
of parapets, cornices, ledges or similar devices;
and
F. Neon signs, together with other permitted
window signs, shall not occupy more than 25%
of the total window area, and shall be used
to enhance the business name, not a specific
brand or product.
LAND USE AND URBAN FORM2
2-60 City of Azusa | TOD Specific Plan
May 2017
ROUTE 66 DISTRICT
2.6.4 Route 66 District Design Guidelines
In the early 1900s, Route 66 served motorists making
a long east/west trip. Consequently small stores, gas
stations, cafes, and motels began to pop up along
the route. Building designs were creative to capture
the attention and desires of motorists and made
of local materials such as wood, brick, and stucco.
Early hotels were organized as cabins or individual
structures and often were characterized by labels such
as the “Colonial Clapboard,” “Western Bungalow,”
“Craftsman Bungalow,” “Spanish Colonial,” or “Spanish
Pueblo.” With the establishment of indoor plumbing,
a more unified architectural style was desired and
motel builders adopted the “Streamline Moderne”
architecture. These unique attributes provide the
foundation for Route 66 architecture. Designers are
encouraged to embrace this whimsical and creative
approach to architecture and signage along the
corridor and conform to the following guidelines:
1. Design features should be incorporated to capture
the essence of Streamline Modern or Art Deco,
such as curved canopies and walls, thin horizontal
canopies over sidewalks, elements with oblique
angles, or creative roof forms.
2. “Off the shelf” or “chain” corporate architecture
and generic designs are not recommended for
new development. Each project should strive to
achieve the unique theme of the corridor.
3. Signs in a 1950s theme are encouraged. Consider
the use of neon, pylons, signs with angular
geometric configurations, and signs with animated
displays. Roof signs and pole-mounted may also
be considered, if provided as a part of Master Sign
Plan application.
In addition, the corridor is composed of larger parcels
with extensive street frontage. As such, the following
guidelines shall be considered in the design of any
project within this district.
4. 360-Degree architecture is the concept of
designing a building where all sides of the building
have been detailed to complement the primary
street elevation in architecture, massing, and
materials. Buildings should be aesthetically
pleasing from all angles. Massing design should
include:
Ê Variation in the wall plane (project and recess)
Ê Variation in wall height
Ê Roofs located at different levels
Ê Surface detailing should not serve as a
substitute for distinctive massing
5. Building scale should be reduced through the
proper use of window patterns, structural bays,
roof overhangs, siding, awnings, moldings, fixtures,
and other details.
6. Locate windows and entrances adjacent to street
and public spaces to improve public safety and
security and provide “eyes on the street”.
7. The ground level should be distinguished from
the upper levels of a building, especially where
a building orients to the street and/or defines
public space. Design elements such as separate
storefronts, display windows, shop entrances,
awnings and overhangs should be incorporated to
add interest and give a human dimension to street-
level building facades.
8. Pedestrian-level exterior walls should have
elements of building depth and character.
Emphasize windows, trellises, roof overhangs,
Example of streamlined modern style architecture.
ROUTE 66 DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-61
May 2017
recessed or projected stories, columns, balconies,
wainscots, and awnings.
9. Property owners should not propose installing
awnings unless they are prepared to maintain and
regularly replace the awnings every eight to ten
years.
10. Parapets should have sufficient articulation of detail,
such as precast treatments, continuous banding, or
projecting cornices, lentils, caps, corner details, or
variety in pitch (sculpted).
11. Parapets should not appear “tacked on” and should
convey a sense of permanence.
12. If the interior side of a parapet is visible from
pedestrian view, it should be finished with the same
materials and a similar level of detail as the front
façade.
13. Parking lots should be well landscaped to help
reduce heat buildup and soften the perceived
negative impact of large paved areas.
14. Parking lot trees are intended to provide a broad
shade canopy for the majority of the parking spaces.
Utilize shade trees that have a canopy of 25 feet to
35 feet at maturity.
15. Parking lots should be well lit to provide safety,
convenience, and promote evening use. Use
pedestrian-scale lighting to avoid excessively tall
stadium style lighting.
16. Any outdoor equipment, whether on a roof,
side of a structure, or on the ground should be
appropriately screened from view and should not
be placed adjacent to the street. The method of
screening should be architecturally integrated with
the adjacent structure in terms of materials, color,
shape and size.
17. Service, utility, and loading areas should be carefully
designed, located, and integrated into the site plan.
They should be located and designed for easy access
by service vehicles, for convenient access by each
tenant, and located to minimize circulation conflicts
Thematic, Route 66 themed signage.
Buildings should be placed to engage the street and designed with
a creative architectural style.
with other site uses. These critical functional
elements should not detract from the public
viewshed area or create a nuisance for adjacent
property owners.
18. Roof access should be provided from the interior
of the building. Exterior roof access ladders are
strongly discouraged.
19. The trash/recycle enclosure should be consistent
with the design and materials with the project and
building architecture.
LAND USE AND URBAN FORM
TRANSITION DISTRICT2
2-62 City of Azusa | TOD Specific Plan
May 2017
2.7.1 District Character
The Transition District will maintain a
residentially-oriented environment that provides
an appropriately scaled buffer for existing single-
family residential neighborhoods, adjacent to
areas of higher intensity within the Specific
Plan Area. Professional office and creative
studio cottages will repurpose existing single-
2.7 TRANSITION DISTRICT
Local neighborhood market and food hall located at the historic Packing House off 9th Street and Soldano Avenue.
family residences, maintaining the residential
character of the district, while creating new
job opportunities within the community. New,
detached courtyard and attached townhome
residential developments will enhance the
housing variety within the City and enable
convenient access to dining, service, retail, and
public transit. A Neighborhood Market/Food
Repurposing single-family residences into professional office
cottages maintains the residential character of a neighborhood.
Attached townhomes with front porches expand housing options
and create semi-private spaces to engage the neighborhood.
TRANSITION DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-63
May 2017
SPECIFIC PLAN GUIDING PRINCIPLES - Related to the Transition District
ED-1 Provide zoning and land use regulations to support future market-driven revitalization and
investment.
A. Incorporate development standards that promote desired architectural features and conditions.
ED-3 Provide increased uses, services, and transportation options to support and benefit the
local community.
A. Provide opportunities for expansion of small, home businesses through allowable land uses.
ED-4 Provide a range of supporting benefits for the local community including a variety of housing, a more
walkable environment, and community amenities.
A. Maintain residential character and orientation, while encouraging additional stand-alone housing
variety within the community.
HC-1 Provide district-specific development standards and design guidelines that enhance architectural
quality, improve the overall identity of the Specific Plan Area, and enrich the quality of life through
the built environment.
A. Include standards that require new development to remain appropriately scaled and compatible
with existing residential neighborhoods.
B. Encourage protection and reuse of existing single-family residences through allowable land use
opportunities for office, art and dance studios, live-work, and other residentially compatible uses.
HC-2 Encourage grocery, outdoor dining, and other healthy food related land uses that are easily
accessible to the community.
A. Incentivize repurposing of the historic packing house location into a neighborhood market and food
hall making unique foods and healthy produce easily accessible to the community through a Specialty
Market/Food Hall Overlay.
HC-3 Emphasize streetscape and landscaping enhancements to improve walking, bicycling, and transit use
options.
A. Enhance pedestrian connectivity to other districts within the Specific Plan Area through landscaping,
mobility, and streetscape improvements.
CP-1 Incorporate Crime Prevention through Environmental Design (CPTED) strategies that contribute to
the safety and vitality of residents and visitors of Azusa.
A. Encourage positive social interactions and deter potential criminal behavior through the design and
development of both public and private spaces (refer to Section 1.7.6).
Hall Overlay to the historic Packing House, at
the corner of 9th Street and Soldano Avenue,
will allow for a neighborhood specialty market
and food hall, creating a regional destination
for unique and healthy foods, as well as a local
gathering space that facilitates community
interaction. Bicycle lanes and streetscape
improvements within the district will enhance
pedestrian and bicycle mobility and create
a pleasant and enjoyable experience when
traveling to the historic Packing House, the Azusa
Downtown Gold Line Station, or nearby districts.
2.7.2 Land Use
Expanding the housing variety within the
Transition District creates additional housing
opportunities near the Azusa Downtown Gold
Line Station. New courtyard, townhome, and
LAND USE AND URBAN FORM
TRANSITION DISTRICT2
2-64 City of Azusa | TOD Specific Plan
May 2017
IMAGE
PLACEHOLDER
Recent landscaping and streetscape enhancements within the
Rosedale development may inspire improvements to 9th Street.
Food halls and specialty markets create community gathering
spaces that provide convenient access to unique, healthy foods.
duplex residential development within this
District supports the commercial, retail, and
restaurant uses within adjacent Specific Plan
districts. Office, dance and martial arts studios,
and day care center uses repurpose existing
single-family residences in order to protect
and maintain the residential character of the
Transition District.
Lot coverage for new development within the
Transition District is restricted to 80% maximum
of the total lot area. The remaining 20% is
required to be landscaped in order to beautify
and enhance the District’s character. Maximum
building heights for new development are limited
to 35 feet within this District in order to remain
compatible with existing building heights. Street
setbacks are required to be a minimum of 10
feet, although porches may encroach 5 feet
within the required street setback.
Lack of appropriate buffers and transitioning of higher intensity
uses can negatively affect neighboring properties.
Landscaping improvements are encouraged
to form a gradual change in character from
surrounding Specific Plan districts. Bicycle
lanes and streetscape enhancements along 9th
Street, San Gabriel Avenue, Soldano Avenue,
and Alameda Avenue improve non-motorized
mobility and beautify the Transition District
TRANSITION DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-65
May 2017
Figure 2-6: Transition District
Foothill Blvd
Azusa AveAzusa DowntownStation
APU/CitrusCollege Station
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
Specific Plan Boundary
City Boundary
Parcel Boundary
Transit Site
CITY OF AZUSA District Key Map
0 500 1,000250Feet μ
Image from EIR Report - TAHA Inc. 03.22.13
Date: 5/4/2015
Notes and Sources: 1) Base data from the City of Azusa GIS Dept. 2) Aerial photo from the City of Azusa GIS Dept - 2010 3) Aerial photo of Target area from Google Earth - 04.2013
Gold Line District
Downtown District
Downtown Expansion District
No ChangeRoute 66 District
Transition District
Civic District
Æb
Goldline & BNSF Railway
8th St
AT & SF R
ail
w
a
y
Foothill Blvd Foothill Blvd
Orange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel Ave6th St
Pasadena AveCerritosAve5th St
Azusa DowntownStation
Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Target
Park
PublicLibrary
SeniorCenter
Alameda AveDalton Ave9th St
5th St
AREA OFNO CHANGE
AtlantisGardens
Azusa PacificUniversity
Sp
St Francis ofRome School
SlausonPark LeeElementarySoldano AveDalton AveAlameda AveAzusa AveSan Gabriel AveVeteran'sMemorialPark
CityHallAzusa AveSoldano AvePasadena AvePackingHouse
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
Specific Plan Boundary
City Boundary
Parcel Boundary
Transit Site
CITY OF AZUSA
Æb
Specific Plan Districts
0 280 560140Feet μCivic District
Downtown District
Downtown Expansion District
Transition District
Corridor District
Gold Line District
Date: 5/4/2015
Notes and Sources: 1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010 3) Aerial photo of Target area from Google Earth - 04.2013
No Change
Transition District Key Map
Azusa Foothill Citrus Association Packing House
NSpecialty Market/Food Hall Overlay
environment. Recent enhancements along 10th
Street provide a local example for informing
future 9th Street improvements.
A. SPECIALTY MARKET/FOOD HALL
OVERLAY
The former Azusa Foothill Citrus Association
Packing House is located at 9th Street and
Soldano Avenue (see Figure 2-6). The Specialty
Market/Food Hall Overlay encourages the
protection and repurposing of the historic
structure. A specialty market and food hall is
envisioned as a unique culinary and ethnic food
hall that sells local products and fresh produce
to the community while creating a regional
destination for visitors. Refer to Page 2-71 for
detailed Specialty Market/Food Hall incentives.
LAND USE AND URBAN FORM
TRANSITION DISTRICT2
2-66 City of Azusa | TOD Specific Plan
May 2017
Table 2-5: Transition District Allowable Uses
A. Commercial Recreation Facility-Indoor
B. Conference/Convention Facility
C. Health/Fitness Facility
D. Library/Museum
E. School-Specialized Education/Training
F. Alcoholic Beverage Sales
G. Auto Vehicle Sales and Rental
H. Bar/Tavern
I. Drive-Through Facility
J. Furniture, Furnishings, and Appliance Store
K. General Retail
L. Night Club
M. Lodging - Hotel or Motel
N. Mortuary, Funeral Home
O. Public Safety Facility
P. Repair Service
Q. Vehicle Service
R. Public Facility
S. Telecommunications Facility
T. Transit Station or Terminal
U. Utility Facility
P Permitted Use, Zoning Clearance required
Refer to Chapter 88.70 of the Development Code for Definitions
uses permitted on a second or upper floor.
permitted on a second or upper floor.
1 Only Medical Services ‐ Doctor Office use
2 Only Office‐Processing and Office‐Professional
MUP Minor Use Permit required
UP Use Permit required
S Permit requirement set by Specific Use Regulations
Note: A combination of any of the permitted uses may be provided
within a horizontal or vertical mixed-use project provided the
Ground Floor Use Standard (provided below) and Mixed-Use
Standards provided on Page 2-7 are adhered to.
PROHIBITED USES
LAND USE REGULATION LAND USE REGULATION
RECREATION, EDUCATION, AND PUBLIC ASSEMBLY SERVICES ‐ BUSINESS, FINANCIAL, AND PROFESSIONAL
Museum P ATM P
Park, Playground P Banks, Financial Services P
Studio‐Art, Dance, Martial Arts, Music, Etc.P Business Support Service P
RESIDENTIAL Medical Office/Service P1
Caretaker/Manager Unit P Office P2
Courtyard Housing P SERVICES ‐ GENERAL
Duplex/Triplex/Fourplex P Day Care Center ‐ Child or Adult MUP
Home Occupation P Lodging ‐ Bed & Breakfast Inn (B&B)P
Live/Work Unit MUP Personal Services P
Mixed‐Use P
Organizational House MUP
Residential Accessory Use or Structure P
Residential Care (six or fewer clients)P
Senior Citizen Apartment P
Single‐Family Dwelling P
Multifamily P
RETAIL SALES
Neighborhood Market P
Restaurant, Café, Coffee Shop P
Specialty Market P
ALLOWABLE USES: Transition District
TRANSITION DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-67
May 2017
COVERAGE
Lot Coverage
A. 80% maximum.
COVERAGE
Landscaping Coverage
A. 20% maximum.
Landscaping Standards
A. Refer to Chapter 88.34 - Landscaping
Standards of the Development Code for
specific requirements.
STANDARDS INTERPRETATION
Lot Coverage
Landscaping Coverage
2.7.3 Development Standards
The following development standards are specific
to the Transition District. These standards have
been tailored to reflect the desired character and
implement the vision of the Transition District. They
provide the framework for the creation of a safe,
vibrant, and pedestrian-friendly environment that
maintains the residential orientation of the District.
In addition to the development standards located on
the following pages, projects will be evaluated on their
adherence to standards provided in Section 2.2.4,
Section 3, and the design guidelines and strategies
located in Sections 1.7, 2.5.2, and 2.7.4.
A. SITE PLANNING
Site planning and design is key to quality development.
The following standards promote orienting buildings
toward the street to promote an active street
environment and regulations that minimize pedestrian
and vehicular conflicts.
80% Lot
Coverage
20% Landscape
Coverage
LAND USE AND URBAN FORM
TRANSITION DISTRICT2
2-68 City of Azusa | TOD Specific Plan
May 2017
SERVICE AND DELIVERY AREAS
Loading and Service Areas
A. Loading docks and service bays shall be located
a minimum of 15’ from any public street.
B. Trash and recycling enclosures shall not be
located adjacent to a public street.
STANDARDS INTERPRETATION
Service and Delivery Areas
Service
Loading 15’ min.Parking
Public Stre
e
t
7’-6” min.7’-6” min.7’-6” min.Public Street
Line of SightVEHICULAR LINE OF SIGHT
Clear Zones
A. The clear zone shall consist of an isosceles right
triangle with 7’6” sides on the driveway and
street.
B. The clear zone shall not be occupied by a
ground floor building footprint, site features,
or landscaping that is taller than 3’.
Residential Open Space
40 sf/unit min. of
Common Open Space
200 sf/unit min. of
Private Open Space
RESIDENTIAL OPEN SPACE
Residential Private Open Space
A. Private open space shall be provided at 200 sf
per unit minimum and a minimum dimension of
10’x10’.
Residential Common Open Space
A. Common open space shall be provided at a
minimum of 40 sf per unit with a minimum of 10’
in any direction.
B. Common open space shall be purposefully
designed as active or passive recreational
facilities.
C. Rooftop open space may satisfy this requirement,
provided it is available for use by all residents.
TRANSITION DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-69
May 2017
10’
m
i
n
BUILDING SETBACKS
Street
A. 10’ minimum to building. Porches may
encroach 5’ into the required street setback.
B. 10’ minimum landscape setback where surface
parking areas are located adjacent to a public
street.
Side
A. 5’ minimum.
Rear
A. 10’ minimum.
STANDARDS INTERPRETATION
Building Setbacks
Parking Setbacks
Public StreetParki
n
g
B. BUILDING PLACEMENT AND ORIENTATION
Building placement refers to the physical siting of
a structure on a parcel with considerations being
given to building orientation, setbacks, and parking.
The following standards promote building placement
that creates an active public realm, creates a strong
continuity of frontages, and contributes to greater
utilization of parcels within the Transition District.
10’
m
i
n
.5’ min.10
’
m
i
n
.Public StreetBUILDING LOCATION
Placement
A. Parcels fronting a public street shall orient
buildings toward the street.
Building Placement
Public Street
LAND USE AND URBAN FORM
TRANSITION DISTRICT2
2-70 City of Azusa | TOD Specific Plan
May 2017
BUILDING ARTICULATION
Plate Height
A. Ground floor plate height shall be a
minimum of 14’.
STANDARDS INTERPRETATION
Primary Entrances
Public Str
e
et
Building En
t
r
a
n
c
e
s
BUILDING ENTRANCES
Primary Entrances
A. Buildings shall have a primary entrance
door facing the public street. Entrances at
building corners may be used to satisfy this
requirement.
BUILDING HEIGHT
Maximum Height
A. 35’ maximum.
Building Height
C. BUILDING FORM AND MASSING
Building form refers to the shape, configuration,
and relationship of a building to its environment. A
number of details must be considered when designing
a building’s form including building height, plate
height, configuration, roof form, facades, articulation,
entrances, and window glazing.
Building forms should encourage a pedestrian-
friendly environment by including amenities, facade
articulation, and street level building openings.
STANDARDS INTERPRETATION
35’ maxBuilding Plate Height
14’ min.Floor StructureT.O.P.
TRANSITION DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-71
May 2017
STANDARDS INTERPRETATION
Window Glazing
Public Stre
e
t
WINDOW GLAZING
Solid-to-Void Ratio
A. Transparent or translucent glazing is required
on the first floor facade of a commercial or
retail use facing a public street.
B. Opaque, reflective, or dark tinted glass is not
permitted.
C. Window stickers or exterior window
treatments that obstruct interior building views at the street level are prohibited.
D. The bottom of any window or product display
window shall not be more than three and one-
half feet above the adjacent sidewalk.
E. Product display windows shall have a minimum
height of four feet and be internally lit.
SPECIALTY MARKET/FOOD HALL OVERLAY INCENTIVES
A. Lot Coverage: 100% maximum
B. Landscape Coverage: 0%
C. 0’ minimum setback on all sides.
D. Parking Ratio: 1 space/1,000 sf
E. Loading and unloading is not permitted off of 9th Street.
F. Historic architectural character shall be maintained.
SPECIALTY MARKET/FOOD HALL OVERLAY INCENTIVES
LAND USE AND URBAN FORM
TRANSITION DISTRICT2
2-72 City of Azusa | TOD Specific Plan
May 2017
2.7.4 Transition District Design Guidelines
1. Architectural character of a building should build
upon and maintain the traditional neighborhood
character with an emphasis on historic
architectural styles, building type, materials and
details.
2. 360-Degree architecture is the concept of
designing a building where all sides of the building
have been detailed to complement the primary
street elevation in architecture, massing, and
materials. Buildings should be aesthetically
pleasing from all angles.
3. Continuity among buildings contributes to
neighborhood identity. The intent of the Transition
District is to provide a physical and visual buffer
between more intense districts and established
single-family development. As the area develops,
buildings within this District should complement
the form, scale, and proportion (relationship of
height and width) of adjacent buildings within
the District and should acknowledge the historic
character of the neighborhood.
4. Conversions of residential structures to commercial
use shall retain the residential character of
the existing building and existing architectural
moldings, ornamentation, and other interesting
detailing should be retained and repaired or
replaced to match the original detail.
5. The main entrance to a building or residential
unit should be clearly identifiable and unique.
These elements should be integrated into the
building design to avoid the look of “tacked
on” architectural features. One or more of the
following methods should be incorporated in the
entrance design:
Ê A change in wall plane
Ê Wall articulation around the door and
projecting beyond the door
Ê Placement of decorative detailing at the
entry
Ê A projecting element above the entrance
Ê A change in material or detailing
Ê Implementation of architectural elements
such as flanked columns or decorative
fixtures
Ê Recessed doors, archways, or cased
openings
Ê A portico or formal porch projecting from
or set into the surface
Ê Changes in the roof line
6. Locate windows and entrances adjacent to street
and public spaces to improve public safety and
security and provide “eyes on the street”.
7. Porches, stoops, and balconies are encouraged to
complement and enhance overall building design.
8. Covered porches or patios at the first floor level
oriented toward the front and/or side yard should
be a minimum of 6’ in depth, and shapes, sizes,
and setbacks should vary from house to house.
9. Siding should wrap around the outside corners
of the building to the fence line at a minimum.
The use of siding on the entire building is
recommended.
10. Fencing and wall materials should be compatible
with the building and should be used to reinforce
the architectural theme of the building.
CIVIC DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-73
May 2017
2.8.1 District Character
The Civic District will remain the focal point of
community involvement and identity in Azusa
through the historic buildings, public facilities,
and memorials that provide special functional
and symbolic importance. Limited changes to
the Azusa Development Code will ensure that
any new development remains both physically
2.8 CIVIC DISTRICT
City of Azusa City Hall.
and visually complementary to the existing City
Hall, library, senior center, police station, and
other public buildings. Veteran’s Freedom Park
and other open spaces within the Civic District
will provide opportunities for expanding active
recreation and outdoor community events. New
and/or expanded memorials for community
veterans will further the importance of the
Veterans Freedom Park provides the platform for expanded
recreational and outdoor community events.
Civic buildings and public facilities represent Azusa’s history and
contribute to the City’s identity.
LAND USE AND URBAN FORM
CIVIC DISTRICT2
2-74 City of Azusa | TOD Specific Plan
May 2017
SPECIFIC PLAN GUIDING PRINCIPLES - Related to the Civic District
TO-6 Establish pedestrian linkages to and from the future Azusa Downtown Gold Line Station to support a
walkable station area and function as a community gateway to downtown Azusa.
A. Propose extending the welcome plaza from the Azusa Downtown Gold Line Station in the Gold Line
District to strengthen pedestrian linkages to the Civic District along Santa Fe Avenue and Alameda
Avenue.
ED-4 Provide a range of supporting benefits for the local community including a variety of housing, a more
walkable environment, and community amenities.
A. Emphasize improvements to existing parks and open space to enhance active recreational and outdoor
community gathering spaces.
B. Celebrate the history of democratic, military, and public service involvement in the community by
improving and expanding upon existing memorials.
S-2 Maintain and enhance structures identified as having historic value to retain and support the existing
historic character of Azusa.
A. Focus on maintaining existing civic, cultural, and public institutions to protect the history and identity
of Azusa.
HC-1 Provide district-specific development standards and design guidelines that enhance architectural
quality, improve the overall identity of the Specific Plan Area, and enrich the quality of life through
the built environment.
A. Tailor the allowable land uses to ensure that new development remains compatible with existing civic
and public facilities.
B. Minimize changes to existing Development Code requirements to maintain the character and quality of
the built environment within the Civic District.
HC-3 Emphasize streetscape and landscaping enhancements to improve walking, bicycling, and transit use
options.
A. Incorporate improved landscaping, streetscape, and pedestrian amenities to facilitate inter-district
connectivity and ease of access to the Azusa Downtown Gold Line Station.
CP-1 Incorporate Crime Prevention through Environmental Design (CPTED) strategies that contribute to
the safety and vitality of residents and visitors of Azusa.
A. Encourage positive social interactions and deter potential criminal behavior through the design and
development of both public and private spaces (refer to Section 1.7.6).
Civic District as a symbolic focal point of Azusa.
Enhancing pedestrian connections to the Azusa
Downtown Gold Line Station and adjacent Gold
Line District, through the incorporation of a new
welcome plaza, will enrich the overall character
and sense of place representing the Azusa
community.
2.8.2 Land Use
The Civic District is mostly comprised of existing
civic, cultural, and public service buildings
and facilities. These existing civic and public
service uses provide the central framework
for celebrating the community’s history of
democratic involvement. While the identity of
CIVIC DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-75
May 2017
Veterans Park Memorials honor those past and present members of the
community who served their country and their community.
the Civic District remains oriented toward public
uses, the incorporation of complementary uses
adds additional activity and vitality to the District
in the future.
Minimal changes are proposed to the existing
Azusa Development Code relating to the Civic
District in order to maintain its existing character.
While almost all areas of the District are already
developed, any new development may build
out to 100% of lot coverage. In addition, the
massing of new buildings visible from a public
street are required to incorporate a minimum of
5 feet variation in the facade for every 50 feet of
wall plane in order to create visual interest and
continuity.
The Civic District requirements place a greater
emphasis on improving existing park and
Public facilities provide a central gathering space for holding events
to bring together members of the community.
open space areas. Future incorporation of
a community amphitheater within Veterans
Freedom Park will provide a central community
gathering place for hosting events for residents
and visitors. In addition, closing portions of
Alameda Avenue and Santa Fe Avenue will
LAND USE AND URBAN FORM
CIVIC DISTRICT2
2-76 City of Azusa | TOD Specific Plan
May 2017
Figure 2-7: Civic District
Æb
8th St
Foothill Blvd
Azusa DowntownStation
Azusa Light & Water
CVS Pharmacy
Target
PublicLibrary
SeniorCenter
St FrRomDalton AveAlameda AveSan Gabriel AveVeteran'sMemorialPark
CityHallAzusa AveSoldano AvePasadena AveSOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
Specific Plan Boundary
City Boundary
Parcel Boundary
Transit Site
CITY OF AZUSA
Æb
Specific Plan Districts
0 125 25062.5 Feet μCivic District
Downtown District
Downtown Expansion District
Transition District
Corridor District
Gold Line District
Date: 5/4/2015
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010
3) Aerial photo of Target area from Google Earth - 04.2013
No Change
Foothill Blvd
Azusa AveAzusa DowntownStation
APU/CitrusCollege Station
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
Specific Plan Boundary
City Boundary
Parcel Boundary
Transit Site
CITY OF AZUSA District Key Map
0 500 1,000250Feet μ
Image from EIR Report - TAHA Inc. 03.22.13
Date: 5/4/2015
Notes and Sources: 1) Base data from the City of Azusa GIS Dept. 2) Aerial photo from the City of Azusa GIS Dept - 2010 3) Aerial photo of Target area from Google Earth - 04.2013
Gold Line District
Downtown District
Downtown Expansion District
No ChangeRoute 66 District
Transition District
Civic DistrictCivic District Key Map
N
allow for the creation of a welcome plaza that
continues into the adjacent Gold Line District
and facilitates inter-district connectivity (refer to
Section 3.2.6). Additional opportunities exist for
integrating and facilitating connections between
adjacent Specific Plan districts through the
incorporation of landscaping, streetscape, and
pedestrian improvements.
CIVIC DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-77
May 2017
LAND USE REGULATION LAND USE REGULATION
RECREATION, EDUCATION, AND PUBLIC ASSEMBLY SERVICES ‐ GENERAL
Library, Museum P Day Care Center ‐ Child or Adult MUP
Live Entertainment UP Public Safety Facility P
Meeting Facility, Public or Private MUP TRANSPORTATION, COMMUNICATIONS, AND INFRASTRUCTURE
Park, Playground P Parking Facility, Public or Commercial MUP
RESIDENTIAL Public Facilities P
Senior Citizen Apartment MUP Telecommunications Facility S
RETAIL SALES Utility Facilty P
Farmers Markets MUP
General Retail P
Restaurant, Café, Coffee Shop P
SERVICES ‐ BUSINESS, FINANCIAL, AND PROFESSIONAL
ATM P
Banks, Financial Services MUP
Business Support Service P
Office MUP1
ALLOWABLE USES: Civic District
Table 2-6: Civic District Allowable Uses
Uses not Identified within the Allowable Use Table are not permitted within the Civic District.
P Permitted Use, Zoning Clearance required
Refer to Chapter 88.70 of the Development Code for Definitions
uses permitted on a second or upper floor.
permitted on a second or upper floor.
1 Only Medical Services ‐ Doctor Office use
2 Only Office‐Processing and Office‐Professional
MUP Minor Use Permit required
UP Use Permit required
S Permit requirement set by Specific Use Regulations
PROHIBITED USES
LAND USE AND URBAN FORM
CIVIC DISTRICT2
2-78 City of Azusa | TOD Specific Plan
May 2017
COVERAGE
Lot Coverage
A. 100% maximum.
Landscaping Standards
A. Refer to Chapter 88.34 - Landscaping
Standards of the Development Code for
specific requirements.
STANDARDS
STANDARDS
INTERPRETATION
INTERPRETATION
Lot Coverage
100%
Lot
Coverage
2.8.3 Development Standards
The following development standards are specific to
the Civic District. These standards have been tailored
to reflect the desired character and implement the
vision of the Civic District. For development standards
not included within this section, refer to the City of
Azusa Development Code for additional requirements.
In addition to the development standards located on
the following pages, projects will be evaluated on their
adherence to standards provided in Section 2.2.4,
Section 3, and the design guidelines and strategies
located in Sections 1.7, and 2.5.2.
A. SITE PLANNING
Site planning and design is key to quality development.
The following standards promote orienting buildings
toward the street to promote an active street
environment and regulations that minimize pedestrian
and vehicular conflicts.
B. BUILDING PLACEMENT AND ORIENTATION
Building placement refers to the physical siting of
a structure on a parcel with considerations being
given to building orientation, setbacks, and parking.
The following standards promote building placement
that creates an active public realm, creates a strong
continuity of frontages, and contributes to greater
utilization of parcels within the Civic District.
BUILDING LOCATION
PlacementA. Parcels fronting a public street shall orient
buildings toward the street.
Building Orientation
Public Street
CIVIC DISTRICT
LAND USE AND URBAN FORM 2
City of Azusa | TOD Specific Plan 2-79
May 2017
Primary Entrances
Public Str
e
et
Building En
t
r
a
n
c
e
s
C. BUILDING FORM AND MASSING
Building form refers to the shape, configuration,
and relationship of a building to its environment. A
number of details must be considered when designing
a building’s form including building height, plate
height, configuration, roof form, facades, articulation,
entrances, and window glazing.
Building forms should reflect the architectural
character of the existing buildings within the Civic
District.
STANDARDS INTERPRETATION
BUILDING MASSING
Maximum Wall PlaneA. No building façade visible from a public street shall extend more than 50’ in length without a
5’ minimum variation in the wall plane.
Roof FormsA. Gable, shed, and hip tile roof forms shall be integrated into buildings within this district.
45% min.
for retail
30% min.
for office
Window Glazing
Public Street
WINDOW GLAZING
Solid-to-Void Ratio
A. 45% minimum transparent glazing of first
floor facade for retail uses adjacent to a public
street.
B. 30% minimum transparent glazing of first floor
facade for office uses adjacent to a public
street.
C. Transparent or translucent glazing is required on the first floor facade of a commercial or
retail use facing a public street.
D. Opaque, reflective, or dark tinted glass is not
permitted.
E. Window stickers or exterior window
treatments that obstruct interior building
views at the street level are prohibited.
50’ ma
x
.
5’ min.
Maximum Wall Plane
Public Street
F. The bottom of any window or product display window shall not be more than three and one-half feet above the adjacent sidewalk.
G. Product display windows shall have a minimum
height of four feet and be internally lit.
STANDARDS INTERPRETATION
BUILDING ENTRANCES
Primary Entrances
A. Buildings shall have a primary entrance door
facing Alameda Avenue and Dalton Avenue.
Entrances at building corners may be used to satisfy this requirement.
LAND USE AND URBAN FORM2
2-80 City of Azusa | TOD Specific Plan
May 2017
THIS PAGE LEFT BLANK
SECTION 3
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS
3 Direction for Public Realm Improvements
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
SECTION 3 CONTENTS
3.1 INTRODUCTION ........................................................3-1
3.2 PEDESTRIAN ACCESS AND IMPROVEMENTS ...........3-4
3.2.1 Sidewalks and Landscaping ....................................3-4
3.2.2 Paseos .........................................................................3-5
3.2.3 Crossings .....................................................................3-6
3.2.4 Plazas and Public Spaces ........................................3-8
3.3 CIRCULATION AND STREET IMPROVEMENTS ........3-10
3.3.1 Azusa Avenue ..........................................................3-11
3.3.2 San Gabriel Avenue ................................................3-14
3.3.3 Alameda Avenue ....................................................3-17
3.3.4 9th Street ..................................................................3-20
3.3.5 Foothill Boulevard ....................................................3-23
3.4 BICYCLE ACCESS AND IMPROVEMENTS ..............3-27
3.5 PUBLIC/PRIVATE TRANSIT .......................................3-30
3.6 STREETSCAPE FURNISHINGS ..................................3-32
3.6.1 Specific Plan Area Improvements .........................3-32
3.6.2 Downtown Streetscape Improvements ................3-33
3.6.3 Route 66 Streetscape Improvements ....................3-35
3.6.4 APU/Citrus Avenue Station and College
Connection Streetscape Improvements ..............3-37
3.7 GATEWAYS AND SIGNAGE ...................................3-39SUBSECTIONS
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
3-1 Streetscape and Beautification Map ...............................3-2
3-2 Paseo Opportunity between San Gabriel Avenue and
Azusa Avenue ......................................................................3-5
3-3 Example of Signalized Intersection Improvements at
San Gabriel Avenue and Foothill Boulevard ....................3-7
3-4 Example of Unsignalized Intersection Improvements at
Dalton Avenue and Foothill Boulevard ............................3-7
3-5 Plaza and Public Space Opportunities .............................3-9
3-6 Circulation Map.................................................................3-10
3-7 Azusa Avenue Cross Sections ..........................................3-12
3-8 San Gabriel Avenue Cross Sections ................................3-15
3-9 Temporary Street Closure Opportunities ........................3-18
3-10 Alameda Avenue Cross Sections ..................................3-18
3-11 9th Street Cross Sections .................................................3-21
3-12 Foothill Boulevard Cross Sections ...................................3-24
3-13 Bicycle Map .....................................................................3-28
3-14 Public Transit Map ...........................................................3-31
3-1 Azusa Avenue Tree Palette ..............................................3-13
3-2 San Gabriel Avenue Tree Palette ....................................3-16
3-3 Alameda Avenue Tree Palette ........................................3-19
3-4 9th Street Tree Palette.......................................................3-22
3-5 Foothill Boulevard Tree Palette ........................................3-25FIGURESTABLES
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-1
May 2017
owners, and residents with the needs of
motorists to move safely and efficiently along
the area’s roadways. The volume and speed of
traffic, wide streets, and expansive parking lots
can discourage pedestrian activity.
Traffic information and recommendations
contained in this section rely in large part on
the traffic impact analysis for the Specific Plan
prepared by Fehr and Peers. In addition to the
completed traffic impact analysis, the City of
Azusa in coordination with Caltrans, will also
evaluate individual project applications based
on the policies listed below.
• The City of Azusa will ensure that future
development applicants who expect to
meet the project applicability thresholds
listed in Section 6.4, Page 6-4, will consult
with Caltrans during the scoping of the
required Transportation Impact Study (TIS).
• The City of Azusa will ensure that TIS
analysis methods for state facilities apply
the latest version of Caltrans guidance for
a Traffic Impact Study (TIS) or equivalent
state of the practice methods and guidance
(e.g. HCM 2010, California Highway Design
Manual, CAMUTCD).
As part of the Gold Line Phase II light rail
extension, the City will be home to two new
stations: the Azusa Downtown Station and
the APU/Citrus Avenue Station. These stations
serve as a natural foundation for Transit-
Oriented Development to occur within a 1/4-
mile of the stations.
This section of the Specific Plan discusses the
role of mobility to support the vision and goals
for the planning area (Section 1.7). It presents
recommendations and guidelines for the
main thoroughfares in the Specific Plan Area
(Azusa Avenue, San Gabriel Avenue, Foothill
Boulevard and their cross streets), including
traffic calming, bicycle facilities, pedestrian
transit, and parking improvements.
Streetscape beautification within the Specific
Plan Area is one of the primary goals of the
Specific Plan. Existing streetscape conditions
include gaps in the sidewalk network, a lack
of human-scale along some street frontages,
and wide expanse of asphalt dominated
by automobile through traffic. This section
includes recommendations and guidelines for
improving the streetscape to create a more
pedestrian-oriented environment by reducing
the dominance of the roadway and bringing
about a distinct identity around the transit
stations, within the Downtown and along the
Foothill Boulevard/Alosta Avenue corridor.
The existing automobile-dominated street
pattern developed in the past presents a
number of challenges when trying to create
a pedestrian-friendly environment. A major
challenge to improving the Specific Plan Area
will be to strike a balance between the needs
of pedestrians, shoppers, employees, business
3.1 INTRODUCTION
Metro Rail in South Pasadena.
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
3-2 City of Azusa | TOD Specific Plan
May 2017 ÉÖyawliaR FSNB & enildloG
8th St
AT
&
S
F
R
ai lway Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid AveOrange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Soldano AvePasadena AveCerritosAveAl
o
s
t
a
A
v
e
5th St Citrus AveFoothill Blvd
AzusaPacificUniversity
CitrusCollege
SlausonMiddleSchool
Veteran'sFreedomPark
Azusa DowntownStation
THE PROMENADEAzusa VeteraFoothill Vista Mobile Home Park
CityHall
Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
Park Palm StAPUHousing
PublicLibrary
SeniorCenter
CitrusCrossing Citrus Ave¯°±²¯°³´Alameda AveDalton AveSlausonPark
LeeElementary
AtlantisGardens
PackingHouse
STREETSCAPE BEAUTIFICATION
STREETSCAPE BEAUTIFICATION
9th St
Azusa PacificUniversity
DaltonElementary
RosedaleSpecific Plan Area
Potential Trail Opportunity
ToCanyonFromCanyon
&&&&St Francisof Rome School
STREETSCAPE BEAUTIFICATION EMEHT 66 ETUOR ÅB
ÅBEMEHT 66 ETUOR ÅB
ÅBãããã^)
9th St
Crescent
D
rMcKeever Ave9th St
SLOWSLOWAPU/CitrusCollege Station
AREAOF NOCHANGE
AREA OFNO CHANGE
AREA OFNO CHANGE
AREA OFNO CHANGE
AREA OFNO CHANGE
H
M
E
E
T
6
6
E
T
U
O
R
ÅB
ÅBÆb
Æb
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010
3) Aerial photo of Target area from Google Earth - 04.2013
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific PlanCITY OF AZUSA Streetscape Beautification
Opportunites
0 500 1,000250Feet µGateway
ÉÖFuture Traffic Control
Transit Site
Specific Plan Boundary
City Boundary
Date: 6/18/2015Downtown Streetscape Beautification
Route 66 Streetscape Beautification
Citrus Station Streetscape BeautificationParcel Boundary
Æb Route 66 Intersection Improvements^)
Signalized Intersection Improvements
Unsignalized Intersection Improvements
TTIOOOOBBÅÅÅÅF
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BÅÅÅÅÅÅÅFigure 3-1: Streetscape and Beautification Map
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-3
May 2017ÉÖyawliaR FSNB & enildloG
8th St
AT
&
S
F
R
ailwayAlameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid AveOrange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Soldano AvePasadena AveCerritosAveAl
o
s
t
a
A
v
e
5th St Citrus AveFoothill Blvd
AzusaPacificUniversity
CitrusCollege
SlausonMiddleSchool
Veteran'sFreedomPark
Azusa DowntownStation
THE PROMENADEAzusa VeteraFoothill Vista Mobile Home Park
CityHall
Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
Park Palm StAPUHousing
PublicLibrary
SeniorCenter
CitrusCrossing Citrus Ave¯°±²¯°³´Alameda AveDalton AveSlausonPark
LeeElementary
AtlantisGardens
PackingHouse
STREETSCAPE BEAUTIFICATION
STREETSCAPE BEAUTIFICATION
9th St
Azusa PacificUniversity
DaltonElementary
RosedaleSpecific Plan Area
Potential Trail Opportunity
ToCanyonFromCanyon
&&&&St Francisof Rome School
STREETSCAPE BEAUTIFICATIONEMEHT 66 ETUOR ÅB
ÅBEMEHT 66 ETUORÅB
ÅBãããã^)
9th St
Crescent
D
rMcKeever Ave9th St
SLOWSLOWAPU/CitrusCollege Station
AREAOF NOCHANGE
AREA OFNO CHANGE
AREA OFNO CHANGE
AREA OFNO CHANGE
AREA OFNO CHANGE
H ME ET 66 ETUOR ÅB
ÅBÆb
Æb
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010
3) Aerial photo of Target area from Google Earth - 04.2013
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific PlanCITY OF AZUSA Streetscape Beautification
Opportunites
0 500 1,000250Feet µGateway
ÉÖFuture Traffic Control
TransitSite
Specific Plan Boundary
City Boundary
Date: 6/18/2015Downtown Streetscape Beautification
Route 66 Streetscape Beautification
Citrus Station Streetscape BeautificationParcel Boundary
ÆbRoute 66Intersection Improvements^)
Signalized Intersection Improvements
Unsignalized Intersection Improvements
TTIOOOOBBÅÅÅÅF
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8th St
AT
&
S
F
R
ai lway Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid AveOrange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Soldano AvePasadena AveCerritosAveAl
o
s
t
a
A
v
e
5th St Citrus AveFoothill Blvd
AzusaPacificUniversity
CitrusCollege
SlausonMiddleSchool
Veteran'sFreedomPark
Azusa DowntownStation
THE PROMENADEAzusa VeteraFoothill Vista Mobile Home Park
CityHall
Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
Park Palm StAPUHousing
PublicLibrary
SeniorCenter
CitrusCrossing Citrus Ave¯°±²¯°³´Alameda AveDalton AveSlausonPark
LeeElementary
AtlantisGardens
PackingHouse
STREETSCAPE BEAUTIFICATION
STREETSCAPE BEAUTIFICATION
9th St
Azusa PacificUniversity
DaltonElementary
RosedaleSpecific Plan Area
Potential Trail Opportunity
ToCanyonFromCanyon
&&&&St Francisof Rome School
STREETSCAPE BEAUTIFICATION EMEHT 66 ETUOR ÅB
ÅBEMEHT 66 ETUOR ÅB
ÅBãããã^)
9th St
Crescent
D
rMcKeever Ave9th St
SLOWSLOWAPU/CitrusCollege Station
AREAOF NOCHANGE
AREA OFNO CHANGE
AREA OFNO CHANGE
AREA OFNO CHANGE
AREA OFNO CHANGE
H
M
E
E
T
6
6
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T
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O
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ÅB
ÅBÆb
Æb
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010
3) Aerial photo of Target area from Google Earth - 04.2013
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific PlanCITY OF AZUSA Streetscape Beautification
Opportunites
0 500 1,000250Feet µGateway
ÉÖFuture Traffic Control
Transit Site
Specific Plan Boundary
City Boundary
Date: 6/18/2015Downtown Streetscape Beautification
Route 66 Streetscape Beautification
Citrus Station Streetscape BeautificationParcel Boundary
Æb Route 66 Intersection Improvements^)
Signalized Intersection Improvements
Unsignalized Intersection Improvements
TTIOOOOBBÅÅÅÅF
TETETTSSS PPEPE
ÉÉÉÉÉÉÉÉÉÉÉÉÉÉÉUO 6666
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8th St
AT
&
S
F
R
ailwayAlameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill BlvdFoothill BlvdAzusa AveSan Gabriel Ave10th StAngeleno AveSunset AveOrange AveEnid AveOrange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Soldano AvePasadena AveCerritosAveAl
o
s
t
a
A
v
e
5th St Citrus AveFoothill Blvd
AzusaPacificUniversity
CitrusCollege
SlausonMiddleSchool
Veteran'sFreedomPark
Azusa DowntownStation
THE PROMENADEAzusa VeteraFoothill Vista Mobile Home Park
CityHall
Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
Park Palm StAPUHousing
PublicLibrary
SeniorCenter
CitrusCrossing Citrus Ave¯°±²¯°³´Alameda AveDalton AveSlausonPark
LeeElementary
AtlantisGardens
PackingHouse
STREETSCAPE BEAUTIFICATION
STREETSCAPE BEAUTIFICATION
9th St
Azusa PacificUniversity
DaltonElementary
RosedaleSpecific Plan Area
Potential Trail Opportunity
ToCanyonFromCanyon&&&&St Francisof Rome School
STREETSCAPE BEAUTIFICATIONEMEHT 66 ETUORÅB
ÅBEMEHT 66 ETUORÅB
ÅBãããã^)
9th St
Crescent
D
rMcKeever Ave9th St
SLOWSLOWAPU/CitrusCollege Station
AREAOF NOCHANGE
AREA OFNO CHANGE
AREA OFNO CHANGE
AREA OFNO CHANGE
AREA OFNO CHANGE
H ME ET 66 ETUOR ÅB
ÅBÆb
Æb
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010
3) Aerial photo of Target area from Google Earth - 04.2013
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific PlanCITY OF AZUSA Streetscape BeautificationOpportunites
0 500 1,000250Feet µGateway
ÉÖFuture Traffic Control
TransitSite
Specific Plan Boundary
City Boundary
Date: 6/18/2015Downtown Streetscape Beautification
Route 66 Streetscape Beautification
Citrus Station Streetscape BeautificationParcel Boundary
ÆbRoute 66Intersection Improvements^)
Signalized Intersection Improvements
Unsignalized Intersection Improvements
TTIOOOOBBÅÅÅÅF
TETETTSSSPPEPE
ÉÉÉÉÉÉÉÉÉÉÉÉÉÉÉUO6666
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BÅÅÅÅÅÅÅ
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
3-4 City of Azusa | TOD Specific Plan
May 2017
3.2 PEDESTRIAN ACCESS AND IMPROVEMENTS
Enhancing the pedestrian experience is one of
the primary goals of this Specific Plan. Street
trees, landscaping, consistent street furnishings,
parking access from side streets and paseos,
and safe street crossings all contribute to an
appealing street scene and pedestrian-friendly
environment. Development within the Specific
Plan should conform to the following guidelines
and recommendations.
3.2.1 Sidewalks and Landscaping
Pedestrian facilities are provided throughout the
Specific Plan Area with sidewalks present on local
streets. Sidewalks are generally comfortable for
pedestrian circulation along Azusa Avenue with
landscaping, seating, adequate clear sidewalk
area, ADA compliant curb ramps, and active
ground floor uses, but additional improvements
are necessary on surrounding streets.
The maintenance of existing sidewalks should
be addressed throughout the Specific Plan Area.
Hazardous irregularities in the paving need to be
repaired and maintained to City standards. As
new development occurs, sidewalk installation
and improvements will be included in areas
where gaps and deficiencies exist.
Well maintained and unobstructed sidewalks provide a safe and
enjoyable pedestrian experience.
Landscape planters provide space for shade trees and plants to
soften the street.
SIDEWALK AND LANDSCAPING GUIDELINES
A. Sidewalk areas should be enhanced
through the incorporation of planter pots,
plaza landscaping, and building setback
landscaping.
B. Containers and/or box planters may be
used to enhance sidewalks, plazas, and
courtyards.
C. Parking lots should be screened with a
landscaped wall or a landscaped buffer.
D. Entries should be well signed and be
shared with adjacent businesses where
possible.
E. In addition to a landscaped buffer or
parkway, a consistent treatment of trees
planted in tree grates or parkways should
be incorporated to unify the streetscape
and beautify the area (refer to specific
street tree recommendations located
within this Section for Azusa Avenue, San
Gabriel Avenue, Alameda Avenue, 9th
Street, and Foothill Boulevard).
F. Maintain a minimum four foot sidewalk
clearance and minimize the encroachment
of public right-of-way infrastructure (e.g.
light poles, signs) through site specific
designs within this pedestrian zone.
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-5
May 2017
PASEO GUIDELINES
Existing paseo along Azusa Avenue within Downtown.
Landscaped paseos provide visual intrigue between buildings.
3.2.2 Paseos
Paseos provide an opportunity for improved
pedestrian circulation within the Specific
Plan Area while at the same time enhancing
community character and creating distinctive
urban spaces. Development within the Specific
Plan should conform to the following guidelines
and recommendations.
A. Paseos should be incorporated into
the design of large consolidated lots to
enhance connectivity between alleys and
primary streets.
B. Paseos should be enhanced with
landscaping, special paving treatment,
signage, gateway treatment, lighting, and
public art.
A. A pedestrian walkway connecting San
Gabriel Avenue to east of Azusa Avenue
should be incorporated through the
parking lot between CVS and Azusa Light
and Water (see Figure 3-2).
Æb
Æb ÉÖGoldline & BNSF Railway
8th Ave
AT & SF Ra ilw ay Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid AveOrange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Soldano AvePasadena AveCerritosAveAl
o
s
t
a
A
v
e
5th St Citrus AveFoothill Blvd
AzusaPacificUniversity
CitrusCollege
SlausonMiddleSchool
Veteran'sFreedomPark
Azusa DowntownStation
APU/CitrusCollege Station
THE PROMENADEAzusa VeteraFoothill Vista Mobile Home Park
CityHall
Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
Park Palm StAPUHousing
A3A2
37
36 DALTONPublicLibrary
SeniorCenter
CitrusCrossing Citrus Ave¯°±²¯°³´Alameda AveDalton AveSlausonPark
LeeElementary
AtlantisGardens
PackingHouse
STREETSCAPE BEAUTIFICATIONSTREETSCAPE BEAUTIFICATION9th St
Azusa PacificUniversity
DaltonElementary
RosedaleSpecific Plan Area
Potential Trail Opportunity
ToCanyonFromCanyon
&&&&St Francisof Rome School
STREETSCAPE BEAUTIFICATION
PotentialConnection
&&&&kjPlannedParkingStructure
kj
StationParking
ROUTE 66 THEME ÅB
ÅBROUTE 66 THEME ÅB
ÅBããElevated Access
ããããHistoricDepot
]
^)
9th St
Crescent DrMcKeever Ave9th St
SLOWSLOW)
)
HistoricResource
HistoricResource
Paseo Opportunity
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010
3) Aerial photo of Target area from Google Earth - 04.2013
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
TOD Opportunity Sites (City-owned property)
CITY OF AZUSA
#
Opportunities
0 490 980245Feet μ
Image from EIR Report - TAHA Inc. 03.22.13
Image from Azusa Metrolink PF - Choate Parking Consultants, Inc. (CPC) 02.22.13
Rosedale Specific Plan Area
Route 66 Historic Monument/Intersection Improvements^)
Potential Ampitheater]Streetscape Beautification Opportunity
Site Within 1/4 Mile of Rail Station
Gateway
ÉÖFuture Traffic Control
Transit SiteÆb
TOD Opportunity Sites
Parcel Boundary
Specific Plan Boundary
City Boundary
0.25 Mile Radius From Station
Date: 6/18/2015
Potential Plazas)
University/School Areas
University/School Areas Outside Specific Plan
Historic Resources
Potential Plaza
Potential Paseo
Figure 3-2: Paseo opportunity between San Gabriel Avenue and Azusa Avenue.
PASEO IMPROVEMENT RECOMMENDATION
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
3-6 City of Azusa | TOD Specific Plan
May 2017
3.2.3 Crossings
A change in roadway materials provides a
psychological clue to distinguish the pedestrian
realm from the automotive realm. Accent
paving contributes to the overall appeal of an
intersection and should be located at corners
on sidewalks and in crosswalks of major
intersections. Development within the Specific
Plan should conform to the following guidelines
and recommendations.
A. Crosswalks at all intersections should
have consistent paving treatments to
improve the visual appeal of the street,
help designate distinct activity centers,
and separate pedestrians from vehicles.
B. The texture and tolerances of accent
paving should consider universal design
standards to accommodate the elderly,
bicyclists, children in strollers and people
with disabilities. Paving materials,
for example, should not have deep
grooves between pavers that may cause
discomfort for someone with a fragile
spine or poor mobility.
C. Curb bulbouts should be installed
to improve the horizontal clearance
within the sidewalk zone and allow for
streetscape amenities and a landscaped
parkway with street trees. Reducing
the curb-to-curb width of the roadway
will also reduce the travel distance
for pedestrians that are crossing at
intersections.
Existing crosswalk with paving treatment across from the future
Azusa Downtown Gold Line Station on Azusa Avenue.
CROSSING GUIDELINES
A. Selected uncontrolled crossings or mid-
block crossings along multi-lane roadways
should be considered for enhancement
based on the existing roadway volumes,
speed limit, number of travel lanes to be
crossed, and the presence of a median or
other enhancement such as pedestrian
actuated crossing beacons.
B. Additional locations of signalized and
unsignalized intersection improvements
throughout the Specific Plan Area can
be found in Figure 3-13. The following
enhancements should be incorporated
at selected signalized and unsignalized
crosswalks as indicated in Figure 3-3
and Figure 3-4.
CROSSING IMPROVEMENT RECOMMENDATIONS
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-7
May 2017
Figure 3-4: Example of Unsignalized Intersection
Improvements at Dalton Avenue and Foothill
Boulevard (refer to Figure 3-1).\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIPrototypical Unsignalized Intersection Recommendations
Foothill & Dalton
Figure X
Foothill BlvdDalton Ave1
3
2
5
4
1
2
3
4
5
Stripe crosswalks with high visibility pattern
Curb extensions
Yield to pedestrians signage
Yield limit lines
Rectangular Rapid Flashing Beacons\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIPrototypical Unsignalized Intersection Recommendations
Foothill & Dalton
Figure X
Foothill BlvdDalton Ave1
3
2
5
4
1
2
3
4
5
Stripe crosswalks with high visibility pattern
Curb extensions
Yield to pedestrians signage
Yield limit lines
Rectangular Rapid Flashing Beacons
C. North-south marked crossings across
Foothill Boulevard (at Angeleno Avenue,
Dalton Avenue, and Soldano Avenue)
should be enhanced with the following
criteria (refer to Figure 3-3, Figure 3-4,
and Figure 3-1 Streetscape Beautification
Map:
• Enhance median to provide pedestrian
refuge area four- to six-feet-wide, or
• Install curb extensions to shorten
crossings and improve visibility, in
conjunction with the provision of a
pedestrian crossing beacon.
• Consider converting to a high-visibility
crosswalk pattern based on pedestrian
activity in downtown and to reflect the
crossing is uncontrolled.
• Install advanced limit lines indicating
where motorists should stop when a
pedestrian is crossing the street.
• Maintain or update crossings to include
the most recent Manual on Uniform
Traffic Control Devices (MUTCD)
pedestrian crossing signage standards.
D. If Azusa Avenue is converted to a two-way
street, additional enhancements should be
included to address the change in roadway
conditions.\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIPrototypical Signalized Intersection Recommendations
Foothill & San Gabriel
Figure X
Foothill Blvd San Gabriel Ave5
1
3
2
4
1
2
3
4
5
Stripe crosswalks with parallel lines
Curb extensions with directional curb ramps and landscaping
Medians, where possible
Protected left-turn phasing, where possible
Stop bars
Figure 3-3: Example of Signalized Intersection
Improvements at San Gabriel Avenue and Foothill
Boulevard (refer to Figure 3-1).\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIPrototypical Signalized Intersection Recommendations
Foothill & San Gabriel
Figure X
Foothill Blvd San Gabriel Ave5
1
3
2
4
1
2
3
4
5
Stripe crosswalks with parallel lines
Curb extensions with directional curb ramps and landscaping
Medians, where possible
Protected left-turn phasing, where possible
Stop bars
CROSSING IMPROVEMENT RECOMMENDATIONS
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
3-8 City of Azusa | TOD Specific Plan
May 2017
3.2.4 Plazas and Public Spaces
Plazas and public spaces help enliven the
pedestrian environment by creating places
for community events, personal interaction,
and outdoor recreation. The Specific Plan
Area presents a number of opportunities for
the incorporation of new plazas and public
spaces for the benefit and enjoyment of
residents and visitors of Azusa.
The existing Veterans Freedom Park, located
north of City Hall, provides the foundation
for expanding public spaces adjacent to
Downtown and the Azusa Downtown
Station. Closing or limiting vehicular traffic
along Alameda Avenue could be utilized
for pedestrian-oriented interventions.
Alternatively, this portion of Alameda Avenue
could be temporarily closed for community
events, festivals, farmer’s markets, or
parades with removable bollards placed at
Foothill Boulevard to close off the street
during events.
Amphitheater’s create focal points for community gatherings.Temporary closure of Alameda Avenue can allow community events
like Winter Family Fiesta to grow and occur adjacent to Downtown.
Foothill Boulevard and Azusa Avenue
represent a major intersection of activity
within the Specific Plan Area. This
intersection provides an opportunity for
creating a plaza and/or public space that
anchors and accentuates the Downtown
pedestrian environment.
With the extension of the Gold Line to
Azusa, it is expected that the number of
people frequenting Downtown will increase.
Introducing a Welcome Plaza adjacent to
the Azusa Downtown Station will encourage
visitors to explore Downtown and patronize
local businesses.
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-9
May 2017
The prominence of the Foothill Boulevard and Azusa Avenue
intersection provides an opportunity to create a public plaza.
A. A portion of Alameda Avenue north of
Foothill Boulevard and east of Santa Fe
Avenue should be temporarily closed
on an ongoing basis to create a linear
plaza connecting Veteran’s Memorial
Park and the City Library with the Azusa
Downtown Station (see Figure 3-5).
B. Incorporate an amphitheater into the
design of Veterans Freedom Park (see
Figure 3-5).
C. Provide a future plaza/public space for
the Downtown area at the southeast
corner of Foothill Boulevard and Azusa
Avenue (see Figure 3-5).
D. Create a Welcome Plaza adjacent to the
Azusa Downtown Station along Santa Fe
Avenue (see Figure 3-5).
PLAZA IMPROVEMENT RECOMMENDATIONS
Figure 3-5: Plaza and Public Space Opportunities
Æb
Æb ÉÖGoldline & BNSF Railway
8th Ave
AT & SF Railway Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid AveOrange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Soldano AvePasadena AveCerritosAveAl
o
s
t
a
A
v
e
5th St Citrus AveFoothill Blvd
AzusaPacificUniversity
CitrusCollege
SlausonMiddleSchool
Veteran'sFreedomPark
Azusa DowntownStation
APU/CitrusCollege Station
THE PROMENADEAzusa VeteraFoothill Vista Mobile Home Park
CityHall
Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
Park Palm StAPUHousing
A3A2
37
36 DALTONPublicLibrary
SeniorCenter
CitrusCrossing Citrus Ave¯°±²¯°³´Alameda AveDalton AveSlausonPark
LeeElementary
AtlantisGardens
PackingHouse
STREETSCAPE BEAUTIFICATIONSTREETSCAPE BEAUTIFICATION9th St
Azusa PacificUniversity
DaltonElementary
RosedaleSpecific Plan Area
Potential Trail Opportunity
ToCanyonFromCanyon
&&&&St Francisof Rome School
STREETSCAPE BEAUTIFICATION
PotentialConnection
&&&&kjPlannedParkingStructure
kj
StationParking
ROUTE 66 THEME ÅB
ÅBROUTE 66 THEME ÅB
ÅBããElevated Access
ããããHistoricDepot
]
^)
9th St
Crescent DrMcKeever Ave9th St
SLOWSLOW)
)
HistoricResource
HistoricResource
Paseo Opportunity
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010
3) Aerial photo of Target area from Google Earth - 04.2013
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
TOD Opportunity Sites (City-owned property)
CITY OF AZUSA
#
Opportunities
0 490 980245Feet μ
Image from EIR Report - TAHA Inc. 03.22.13
Image from Azusa Metrolink PF - Choate Parking Consultants, Inc. (CPC) 02.22.13
Rosedale Specific Plan Area
Route 66 Historic Monument/Intersection Improvements^)
Potential Ampitheater]Streetscape Beautification Opportunity
Site Within 1/4 Mile of Rail Station
Gateway
ÉÖFuture Traffic Control
Transit SiteÆb
TOD Opportunity Sites
Parcel Boundary
Specific Plan Boundary
City Boundary
0.25 Mile Radius From Station
Date: 6/18/2015
Potential Plazas)
University/School Areas
University/School Areas Outside Specific Plan
Historic Resources
Potential Plaza
Potential Paseo
C
B
A
D
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
3-10 City of Azusa | TOD Specific Plan
May 2017
3.3 CIRCULATION AND STREET IMPROVEMENTS
Azusa Avenue at Interstate 210.
Major streets serving the Specific Plan Area
include Foothill Boulevard and 9th Street in
the east-west direction, and Azusa Avenue, San
Gabriel Avenue, and Alameda Avenue in the
north-south direction. Azusa Avenue and San
Gabriel Avenue currently operate as a one-way
couplet, Azusa Avenue to the north and San
Gabriel Avenue to the south. Interstate 210
(I-210) lies about 0.9 miles to the south
and west of the Specific Plan Area.
The characteristics and improvements
recommended to select arterials serving the
Specific Plan Area are listed on the following
pages and illustrated in Figure 3-6.
Figure 3-6: Circulation Map
Æb
Æb
9th St
Goldline & BNSF Railway
8th Ave
AT & SF R
ail
w
a
y Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid AveMcKeever Ave11th St 11th St
9th St
Crescent Dr
Orange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Dalton AveAlameda AveSoldano AvePasadena AveCerritosAveAl
o
s
t
a
A
v
e
5th St Citrus AveFoothill Blvd
LeeElementary
AzusaPacificUniversity
CitrusCollege
Azusa PacificUniversity
RosedaleSpecific Plan Area
SlausonMiddleSchool
SlausonPark
DaltonElem.
Veteran'sFreedomPark
THE PROMENADEAzusa Veterans WyFoothill Vista Mobile Home Park
CityHall
Azusa Light & Water
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
St Francis of RomeSchool
Park
AtlantisGardens Palm StAPUHousing
PackingHouse
PublicLibrary
SeniorCenter
CitrusCrossing Citrus Ave¯°±²¯°³´¯°±²¯°³´¯°±²¯°±²¯°³´¯°³´¯°³´AzusaDowntownStation
AzusaDowntownStation
APU/Citrus CollegeStationAPU/Citrus CollegeStation
Date: 5/8/2014
Base Map
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept.
SOURCE AND REFERENCE DATA
TOD General Plan/Development Code Update and Specific Plan
µ
CITY OF AZUSA
Specific Plan Boundary
City Boundary
0.25 Mile Radial From Station
Parcel Boundary
Transit Site
Æ
b
No Through Access
Crosswalk
*On-street parking exists throughout the study area
Foothill Transit 185
Foothill Transit 187
Foothill Transit 280
Foothill Transit 281
Foothill Transit 494
Stop Sign
Potential Bike/Ped Connection
Signalized Intersection
Significant Intersection
Number of Auto Travel Lanes#
Existing Circulation
Figure 1
0 390 780195Feet
San Gabriel River Trail
From
Canyon To
Canyon
ROUTE 66
Under Construction
No Through Access
Potential Trail Opportunity
605
210 10&
57
4
2
2 2
2
4
Paseo Opportunity
2
Æb
Æb
9th St
Goldline & BNSF Railway
8th Ave
AT & SF R
ail
w
a
y Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid AveMcKeever Ave11th St 11th St
9th St
Crescent D
r
Orange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Dalton AveAlameda AveSoldano AvePasadena AveCerritosAveAl
o
s
t
a
A
v
e
5th St Citrus AveFoothill Blvd
LeeElementary
AzusaPacificUniversity
CitrusCollege
Azusa PacificUniversity
RosedaleSpecific Plan Area
SlausonMiddleSchool
SlausonPark
DaltonElem.
Veteran'sFreedomPark
THE PROMENADEAzusa Veterans WyFoothill Vista Mobile Home Park
CityHall
Azusa Light & Water
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
St Francis of RomeSchool
Park
AtlantisGardens Palm StAPUHousing
PackingHouse
PublicLibrary
SeniorCenter
CitrusCrossing Citrus Ave¯°±²¯°³´¯°±²¯°³´¯°±²¯°±²¯°³´¯°³´¯°³´AzusaDowntownStation
AzusaDowntownStation
APU/Citrus CollegeStationAPU/Citrus CollegeStation
Date: 5/8/2014
Base Map
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept.
SOURCE AND REFERENCE DATA
TOD General Plan/Development Code Update and Specific Plan
µ
CITY OF AZUSA
Specific Plan Boundary
City Boundary
0.25 Mile Radial From Station
Parcel Boundary
Transit Site
Æ
b
No Through Access
Crosswalk
*On-street parking exists throughout the study area
Foothill Transit 185
Foothill Transit 187
Foothill Transit 280
Foothill Transit 281
Foothill Transit 494
Stop Sign
Potential Bike/Ped Connection
Signalized Intersection
Significant Intersection
Number of Auto Travel Lanes#
Existing Circulation
Figure 1
0 390 780195Feet
San Gabriel River Trail
From
Canyon To
Canyon
ROUTE 66
Under Construction
No Through Access
Potential Trail Opportunity
605
210 10&
57
4
2
2 2
2
4
Paseo Opportunity
2
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-11
May 2017
Goldline & BNSF Railway
8th St
AT & SF R
ail
w
a
y Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid AveOrange AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Soldano AvePasadena AveCerritosAveAl
o
s
t
a
A
v
e
5th St Citrus AveFoothill Blvd
AzusaPacificUniversity
CitrusCollege
THE PROMENADE
Foothill Vista Mobile Home Park
Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
Park Palm StAPUHousing
PublicLibrary
SeniorCenter
CitrusCrossing Citrus AveAlameda AveDalton AvePackingHouse
9th St
ToCanyonFromCanyon
&&&&McKeever AveCrescent Dr
5th St Azusa Veterans WyFoothill Blvd
AREAOF NOCHANGE
AtlantisGardens
Azusa PacificUniversity
RosedaleSpecific Plan Area
St Francis ofRome School
Veteran'sFreedomPark
CityHall
SlausonPark
LeeElementary
SlausonMiddleSchool
DaltonElementary
APU/CitrusCollege Station
Azusa DowntownStation
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
Specific Plan Boundary
City Boundary
Parcel Boundary
Transit Site
CITY OF AZUSA
Æb
Specific Plan Area
0 490 980245Feet μ
Image from EIR Report - TAHA Inc. 03.22.13
Date: 5/4/2015
Notes and Sources: 1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010 3) Aerial photo of Target area from Google Earth - 04.2013
3.3.1 Azusa Avenue
Azusa Avenue is envisioned as the main north-
south connection from the Azusa Downtown
Gold Line Station, Downtown Azusa, and Azusa
Canyon. It is currently a secondary arterial
serving one-way northbound circulation
immediately west of the proposed Azusa
Downtown Gold Line Station. It provides two-
lanes with parallel parking between 9th and 10th
Streets. Angled parking is provided intermittently
from 9th Street to 6th Street. The speed limit on
Azusa is 25 mph.
Existing streetscape improvements include
bulbouts at intersections and special paving
treatment at crosswalks along Azusa Avenue
within the Specific Plan Area. Street trees,
landscaping, and street furnishings are
incorporated from 6th Street up to 9th Street.
While the existing streetscape is aesthetically
pleasing and pedestrian-friendly, it lacks
opportunities for bicycles and limits vehicular
access to local businesses. Converting Azusa
Existing conditions on Azusa Avenue north of the railroad tracks.Downtown streetscape south of Foothill Boulevard.
Azusa Avenue Key Map
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
3-12 City of Azusa | TOD Specific Plan
May 2017
Figure 3-7: Azusa Avenue Cross Sections
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING CONDITION
EXISTING CONDITION
EXISTING CONDITION
North of Train Tracks North of Train TracksBetween Train Tracks & Foothill Blvd Between Train Tracks & Foothill Blvd
South of Foothill Blvd South of Foothill Blvd
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET
Between Azusa Ave & Alameda Ave - 62’
Between Alameda Ave & Dalton Ave - 40’Between Alameda Ave & Dalton Ave - 40’
Between Soldano Ave & Pasadena Ave - 36’
Between Azusa Ave & Alameda Ave - 52’Between Azusa Ave & Alameda Ave - 52’
Between Soldano Ave & Pasadena Ave - 36’
A ZUSA AVENUE | 55’ CURB-TO-CURB ROW
North of Train Tracks
Between Train Tracks & Foothill Blvd
South of Foothill Blvd
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
PROPOSED TWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREET
PROPOSED
Between Azusa Ave & Alameda Ave - 62’
Between Train Tracks & Foothill Blvd
South of Foothill Blvd
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING CONDITION
EXISTING CONDITION
EXISTING CONDITION
Nor th of Train Tracks North of Train TracksBetween Train Tracks & Foothill Blvd Between Train Tracks & Foothill Blvd
South of Foothill Blvd South of Foothill Blvd
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET
Between Azusa Ave & Alameda Ave - 62’
Between Alameda Ave & Dalton Ave - 40’Between Alameda Ave & Dalton Ave - 40’
Between Soldano Ave & Pasadena Ave - 36’
Between Azusa Ave & Alameda Ave - 52’Between Azusa Ave & Alameda Ave - 52’
Between Soldano Ave & Pasadena Ave - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
North of Train Tracks
Between Train Tracks & Foothill Blvd
South of Foothill Blvd
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
PROPOSED TWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREET
PROPOSED
Between Azusa Ave & Alameda Ave - 62’
Between Train Tracks & Foothill Blvd
South of Foothill Blvd
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
EXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
EXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
EXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
EXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
A. Convert Azusa Avenue from a one-way
couplet to a two-way, undivided street.
Reconfiguration should include one
travel lane in each direction with angled
or parallel on-street parking. A two-way
circulation network will aid in slowing
vehicular traffic within the Specific
Plan Area due to friction from two-way
circulation while also improving vehicular
access to local businesses and the Azusa
Downtown Gold Line Station.
B. Physical curb lines should remain
intact requiring minimal improvements
necessary to implement this concept.
C. Reorient signage and pavement markings
along Azusa Avenue to facilitate safe, two-
way circulation.Mid-block bulbouts and crosswalk provide safe pedestrian crossing
south of Foothill Boulevard.
AZUSA AVE IMPROVEMENT RECOMMENDATIONSAvenue to a two-way street will improve visibility
of businesses, enhance access to regional travel
facilities, and improve the overall pedestrian
environment. These benefits along Azusa Avenue
can be accommodated without the need for
changing the existing curb line of the street.
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-13
May 2017
Azusa Avenue Streetscape Palette
With the majority of Azusa Avenue maintaining
existing, unified streetscape improvements,
limited enhancements are envisioned for this
street. Streetscape improvements should include:
A. Bulbouts at the 9th Street and Foothill
Boulevard intersections.
B. New wayfinding signage to direct
vehicles and pedestrians to and
from the Azusa Downtown Gold Line
Station, Downtown, and future parking
areas.
For those portions of Azusa Avenue passing
through the Gold Line, Downtown, or Transition
Districts, street improvements should be installed
in conformance with Section 3.2, Section 3.6, and
Section 3.7 related to:
• Sidewalks and Landscaping
• Paseos
• Crossings
• Plazas and Public Spaces
• Streetscape Furnishings
• Gateways and Signage
Street trees installed along Azusa Avenue shall
be selected from the list provided in Table 3-1.
Preferred trees are indicated in Bold type.
BOTANICAL NAME COMMON NAME TYP.
HEIGHT
TYP.
SPREAD TYPE COMMENTS
AZUSA AVELagerstroemia indica
‘Purple Tower’
Crape Myrtle 25 20 deciduous designated
street tree
Tristania laurina Water Gum 20 10 evergreen street tree
Cercis canadensis
‘Oklahoma’
Eastern Redbud 35 30 deciduous accent tree
Cercis canadensis
‘Forest Pansy’
Eastern Redbud 35 30 deciduous designated
accent tree
Hymenosporum flavum Sweetshade 40 20 evergreen street tree
Calodendron capense Cape Chestnut 40 40 semi accent tree
Table 3-1: Azusa Avenue Tree Palette
STREETSCAPE IMPROVEMENT RECOMMENDATIONS
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
3-14 City of Azusa | TOD Specific Plan
May 2017
San Gabriel Avenue Key Map
3.3.2 San Gabriel Avenue
San Gabriel Avenue is a collector street serving
one-way southbound circulation one block
west of the future Azusa Downtown Station. It
provides four-lanes of through traffic and parallel
parking currently from 10th Street to 6th Street,
with the exception of some angled parking on
the east side of the street between 9th Street
and the railroad tracks. The speed limit on San
Gabriel Avenue is 35 mph.
Streetscape improvements along San Gabriel
Avenue include bulbouts at some intersections
and mid-block crossings. Unique crosswalk
pavings have been incorporated at the Foothill
Boulevard intersection. Mature oak trees line the
street from 9th Street to 6th Street.
A goal of this Specific Plan is to expand the
Downtown area, create a pedestrian-friendly
environment along San Gabriel Avenue, and
provide an enhanced bicycle network. This will
Existing conditions on San Gabriel Avenue south of Foothill Boulevard.Existing conditions on San Gabriel Avenue at 6th Street.
Goldline & BNSF Railway
8th St
AT & SF R
ail
w
a
y Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid AveOrange AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Soldano AvePasadena AveCerritosAveAl
o
s
t
a
A
v
e
5th St Citrus AveFoothill Blvd
AzusaPacificUniversity
CitrusCollege
THE PROMENADE
Foothill Vista Mobile Home Park
Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
Park Palm StAPUHousing
PublicLibrary
SeniorCenter
CitrusCrossing Citrus AveAlameda AveDalton AvePackingHouse
9th St
ToCanyonFromCanyon
&&&&McKeever AveCrescent Dr
5th St Azusa Veterans WyFoothill Blvd
AREAOF NOCHANGE
AtlantisGardens
Azusa PacificUniversity
RosedaleSpecific Plan Area
St Francis ofRome School
Veteran'sFreedomPark
CityHall
SlausonPark
LeeElementary
SlausonMiddleSchool
DaltonElementary
APU/CitrusCollege Station
Azusa DowntownStation
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
Specific Plan Boundary
City Boundary
Parcel Boundary
Transit Site
CITY OF AZUSA
Æb
Specific Plan Area
0 490 980245Feet μ
Image from EIR Report - TAHA Inc. 03.22.13
Date: 5/4/2015
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010
3) Aerial photo of Target area from Google Earth - 04.2013
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-15
May 2017
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD
66’ CURB-TO-CURB ROW
EXISTING CONDITION
EXISTING CONDITION
EXISTING CONDITION
Nor th of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Blvd Between Train Tracks & Foothill Blvd
South of Foothill Blvd South of Foothill Blvd
SAN GABRIEL BOULEVARD
66’ EX. CURB-TO-CURB ROW
TWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET
Between Azusa Ave & Alameda Ave - 62’
Between Alameda Ave & Dalton Ave - 40’Between Alameda Ave & Dalton Ave - 40’
Between Soldano Ave & Pasadena Ave - 36’
Between Azusa Ave & Alameda Ave - 52’Between Azusa Ave & Alameda Ave - 52’
Between Soldano Ave & Pasadena Ave - 36’
A ZUSA AVENUE | 55’ CURB-TO-CURB ROW
North of Train Tracks
Between Train Tracks & Foothill Blvd
South of Foothill Blvd
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
PROPOSED TWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREET
PROPOSED
Between Azusa Ave & Alameda Ave - 62’
Between Train Tracks & Foothill Blvd
South of Foothill Blvd
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD
66’ CURB-TO-CURB ROW
EXISTING CONDITION
EXISTING CONDITION
EXISTING CONDITION
Nor th of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Blvd Between Train Tracks & Foothill Blvd
South of Foothill Blvd South of Foothill Blvd
SAN GABRIEL BOULEVARD
66’ EX. CURB-TO-CURB ROW
TWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET
Between Azusa Ave & Alameda Ave - 62’
Between Alameda Ave & Dalton Ave - 40’Between Alameda Ave & Dalton Ave - 40’
Between Soldano Ave & Pasadena Ave - 36’
Between Azusa Ave & Alameda Ave - 52’Between Azusa Ave & Alameda Ave - 52’
Between Soldano Ave & Pasadena Ave - 36’
A ZUSA AVENUE | 55’ CURB-TO-CURB ROW
Nor th of Train Tracks
Between Train Tracks & Foothill Blvd
South of Foothill Blvd
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
PROPOSED TWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREET
PROPOSED
Between Azusa Ave & Alameda Ave - 62’
Between Train Tracks & Foothill Blvd
South of Foothill Blvd
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
Figure 3-8: San Gabriel Avenue Cross Sections
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
EXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
EXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
EXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
EXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD
66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD
66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
TWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD
66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD
66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
TWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
Bulbout with landscaping on San Gabriel Avenue.
be accomplished through a modification of the
vehicular circulation pattern to two-way travel.
Modifying the circulation to two-way travel will
improve visibility of new and existing businesses,
enhance access to regional travel facilities, and
improve the overall pedestrian environment.
A focal point of this proposal is the integration
of new on-street bike lanes along San Gabriel
Avenue, a first in Azusa, that will enhance access
to the Azusa Downtown Station and the San
Gabriel River Trail.
SAN GABRIEL AVE IMPROVEMENT RECOMMENDATIONS
A. New Class II bicycle lanes should be
installed to conform with the General
Plan, see Bicycle Map, Figure 3-13.
B. Consistent with General Plan Policy
4.2, convert San Gabriel Avenue from
a one-way couplet to a two-way street.
Reconfiguration should include one travel
lane in each direction, a median turn-lane,
on-street parking, and bicycle lanes (refer
to Figure 3-13).
C. A two-way circulation network will help
slow vehicular traffic in the area due to
friction from two-way circulation and
reduced directional capacity and improve
vehicular access to local businesses and
Azusa Canyon.
D. Physical curb lines should remain in tact
to minimize improvements, however,
signage and pavement markings will need
to be reoriented for two-way circulation.
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
3-16 City of Azusa | TOD Specific Plan
May 2017
San Gabriel Avenue Streetscape Palette
San Gabriel Avenue provides a number of
opportunities for improving upon the existing
streetscape palette. Streetscape improvements
should include:
Street improvements should be installed in
conformance with Section 3.2, Section 3.6,
and Section 3.7 related to:
• Sidewalks and Landscaping
• Paseos
• Crossings
• Plazas and Public Spaces
• Streetscape Furnishings
• Gateways and Signage
Street trees installed along San Gabriel
Avenue shall be selected from the list
provided in Table 3-2. Preferred trees are
indicated in Bold type.
BOTANICAL NAME COMMON NAME TYP.
HEIGHT
TYP.
SPREAD TYPE COMMENTS
SAN GABRIEL AVECercis canadensis Eastern Redbud 35 30 deciduous accent tree
Hymenosporum flavum Sweetshade 40 20 evergreen street tree
Quercus agrifolia Coast Live Oak 70 80 evergreen designated
street tree
Quercus virginiana Southern Live Oak 60 50 evergreen street tree
Table 3-2: San Gabriel Avenue Tree Palette
STREETSCAPE IMPROVEMENT RECOMMENDATIONS
A. Bulbout and mid-block crossings should be
incorporated at the 9th Street and Foothill
Boulevard intersections.
B. Crosswalks should be enhanced with
special paving treatment or striping.
C. Landscaping and street furnishings should
be provided along the street and at
bulbouts to enhance the pedestrian zone.
D. Wayfinding signage should be provided
to direct vehicles and pedestrians to the
Azusa Downtown Gold Line Station and the
Downtown where appropriate.
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-17
May 2017
Alameda Avenue Key Map
3.3.3 Alameda Avenue
Alameda Avenue is a north-south collector street
within the Specific Plan Area with no through
access to north of the railroad tracks due to
abandonment of the right-of-way. Alameda
Avenue provides two-lanes with parallel parking
north of the railroad tracks and two-lanes with
angled parking from the railroad tracks south to
6th Street. The speed limit is 25 mph.
Roadway improvements installed along
Alameda Avenue include bulbouts and
landscaped medians. Decorative pavings have
been incorporated within crosswalks at the
intersection with Foothill Boulevard as well as at
midblock crossings between the railroad tracks
and Foothill Boulevard.
Due to the roadway abandonment, an
opportunity for temporary closure for special
Existing conditions on Alameda Avenue south of railroad tracks.
Goldline & BNSF Railway
8th St
AT & SF R
ail
w
a
y Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid AveOrange AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Soldano AvePasadena AveCerritosAveAl
o
s
t
a
A
v
e
5th St Citrus AveFoothill Blvd
AzusaPacificUniversity
CitrusCollege
THE PROMENADE
Foothill Vista Mobile Home Park
Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
Park Palm StAPUHousing
PublicLibrary
SeniorCenter
CitrusCrossing Citrus AveAlameda AveDalton AvePackingHouse
9th St
ToCanyonFromCanyon
&&&&McKeever AveCrescent Dr
5th St Azusa Veterans WyFoothill Blvd
AREAOF NOCHANGE
AtlantisGardens
Azusa PacificUniversity
RosedaleSpecific Plan Area
St Francis ofRome School
Veteran'sFreedomPark
CityHall
SlausonPark
LeeElementary
SlausonMiddleSchool
DaltonElementary
APU/CitrusCollege Station
Azusa DowntownStation
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
Specific Plan Boundary
City Boundary
Parcel Boundary
Transit Site
CITY OF AZUSA
Æb
Specific Plan Area
0 490 980245Feet μ
Image from EIR Report - TAHA Inc. 03.22.13
Date: 5/4/2015
Notes and Sources: 1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010 3) Aerial photo of Target area from Google Earth - 04.2013
Example of a bicycle sharrow integrated into an existing roadway.
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
3-18 City of Azusa | TOD Specific Plan
May 2017
Figure 3-10: Alameda Avenue Cross Sections
Figure 3-9: Temporary Street Closure Opportunities
19’19’14’14’
8’8’25’25’
8’8’14’14’14’
Median
10’10’
8’8’14’14’14’
Median
10’10’
14’14’
Median
13’16’15’
ALAMEDA AVENUE
66’ CURB-TO-CURB ROW
EXISTING CONDITION
North of Train Tracks
South of Train Tracks
19’19’9’9’
8’8’20’20’
ALAMEDA AVENUE
66’ CURB-TO-CURB ROW
PROPOSED
North of Train Tracks
South of Train Tracks
FOOTHILL BOULEVARD
72’ - 78’ CURB-TO-CURB ROW
PROPOSED BIKE ROUTE
Between Alosta Ave & Angeleno Ave
FOOTHILL BOULEVARD
72’ - 78’ CURB-TO-CURB ROW
EXISTING CONDITION
Between Alosta Ave & Angeleno Ave
Between Alosta Ave & Citrus Ave- 72’\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure 1
Auto Pedestrian Bicycle Landscaping
5’5’
5’5’
19’19’14’14’
8’8’25’25’
8’8’14’14’14’
Median
10’10’
8’8’14’14’14’
Median
10’10’
14’14’
Median
13’16’15’
ALAMEDA AVENUE
66’ CURB-TO-CURB ROW
EXISTING CONDITION
North of Train Tracks
South of Train Tracks
19’19’9’9’
8’8’20’20’
ALAMEDA AVENUE
66’ CURB-TO-CURB ROW
PROPOSED
North of Train Tracks
South of Train Tracks
FOOTHILL BOULEVARD
72’ - 78’ CURB-TO-CURB ROW
PROPOSED BIKE ROUTE
Between Alosta Ave & Angeleno Ave
FOOTHILL BOULEVARD
72’ - 78’ CURB-TO-CURB ROW
EXISTING CONDITION
Between Alosta Ave & Angeleno Ave
Between Alosta Ave & Citrus Ave- 72’\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure 1
Auto Pedestrian Bicycle Landscaping
5’5’
5’5’
Temporary street closures create space for community events.
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
EXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
EXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
ALAMEDA AVE IMPROVEMENT RECOMMENDATIONS
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
EXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
EXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
events exists along Alameda Avenue between
Veterans Park and Foothill Boulevard. If Alameda
Avenue is temporarily closed for events,
removable bollards should be installed at the
intersection of Foothill Boulevard and Alameda
Avenue. This concept is further described in
Section 3.2.4.
Æb
Æb ÉÖGoldline & BNSF Railway
8th Ave
AT & SF Ra ilw ay Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid AveOrange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Soldano AvePasadena AveCerritosAveAl
o
s
t
a
A
v
e
5th St Citrus AveFoothill Blvd
AzusaPacificUniversity
CitrusCollege
SlausonMiddleSchool
Veteran'sFreedomPark
Azusa DowntownStation
APU/CitrusCollege Station
THE PROMENADEAzusa VeteraFoothill Vista Mobile Home Park
CityHall
Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
Park Palm StAPUHousing
A3A2
37
36 DALTONPublicLibrary
SeniorCenter
CitrusCrossing Citrus Ave¯°±²¯°³´Alameda AveDalton AveSlausonPark
LeeElementary
AtlantisGardens
PackingHouse
STREETSCAPE BEAUTIFICATIONSTREETSCAPE BEAUTIFICATION9th St
Azusa PacificUniversity
DaltonElementary
RosedaleSpecific Plan Area
Potential Trail Opportunity
ToCanyonFromCanyon
&&&&St Francisof Rome School
STREETSCAPE BEAUTIFICATION
PotentialConnection
&&&&kjPlannedParkingStructure
kj
StationParking
ROUTE 66 THEME ÅB
ÅBROUTE 66 THEME ÅB
ÅBããElevated Access
ããããHistoricDepot
]
^)
9th St
Crescent DrMcKeever Ave9th St
SLOWSLOW)
)
HistoricResource
HistoricResource
Paseo Opportunity
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010
3) Aerial photo of Target area from Google Earth - 04.2013
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
TOD Opportunity Sites (City-owned property)
CITY OF AZUSA
#
Opportunities
0 490 980245Feet μ
Image from EIR Report - TAHA Inc. 03.22.13
Image from Azusa Metrolink PF - Choate Parking Consultants, Inc. (CPC) 02.22.13
Rosedale Specific Plan Area
Route 66 Historic Monument/Intersection Improvements^)
Potential Ampitheater]Streetscape Beautification Opportunity
Site Within 1/4 Mile of Rail Station
Gateway
ÉÖFuture Traffic Control
Transit SiteÆb
TOD Opportunity Sites
Parcel Boundary
Specific Plan Boundary
City Boundary
0.25 Mile Radius From Station
Date: 6/18/2015
Potential Plazas)
University/School Areas
University/School Areas Outside Specific Plan
Historic Resources
Potential Plaza
Potential Paseo
Temporary
Street Closure
A. New Class II bicycle lanes should be
installed to conform with the General
Plan, see Bicycle Map, Figure 3-13.
B. Wayfinding signage should be provided
for the Azusa Downtown Gold Line
Station, City Hall, Veteran’s Freedom Park,
Azusa Library, and the Police Station.
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-19
May 2017
Alameda Avenue Streetscape Palette
A. Streetscape improvements should
include bulbouts and mid-block crossings
at the Foothill Boulevard and 9th Street
intersections as outlined in Section 3.2.3.
B. Crosswalks should be enhanced with
special paving treatment or striping
along Alameda Avenue.
C. Provide mid-block crossings between
Foothill Boulevard and 6th Street and 5th
Street.
D. Landscaping and street furnishings
should be provided along the street and
at bulbouts to enhance the pedestrian
zone.
E. Planters should be incorporated within
parking zones to increase landscape
areas and provide a buffer along the
sidewalk for pedestrians.
Streetscape improvements should be installed
in conformance with Section 3.2, Section 3.6,
and Section 3.7 related to:
• Sidewalks and Landscaping
• Paseos
• Crossings
• Plazas and Public Spaces
• Streetscape Furnishings
• Gateways and Signage
Street trees installed along Alameda Avenue
shall be selected from the list provided in
Table 3-3. Preferred trees are indicated in
Bold type.
BOTANICAL NAME COMMON NAME TYP.
HEIGHT TYP. SPREAD TYPE COMMENTS
ALAMEDA AVEArecastrum
romanzoffianum
Queen Palm 50 20 evergreen street tree
Callistemon citrinus Lemon Bottlebrush 25 20 evergreen street tree
Lagerstroemia indica Crape Myrtle 25 20 deciduous
street tree,
median
tree, mildew
resistant only
Washingtonia filifera California Fan Palm 60 10 palm street tree
Cinnamomum
camphora
Camphor Tree 50 60 evergreen designated
street tree
Table 3-3: Alameda Avenue Tree Palette
STREETSCAPE IMPROVEMENT RECOMMENDATIONS
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
3-20 City of Azusa | TOD Specific Plan
May 2017
9th Street Key Map
3.3.4 9th Street
9th Street is a two-lane collector street with
parallel parking on both sides within the Specific
Plan Area. It is the main route that connects the
Azusa Downtown Station with the APU/Citrus
Avenue Station north of the railroad tracks. The
speed limit is 25 mph.
Minimal streetscape improvements exist along
9th Street, with patches of street trees and
parkway landscaping existing on portions of both
sides of the street. More recent improvements
between San Gabriel Avenue and Azusa
Avenue include trash cans, lighting, benches,
landscaping, and trees in tree wells.
9th Street is envisioned to become a primary
link between the future transit stations and
neighboring residential areas. Improved
sidewalks and sharrows will improve access for
both pedestrians and bicyclists.
Goldline & BNSF Railway
8th St
AT & SF R
ail
w
a
y Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid AveOrange AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Soldano AvePasadena AveCerritosAveAl
o
s
t
a
A
v
e
5th St Citrus AveFoothill Blvd
AzusaPacificUniversity
CitrusCollege
THE PROMENADE
Foothill Vista Mobile Home Park
Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
Park Palm StAPUHousing
PublicLibrary
SeniorCenter
CitrusCrossing Citrus AveAlameda AveDalton AvePackingHouse
9th St
ToCanyonFromCanyon
&&&&McKeever AveCrescent Dr
5th St Azusa Veterans WyFoothill Blvd
AREAOF NOCHANGE
AtlantisGardens
Azusa PacificUniversity
RosedaleSpecific Plan Area
St Francis ofRome School
Veteran'sFreedomPark
CityHall
SlausonPark
LeeElementary
SlausonMiddleSchool
DaltonElementary
APU/CitrusCollege Station
Azusa DowntownStation
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
Specific Plan Boundary
City Boundary
Parcel Boundary
Transit Site
CITY OF AZUSA
Æb
Specific Plan Area
0 490 980245Feet μ
Image from EIR Report - TAHA Inc. 03.22.13
Date: 5/4/2015
Notes and Sources:
1) Base data from the City of Azusa GIS Dept. 2) Aerial photo from the City of Azusa GIS Dept - 2010
3) Aerial photo of Target area from Google Earth - 04.2013
Existing conditions on 9th Street at San Gabriel Avenue.Existing conditions on 9th Street at Azusa Avenue.
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-21
May 2017
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD
66’ CURB-TO-CURB ROW
EXISTING CONDITION
EXISTING CONDITION
EXISTING CONDITION
Nor th of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Blvd Between Train Tracks & Foothill Blvd
South of Foothill Blvd South of Foothill Blvd
SAN GABRIEL BOULEVARD
66’ EX. CURB-TO-CURB ROW
TWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET
Between Azusa Ave & Alameda Ave - 62’
Between Alameda Ave & Dalton Ave - 40’Between Alameda Ave & Dalton Ave - 40’
Between Soldano Ave & Pasadena Ave - 36’
Between Azusa Ave & Alameda Ave - 52’Between Azusa Ave & Alameda Ave - 52’
Between Soldano Ave & Pasadena Ave - 36’
A ZUSA AVENUE | 55’ CURB-TO-CURB ROW
Nor th of Train Tracks
Between Train Tracks & Foothill Blvd
South of Foothill Blvd
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
PROPOSED TWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREET
PROPOSED
Between Azusa Ave & Alameda Ave - 62’
Between Train Tracks & Foothill Blvd
South of Foothill Blvd
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD
66’ CURB-TO-CURB ROW
EXISTING CONDITION
EXISTING CONDITION
EXISTING CONDITION
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Blvd Between Train Tracks & Foothill Blvd
South of Foothill Blvd South of Foothill Blvd
SAN GABRIEL BOULEVARD
66’ EX. CURB-TO-CURB ROW
TWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET
Between Azusa Ave & Alameda Ave - 62’
Between Alameda Ave & Dalton Ave - 40’Between Alameda Ave & Dalton Ave - 40’
Between Soldano Ave & Pasadena Ave - 36’
Between Azusa Ave & Alameda Ave - 52’Between Azusa Ave & Alameda Ave - 52’
Between Soldano Ave & Pasadena Ave - 36’
A ZUSA AVENUE | 55’ CURB-TO-CURB ROW
Nor th of Train Tracks
Between Train Tracks & Foothill Blvd
South of Foothill Blvd
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
PROPOSED TWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREET
PROPOSED
Between Azusa Ave & Alameda Ave - 62’
Between Train Tracks & Foothill Blvd
South of Foothill Blvd
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
Figure 3-11: 9th Street Cross Sections
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
EXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
EXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
EXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
9TH ST IMPROVEMENT RECOMMENDATIONS
Landscape buffers and street trees provide separation from the
sidewalk for a walkable street within residential areas.
A. New Class II and Class III bicycle lanes
should be installed to conform with the
General Plan, see Bicycle Map, Figure
3-13.
B. Streetscape elements along 9th Street in
the Rosedale Specific Plan Area should
be continued into the Specific Plan
Area, including street trees, landscaped
parkways, sidewalk widths, lighting, and
street furnishings.
Note: Based on a preliminary review of planned bicycle facilities in
the General Plan, installation of designated bicycle lanes may be
constrained by the existing roadway configuration on 9th Street
and therefore may require cross-section modifications to allow for
bicycle lanes.
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
3-22 City of Azusa | TOD Specific Plan
May 2017
BOTANICAL NAME COMMON
NAME TYP. HEIGHT TYP. SPREAD TYPE COMMENTS
9TH STLagerstroemia indica ‘White Flower’Crape Myrtle 25 20 deciduous designated street tree, mildew resistant only
Robinia p. ‘Purple Robe’Purple Robe Locust 60 30 deciduous
designated street tree within the Rosedale Development
Table 3-4: 9th Street Tree Palette
9th Street Streetscape Palette
A. Streetscape improvements should
include bulbouts at the 9th Street and
San Gabriel Avenue intersection as
outlined in Section 3.2.3.
B. Crosswalks should be enhanced with
special paving treatment or striping.
C. Landscaping and street furnishings
should be provided along the street and
at bulbouts to enhance the pedestrian
zone.
D. Wayfinding signage directing vehicles
and pedestrians to the Azusa Downtown
Gold Line Station and the Downtown
should be provided.
E. A median should be incorporated
between Azusa Avenue and Alameda
Avenue.
F. Parkways and landscaped buffers should
be provided to enhance the streetscape
and reflect the character of the Gold Line
District and Transition District.
Street improvements should be installed in
conformance with Section 3.2, Section 3.6, and
Section 3.7 related to:
• Sidewalks and Landscaping
• Paseos
• Crossings
• Plazas and Public Spaces
• Streetscape Furnishings
• Gateways and Signage
Street trees installed along 9th Street shall be
selected from the list provided in Table 3-4.
Preferred trees are indicated in Bold type.
STREETSCAPE IMPROVEMENT RECOMMENDATIONS
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-23
May 2017
Foothill Boulevard Key Map
3.3.5 Foothill Boulevard
Foothill Boulevard is the principal east-west
arterial within the Specific Plan Area and is a
part of the historic Route 66. It is a four-lane
divided arterial with parallel on-street parking.
The speed limit on Foothill Boulevard within the
Specific Plan Area is 35 mph.
Streetscape improvements along Foothill
Boulevard include a variety of trash cans,
benches, and bus stops. A number of tree
species are located along Foothill Boulevard, with
additional tree varietals and landscaping located
within existing medians. Crosswalks with unique
pavings are located at the San Gabriel Avenue,
Azusa Avenue, Alameda Avenue, and Dalton
Avenue intersections.
The vision for Foothill Boulevard and Alosta
Avenue is to recapture the essence of its
historic Route 66 past and create a pedestrian-
friendly link between Azusa Pacific University,
Citrus College, and the Downtown. Special
development standards located in Chapter 2
Existing conditions on Foothill Boulevard at Azusa Avenue.Existing crosswalk on Foothill Boulevard at San Gabriel Avenue.
Goldline & BNSF Railway
8th St
AT & SF R
ail
w
a
y Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid AveOrange AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Soldano AvePasadena AveCerritosAveAl
o
s
t
a
A
v
e
5th St Citrus AveFoothill Blvd
AzusaPacificUniversity
CitrusCollege
THE PROMENADE
Foothill Vista Mobile Home Park
Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
Park Palm StAPUHousing
PublicLibrary
SeniorCenter
CitrusCrossing Citrus AveAlameda AveDalton AvePackingHouse
9th St
ToCanyonFromCanyon
&&&&McKeever AveCrescent Dr
5th St Azusa Veterans WyFoothill Blvd
AREAOF NOCHANGE
AtlantisGardens
Azusa PacificUniversity
RosedaleSpecific Plan Area
St Francis ofRome School
Veteran'sFreedomPark
CityHall
SlausonPark
LeeElementary
SlausonMiddleSchool
DaltonElementary
APU/CitrusCollege Station
Azusa DowntownStation
SOURCE AND REFERENCE DATABASE MAP FEATURES
TOD General Plan/Development Code Update and Specific Plan
Specific Plan Boundary
City Boundary
Parcel Boundary
Transit Site
CITY OF AZUSA
Æb
Specific Plan Area
0 490 980245Feet μ
Image from EIR Report - TAHA Inc. 03.22.13
Date: 5/4/2015
Notes and Sources: 1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept - 2010 3) Aerial photo of Target area from Google Earth - 04.2013
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
3-24 City of Azusa | TOD Specific Plan
May 2017
Figure 3-12: Foothill Boulevard Cross Sections
19’19’14’14’
8’8’25’25’
8’8’14’14’14’
Median
10’10’
8’8’14’14’14’
Median
10’10’
14’14’
Median
13’16’15’
ALAMEDA AVENUE
66’ CURB-TO-CURB ROW
EXISTING CONDITION
North of Train Tracks
South of Train Tracks
19’19’9’9’
8’8’20’20’
ALAMEDA AVENUE
66’ CURB-TO-CURB ROW
PROPOSED
North of Train Tracks
South of Train Tracks
FOOTHILL BOULEVARD
72’ - 78’ CURB-TO-CURB ROW
PROPOSED BIKE ROUTE
Between Alosta Ave & Angeleno Ave
FOOTHILL BOULEVARD
72’ - 78’ CURB-TO-CURB ROW
EXISTING CONDITION
Between Alosta Ave & Angeleno Ave
Between Alosta Ave & Citrus Ave- 72’\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure 1
AutoPedestrian Bicycle Landscaping
5’5’
5’5’
19’19’14’14’
8’8’25’25’
8’8’14’14’14’
Median
10’10’
8’8’14’14’14’
Median
10’10’
14’14’
Median
13’16’15’
ALAMEDA AVENUE
66’ CURB-TO-CURB ROW
EXISTING CONDITION
North of Train Tracks
South of Train Tracks
19’19’9’9’
8’8’20’20’
ALAMEDA AVENUE
66’ CURB-TO-CURB ROW
PROPOSED
North of Train Tracks
South of Train Tracks
FOOTHILL BOULEVARD
72’ - 78’ CURB-TO-CURB ROW
PROPOSED BIKE ROUTE
Between Alosta Ave & Angeleno Ave
FOOTHILL BOULEVARD
72’ - 78’ CURB-TO-CURB ROW
EXISTING CONDITION
Between Alosta Ave & Angeleno Ave
Between Alosta Ave & Citrus Ave- 72’\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure 1
Auto Pedestrian Bicycle Landscaping
5’5’
5’5’
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROW
TWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET
EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROW
TWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET
EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROW
TWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET
EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
EXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
EXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
EXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
8’
8’6’
12’
14’14’
14’
12’12’
12’12’
8’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’
8’8’11’12’11’5’5’3’3’8’12’12’12’
22’
8’8’
8’8’
23’23’
8’8’18’18’8’8’10’10’
12’12’
8’8’12’12’
8’8’10’10’
8’8’10’10’
22’9’12’12’22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
22’9’12’12’
8’8’5’+3’+3’5’10’10’10’
5’5’3’3’
SAN GABRIEL BOULEVARD66’ CURB-TO-CURB ROWEXISTING/NO BUILD
North of Train Tracks North of Train Tracks
Between Train Tracks & Foothill Between Train Tracks & Foothill
South of Foothill South of Foothill
SAN GABRIEL BOULEVARD66’ EX. CURB-TO-CURB ROWTWO-WAY (ROAD DIET) BUFFERED BIKE LANES
9th STREET EXISTING/NO BUILD
Between Azusa & Alameda - 62’
Between Alameda & Dalton - 40’Between Alameda & Dalton - 40’
Between Soldano & Pasadena - 36’
Between Azusa & Alameda - 52’Between Azusa & Alameda - 52’
Between Soldano & Pasadena - 36’
AZUSA AVENUE | 55’ CURB-TO-CURB ROW
EXISTING/NO BUILD
North of Train Tracks
Between Train Tracks & Foothill
South of Foothill
AZUSA AVENUE | 55’ CURB-TO-CURB ROWTWO-WAY FRONT-IN PARKING
North of Train Tracks
9TH STREETPROPOSED
Between Azusa & Alameda - 62’
Between Train Tracks & Foothill
South of Foothill
\\fpla1\data\Jobs\Active\2600s\2670_Azusa TOD\Graphics\AIExisting & Proposed Roadway Configurations
Figure X
Auto Pedestrian Bicycle LandscapingPainted Buffer
FOOTHILL BLVD IMPROVEMENT RECOMMENDATIONS
incentivize creative signage and whimsical public
art within expanded setbacks. Themed street
furnishings and improvements are described
within Section 3.6.3 to reinforce this overarching
vision.
A. Rename portions of Foothill Boulevard
and Alosta Avenue located within the
Specific Plan Area to Historic Route 66.
B. A new 10’ marked sharrow should be
installed to conform with the General Plan
designated bicycle route, see Bicycle Map,
Figure 3-13.
C. Public and private signage, thematic
street furnishings, and unique
architecture should be installed along the
corridor.
D. Public art should be incorporated into the
streetscape to celebrate the history of
Route 66.
Wide sidewalk on Foothill Boulevard, east of Alosta Avenue connect
Azusa Pacific and Citrus College.
Future conditions on Foothill Boulevard should integrate bicycle
lanes for multi-modal access.
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-25
May 2017
Foothill Boulevard Streetscape Palette
A. Install additional improvements including
bulbouts at numerous intersections
along Foothill Boulevard as identified in
Section 3.2.3.
B. Identify gaps within the street tree
canopy along Foothill Boulevard and
fill with appropriate street trees placed
within tree wells.
C. Incorporate additional landscaped
medians along Foothill Boulevard, where
appropriate.
D. Wayfinding signage should be provided
to direct vehicles and pedestrians to the
Azusa Downtown Gold Line Station and
the Downtown.
E. Streetlight poles should be equipped
with an additional hanging or
cantilevered fixture for colored banners
to capture the historic Route 66 theme,
or other events, and to add an aesthetic
element to the Specific Plan Area.
Street improvements should be installed in
conformance with Section 3.2, Section 3.6, and
Section 3.7 related to:
• Sidewalks and Landscaping
• Paseos
• Crossings
• Plazas and Public Spaces
• Streetscape Furnishings
Gateways and Signage Street trees installed
along Foothill Boulevard shall be selected
from the list provided in Table 3-5. Preferred
trees are indicated in Bold type.
BOTANICAL NAME COMMON NAME TYP.
HEIGHT TYP. SPREAD TYPE COMMENTS
FOOTHILL BLVDLagerstroemia indica Crape Myrtle 25 20 deciduous median tree,
Pyrus c. ‘Redspire’Redspire Pear 35 25 deciduous median tree
Brachychiton populneus Bottle Tree 50 40 evergreen
designated street tree between San Gabriel and Cerritos
Geijera parviflora Australian Willow 40 25 evergreen designated street tree
Zelkova serrata Sawleaf Zelkova 40 40 deciduous median tree
Table 3-5: Foothill Boulevard Tree Palette
STREETSCAPE IMPROVEMENT RECOMMENDATIONS
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
3-26 City of Azusa | TOD Specific Plan
May 2017
Medians
Landscaped medians are currently installed along
Foothill Boulevard between Angeleno Avenue
and Cerritos Avenue. New landscaped medians
should be installed along Foothill Boulevard
between Cerritos Avenue and Citrus Avenue,
where feasible. Medians shall be continuous and
restrict left turns from collector streets. Medians
should beautify the corridor and increase existing
level of service conditions for collector streets
that have been recommended for traffic signals.
Medians should be planted with attractive
landscaping supported by adequate drainage and
irrigation systems. Medians also control vehicle-
turning movements, increase traffic safety and
demarcate pedestrian crossings and walkways.
The landscape area provides a place for Specific
Plan Area-specific directional signage, Route 66
iconography (where appropriate), and gateway
monuments announcing key intersections while
at the same time introducing aesthetically
appealing color and greenery to the corridor.
Medians should use a variety of tree species
to prevent a “monoculture” of tree types and
landscape character throughout the corridor.
Plant species for the medians should consist
of drought tolerant shrubs and ground covers.
Stamped concrete or low-maintenance
succulents should be used in the narrow portion
of the medians at left turning pockets.
Landscaped medians assist in beautifying a street or corridor.
Drought tolerant landscaping reduces water use and overall
maintenance.
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-27
May 2017
3.4 BICYCLE ACCESS AND IMPROVEMENTS
Class I Bicycle Path
Class II Bicycle Path
Class III Bicycle Path
Within the Specific Plan Area, bicycle facilities are
not currently provided. While the City of Azusa
General Plan outlines planned bicycle facilities,
this Specific Plan places additional emphasis on
development of these bicycle facilities through
the incorporation of the following recommended
improvements:
Path/Trail (Class I)
A. Incorporate a bicycle path/trail near the
APU/Citrus Avenue Gold Line Station
along Azusa Veterans Way to connect
with Sierra Madre Avenue.
B. Create a neighborhood trail along 9th
Street west of Angeleno Avenue along
the inactive rail right-of-way between
Angeleno Avenue and McKeever
Avenue.
Lane (Class II)
A. Install bicycle lanes along San Gabriel
Avenue, Alameda Avenue, and
segments of 9th Street, Alosta Avenue,
Cerritos Avenue, and Citrus Avenue
within the Specific Plan Area.
Signed Route (Class III)
A. Introduce bicycle lanes on 5th Street,
Palm Street, Foothill Boulevard, Citrus
Avenue, Alosta Avenue, and segments
of 9th Street within the Specific Plan
Area.
BICYCLE IMPROVEMENT RECOMMENDATIONS
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
3-28 City of Azusa | TOD Specific Plan
May 2017
Figure 3-13: Bicycle Map
Æb
Æb
APU/Citrus CollegeStation9th St
Goldline & BNSF Railway
8th Ave
AT & SF R
ail
w
a
y Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid AveMcKeever Ave11th St 11th St
9th St
Crescent
D
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Orange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Dalton AveAlameda AveSoldano AvePasadena AveCerritosAveAl
o
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t
a
A
v
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5th St Citrus AveFoothill Blvd
LeeElementary
AzusaPacificUniversity
CitrusCollege
Azusa PacificUniversity
RosedaleSpecific Plan Area
SlausonPark
DaltonElem.
Veteran'sFreedomPark
AzusaDowntownStation
AzusaDowntownStation
THE PROMENADEAzusa Veterans WyFoothill Vista Mobile Home Park
CityHall
AzusaLight & Water
AT&T
Verizon
PostOffice
Lindley-ScottHouse
Target
St Francis of RomeSchool
Park
AtlantisGardens Palm StAPUHousing
PackingHouse
PublicLibrary
SeniorCenter
CitrusCrossing Citrus AveAPU/Citrus CollegeStation
Date: 5/8/2014
Base Map
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept.
SOURCE AND REFERENCE DATA
TOD General Plan/Development Code Update and Specific Plan
µ
CITY OF AZUSA
Specific Plan Boundary
City Boundary
0.25 Mile Radial From Station
Parcel Boundary
Transit Site Proposed Bike Routes
Proposed Bike Lanes
Æb
Signalized Intersection Improvements
Unsignalized Intersection Improvements Potential Bike/Ped Connection
Proposed Bicycle & Intersection Improvements
Figure 1
0 390 780195Feet
Potential Trail Opportunity
Azusa Ave: Two-Way w/
Front-in Angled Parking
Ped/Bike Access to
Ped/Bike Access to
Citrus College
San Gabriel Ave: Two-Way w/
Three Lanes & Bike Lanes
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-29
May 2017
Æb
Æb
APU/Citrus CollegeStation9th St
Goldline & BNSF Railway
8th Ave
AT & SF R
ail
w
a
yAlameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid AveMcKeever Ave11th St11th St
9th St
Crescent
D
r
Orange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Dalton AveAlameda AveSoldano AvePasadena AveCerritosAveAl
o
s
t
a
A
v
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5th St Citrus AveFoothill Blvd
LeeElementary
AzusaPacificUniversity
CitrusCollege
Azusa PacificUniversity
RosedaleSpecific Plan Area
SlausonPark
DaltonElem.
Veteran'sFreedomPark
AzusaDowntownStation
AzusaDowntownStation
THE PROMENADEAzusa Veterans WyFoothill Vista Mobile Home Park
CityHall
AzusaLight & Water
AT&T
Verizon
PostOffice
Lindley-ScottHouse
Target
St Francis of RomeSchool
Park
AtlantisGardens Palm StAPUHousing
PackingHouse
PublicLibrary
SeniorCenter
CitrusCrossing Citrus AveAPU/Citrus CollegeStation
Date: 5/8/2014
Base Map
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept.
SOURCE AND REFERENCE DATA
TOD General Plan/Development Code Update and Specific Plan
µ
CITY OF AZUSA
Specific Plan Boundary
City Boundary
0.25 Mile Radial From Station
Parcel Boundary
Transit SiteProposed Bike Routes
Proposed Bike Lanes
Æb
Signalized Intersection Improvements
Unsignalized Intersection ImprovementsPotential Bike/Ped Connection
Proposed Bicycle & Intersection Improvements
Figure 1
0 390 780195Feet
Potential Trail Opportunity
Azusa Ave: Two-Way w/
Front-in Angled Parking
Ped/Bike Access to
Ped/Bike Access to
Citrus College
San Gabriel Ave: Two-Way w/
Three Lanes & Bike Lanes
Æb
Æb
APU/Citrus CollegeStation9th St
Goldline & BNSF Railway
8th Ave
AT & SF R
ail
w
a
y Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid AveMcKeever Ave11th St 11th St
9th St
Crescent
D
r
Orange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Dalton AveAlameda AveSoldano AvePasadena AveCerritosAveAl
o
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A
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5th St Citrus AveFoothill Blvd
LeeElementary
AzusaPacificUniversity
CitrusCollege
Azusa PacificUniversity
RosedaleSpecific Plan Area
SlausonPark
DaltonElem.
Veteran'sFreedomPark
AzusaDowntownStation
AzusaDowntownStation
THE PROMENADEAzusa Veterans WyFoothill Vista Mobile Home Park
CityHall
AzusaLight & Water
AT&T
Verizon
PostOffice
Lindley-ScottHouse
Target
St Francis of RomeSchool
Park
AtlantisGardens Palm StAPUHousing
PackingHouse
PublicLibrary
SeniorCenter
CitrusCrossing Citrus AveAPU/Citrus CollegeStation
Date: 5/8/2014
Base Map
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept.
SOURCE AND REFERENCE DATA
TOD General Plan/Development Code Update and Specific Plan
µ
CITY OF AZUSA
Specific Plan Boundary
City Boundary
0.25 Mile Radial From Station
Parcel Boundary
Transit Site Proposed Bike Routes
Proposed Bike Lanes
Æb
Signalized Intersection Improvements
Unsignalized Intersection Improvements Potential Bike/Ped Connection
Proposed Bicycle & Intersection Improvements
Figure 1
0 390 780195Feet
Potential Trail Opportunity
Azusa Ave: Two-Way w/
Front-in Angled Parking
Ped/Bike Access to
Ped/Bike Access to
Citrus College
San Gabriel Ave: Two-Way w/
Three Lanes & Bike Lanes
Æb
Æb
APU/Citrus CollegeStation9th St
Goldline & BNSF Railway
8th Ave
AT & SF R
ail
w
a
yAlameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid AveMcKeever Ave11th St11th St
9th St
Crescent D
r
Orange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Dalton AveAlameda AveSoldano AvePasadena AveCerritosAveAl
o
s
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a
A
v
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5th St Citrus AveFoothill Blvd
LeeElementary
AzusaPacificUniversity
CitrusCollege
Azusa PacificUniversity
RosedaleSpecific Plan Area
SlausonPark
DaltonElem.
Veteran'sFreedomPark
AzusaDowntownStation
AzusaDowntownStation
THE PROMENADEAzusa Veterans WyFoothill Vista Mobile Home Park
CityHall
AzusaLight & Water
AT&T
Verizon
PostOffice
Lindley-ScottHouse
Target
St Francis of RomeSchool
Park
AtlantisGardens Palm StAPUHousing
PackingHouse
PublicLibrary
SeniorCenter
CitrusCrossing Citrus AveAPU/Citrus CollegeStation
Date: 5/8/2014
Base Map
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept.
SOURCE AND REFERENCE DATA
TOD General Plan/Development Code Update and Specific Plan
µ
CITY OF AZUSA
Specific Plan Boundary
City Boundary
0.25 Mile Radial From Station
Parcel Boundary
Transit SiteProposed Bike Routes
Proposed Bike Lanes
Æb
Signalized Intersection Improvements
Unsignalized Intersection ImprovementsPotential Bike/Ped Connection
Proposed Bicycle & Intersection Improvements
Figure 1
0 390 780195Feet
Potential Trail Opportunity
Azusa Ave: Two-Way w/
Front-in Angled Parking
Ped/Bike Access to
Ped/Bike Access to
Citrus College
San Gabriel Ave: Two-Way w/
Three Lanes & Bike Lanes
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
3-30 City of Azusa | TOD Specific Plan
May 2017
3.5 PUBLIC/PRIVATE TRANSIT
The Specific Plan Area is served by Foothill
Transit, Glendora Mini Bus, and the Azusa
Pacific University Trolley. Foothill Transit bus
routes are shown in Figure 3-14. Below is a
list of the bus and rail routes that currently
provide service to and around the Specific Plan
Area:
• Foothill Transit Line 185 - Line 185
connects Azusa, West Covina, and
Hacienda Heights via Irwindale. In
the Specific Plan Area, this line runs
along Foothill Boulevard ending at
San Gabriel Avenue.
• Foothill Transit Line 187 - Line 187
connects Montclair, Claremont,
Glendora, and Pasadena via Foothill
Boulevard.
• Foothill Transit Line 280 - Line 280
connects Azusa to Puente Hills via
Azusa Avenue.
• Foothill Transit Line 281 - Line 281
connects Glendora, West Covina, and
Puente Hills Mall via Citrus Avenue.
• Foothill Transit Line 494 - Line 494
connects San Dimas, Glendora,
Monrovia, and El Monte via Foothill
Boulevard.
• Glendora Mini Bus - This bus offers
curb-to-curb transportation services
upon reservation for senior citizens
and permanently disabled persons
of Glendora. The bus transfers riders
to the Lone Hill Shopping Center,
the Metrolink station in Covina, and
Citrus College.
• Azusa Pacific University Trolley - This
trolley service provides a connection
between the east and west Azusa
Pacific University campuses.
Two Gold Line Foothill Extension transit stops,
the Azusa Downtown Station and APU/Citrus
Avenue Station, will increase access to regional
transit from Azusa. The Gold Line will connect to
Pasadena, East Los Angeles, and Downtown Los
Angeles and allow for dedicated transit service
between these areas. Providing improved local
public and private transit services to these new
stations will ensure an appropriate level of
consistency and access for future transit riders.
The City should coordinate with Foothill Transit
to consider the following route modifications:
A. Bus routes should be modified to
improve connectivity from the new
transit stops with the surrounding
universities and community colleges.
For example, the routes of Foothill
Transit Lines 185, 187, and 280 should
be altered to directly serve the planned
Azusa Downtown Station and associated
parking structure.
B. Similarly, the route for Transit Line 281
should be modified along Citrus Avenue
to connect with the planned APU/Citrus
Avenue Station.
C. Foothill Transit Line 494 travels
along Foothill Boulevard connecting
Downtown Azusa, Citrus College, and
Azusa Pacific University; however, this
bus line only operates during peak hours
and has 30-minute headways. Foothill
Transit Line 187 also connects these
destinations along Foothill Boulevard.
PUBLIC TRANSIT RECOMMENDATIONS
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-31
May 2017
Foothill Transit stop on Azusa Avenue north of the railroad tracks.
The City should coordinate with APU to
consider the following route modifications:
A. Expand the existing trolley service to
Downtown and the new transit stations.
A circulator would likely provide greater
service frequency than existing bus lines
or the Gold Line, but would also require
additional funding and resources for
operations and coordination between
participating local entities.
Figure 3-14: Public Transit Map
Æb
Æb
9th St
Goldline & BNSF Railway
8th Ave
AT & SF R
ail
w
a
y Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid AveMcKeever Ave11th St 11th St
9th St
Crescent D
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Orange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Dalton AveAlameda AveSoldano AvePasadena AveCerritosAveAl
o
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a
A
v
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5th St Citrus AveFoothill Blvd
LeeElementary
AzusaPacificUniversity
CitrusCollege
Azusa PacificUniversity
RosedaleSpecific Plan Area
SlausonMiddleSchool
SlausonPark
DaltonElem.
Veteran'sFreedomPark
THE PROMENADEAzusa Veterans WyFoothill Vista Mobile Home Park
CityHall
Azusa Light & Water
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
St Francis of RomeSchool
Park
AtlantisGardens Palm StAPUHousing
PackingHouse
PublicLibrary
SeniorCenter
CitrusCrossing Citrus Ave¯°±²¯°³´¯°±²¯°³´¯°±²¯°±²¯°³´¯°³´¯°³´AzusaDowntownStation
AzusaDowntownStation
APU/Citrus CollegeStationAPU/Citrus CollegeStation
Date: 5/8/2014
Base Map
Notes and Sources: 1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept.
SOURCE AND REFERENCE DATA
TOD General Plan/Development Code Update and Specific Plan
µ
CITY OF AZUSA
Specific Plan Boundary
City Boundary
0.25 Mile Radial From Station
Parcel Boundary
Transit Site
Æ
b
Foothill Transit 185
Foothill Transit 187
Foothill Transit 280
Foothill Transit 281
Foothill Transit 494 Existing Transit
Figure 1
Route Recommendations
to be Considered
0 390 780195Feet
Æb
Æb
9th St
Goldline & BNSF Railway
8th Ave
AT & SF R
ail
w
a
y Alameda AveDalton AveSoldano AvePasadena Ave10th St
Foothill Blvd Foothill BlvdAzusa AveSan Gabriel Ave10th St
Angeleno AveSunset AveOrange AveEnid AveMcKeever Ave11th St 11th St
9th St
Crescent
D
r
Orange AveLemon AveSunset AveAngeleno Ave6th St
San Gabriel AveAzusa Ave6th St
Dalton AveAlameda AveSoldano AvePasadena AveCerritosAveAl
o
s
t
a
A
v
e
5th St Citrus AveFoothill Blvd
LeeElementary
AzusaPacificUniversity
CitrusCollege
Azusa PacificUniversity
RosedaleSpecific Plan Area
SlausonMiddleSchool
SlausonPark
DaltonElem.
Veteran'sFreedomPark
Alameda AveStation
Citrus AveStation
THE PROMENADEAzusa Veterans WyFoothill Vista Mobile Home Park
CityHall
Azusa Light & Water
AT&T
Verizon
Post Office
Lindley-ScottHouse
Target
St Francis of RomeSchool
Park
AtlantisGardens Palm StAPUHousing
PackingHouse
PublicLibrary
SeniorCenter
CitrusCrossing Citrus Ave¯°±²¯°³´¯°±²¯°³´¯°±²¯°±²¯°³´¯°³´¯°³´Date: 5/8/2014
Base Map
Notes and Sources:
1) Base data from the City of Azusa GIS Dept.
2) Aerial photo from the City of Azusa GIS Dept.
SOURCE AND REFERENCE DATA
TOD General Plan/Development Code Update and Specific Plan
µ
CITY OF AZUSA
Specific Plan Boundary
City Boundary
0.25 Mile Radial From Station
Parcel Boundary
Transit Site
Æ
b
Foothill Transit 185
Foothill Transit 187
Foothill Transit 280
Foothill Transit 281
Foothill Transit 494 Existing Transit
Figure 1
Dashed Lines Represent
Routes Prior to Construction
Rerouting
0 390 780195Feet
PRIVATE TRANSIT RECOMMENDATIONS
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
3-32 City of Azusa | TOD Specific Plan
May 2017
Streetscape furnishings are elements that tie
together the landscaping, sidewalk treatments,
and character of an individual area while
collectively creating a pleasant environment for
pedestrians. The Specific Plan Area as well as
three individual areas have been identified for
varying degrees of streetscape improvements.
Individual areas for improvements include the
Downtown, Route 66, and APU/Citrus Avenue
Station and College Connection areas (see Figure
3-1). When street furnishing improvements are
combined with an appealing palette of street
trees and landscaping, the desired result will be
a unified Specific Plan Area with individual and
identifiable themed areas that accentuate the
character of the individual districts.
3.6.1 Specific Plan Area Improvements
The following streetscape elements have been
identified for incorporation throughout the
Specific Plan Area.
Bus Shelters
The Specific Plan Area has a variety of bus shelter
designs, both old and new. Many bus shelters
have red tile roofs and are painted to match a
variety of street furnishings, while others exhibit
more modern designs. Any new and existing bus
stops should be upgraded with a consistent style
throughout the Specific Plan Area.
Manufacturer/Model - Match existing City
standard.
Public Art
The display of public art is another way to help
create a dynamic street scene and unique sense
of place. Public facilities should integrate public
art into building design, site design, and public
gathering spaces. Any public art installations are
3.6 STREETSCAPE FURNISHINGS
subject to Chapter 88.39 - Art in Public Places
Program of the Azusa Development Code.
Additional Site Furnishings
Additional site furnishings such as newspaper
racks and drinking fountains aid in creating an
appealing environment and pleasant experience
for pedestrians.
Existing bus shelter within the Specific Plan Area.
STREETSCAPE FURNISHINGS GUIDELINES
All streetscape furnishing improvements
should be selected with durability, cost, and
vandal proofing in mind. These improvements
should be implemented as a cooperative effort
between the City and private development
within the Specific Plan Area.
A. Newspaper racks should be consolidated
in activity centers and placed within multi-
rack displays that are complementary to
other street furnishings.
B. Drinking fountains should be located in
public gathering areas.
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-33
May 2017
New benches and trash can receptacles enhance the existing street
furnishings palette.
Tree grates expand the usable sidewalk space while beautifying the
street environment.
3.6.2 Downtown Streetscape Improvements
The furnishings described below should be
provided within the public right-of-way along
Azusa Avenue, San Gabriel Avenue, Alameda
Avenue, Dalton Avenue, and 9th Street within
the Downtown area of the Specific Plan. All
street furnishings, utility boxes, poles, etc.
located along these streets should be painted
“blurple” to reinforce the Downtown identity.
Benches and Trash Receptacles
Benches provide areas for resting or
socializing and trash receptacles contribute
to the maintenance and beautification of the
Downtown area. Benches should be placed every
100 feet to 300 feet apart to provide convenient
and attractive resting places along the street.
Benches will be clustered with trash receptacles
and other key furnishing elements.
Manufacturer/Model - Match existing City
standard.
Tree Grates
In order to expand the area of usable space
within the pedestrian realm and create a distinct
sense of place, tree grates should be used around
street trees. Some of the existing trees within the
Downtown area have outgrown their concrete tree
grates, which become displaced as the tree grows.
New tree grates should be cast iron and should be
safe for pedestrian use as a walking surface. Cast
iron tree grates should have break-outs to allow
trees to grow without damaging the tree grate
themselves. Tree grates may include light openings
for uplighting.
Manufacturer - Iron Age Designs
Model - Oblio tree grate 4’ sq.
Lighting
Lighting elements unify the Downtown and provide
higher light levels to promote a safer environment
while enhancing the overall pedestrian experience
in the area. There are two types of lighting
needed for the Downtown area: street lighting
and pedestrian lighting. Bollards should be
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
3-34 City of Azusa | TOD Specific Plan
May 2017
used to define public plazas and walkways to
delineate pedestrian zones from vehicle traffic
at intersections, and to create a refuge for
pedestrians near alleys.
Pedestrian Lighting
Manufacturer/Model - Match existing Light &
Water Department standard.
Bollards
Manufacturer/Model - Match existing City
standard.
Bike Racks
Bicycle parking is an important element in the
promotion of alternative forms of travel in the
planning area. Bicycle racks should be located
near transit stops and popular destinations
within the Downtown area. A standard for
bicycle rack placement should be developed by
the Public Works Department to establish safe
clearance from curb lines, street trees, street
furnishings and building storefronts.
Existing pedestrian lighting along Azusa Avenue.Convenient bicycle racks promote and encourage bicycle use.
Enclosed bicycle parking facilities should be
used in areas where bicycles may need to be
stored for longer periods of time. Bike lockers
should be incorporated in mixed-used residential
developments and at the two Gold Line transit
stations.
Manufacturer/Model - Match existing City
standard.
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-35
May 2017
3.6.3 Route 66 Streetscape Improvements
Historically, Route 66 was predominantly
automobile-dominated, lined with bright neon
signs of businesses enticing motorists to stop
and enjoy themselves along their journey into
Downtown Azusa. New improvements to the
Route 66 corridor within the Specific Plan Area
can help link the visual character of the corridor
with its past, providing a theme and element
of nostalgia for Foothill Boulevard and Alosta
Avenue (see Figure 3-1). Both streets should
remain characteristic of the Route 66 highway
culture. The use of Route 66 iconography, cast
concrete, and steel will create a distinct sense
of place and character for this portion of the
Specific Plan Area, specifically the Foothill
Commercial Centers.
An example of a Route 66 thermoplastic logo.
An example of Route 66 themed public art.
A. New benches and trash receptacles along
Foothill Boulevard and Alosta Avenue
should incorporate Route 66 themed
character or iconography to complement
other streetscape improvements.
B. All new bicycle parking along Foothill
Boulevard should integrate racks that
portray a resemblance to Route 66 history
and/or themes.
C. To further unify the Specific Plan Area, a
Route 66 sign should be placed directly
in the middle of lanes at all major
intersections on Foothill Boulevard
and Alosta Avenue. An example of the
thermoplastic logo is shown to the left.
D. Route 66 iconography that reflects the
highway culture of historic Route 66
should be integrated as public art located
in plazas, courtyards, and at major
intersections. Where feasible, private
developers should integrate Route 66
themes into project developments to
increase a unified theme throughout the
corridor and create a sense of identity.
ROUTE 66 RECOMMENDATIONS
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
3-36 City of Azusa | TOD Specific Plan
May 2017
Route 66 themed bicycle rack.
Route 66 themed bench.
Route 66 themed trash and recycle bins.Route 66 themed pedestrian light.
ROUTE 66 THEMED STREET FURNISHING EXAMPLES
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-37
May 2017
3.6.4 APU/Citrus Avenue Station and College
Connection Streetscape Improvements
With large student populations, the location of
both Azusa University and Citrus College within
and adjacent to the Specific Plan Area demands
special attention to ensure safe, convenient,
and ease of access to Downtown and the
nearby APU/Citrus Avenue Station. Streetscape
improvements below are focused on improving
the connectivity between both colleges along
Foothill Boulevard east of Alosta Avenue and
along Citrus Avenue north to the APU/Citrus
Avenue Station (see Figure 3-1).
Streetscape improvements can improve connectivity along the
heavily traversed Foothill Boulevard section between APU and
Citrus College.
The location of the new APU/Citrus Avenue Station at the north end
of Citrus Avenue.
A. New benches and trash receptacles along
Foothill Boulevard, east of Alosta Avenue,
and along Citrus Avenue should portray
a resemblance to the Azusa Pacific
University benches and trash receptacles.
B. Any new bicycle parking along Foothill
Boulevard, east of Alosta Avenue, and
along Citrus Avenue shall integrate racks
that portray a resemblance to the Azusa
Pacific University bicycle racks. Installation
of bicycle racks should be coordinated
with Azusa Pacific University and Citrus
College.
C. New pedestrian lighting should be
incorporated along Foothill Boulevard,
east of Alosta Avenue, and along Citrus
Avenue to facilitate safe access in
between Azusa Pacific Universities two
campus, Citrus College, and the APU/
Citrus Avenue Station. Installation of
pedestrian lighting should be coordinated
with Azusa Pacific University and Citrus
College in order to ensure consistency in
design and theme.
COLLEGE AREA RECOMMENDATIONS
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
3-38 City of Azusa | TOD Specific Plan
May 2017
COLLEGE CONNECTION THEMED STREET FURNISHING EXAMPLES
Bicycle rack resembling APU design and theme.
Trash can resembling APU design and theme.
Benches resembling APU design and theme.
Pedestrian-friendly lighting.
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-39
May 2017
3.7 GATEWAYS AND SIGNAGE
Gateway treatments and signage will help create
an identity for the Downtown and Route 66
corridor and announce this area as a special,
unique place within the City.
Gateways to Downtown
Specific Plan or Route 66 Theme
To create a unique identity and establish unity
throughout the Specific Plan Area, a logo or
themed sign program should be developed;
the chosen sign or logo should be repeated
throughout the Specific Plan Area. One
opportunity may be to express the unique
heritage of the area through the use of the
traditional Route 66 logo and iconography.
A. Develop a Specific Plan Area logo
or themed sign program that is
representative of and associated with
Azusa.
B. A Route 66 logo should be utilized along
Foothill Boulevard and Alosta Avenue to
uniquely distinguish this area within the
Specific Plan.
C. Incorporate the existing City logo into the
Downtown area.
Gateways and Entry Treatments
Gateways are intended to identify primary
entrances into the City of Azusa. The primary
entries into the Specific Plan Area are on Foothill
Boulevard, Azusa Avenue, Citrus Avenue, and
Alosta Avenue. To emphasize entry into the City
and Specific Plan Area, the following policies
apply:
A. A specific design theme and sign
program should be created and will
include a logo, gateways and entry
treatments, directional signs (vehicular
and pedestrian-oriented), directional
and identification signs for parking, and
banners.
B. Signs should be colorful, lit for increased
visibility, landscaped, and placed
permanently at the back of the sidewalk
or within raised medians.
C. Gateway locations should have a unique
and easily identifiable appearance with
specific landscaping, lighting, and/or
special signage.
D. Monuments or signs should have the city
logo and a greeting that is unique to the
City.
ENTRY RECOMMENDATIONS
SPECIFIC PLAN RECOMMENDATIONS
Monument signs should be strategically placed to identify entry into
Azusa and/or the Specific Plan Area.
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
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May 2017
Four gateways have been identified within the
Specific Plan Area: one at the 9th Street and
San Gabriel intersection, one at the Foothill
Boulevard and Angeleno Avenue intersection,
one at Foothill Boulevard and Dalton Avenue
intersection, and a primary gateway at
the Foothill Boulevard and Azusa Avenue
intersection. Each of these entries should include
one or more of the following recommended
improvements.
A. The new Specific Plan or existing City logo.
B. Low-rise monument signs surrounded by
groundcover, shrubs, and trees, consisting
of precast concrete signs with embossed
letters and natural river rock pilasters with
concrete caps.
C. Enriched, textured and/or interlocking
paving at intersections.
D. Sensitive lighting treatment.
Wayfinding
Directional Signs
A common directional sign design shall be
developed to contain directional arrows and
labeling to denote key points of interest and
public information, such as parking facilities and
transit locations. Directional signs should be
smaller than the City gateways but constructed
of similar materials.
A. Directional signs should be located at key
locations around the Downtown periphery.
B. Signs should be well lit, landscaped, and
prominently placed to increase visibility for
motorists.
C. Signs should be placed permanently at
the back of the sidewalk or within raised
medians.
D. Signs should be well proportioned and
accented with landscaping. The sign
scale should be in proportion to adjacent
buildings and landscaped areas. Plantings
at maturity should not obscure safe
vehicular sight lines.
E. Signs should incorporate complementary
colors, materials, and lettering fonts.
GATEWAY RECOMMENDATIONS DIRECTIONAL SIGN GUIDELINES
Unique, city-specific directional signage assists visitors with locating
City landmarks.
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS 3
City of Azusa | TOD Specific Plan 3-41
May 2017
Downtown Identity
Banners
Banners are an immediate and inexpensive way
to promote the overriding Route 66 theme or
the individuality of the Downtown. This type of
beautification effort can enhance the aesthetic
environment, unify the appearance of the
streetscape and introduce color and a sense
of excitement to an area. Banners can provide
an opportunity to communicate and promote
annual cultural and civic events and provide an
alternative to typical seasonal holiday displays.
The placement of banners on pedestrian
lighting poles shall be expanded beyond Azusa
Avenue throughout the rest of the Downtown,
Downtown Expansion, Gold Line, and Civic
Districts. In addition, banners should be guided
by the following guidelines:
A. Signs should be safe, neat, and
compatible with the area.
B. Lettering should be clear, precise, and
simple, with minimal graphics to avoid
distracting motorists and creating traffic
hazards.
C. When appropriate, the City or Route 66
logo should be an integral part of the sign
design to reinforce the unique character
of the area.
Directional Kiosks
Directional kiosks are often located adjacent to
and in conjunction with transit stations or within
downtown areas to inform and guide people
to their intended destinations. With the arrival
of the Gold Line to Azusa, it is anticipated that
people unfamiliar with the layout of the Specific Banners provide special event, honorary, or seasonal events to
residents and visitors.
Plan Area will be assisted by the incorporation
of directional kiosks, whether to the Azusa
Downtown Gold Line Station or nearby parking
areas. Directional kiosks should have the
following guidelines:
A. A unique directional kiosk should be
developed to complement the overall sign
program and streetscape theme.
B. Once developed, directional kiosks should
be the same size, shape, and color palette.
C. Specific Plan Area maps, city events
information, and local business advertising
space should be incorporated within the
design of the kiosks.
BANNER GUIDELINES
KIOSK GUIDELINES
MOBILITY, COMPLETE STREETS, AND STREETSCAPE IMPROVEMENTS3
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May 2017
THIS PAGE LEFT BLANK
SECTION 4
INFRASTRUCTURE AND PUBLIC FACILITIES
4 Essential Infrastructure Requirements for Future Development
INFRASTRUCTURE AND PUBLIC UTILITIES 4
SECTION 4 CONTENTS
4.1 INTRODUCTION ...................................................................4-1
4.2 POTABLE WATER ..................................................................4-1
4.2.1 Existing Potable Water Conditions ........................................4-1
4.2.2 Proposed Potable Water System Improvements ................4-1
4.3 SANITARY SEWER ................................................................4-1
4.3.1 Existing Sanitary Sewer Conditions ........................................4-1
4.3.2 Proposed Sanitary Sewer System Improvements ................4-2
4.4 STORM DRAINAGE ..............................................................4-2
4.4.1 Existing Storm Drainage Conditions ......................................4-2
4.4.2 Proposed Storm Drainage System Improvements ..............4-2
4.5 DRY UTILITIES .......................................................................4-3
4.5.1 Telecommunications ..............................................................4-3
4.5.2 Cable Service .........................................................................4-3
4.5.3 Electricity Service ....................................................................4-3
4.5.4 Natural Gas .............................................................................4-3
4.6 COMMUNITY SERVICES ......................................................4-3
4.6.1 Police Protection and Emergency Services ........................4-3
4.6.2 Fire Protection ........................................................................4-4
4.6.3 Schools ....................................................................................4-5
4.6.4 Libraries ...................................................................................4-5
4.6.5 Parks and Recreation ............................................................4-5
4.6.6 Solid Waste .............................................................................4-6SUBSECTIONS
INFRASTRUCTURE AND PUBLIC UTILITIES 4
City of Azusa | TOD Specific Plan 4-1
May 2017
4.1 INTRODUCTION
Infrastructure and public facilities are essential to the success of the Azusa TOD Specific Plan. They convey
water, wastewater, storm drainage, and dry utilities which support the Specific Plan’s objectives and guiding
principles. This section describes existing and proposed infrastructure and public facilities which support the
Specific Plan Area.
4.2 POTABLE WATER
4.2.1 Existing Potable Water Conditions
Potable Water is provided by Azusa Light and Water, which utilizes a combination of groundwater from the
Main San Gabriel Basin and surface water from the San Gabriel River and imported water purchased from
Metropolitan Water District (MWD). ALW is the largest municipally owned water utility in the San Gabriel
Valley, and serves approximately 110,000 residents, with an expected annual population growth of one
percent. ALW’s service area encompasses about 8,900 acres in the San Gabriel Valley and provides service
to the entire City of Azusa and portions of the cities of Glendora, Covina, West Covina, Irwindale, and
unincorporated Los Angeles County.
The City is currently updating its Water Master Plan. The Specific Plan Area is almost entirely located within
Pressure Zone 715 which has water pressures ranging from 34 psi to 47 psi. Several streets within the Plan Area
have mains less than 8 inches in diameter and proposed development will be required to upsize the mains to 8
inches along their frontage. Proposed developments are required to analyze their project to ensure adequate
fire flows.
4.2.2 Proposed Potable Water System Improvements
The proposed Specific Plan land uses will increase water demand by 1% over existing conditions and do not
require any system wide improvements. Potable water improvements will be required on a project-by-project
basis. As part of the development process, projects are required to analyze water demands and impacts on
the existing system and submit proposed improvements to Azusa Light and Water for review and approval.
Identified capacity improvements will be conditioned as part of the development approval process. Projects
will be required to pay connection fees to offset their impacts.
4.3 SANITARY SEWER
4.3.1 Existing Sanitary Sewer Conditions
The City of Azusa provides sewer service within the Specific Plan Area. Sanitary sewer is collected in the City’s
collection system which conveys flows to mains owned by Los Angeles County Sanitation District (LACSD).
Sewer is treated at LACSD’s San Jose Creek Water Reclamation Plant located adjacent to the City of Industry.
The existing sewer lines include a gravity collection system comprised of approximately 80 miles of trunk sewer
lines and 1,647 four foot manholes. Wastewater collected in the City’s trunk sewer lines flows south to the Los
Angeles County Sanitation District’s San Jose Creek Water Reclamation Plant (SJCWRP).
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4-2 City of Azusa | TOD Specific Plan
May 2017
The City’s Sewer System Master Plan was prepared by Lee & Ro, Inc. in 2010. The Master Plan has not
identified any hydraulic deficiencies within the Specific Plan Area. The City’s Capital Improvement Program has
identified several existing pipes within the Specific Plan Area to be rehabilitated with Cured In-Place Pipe (CIPP)
reconstruction.
4.3.2 Proposed Sanitary Sewer System Improvements
The proposed Specific Plan land uses will increase sewer loading by less than 1% over existing conditions. No
system wide improvements have been identified. As part of the development process projects will be required
to pay sewer connection fees to offset their impacts for both conveyance and treatment.
4.4 STORM DRAINAGE
4.4.1 Existing Storm Drainage Conditions
The Flood Control Division (Division) of Los Angeles County Department of Public Works (LACDPW) is
responsible for operating and maintaining major flood control facilities located throughout the County. The
facilities include approximately 15 major dams, 450 miles of open channels, 2,500 miles of underground
storm drains, 70,000 miles of street drains, 280 sediment entrapment basins, 218 concrete stream bed
stabilization structures, 33 pumping plants, and other support facilities located throughout the County. The
Division only maintains those flood control facilities that are part of the County-maintained flood control
system and provides no review, management, or on-going maintenance of private facilities. The City of Azusa
Department of Public Works maintains and operates a limited number of drainage facilities within the City.
The existing storm drain and flood control systems contain most of the storm runoff within the system. The
National Pollutant Discharge Elimination System (NPDES), regulated by the USEPA, is the primary regulation
for storm water pollutant sources in the County and the cities within the County. The Standard Urban Storm
Water Mitigation Plan (SUSMP) was developed as part of the municipal storm water program to address storm
water pollution from new development and redevelopment by the private sector. The SUSMP contains a list of
minimum required Best Management Practices that must be used for a designated project.
4.4.2 Proposed Storm Drainage System Improvements
The proposed Specific Plan land uses do not require any storm drainage improvements within the Plan Area.
Each proposed project will be required to submit a Hydrology/Hydraulic Report, Storm Water Pollution
Prevention Plan (SWPPP), and Standard Urban Stormwater Management Plan (SUSMP), if applicable, and
provide appropriate on-site mitigation measures. The SUSMP must comply with the Los Angeles Regional
Water Quality Control Board requirements which include identifying receiving water, potential pollutants,
describing site characteristics, minimizing impervious area, maximizing impervious area, and retaining and
infiltrating runoff where applicable.
Proposed development will be required to comply with the Regional Water Quality Control Board MS4 Permit
including mitigating storm water runoff to pre-development rates and providing acceptable water quality
treatment.
INFRASTRUCTURE AND PUBLIC UTILITIES 4
City of Azusa | TOD Specific Plan 4-3
May 2017
4.5 DRY UTILITIES
All Dry Utilities within the Specific Plan Area shall be consistent with the development standards of Chapter
88.46 - Telecommunications Facilities of the Development Code.
4.5.1 Telecommunications
Verizon provides telecommunications in the Specific Plan Area. The existing system is anticipated to meet the
demands of the proposed land uses.
4.5.2 Cable Service
Charter Communications provides cable television in the Specific Plan Area. The existing system is anticipated
to meet the demands of the proposed land uses.
4.5.3 Electricity Service
Azusa Light and Water provides electric service in the Specific Plan Area. The existing transmission and
distribution system is anticipated to meet the demands of the proposed land uses.
The City has an Undergrounding Policy (reference) and all new electric services are required to be
underground. Additionally, projects are reviewed to determine if existing overhead lines adjacent to the
project must be underground as a condition of development.
4.5.4 Natural Gas
The Southern California Gas Company provides natural gas service to the Project Area. SoCal Gas has
confirmed that there are facilities in the area and service would be provided in accordance with SoCal Gas’
policies and extension rules on file with the California Public Utilities Commission at the time contractual
arrangements are made (project-by-project basis).
4.6 COMMUNITY SERVICES
4.6.1 Police Protection and Emergency Services
The Azusa Police Department (Department) is responsible for providing general law enforcement to the City
and enforcing the local, state, and federal laws. The Department is comprised of 63 sworn police officers.
Officers’ duties can include street patrol, traffic enforcement, and responding to emergency calls. The
Department operates one station, located at 725 North Alameda Avenue, within the Project Area, and does
not have plans for new facilities or expansion of the existing station.
The station can accommodate a total of 146 sworn and non-sworn police officers and related equipment,
and could accommodate a projected citywide buildout population of approximately 63,500 residents. The
Department’s target officer to population ratio is 1.27 sworn officers for each 1,000 residents. Based on the
City’s 2014 population of 48,385 residents, the officer to resident ratio is 1:768, well within the targeted
ratio. The Department does not currently maintain target response times for response calls; however, the
Department currently has response times of 3.03 and 4.5 minutes for priority one and non-priority one calls,
respectively. The Department’s goal is to keep response times to less than five minutes.
INFRASTRUCTURE AND PUBLIC UTILITIES4
4-4 City of Azusa | TOD Specific Plan
May 2017
The City has an Emergency Operations Center (EOC), and the EOC emergency management group organizes
the City’s approach to emergency management into four phases: 1) mitigation, 2) planning and analysis, 3)
response, and 4) recovery. The EOC is made up of City employees, with the Chief of Police and Captain of the
Fire Department at the helm. The City partners with county, state and federal organizations to respond to
emergency events, as well as having mutual aid agreements with other agencies also located in Los Angeles
County’s Disaster Management Area D. In January of 2014, the Colby Fire was an unplanned emergency event
that activated the EOC, and cost the City almost $7 million dollars in damages. Memorial Park was set up as an
evacuation center in anticipation for voluntary and mandatory evacuations. Heavy spring rains, associated with
land and mud slides, also required EOC activation in 2014.
Potential development allowed under the Project would result in additional, but less-than-significant,
demands on existing police and emergency services, as disclosed in the EIR, for both short-term construction
activities of proposed projects in the Project Area and the long-term services that would be provided to
future development. To further reduce impacts, the EIR requires that development projects incorporate safety
measures (e.g., alarm systems, security lighting, other on-site security measures, and crime prevention through
environmental design policies), subject to the review and approval of the Planning and Police Departments.
The Department reviews all development plans to ensure that police and emergency services are adequate to
serve the project.
4.6.2 Fire Protection
Fire protection services are provided to the City by the Los Angeles County Fire Department (LACFD) and
include fire, rescue, and hazardous materials prevention and emergency services. The LACFD uses national
guidelines for response time targets, which consist of five minutes for the first arriving unit for fires and basic
life support, and eight minutes for advanced life support (paramedic) in urban areas.
In 2013 the LACFD’s average emergency response time for the City was four minutes and 52 seconds. LACFD
Fire Stations 32 and 97 currently serve the Project Area. Fire Station 32 is located in the Project Area at 605
North Angeleno Avenue. Fire Station 32 would be the first responders to emergency calls. Fire Station 97 is
located at 18453 East Sierra Madre Avenue, approximately 2.6 miles north of the Project Area, and would also
respond to calls as needed.
Potential development allowed under the Project would result in additional, but less-than-significant, demands
on existing fire protection services, as disclosed in the EIR. Development projects are required to comply
with all City and LACFD codes and regulations regarding access requirements for commercial and residential
areas and design standards for fire prevention (e.g., emergency plans and evacuation routes), including the
payment of development fees to offset impacts on fire protection services. To further reduce impacts, the
EIR requires that development projects incorporate fire protection improvements in their designs, including
access requirements and modernization of any existing equipment and/or systems. Further, LACFD reviews all
development plans to ensure that fire and emergency/medical services are adequate to serve the project.
INFRASTRUCTURE AND PUBLIC UTILITIES 4
City of Azusa | TOD Specific Plan 4-5
May 2017
4.6.3 Schools
Azusa Unified School District (District) provides elementary, middle, and high school education services to
City residents. The District includes 11 elementary schools (including Alice Ellington School which will be
a Kindergarten thru 8th grade school as of the 2015-16 school year), three middle schools, and three high
schools. Enrollment in the District in the 2014-15 school year is 4,554 students in elementary school, 2,163 in
middle school, and 2,942 in high school for a total enrollment of 9,659.
4.6.4 Libraries
The City operates the Azusa Public Library (Library) located at 729 North Dalton Avenue, located within the
Project Area. The 18,500 square foot facility was built in 1959 and has not been expanded. Expansion and
remodeling plans are in preliminary stages but necessary funding sources have not been established. The
Library maintains 104,829 resources including books, periodicals, and audio resources in English and Spanish.
Currently the Library does not maintain a service level ratio based on the number of resources to residents,
however based on the 2014 population of 48,385 residents the City currently maintains a ratio of 2.16
resources per resident, which is slightly under the State median of 2.26 resources per resident. The Library
maintains 16 public desktop computers and 15 lap tops. Due to budget constraints the Library staff is
understaffed, comprised of 7 full-time and 17 part-time staff members.
The Library offers a variety of services including English as a Second Language (ESL) instruction, a grant funded
adult literacy program, computer classes and computer and Wi-Fi access, passport and notary services,
children programs, tutoring, and summer reading programs.
The Library’s bookmobile has been in operation for over five years and provides service to City residents that
do not live near the Library. In addition, the bookmobile visits four schools in the City every week. Residents
are able to check out and return books at bookmobile events. From 2013 to 2014 the bookmobile hosted over
6,000 events at schools, parks, and community events.
Potential development allowed under the Project would result in additional, but less-than-significant, demands
on existing Library services, as disclosed in the EIR. The majority of the Library’s budget is derived from the
City’s General Fund and tax revenue. New businesses and residents associated with future development
within the Project Area would increase City revenue and contribute to the City’s General Fund, and the Library.
Further, individual projects would be required to evaluate impacts to the Library on a case-by-case basis during
the development review process.
4.6.5 Parks and Recreation
The City’s Parks and Facilities Division is responsible for maintenance of 52 acres of park and a 13-man, seven-
day-a-week operation. The City has approximately 12,000 parkway, median islands and City park trees. These
trees have been placed on a five-year trim cycle. There are 16 parks located throughout the City, ranging in size
from as small as Edwards Park at 0.20 acres and as large as Northside Park at 15.09 acres.
INFRASTRUCTURE AND PUBLIC UTILITIES4
4-6 City of Azusa | TOD Specific Plan
May 2017
The parks range in amenities and types with features such as walking paths, bike trails, playground equipment,
barbecues and picnic tables, restrooms, park benches, play fields, ball courts, a skate park, Frisbee course,
Fitness Par Course, and aquatics facilities. Some park facilities are available for rentals for special events, such
as the Memorial Park North Recreation Center, and Gladstone, Northside, Pioneer, Slauson, Veterans Freedom,
and Zacatecas Parks. In 2011, the City opened the Memorial Park Community Garden where plots are available
for rent.
Veterans Freedom Park is the only City park located within the Project Area. Northside Park is about 0.25 miles
northwest of the Project Area Memorial and Slauson Parks are located just south of the Project Area. Memorial
Park is located just south of Slauson Middle School and Slauson Park is located northeast of the intersection of
Pasadena Avenue and 5th Street.
4.6.6 Solid Waste
Athens Disposal Company (ADC) provides solid waste disposal services for the City. Solid waste is collected by
ADC and taken to the City of Industry materials recovery facility (MRF) where it is sorted. Paper, glass, plastics,
and metals are recovered and recycled at the MRF, and the remaining solid waste is hauled to one of several
solid waste sites serving the City.
In 2013, the City disposed of approximately 36,700 tons of solid waste, about 2,800 tons (8%) of which was
generated within the Azusa TOD Specific Plan (Project) area. A majority of this waste is disposed of at Class
III or unclassified landfills, which do not accept hazardous waste. However, there are three landfills, located
within Kern and Kings Counties, which accept hazardous waste generated within the City.
Potential development allowed under the Project would result in additional, but less-than-significant, solid
waste generation, as disclosed in the Azusa TOD Specific Plan Environmental Impact Report (EIR). Future
development within the Project Area would be required to recycle/divert 50% of construction waste and the
remainder would be disposed of in a Class III landfill or a mixed debris recycling facility which recycles 50% of
all waste received.
Long-term generation associated with operations of future development would generate a maximum of about
490 tons per year (17% increase), assuming the State-required 60% diversion rate. The City is also working
to reduce the amount of solid waste disposed of in general through recycling, grasscycling and xeriscaping
programs and providing free composting and green waste receptacles. The City also participates in Los Angeles
County’s Recycling market Development Zone program, which combines recycling with economic development
to fuel new businesses, expand existing ones, create jobs, and divert waste from landfills. Hazardous materials
would be disposed of at one of the hazardous material facilities Kern and Kings Counties. Further, individual
projects would be required to evaluate construction and operational solid waste impacts on a case-by-case
basis.
SECTION 5
5 Strategies and Direction for Implementing This Specific Plan
IMPLEMENTATION STRATEGIES AND FINANCING
IMPLEMENTATION STRATEGIES AND FINANCING 5
SECTION 5 CONTENTS
5.1 INTRODUCTION ........................................................5-1
5.2 HOW THE SPECIFIC PLAN CAN ATTRACT PRIVATE
INVESTMENT AND PROVIDE PUBLIC BENEFITS ........5-1
5.3 ECONOMIC CONDITIONS INFLUENCING
DEVELOPMENT POTENTIALS IN THE SPECIFIC
PLAN AREA ...............................................................5-2
5.3.1 Advantageous Factors .............................................5-2
5.3.2 Challenging Factors ..................................................5-3
5.4 SUMMARY OF NEW DEVELOPMENT POTENTIALS ....5-4
5.5 FINANCIAL ANALYSIS OF ALTERNATIVE
DEVELOPMENT PROJECTS AT AZUSA OPPORTUNITY
SITES ........................................................................5-5
5.6 CREATING THE CONDITIONS FOR ATTRACTING
PRIVATE INVESTMENT - CITY’S ROLE AND TOOLS ...5-6
5.6.1 Zoning .........................................................................5-6
5.6.2 Streamlined Permitting and Entitlement .................5-6
5.6.3 Management of Entitlements ..................................5-6
5.6.4 Tools to Encourage Rehabilitation and Creative
Reuse of Commercial Properties .............................5-7
5.6.5 Marketing Partnerships .............................................5-7
5.6.6 Branding .....................................................................5-7
5.6.7 Marketing and Other Information-Compilation
Options .......................................................................5-7
5.6.8 Coordination with Other Organizations .................5-8
5.7 POTENTIAL FUNDING SOURCES AND FINANCING
MECHANISMS ..........................................................5-8
5.7.1 Business Improvement Districts .................................5-8
5.7.2 Enhanced Infrastructure Financing Districts ...........5-9
5.8 IMPLEMENTATION ACTION PLAN ..........................5-12SUBSECTIONS
5-1 Summary of Market Demand Forecasts ...........................5-4
5-2 Implementation Action Plan ............................................5-12
TABLES
IMPLEMENTATION STRATEGIES AND FINANCING 5
City of Azusa | TOD Specific Plan 5-1
November 16, 2015
5.1 INTRODUCTION
This section outlines the implementation program for the Azusa TOD Specific Plan Areas. The
implementation program includes the following components:
• An overview of the ways the Specific Plan can attract economic investment and public improvements;
• A review of key existing economic conditions influencing current and future development potentials
in the Specific Plan Area;
• A summary of the types of new development that are likely to be successful in the Specific Plan Area;
• Financial analyses of alternative development projects at two key/representative opportunity sites
within the Specific Plan Area;
• A description of various economic development “tools” or implementation approaches available to
the City of Azusa to achieve the Specific Plan objectives; and
• A review of potential funding sources/mechanisms for implementation of key Specific Plan initiatives.
Note: Within this section there are numerous strategies and other entries that are universally applicable
to many different communities. The way in which they are ultimately adapted to Azusa will be somewhat
unique, however, which will depend on numerous specific conditions including for example available
resources, the interrelationship of various programs, preferences of the applicable stakeholder groups, and
other considerations.
5.2 HOW THE SPECIFIC PLAN CAN ATTRACT PRIVATE
INVESTMENT AND PROVIDE PUBLIC BENEFITS
An effective specific plan typically involves both the public and private sectors. Whereas development of the
land uses envisioned for a plan area is often “kick started” by various public sector initiatives, the ultimate
goal of this type of planning effort is to attract desired private investment. Broadly speaking, there are two
major ways that a municipality can facilitate private development:
1. By creating a “conducive development environment” that is consistent with prevailing market demand
for various land uses. This may include the following types of actions or policies:
• Zoning, design guidelines, etc. that are responsive to market needs at the individual establishment
level, while maintaining the overall character of the plan area that preserves and enhances its
general marketability;
• Information about the concepts, intent, etc. of the specific plan area to prospective investors/
tenants;
• Streamlined permitting and entitlement processes (i.e., minimizing the need for discretionary
approval processes, environmental impact analysis, etc.);
• Area-wide infrastructure investments, including parking facilities and street improvements;
• Area-wide “amenity” investments, including landscape and streetscape improvements;
• Marketing programs to enhance the area’s identity and recognition among consumers; and
• Clearinghouse roles (e.g., coordination of funding resources and dissemination of information
related to investment in the Plan area).
IMPLEMENTATION STRATEGIES AND FINANCING5
5-2 City of Azusa | TOD Specific Plan
May 2017
2. By providing focused development support to area businesses, property owners, and key development
projects. This can involve the following types of initiatives:
• Financially structuring shared infrastructure improvements that increase the productivity of
the area, in ways that are advantageous to development, such as shared parking (including, in
this case, the potential opportunity to utilized surplus parking within the planned MTA parking
structure);
• Investing in specific infrastructure improvements in the specific plan area; and
• Providing loans and/or grants for various business and property improvement purposes such as
building façade renovations.
Each of these potential implementation items is described in greater detail in Sections 5.6 and 5.7 of this
chapter.
5.3 ECONOMIC CONDITIONS INFLUENCING DEVELOPMENT
POTENTIALS IN THE SPECIFIC PLAN AREA
An effective specific plan needs to be based on a realistic understanding of the market conditions affecting
the specific plan area. Simply changing zoning on a map will not attract development unless there is an
underlying market demand for a particular land use. On the other hand, if there is immediate demand for
a desirable land use that is not permitted under existing zoning, a change in zoning can bring about very
significant results. Moreover, appropriate zoning changes can be made more effective if coupled with policies
that address other existing barriers to development (e.g., insufficient infrastructure). A summary of the
major favorable and challenging conditions affecting development potentials in the Specific Plan Area is
provided below.
5.3.1 Advantageous Factors
Azusa in general and the Specific Plan Area overall are advantaged by the following geographic and
socioeconomic factors:
• Substantial frontage along the I-210 freeway (with this factor affecting Azusa’s profile in general,
but not specifically applying to the Plan Area);
• The two Azusa Gold Line stations and the TOD opportunities that are the focus of the Specific Plan;
• The potential to utilize surplus parking (within the planned MTA Downtown Station parking
structure) as a means of incentivizing private development in the Downtown area;
• City-owned parcels in the Downtown and adjacent districts, although these have limited flexibility
in terms of providing an incentive for development;
• The presence of Azusa Pacific University, which positively affects the City’s overall image and also
has the potential to create direct demand for various types of private development;
• Being adjacent to the Angeles National Forest, and foothills areas that represent amenity-based
development opportunities; and
• In comparison to other TOD areas along the Gold Line, being moderately competitive in terms of
surrounding home values, commuters who use buses, and the size of the surrounding population
base.
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5.3.2 Challenging Factors
The City and Specific Plan Area also face several notable challenges:
• Competing downtown areas, such as Monrovia’s, are currently higher-profile destinations for such
activities as dining and nightlife, with established market positions.
• Azusa has little existing multi-family housing, which is the type of housing most likely to occur in
a TOD area. This can present certain challenges in terms of having to “pioneer” this type of use in
the community, from both a market-acceptance and community-acceptance perspective.
• Azusa generally lacks regional-serving Class A office space and therefore is not an established
center for the types of professional firms that typically locate in premium office space.
• Portions of the Specific Plan Area are in significant need of revitalization and/or new development.
• The Specific Plan Area is largely built out and even if prevailing property values are relatively high,
most parcels are already developed with existing uses that were viable given the land prices under
which they were originally developed. This situation will tend to limit the financial feasibility of
redeveloping these parcels with lower-density land uses. That is, in most cases, new development
would need to be relatively high density in order for the ultimate value of the development
to justify the costs associated with buying and clearing land that is currently occupied with
other uses. While there may be some currently underutilized sites that are exceptions to this
observation, it probably applies as a good rule thumb for defining the types of opportunities that
are likely to exist for most parcels.
• In areas where high land values challenge the financial feasibility of redevelopment (or new
development), the cost of providing adequate parking is often a “deal breaker” for infill
development or redevelopment, especially if structured parking is required. The potential
opportunity for the City to utilize surplus parking in the planned MTA structure may mitigate this
challenge to some degree. However, that potential opportunity would generally be limited to
projects in immediate proximity of the planned Azusa Downtown Station.
The above conditions suggest the following major conclusions about the types of opportunities that are likely
to apply to existing or future development in the Specific Plan Area:
1. Most new development will likely need to be relatively high density given prevailing land values (and the
related cost of assembling viable development sites);
2. Parking solutions for mixed-use need to be as creative as possible, and these concepts are addressed
elsewhere in the Specific Plan.
3. The area could benefit from an overall branding effort to achieve place recognition and effective
leveraging of the area’s location strengths (as noted above under “advantageous factors”).
4. The preceding points all suggest that the City is well served by a flexible approach that anticipates the
above issues and is responsive to the accompanying needs and market demands.
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5.4 SUMMARY OF NEW DEVELOPMENT POTENTIALS
As part of the background research for this Specific Plan, The Natelson Dale Group, Inc. (TNDG) prepared a
market study to identify long-range demand for various types of development in the Specific Plan Area. Key
findings from the demand analysis are summarized in Table 5-1 below.
Table 5‐1. Summary of Market Demand Forecasts
Downtown APU/Citrus
Notes
Station Station Balance Citywide
Land Use Area Area Of City Total
Forecast assumes that multi‐family will be 40% of
new housing in the conservative scenario and 50%
in the high scenario (on the assumption that the
higher level of development would most likely
occur in multi‐family).
Multi‐family dwelling units
‐‐ Conservative Scenario 560 240 800
‐‐ High Scenario 840 360 1,200
Detailed tables in the demand study show the
breakdown of demand by retail sales category. Retail (square feet) 183,000 167,000 226,000 576,000
Conservative scenario reflects a continuation of
historic trends; high scenario assumes that City
captures a higher share of San Gabriel Valley office
demand.
Office (square feet)
‐‐ Conservative Scenario 45,000 18,000 27,000 90,000
‐‐ High Scenario 75,000 30,000 45,000 150,000
Hotel (rooms) 95‐150 rooms 110
rooms
205‐260
rooms
A hotel currently proposed for a site along the 210
Freeway will absorb demand for approximately
110 rooms, leaving net demand of 95‐150 rooms
for an additional hotel project.
Source: The Natelson Dale Group, Inc. (TNDG)
Table 5-1: Summary of Market Demand Forecasts
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5.5 FINANCIAL ANALYSIS OF ALTERNATIVE DEVELOPMENT
PROJECTS AT AZUSA OPPORTUNITY SITES
The real estate market analyses prepared by TNDG for the Azusa TOD subareas, plus an investigation of
local real estate financial conditions, provide background information on the feasibility of development
in the Specific Plan Area. The Natelson Dale Group Inc. (TNDG) in coordination with RRM Design Group
developed a Financial Analysis (Appendix B) with the intent of providing the City of Azusa with an overview
of the financial feasibility of alternative real estate development projects at specific sites in the downtown
area (Site 36 is in the Specific Plan Downtown District, the Dalton site in the Downtown Expansion District),
based on prototypes generated by RRM. Four separate scenarios were evaluated, involving retail, office, and
residential uses in various configurations and combinations.
The analysis indicated that all of the theoretical development scenarios were financially feasible; although
the scenarios that included office space were less likely to be feasible the higher the proportion of office
space in the project. Among all the scenarios higher density projects also had a higher level of profitability.
Although TNDG prepared this analysis using assumptions that appeared to be reasonable at the time, the
sensitivity of these kinds of models to varying factors, changes in market conditions over time, and different
opinions and assumptions that developers and other analysts bring to exercises of this kind, all suggest
that this analysis be used by the city as an internal project review tool, which can be easily altered by staff
as conditions warrant. The model is likely to have the most value to the City as a way to compare alternate
project types, as well as review submitted projects.
The feasibility of new commercial development would generally be significantly enhanced if configured
as mixed-use projects with multi-family residential. In the process of designing and developing mixed-use
projects, care is necessary in defining the expectations for ground-floor retail, which must synchronize with
other area retail and other uses, and issues to be addressed will include mix, demand in relation to supply,
and the like.
The downtown area districts in which opportunity sites are concentrated could benefit from a “designer
in residence” program where owners of neighboring existing developed property could get conceptual
guidance on how to upgrade properties within an overall somewhat unified vision.
See Appendix B for an expanded discussion on the Financial Analysis of Alternative Development Projects.
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5.6 CREATING THE CONDITIONS FOR ATTRACTING PRIVATE
INVESTMENT - CITY’S ROLE AND TOOLS
5.6.1 Zoning
From an economic perspective, two key issues need to be addressed as it relates to zoning within the Specific
Plan Area:
1. Allowable densities need to be high enough to facilitate market-driven redevelopment of selected
parcels given the relatively high land values in the Specific Plan Area.
2. Zoning should allow the flexibility to develop desirable land uses for which the future market is
uncertain. The development standards and allowable uses contained within Chapter 2 strive to
accomplish this.
5.6.2 Streamlined Permitting and Entitlement
A key advantage to adopting a Specific Plan is that it provides a vehicle for expedited approval of
development proposals that are consistent with the community vision established by the Specific Plan.
Developers consistently cite this type of provision as a key factor in selecting the communities where they
will pursue projects. In this regard, it is essential that the adopted plan remove to the maximum degree
possible the need for discretionary approvals for projects that fall within the development “envelope”
established by the Specific Plan. The program-level environmental impact report (EIR) being prepared as part
of this Specific Plan process will provide a significant incentive in this regard.
5.6.3 Management of Entitlements
The structure of the Specific Plan helps maximize attractiveness of the area for development and other
investment by aligning development potential and desired development with “given” entitlements, thereby
minimizing the need for property owners/developers to seek additional entitlements. At the same time, the
Land Use and Urban Form section of the Plan provides the regulatory framework and design guidelines to
create unique and identifiable districts within the Specific Plan Area. Setting clear development frameworks
and minimizing the need for additional entitlements also gives the area a marketing advantage. Any future
adjustments to entitlement conditions can adhere to the spirit of keeping the development process as
streamlined as possible.
Another aspect of managing entitlements is the matter of having a “finite allotment of the entitlements”
available for Specific Plan Area-area properties, which would accomplish three things:
1. Recognize practical limits in the demand for different land uses in the area,
2. Keep the development at a manageable level and type mix, and
3. Incentivize early (timely) redevelopment of individual sites. This concept may seem counterproductive
with respect to the discussion above about the desirability of maximizing entitlements in the area.
However, the two notions can be complementary, as development timing is the critical factor.
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5.6.4 Tools to Encourage Rehabilitation and Creative Reuse of Commercial Properties
For appropriate properties, the City could have programs in place to encourage rehabilitation and creative
use/reuse of commercial sites, such as dedicated grant/loan programs using CDBG or other funds. Within
the Plan Area, existing commercial uses are frequently found located in small individual properties and/or
spaces that may be somewhat inefficient in terms of their relationship to the street and to parking, and their
overall adaptability to various uses. However, these kinds of conditions also lend the area a character that is
somewhat unique within the overall trade area. These spaces can be attractive to creative entrepreneurs in
all fields of endeavor.
5.6.5 Marketing Partnerships
The City could implement the marketing options discussed below, and other branding and information-
compilation activities, in careful coordination with the Azusa Chamber of Commerce, and any other
appropriate development partners.
5.6.6 Branding
As a starting point for future marketing initiatives for the Specific Plan Area, the City could conduct a
branding exercise or similar process by which to designate the Specific Plan Area with a marketing-friendly
name.
5.6.7 Marketing and Other Information-Compilation Options
The City could undertake, or support through partnership with appropriate entities, any or all of the
following options:
1. Develop materials for and/or conduct workshops around the theme of, “why developing/occupying the
Specific Plan Area is good business.” Companion materials for living in the area could also be produced.
Topics within these materials include: descriptions of how the area is value-planned, general and specific
ways in which the City functions as a key partner in developing the area, benefits potentially available to
developers, businesses, etc. from sources in addition to the City, and advantages to various uses from a
market point of view.
2. Produce a high-quality newsletter devoted to the Plan Area, issued on a regular schedule, that contains
information of interest to both the property owners, businesses, and residents, and to outsiders,
including people who are not familiar with the area and may have an interest in investing in it.
3. Produce an annual report of development activity in the Plan Area, including development-related data
such as absorption, occupancy, mix of business types, noteworthy development news, etc. The content
and format of such a report can be modeled on those produced periodically by real estate brokerage
firms. This kind of information could also serve as one focus of compiling monitoring/evaluation
information.
Marketing of the Specific Plan Area could be accomplished in recognition of the fact that Generation Y
(Millennials) apparent preferences for higher density development will work in the area’s favor. (While
a preference for higher density development has been noted under current conditions, additional
investigations of Millennials has noted that these preferences may lead to a higher turnover rate as they
transition onto different housing types).
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5.6.8 Coordination with Other Organizations
Given the many options for coordinating marketing and related activities supporting implementation, the
City could review its overall position relative to economic development planning and marketing in order for
this action to be optimized.
Role of SCAG with respect to Azusa. As a member of the Southern California Association of Governments
(SCAG), the City has access to the following benefits outlined on the SCAG website:
• Assisting in locating and securing grant funding from federal and state agencies
• Providing methodologies, tools and training programs to help members implement approved
regional plans
• Receiving priority responses on requests for data, publication or other planning support
• Requesting the creation of customized maps for use on the City’s website
• Access jurisdictional data analyses, forecasting data and additional GIS resources.
Currently, SCAG provides links to the City’s main website as well as an ‘Area Profile’ for Azusa, which
was is dated May of 2015. The document provides an overview of demographic, employment, housing,
transportation, retail sales, education, and other regional highlights.
5.7 POTENTIAL FUNDING SOURCES AND FINANCING
MECHANISMS
A series of financing tools potentially available to the City, from federal, state, and organizational sources,
and from mechanisms that the City could implement, are detailed in Appendix C, Financing, in this
document. A few selected examples are discussed in this section.
Funding mechanisms generally have at least some strategic dimension. The sustainability orientation
of the Specific Plan is compatible with federal programs that have been aligned toward this overall
objective, including the Partnership for Sustainable Communities, a consortium of the U.S. Department
of Transportation, the U.S. Department of Housing and Urban Development, and the U.S. Environmental
Protection Agency.
5.7.1 Business Improvement Districts
The Business Improvement District (BID) mechanism can be used to help fund specific improvements in
specific areas, and also strategically to foster the functional interrelationships of districts addressed within
the Specific Plan. For example, by making all or a group of the various districts that comprise the Specific
Plan Area a single BID, property and business owners are more likely to identify common interests, solutions,
etc. than if the common BID area did not exist.
The BID mechanism is also an example of how financing methods must be carefully coordinated with
property and business owners in order for them to be understood and accepted. The more the occupants of
the BID area see themselves as part of a unified, strategically planned and organized whole, the greater the
likelihood that a funding mechanism with direct costs tied to them will be accepted.
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5.7.2 Enhanced Infrastructure Financing Districts
Senate Bill No. 628, creating enhanced infrastructure financing districts (EIFDs) took effect on January 1,
2015. EIFDs are designed to fund infrastructure development and community revitalization, through issuing
bonds, establishing a public financing authority, and adopting an infrastructure financing plan. EIFDs include
a provision for using tax increment financing. A broad range of community development and revitalization
projects can be funded through this mechanism.
A. OVERVIEW
Along with the EIFD, the bill allows a city/county to adopt an infrastructure financing plan and issue bonds
upon approval of 55% of the voters. As excerpted from the Bill’s text, the bond funds would be used to
“finance public facilities or other specified projects of community-wide significance, including, but not
limited to, brownfield restoration and other environmental mitigation; the development of projects on
a former military base; the repayment of the transfer of funds to a military base reuse authority; the
acquisition, construction, or rehabilitation of housing for persons of low and moderate income for rent or
purchase; the acquisition, construction, or repair of industrial structures for private use; transit priority
projects; and projects to implement a sustainable communities strategy.”
Prior to the adoption of an EIFD and infrastructure financing plan, the bill requires the legislative body to
establish a public financing authority, which would be comprised of members of the legislative body of the
participating entities and of the public. In addition, the bill would require the adoption of a “resolution of
intention” that, among others would include the following:
• District boundaries
• Description of the proposed public facilities/development that would be financed or assisted by the
EIFD
• Need for the EIFT and goals to achieve
The infrastructure financing plan, along with agreement from affected taxing agencies, would provide the
mechanism to fund infrastructure projects through tax increment financing. Specifically, the bill authorizes
the creation of an EIFD for up to 45 years from the date on which the issuance of bonds is approved. In
addition, the bill would authorize a city, county, or special district that contains territory within an EIFD to
loan moneys for projects/activities that are listed in the infrastructure financing plan. Finally, the city/county,
through its infrastructure financing plan, could choose to allocate any portion of its net available revenue to
the EIFD.
B. WHAT IS ALLOWED
As excerpted from the Bill’s text, an EIFD can finance only public capital facilities or other specified
projects of community-wide significance that provide significant benefits to the district or the surrounding
community, including, but not limited to, all of the following:
1. Highways, interchanges, ramps and bridges, arterial streets, parking facilities, and transit facilities.
2. Sewage treatment and water reclamation plants and interceptor pipes.
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3. Facilities for the collection and treatment of water for urban uses.
4. Flood control levees and dams, retention basins, and drainage channels.
5. Child care facilities.
6. Libraries.
7. Parks, recreational facilities, and open space.
8. Facilities for the transfer and disposal of solid waste, including transfer stations and vehicles.
9. Brownfield restoration and other environmental mitigation.
10. The development of projects on a former military base.
11. The repayment of the transfer of funds to a military base reuse authority pursuant to Section 67851
that occurred on or after the creation of the district.
12. The acquisition, construction, or rehabilitation of housing for persons of low and moderate income, as
defined in Section 50093 of the Health and Safety Code, for rent or purchase.
13. Acquisition, construction, or repair of industrial structures for private use
14. Transit priority projects, as defined in Section 21155 of the Public Resources Code, that are located
within a transit priority project area.
15. Projects that implement a sustainable communities strategy, when the State Air Resources Board,
pursuant to Chapter 2.5 (commencing with Section 65080) of Division 2 of Title 7, has accepted a
metropolitan planning organization’s determination that the sustainable communities strategy or the
alternative planning strategy would, if implemented, achieve the greenhouse gas emission reduction
targets.
1 https://leginfo.legislature.ca.gov/faces/billVotesClient.xhtml.
C. WHAT IS NOT ALLOWED
Restrictions include the following:
1. An EIFD can only be created after the City/County after the specified conditions related to the wind
down of the former redevelopment agency (if one was created by the city/county) have been satisfied.
2. Cannot divert property tax revenue from schools or from any non-consenting tax entity – any taxing
entity contributing tax increment must consent and opt into the EIFD.
3. A district may not finance routine maintenance, repair work, or the costs of an ongoing operation or
providing services of any kind.
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City of Azusa | TOD Specific Plan 5-11
Differences between EIFD and IFD
Category EIFD IFD
Created Adopt infrastructure financing plan –
city/county legislative body 2/3 vote of the electorate
Issue of bonds based on
tax increment financing 55% vote of the electorate 2/3 vote of the electorate
Eligible projects Broader range – e.g., transit, lmi
housing, sustainable communities
strategies, environmental
remediation, etc., in addition
traditional infrastructure projects
Public capital facilities (more
limited)
Financing authority Can dedicate more revenue sources
to the funding of infrastructure – e.g.,
can devote portions of their periodic
distributions from the
Redevelopment Property Tax Trust
Fund, funds received from the Mello‐
Roos Community Facilities Act of
1982 and funds from the Benefit
Assessment Act of 1982, among
others
More limited
Longevity 45 years from date bonds are issued
or loans are approved
30 years from initial formation
Eminent Domain Can exercise eminent domain powers
under the Polanco Redevelopment
Act associated with the cleanup of
environmentally impacted properties
Not available
Source: Holland & Knight. http://www.hklaw.com/Publications/Enhanced‐Infrastructure‐Financing‐
Districts‐SB‐628‐Beall‐11‐12‐2014/ (accessed on 5/20/15)
1 EIFD = Enhanced Infrastructure Financing District
2 IFD = Infrastructure Financing District
1 2
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5.8 IMPLEMENTATION ACTION PLAN
The vision and goals presented in the Specific Plan are supported by the following Implementation Action
Plan. The Implementation Action Plan provides a summary of Specific Plan recommendations and is
presented in a table format providing a clear listing of the major actions needed for implementation. The
table also identifies the responsible agency or party, suggested timing of the actions, and a list of potential
funding sources to assist in implementing each action. It should be noted that all actions listed in Table 5-2
below must be authorized and initiated by the City Council and/or Community Development Department by
policy decision.
Timing
Lead
v
REGULATORY ACTIONS
Notice Property Owners: Create a summary of changes that the
resulting Specific Plan has on Property and Business Owners and work
with the Chamber to distribute the information.
1 CD General Fund/PBID
Now
IMPLEMENTATION ACTION PLAN
Responsibility Potential Funding Sources
General Fund
CD = Community Development,
ED = Economic Development,
R= Recreation,
PW=Public Works,
CE = Code Enforcement
Con= Consultant
Priority: 1 =
Short Range
(1st year) 2 =
Mid‐Range (2‐5
years) 3 = Long‐
Range (5+
years)
Adoption of Specific Plan and EIR: Adoption of the Specific Plan is the
catalyst for Downtown Azusa and the areas surrounding the future
stations redevelopment; recommended land uses and intensities,
development standards, design guidelines and other proactive
policies designed to spur economic investment and visual
enhancement of the area.
CD
Timing
Lead
v
IMPLEMENTATION ACTION PLAN
Responsibility Potential Funding Sources
CD = Community Development,
ED = Economic Development,
R= Recreation,
PW=Public Works,
CE = Code Enforcement
Con= Consultant
Priority: 1 =
Short Range
(1st year) 2 =
Mid‐Range (2‐5
years) 3 = Long‐
Range (5+
years)
IMPROVEMENT PROJECTS
San Gabriel Street Improvements (Section 3.3.2):
Survey, design development, and improvement plans as coordinated
with adjoining private development.
Azusa Street Improvements (Section 3.3.1):
Survey, design development, and improvement plans as coordinated
with adjoining private development.
Foothill Street Improvements (Section 3.3.5):
Survey, design development, and improvement plans as coordinated
with adjoining private development.
Alameda Street Improvements (Section 3.3.3):
Survey, design development, and improvement plans as coordinated
with adjoining private development.
9th Street Improvements (Section 3.3.4):
Survey, design development, and improvement plans as coordinated
with adjoining private development.
Prepare Gateway Monuments at San Gabriel/9th,
Angeleno/Foothill, Dalton/Foothill, and Azusa/5th:
Survey, design development, and selected improvement plans as
coordinated with adjoining private development.
Paseo: Prepare conceptual design for paseo described in Section 3.2.2
and coordinate with property owners.
2 PW PBID/General Fund
Public Plaza: Prepare conceptual design for the Welcome Plaza as
described in Section 3.2.4, quantify site requirements, determine
infrastructure needs, define precise site location, and review and
assist in preparing design and development plans.
3 PW EIFD/Developer Agreements/Donors
(Community Foundation)/General
Fund/Quimby (Park In‐Lieu) Fees
Intersection Beautification at Foothill/Azusa: Survey, design
development, and selected improvement plans.
2 PW Developer Agreements/Donors
(Community Foundation)/General
Fund/Quimby (Park In‐Lieu) Fees
Ampitheater Concept at Veterans Freedom Park: Survey, design
development, and selected improvement plans.
3 R Developer Agreements/Donors
(Community Foundation)/General
Fund/Quimby (Park In‐Lieu) Fees
Crosswalk Improvements at Signalized and Unsignalized
Intersections as identified in Figures 3‐3 and 3‐4: Survey, design
development, and selected improvement plans.
2 PW Developer Agreements/Donors
(Community Foundation)/General
Fund/Quimby (Park In‐Lieu) Fees
Alameda Temporary Street Closure Improvements between Foothill
and Railway (Section 3.3.3): Survey, design development, and
selected improvement plans.
1 CD/PW Developer Agreements/Donors
(Community Foundation)/General
Fund/Quimby (Park In‐Lieu) Fees
Trail at Angeleno Ave and 9th Street: Survey, design development,
and selected improvement plans.
3 R Developer Agreements/Donors
(Community Foundation)/General
Fund/Quimby (Park In‐Lieu) Fees
Downtown Streetscape Theme Improvements: Install streetscape
furnishings as described in Section 3.6.2.
1 PW Developer Agreements/Donors
(Community Foundation)/General
Fund/Quimby (Park In‐Lieu) Fees
APU/Citrus Station Streetscape Theme Improvements: Install
streetscape furnishings as described in Section 3.6.4.
3 PW Developer Agreements/Donors
(Community Foundation)/General
Fund/Quimby (Park In‐Lieu) Fees
Route 66 Streetscape Theme Improvements: Install streetscape
furnishings as described in Section 3.6.3.
2 PW Developer Agreements/Donors
(Community Foundation)/General
Fund/Quimby (Park In‐Lieu) Fees
EIFD/Developer Agreements/Prop. A/
Prop. C/Measure R/ STPL Fund/Gas
Tax/PBID/CDBG
1 PW
1/2 PW EIFD/Developer Agreements/Prop. A/
Prop. C/Measure R/STPL Fund/Gas Tax/
PBID/CDBG
3 PW
2/3 PW EIFD/Developer Agreements/Prop. A/
Prop. C/Measure R/STPL Fund/Gas Tax/
PBID/CDBG
3 PW EIFD/Developer Agreements/Prop. A/
Prop. C/Measure R/STPL Fund/Gas Tax/
PBID/CDBG
1 CD PBID/General Fund
EIFD/Developer Agreements/Prop. A/
Prop. C/Measure R/STPL Fund/Gas Tax/
PBID/CDBG
Table 5-2: Implementation Action Plan
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Timing Lead vIMPLEMENTATION ACTION PLAN Responsibility Potential Funding Sources CD = Community Development, ED = Economic Development, R= Recreation,PW=Public Works, CE = Code EnforcementCon= ConsultantPriority: 1 = Short Range (1st year) 2 = Mid‐Range (2‐5 years) 3 = Long‐Range (5+ years) IMPROVEMENT PROJECTSSan Gabriel Street Improvements (Section 3.3.2):Survey, design development, and improvement plans as coordinated with adjoining private development.Azusa Street Improvements (Section 3.3.1):Survey, design development, and improvement plans as coordinated
with adjoining private development.
Foothill Street Improvements (Section 3.3.5):
Survey, design development, and improvement plans as coordinated
with adjoining private development.
Alameda Street Improvements (Section 3.3.3):
Survey, design development, and improvement plans as coordinated
with adjoining private development.
9th Street Improvements (Section 3.3.4):
Survey, design development, and improvement plans as coordinated
with adjoining private development.
Prepare Gateway Monuments at San Gabriel/9th,
Angeleno/Foothill, Dalton/Foothill, and Azusa/5th:
Survey, design development, and selected improvement plans as
coordinated with adjoining private development.
Paseo: Prepare conceptual design for paseo described in Section 3.2.2
and coordinate with property owners.
2 PW PBID/General Fund
Public Plaza: Prepare conceptual design for the Welcome Plaza as
described in Section 3.2.4, quantify site requirements, determine
infrastructure needs, define precise site location, and review and
assist in preparing design and development plans.
3 PW EIFD/Developer Agreements/Donors
(Community Foundation)/General
Fund/Quimby (Park In‐Lieu) Fees
Intersection Beautification at Foothill/Azusa: Survey, design
development, and selected improvement plans.
2 PW Developer Agreements/Donors
(Community Foundation)/General
Fund/Quimby (Park In‐Lieu) Fees
Ampitheater Concept at Veterans Freedom Park: Survey, design
development, and selected improvement plans.
3 R Developer Agreements/Donors
(Community Foundation)/General
Fund/Quimby (Park In‐Lieu) Fees
Crosswalk Improvements at Signalized and Unsignalized
Intersections as identified in Figures 3‐3 and 3‐4: Survey, design
development, and selected improvement plans.
2 PW Developer Agreements/Donors
(Community Foundation)/General
Fund/Quimby (Park In‐Lieu) Fees
Alameda Temporary Street Closure Improvements between Foothill
and Railway (Section 3.3.3): Survey, design development, and
selected improvement plans.
1 CD/PW Developer Agreements/Donors
(Community Foundation)/General
Fund/Quimby (Park In‐Lieu) Fees
Trail at Angeleno Ave and 9th Street: Survey, design development,
and selected improvement plans.
3 R Developer Agreements/Donors
(Community Foundation)/General
Fund/Quimby (Park In‐Lieu) Fees
Downtown Streetscape Theme Improvements: Install streetscape
furnishings as described in Section 3.6.2.
1 PW Developer Agreements/Donors
(Community Foundation)/General
Fund/Quimby (Park In‐Lieu) Fees
APU/Citrus Station Streetscape Theme Improvements: Install
streetscape furnishings as described in Section 3.6.4.
3 PW Developer Agreements/Donors
(Community Foundation)/General
Fund/Quimby (Park In‐Lieu) Fees
Route 66 Streetscape Theme Improvements: Install streetscape
furnishings as described in Section 3.6.3.
2 PW Developer Agreements/Donors
(Community Foundation)/General
Fund/Quimby (Park In‐Lieu) Fees
EIFD/Developer Agreements/Prop. A/ Prop. C/Measure R/ STPL Fund/Gas Tax/PBID/CDBG1 PW 1/2 PW EIFD/Developer Agreements/Prop. A/ Prop. C/Measure R/STPL Fund/Gas Tax/
PBID/CDBG
3 PW
2/3 PW EIFD/Developer Agreements/Prop. A/
Prop. C/Measure R/STPL Fund/Gas Tax/
PBID/CDBG
3 PW EIFD/Developer Agreements/Prop. A/
Prop. C/Measure R/STPL Fund/Gas Tax/
PBID/CDBG
1 CD PBID/General Fund
EIFD/Developer Agreements/Prop. A/
Prop. C/Measure R/STPL Fund/Gas Tax/
PBID/CDBG
Timing
Lead
v
IMPLEMENTATION ACTION PLAN
Responsibility Potential Funding Sources
CD = Community Development,
ED = Economic Development,
R= Recreation,
PW=Public Works,
CE = Code Enforcement
Con= Consultant
Priority: 1 =
Short Range
(1st year) 2 =
Mid‐Range (2‐5
years) 3 = Long‐
Range (5+
years)
PROGRAMS, STUDIES AND INITIATIVES
Public Art: Develop and implement a public art program including
guidelines for inclusion of public art in new development projects and
art in new public improvement projects.
2 CD Developer Agreements/Grants/PBID/ BID
Route 66 Public Art Incentive Program: Educate property owners and
implement a Route 66 public art program highlighting the historic
corridor.
2 CD Developer Agreements/Grants/PBID/ BID
Sign and Wayfinding Program: Prepare a way‐finding directional sign
program for the Downtown and Route 66 areas.
1 CD Grants/PBID/BID
Downtown Trolley Service: City should coordinate with Azusa Pacific
University to expand service to Downtown and the Gold Line stations
within the Specific Plan Area.
2 CD General Fund/Measure R/BID/PBID
Implement Parking Management Plan: Review recommended
parking strategies for the Specific Plan Area and determine
appropriate on‐ and off‐street parking strategies for implementation.
1 CD Measure R/Prop. A/ Prop. C/STPL Funds
Timing
Lead
v
IMPLEMENTATION ACTION PLAN
Responsibility Potential Funding Sources
CD = Community Development,
ED = Economic Development,
R= Recreation,
PW=Public Works,
CE = Code Enforcement
Con= Consultant
Priority: 1 =
Short Range
(1st year) 2 =
Mid‐Range (2‐5
years) 3 = Long‐
Range (5+
years)
Foothill Boulevard Naming: Coordinate with Irwindale, Duarte, and
Glendora to change the name of Foothill Boulevard to Historic Route
66.
1 PW General Fund
Timing
Lead
v
IMPLEMENTATION ACTION PLAN
Responsibility Potential Funding Sources
CD = Community Development,
ED = Economic Development,
R= Recreation,
PW=Public Works,
CE = Code Enforcement
Con= Consultant
Priority: 1 =
Short Range
(1st year) 2 =
Mid‐Range (2‐5
years) 3 = Long‐
Range (5+
years)
Foothill Boulevard Naming: Coordinate with Irwindale, Duarte, and
Glendora to change the name of Foothill Boulevard to Historic Route
66.
1 PW General Fund
IMPLEMENTATION STRATEGIES AND FINANCING5
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May 2017
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SECTION 6
ADMINISTRATION
6 Authority, Processing Requirements, and Administrative Procedures
ADMINISTRATION 6
SECTION 6 CONTENTS
6.1 INTRODUCTION ...................................................................6-1
6.2 SPECIFIC PLAN AUTHORITY AND ADOPTION ....................6-1
6.3 SPECIFIC PLAN AMENDMENTS ...........................................6-1
6.3.1 Amendment Process ..............................................................6-1
6.3.2 Amendment Approval ...........................................................6-2
6.4 SPECIFIC PLAN ADMINISTRATION ......................................6-3
6.4.1 Interpretation ..........................................................................6-3
6.4.2 Severability ..............................................................................6-3
6.4.3 Administration Process ...........................................................6-3
6.4.4 Allowable Land Uses ..............................................................6-4
6.4.5 Nonconformity ........................................................................6-4
SUBSECTIONS
ADMINISTRATION 6
City of Azusa | TOD Specific Plan 6-1
May 2017
6.1 INTRODUCTION
This section describes Specific Plan authority, the administrative procedures required for amendments and/
or modifications to the Azusa TOD Specific Plan, and processing requirements.
6.2 SPECIFIC PLAN AUTHORITY AND ADOPTION
All specific plans must comply with California Government Code Sections 65450 through 65457. These
provisions require that a specific plan be consistent with the adopted General Plan for the jurisdiction in
which the specific plan area is located. In turn, all subsequent development proposals, such as tentative
subdivision maps, site plans, improvement plans, and all public works projects, must be consistent with the
adopted specific plan.
Pursuant to California Government Code Section 65453, a specific plan may be adopted by resolution or by
ordinance. Specific plans adopted by ordinance effectively become a set of zoning regulations that provide
specific direction to the type and intensity of uses permitted and may also define design expectations and
standards. The Azusa TOD Specific Plan is a regulatory document adopted by ordinance. In any instance
where the Azusa TOD Specific Plan conflicts with the requirements of the Azusa Development Code, the
Azusa TOD Specific Plan provisions shall take precedence. Where the Azusa TOD Specific Plan is silent on a
topic, the Development Code requirements remain in effect.
6.3 SPECIFIC PLAN AMENDMENTS
The Azusa TOD Specific Plan may need to be revised over time
to accommodate modifications in the City’s needs or changing
economic conditions. California Government Code Section 65453
states that a specific plan “may be amended as often as deemed
necessary by the legislative body.” Amendments to the Azusa
TOD Specific Plan may be proposed as long as the proposed
amendments are compatible and consistent with the purpose and
goals of the Azusa TOD Specific Plan and the Azusa General Plan.
This section explains the Azusa TOD Specific Plan amendment
processes and approval procedures.
6.3.1 Amendment Process
Amendments to the Azusa TOD Specific Plan may be initiated by a developer, an individual, or by the City.
Proposed amendments to the Azusa TOD Specific Plan must be accompanied by all applicable City application
forms, required City fees, and information listed below documenting the proposed amendment:
• A detailed explanation that explains and confirms that the proposed amendment is compatible and
consistent with the Azusa TOD Specific Plan guiding principles and vision.
CALIFORNIA GOVERNMENT
CODE SECTION 65453
... a Specific Plan “may be
amended as often as deemed
necessary by the legislative
body.”
ADMINISTRATION6
6-2 City of Azusa | TOD Specific Plan
May 2017
• Detailed information to document the proposed change. This information should include revised text
and revised diagrams, where relevant, depicting the requested amendment.
• A significant amount of forethought and resources were invested in the preparation of the Azusa TOD
Specific Plan. Therefore, any amendment proposal must clearly document the need for any changes.
To this end, the applicant should indicate the economic, social, and technical issues that generate the
need for the proposed amendment.
• The applicant must provide an analysis of the proposed amendment’s impacts relative to the adopted
Environmental Impact Report (SCH# 2015021018). (Note: Only applicable if deemed necessary by the
Community Development Director in accordance with State CEQA Guidelines.)
City staff shall review all of the application materials listed above for completeness. If the application is
determined complete, and determined to be a “major amendment”, city staff shall then schedule any required
hearing(s) and provide a staff report for presentation to the Planning Commission and City Council. Staff may
also request further clarification of application materials, if deemed necessary. The staff report will analyze the
proposed amendment to ensure consistency with the Azusa General Plan. It will also determine whether there
is a need to amend the Azusa TOD Specific Plan as supported by the conclusions of the application materials
and make a recommendation to the Planning Commission and City Council.
6.3.2 Amendment Approval
Findings
Approval procedures shall ensure that proposed amendments are compatible and consistent with the
objectives and vision of the Azusa TOD Specific Plan and the Azusa General Plan. Amendments may be
approved only if all of the following findings are made:
A. The proposed amendment is consistent with the Azusa TOD Specific Plan;
B. The proposed amendment is consistent with the Azusa General Plan;
C. The proposed amendment would not be detrimental to the public interest, health, safety, convenience,
or welfare of the City, and;
D. The proposed amendment ensures development of desirable character which will be harmonious with
existing and proposed development in the surrounding neighborhood.
Determination of Minor and Major Amendments
The Community Development Director is responsible for making the determination as to whether an
amendment to the Azusa TOD Specific Plan is “minor” (administrative) or “major” (requires review by Planning
Commission and City Council) within 30 days of any submittal of a request to amend the Azusa TOD Specific
Plan. The Community Development Director may authorize or deny a minor amendment. Whereas, a major
amendment must be processed as a Specific Plan Amendment with review by the Planning Commission and
City Council.
Minor amendments must be determined to be in substantial conformance with the Azusa TOD Specific Plan
and do not include any of the changes described for major amendments. Where the Azusa TOD Specific Plan
ADMINISTRATION 6
City of Azusa | TOD Specific Plan 6-3
May 2017
requires or allows for a determination by the Community Development Director, it is not to be considered a
minor amendment and as such no application or fee is required.
Major amendments are those that require resolution from the Planning Commission and City Council.
Examples of major amendments include the following:
A. The introduction of a new land use category not contemplated in the Azusa TOD Specific Plan.
B. Changes in the Specific Plan District designation from that shown in the Azusa TOD Specific Plan.
C. Significant changes to the circulation system.
D. Changes or additions to the development standards or design guidelines which would materially alter
the stated intent of the Azusa TOD Specific Plan.
E. Any changes (not able to be mitigated) that would result in new significant adverse environmental
impacts not previously considered in the CEQA compliance documentation for the Azusa TOD Specific
Plan.
Appeals
Appeals on decisions rendered by the Community Development Director may be filed with the Community
Development Department and considered by the City’s legislative bodies pursuant to Chapter 88.56 (Appeals)
of the Azusa Development Code.
6.4 SPECIFIC PLAN ADMINISTRATION
6.4.1 Interpretation
The Community Development Director is assigned the responsibility and authority to interpret the Azusa
TOD Specific Plan. Whenever the Community Development Director makes an official interpretation
of this Specific Plan, the interpretation shall be made in writing explaining the interpretation and the
general circumstances surrounding the need for the interpretation. Any interpretation by the Community
Development Director may be appealed. The Community Development Director may refer interpretation of
the Specific Plan to the Planning Commission for a decision at a public meeting.
6.4.2 Severability
If any section, subsection, sentence, clause, phrase or portion of this Specific Plan, or any future
amendments or additions hereto, is for any reason found to be invalid or unconstitutional by the decision
of any court of competent jurisdiction, such decision shall not affect the validity of the remainder of this
Specific Plan document or any future amendments or additions hereto. The City hereby declares that it
would have adopted these requirements and each sentence, subsection, clause, phrase or portion or any
future amendments or additions thereto, irrespective of the fact that any one or more section, subsections,
clauses, phrases, portions or any future amendments or additions thereto may be declared invalid or
unconstitutional.
6.4.3 Administration Process
All development applications within the Specific Plan Area shall follow established City procedures such as
those for zone variances, conditional use permits, development permits and subdivisions. All development
ADMINISTRATION6
6-4 City of Azusa | TOD Specific Plan
May 2017
applications within the Specific Plan Area will be evaluated for compliance with Specific Plan regulations
and guidelines. Appeals are regulated pursuant to compliance with Chapter 88.56 (Appeals) of the Azusa
Development Code.
In addition, in order to allow for greater coordination between project applicants, the City, and Caltrans, the
following thresholds will be utilized to evaluate development applications for projects located within the
Specific Plan Area that may have the potential to impacts nearby freeways as a result of development. Policies
utilized to evaluate individual project applications can be found Section 3.1, Page 3-1.
• Any development in the City of Azusa that is projected to assign 50 or more vehicle trips (passenger
car equivalent trips) during peak hours to a state highway/freeway.
• Any development that assigns 10 or more trips (passenger car equivalent trips) during peak hours to a
state highway off-ramp or the left-turn lane leading to the on-ramp.
• The City of Azusa will work closely with Caltrans to identify potential cumulative traffic impacts and
mitigation measures on State facilities for future development projects that might potentially impact
State facilities.
6.4.4 Allowable Land Uses
Allowable land uses are identified in Section 2, Land Use and Urban Form and are listed within each Specific
Plan District subsection. A land use that is not listed in an Allowable Land Use table is not allowed except
where the Community Development Director may find that a use may be permitted due to its consistency
with the purpose/intent of the zoning district and similarity to other uses listed in compliance with Chapter
88.10.070 (Rules of Interpretation) of the Azusa Development Code.
6.4.5 Nonconformity
Chapter 88.54 (Nonconforming Uses, Structures, and Parcels) of the Azusa Development Code shall be used
for any nonconforming uses, structures or parcels within the Specific Plan Area. Land uses and structures
existing as of the adoption date of this Specific Plan may continue to remain in accordance with the Azusa
Development Code (Chapter 88.54).
APPENDIX
PARKING MANAGEMENT PLAN
A PARKING STRATEGIES FOR THE SPECIFIC PLAN AREA
PARKING MANAGEMENT PLANA
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PARKING MANAGEMENT PLAN A
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APPENDIX
AZUSA OPPORTUNITY SITES
B FINANCIAL ANALYSIS OF ALTERNATIVE DEVELOPMENT PROJECTS
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AZUSA OPPORTUNITY SITESB
FINANCIAL ANALYSIS OF ALTERNATIVE DEVELOPMENT
PROJECTS AT AZUSA OPPORTUNITY SITES
The real estate market analyses prepared by TNDG for the Azusa TOD subareas, plus an investigation of local
real estate financial conditions, provide background information on the feasibility of development in the
Specific Plan Area. Key aspects of project feasibility, for certain case study projects, are summarized in Table
B-1.
The following sections of the Financial Analysis describe the structure, content, assumptions, and other
technical details for the companion electronic spreadsheet entitled “Azusa Development Scenario Models”
(presented here as Appendix B). The spreadsheet was prepared by the Natelson Dale Group Inc. (TNDG)
in coordination with RRM Design Group with the intent of providing the City of Azusa with an overview of
the financial feasibility of alternative real estate development projects at specific sites in the downtown
area (Site 36 is in the Specific Plan Downtown District, the Dalton site in the Downtown Expansion District),
based on prototypes generated by RRM. Four separate scenarios were evaluated, involving retail, office, and
residential uses in various configurations and combinations.
Model Structure and Subject Matter
Appendix Table B-1 summarizes the results of the individual pro forma models (Tables B-3 to B-6). Table
B-2 is the table of common input factors applied in the four separate pro forma models. Tables B-3 to B-6
are the pro forma models for the four projects. Alternative development programs were prepared for two
distinct sites: Site 36 (3 alternatives) and the Dalton site. The parking configuration associated with each
development alternative, and associated construction costs per space, are shown on Table B-7. The three site
36 scenarios included a requirement for incorporating 54 existing parking spaces.
Modeling Assumptions, Limitations, and Other Considerations
The Table B-2 input factors (e.g. rental rate, construction cost, etc. by use type) common to all of the
development alternatives are linked to the detailed pro forma models on Tables B-3 to B-6. No attempt was
made to differentiate these values among the different projects, given the projects’ overall similarities (for
example, the varying number of stories and building sizes among the alternatives would not necessarily
require different types of construction systems, although parking systems did differ and the variations in
related costs were accounted for within the modeling) and the fact that the analysis process is intended to be
relatively general in nature.
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BAZUSA OPPORTUNITY SITES
Table 5‐2. Summary of Analysis of Project Feasibility, Selected Sites and Project Configurations Area/
Scenario Land Use Land Area Gross bldg. area # Stories Total Cost, Hard & Soft Net Operating Income Capitalized Value Capitalized/ Sale Value Less Costs Floor Area RatioMaximum Theoretical Land Value/SF Land Value (/SF) Allowing Return on Hard (& Soft) Costs of:
15% Site 36‐1 Retail 38,889 $7,613,891$1,058,846$20,168,500 $12,554,609 $125.31 Office 38,889 $9,043,057$679,896$10,878,336 $1,835,279 $18.32 Residential 60,000 $13,018,630$902,880$18,057,600 $5,038,970 $50.30 TOTAL 100,188 137,7784$29,675,578$2,641,622$49,104,436 $19,428,8581.38 $193.92$149.49 Site 36‐2 15% Retail 38,889 $9,564,018$1,058,846$20,168,500 $0 $105.85 Office 38,889 $10,993,185$714,533$11,432,533 $439,348 $4.39 Residential 60,000 $16,163,806$902,880$18,057,600 $1,893,794 $18.90 TOTAL 100,188 137,7784$36,721,009$2,676,260$49,658,633 $12,937,6241.38 $129.13$74.16 Site 36‐3 15% Retail 24,444 $4,818,629$665,561$12,677,343 $7,858,714 $78.44 Office 24,444 $5,716,962$427,363$6,837,811 $1,120,849 $11.19 Residential 36,000 $7,834,333$541,728$10,834,560 $3,000,227 $29.95 TOTAL 100,188 84,8894$18,369,924$1,634,652$30,349,714 $11,979,7900.85 $119.57$92.07 Dalton 15% Retail* 13,333 $2,581,250$363,033$6,914,914 $4,333,664 $71.06 Residential 57,333 $12,427,447$862,752$17,255,040 $4,827,593 $79.16 Total 60,984 70,6673$15,008,697$1,225,785$24,169,954 $9,161,2571.16 $150.22$113.31 Source:Table B-1: Summary of Analysis of Project Feasibility, Selected Sites and Project Configurations
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AZUSA OPPORTUNITY SITESB
The input values applied in the models assume projects that are successfully competitive within the broader
market area in and around Downtown Azusa. The rationale for this assumption is that, ultimately, developers
would not propose projects if they did not believe they were going to be successful within the market area,
which means they would have had to have taken into account the competitive conditions for the relevant
trade areas involved. Within this concept, office use presented the greatest challenge, because of depressed
market conditions in this segment that have persisted for many years with no clear indication of when the
office market might be considered truly healthy. Modeling processes applied in this analysis assumed some
improvement over current obtainable office rental rates (the rate used reflects historical levels to which the
market could potentially recover), but office uses still remained the most unprofitable of all uses analyzed,
as discussed further below. There are fundamental issues that could keep suburban office market conditions
tight for the foreseeable future. Briefly, the location of office space is not as sensitive to market conditions
(e.g. traffic volumes and visual accessibility) as the location of retail, for example. Similarly, office users are
not as likely to be concerned about who their fellow tenants are, within any particular building or area, as
are retail tenants. The result is that the “competitive space” in which office development occurs is not as
predictable, and this issue is more pronounced in suburban areas in contrast to, for example, a central city
location.
The analysis concept embodied in the pro formas is that the development costs, excluding land, when
subtracted from the value (theoretical sale price) of the project upon completion and stabilized occupancy,
represent the theoretical value of the land that the project occupies. Development costs include hard
construction costs and a factor for soft costs associated with the development process. The value of the
project is estimated by dividing the net operating income that the project would generate (space rental
income, less a vacancy factor, less an operating expense factor) by a capitalization rate (cap rate) that is
associated with that particular type of use and also with the region within which the project is located, to the
extent it is possible to obtain such geographic-specific information.
Secondary data sources were used to generate estimates of cost, income, operating factors, and cap rates.
Cost estimates were derived in part from RS Means online estimating tools (selecting options that reflected
union wages and a Southern California location). Rental rates and other real estate market data were derived
from a combination of local real estate listings and published real estate reports from major brokerage
companies.
The pro forma results are particularly sensitive to the cap rate factors applied. Although the factors used in
the model are compatible with current market conditions, it should be noted that these factors are now and
have been for a number of years particularly favorable to sellers of real estate, at least in part due to the
relatively low rates of return available to investors from other financial instruments. (The lower the cap rate
the higher the theoretical selling price, because the cap rate represents the rate of return from the project
that an investor is willing to accept.)
Within the pro forma models, the theoretical land value derived as described above is divided by the land
area to yield a theoretical land price per square foot. In order to add additional consideration for a project’s
profitability, a factor was applied to the projects’ development costs (excluding land), in the summary table
City of Azusa | TOD Specific Plan
May 2017
BAZUSA OPPORTUNITY SITES
on Table B-1 above, to represent a minimum return on that portion of the project investment. (In practice,
developers would likely look at the total project cost, including land, and the difference between that total
cost and a theoretical sale price, as a way of evaluating a project. The approach applied within this model
simplifies the analysis given that land value is itself derived from the pro forma.) The resulting land price
per square foot allowing for the return on costs can then be compared to an estimate of the raw land value
for property within the downtown area. Although information to derive such an estimate was very limited,
TNDG has applied the assumption that the land could be worth at least $65 per square foot. This “threshold”
amount can then be compared to the theoretical land value (including the factor for minimum return on
costs) derived from the analysis. Any project in which the pro forma analysis yielded a land value less than
the threshold amount would be conceptually infeasible.
Analysis Results
The analysis indicated that all of the theoretical development scenarios were financially feasible; although
the scenarios that included office space were less likely to be feasible the higher the proportion of office
space in the project. Among all the scenarios higher density projects also had a higher level of profitability.
Although TNDG prepared this analysis using assumptions that appeared to be reasonable at the time, the
sensitivity of these kinds of models to varying factors, changes in market conditions over time, and different
opinions and assumptions that developers and other analysts bring to exercises of this kind, all suggest
that this analysis be used by the city as an internal project review tool, which can be easily altered by staff
as conditions warrant. The model is likely to have the most value to the City as a way to compare alternate
project types, as well as review submitted projects.
Notes on Maximizing Key Opportunity Sites
The feasibility of new commercial development would generally be significantly enhanced if configured
as mixed-use projects with multi-family residential. In the process of designing and developing mixed-use
projects, care is necessary in defining the expectations for ground-floor retail, which must synchronize with
other area retail and other uses, and issues to be addressed will include mix, demand in relation to supply,
and the like.
The downtown-area districts in which opportunity sites are concentrated could benefit from a “designer
in residence” program where owners of neighboring existing developed property could get conceptual
guidance on how to upgrade properties within an overall somewhat unified vision.
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B AZUSA OPPORTUNITY SITES
TABLE B ‐2. AZUSA INPUT T ABLE
Land Use Type Retail Office
Residential,
Rental Hotel All Uses
COST FACTORS
Shell cost/SF $128.00
Sales Price/SF ‐ with land cost
factor added
Tenant Improvements Cost /SF $40.00
Shell and Tenant Improvements
Building Cost Total $140.00 $168.00 $160.00 $190.00
Site/offsite development factor 5%
Factor for unenclosed
balconies, etc. [added for
Azusa], as % of shell/TI cost 5%
Total Bldg. (incl. contractor &
A/E fees, site/offsite factor) $147.00 $176.40 $176.00 $199.50
Soft Cost Factor 25%25%20%20%
FINANCIAL FACTORS
Leasing Rates (SF/Mo.) $2.75 $2.40 $2.00
Cost of sales transactions
Sales profit margins (after cost
of sales transactions and
allowance for land costs*)
Room Rates $100.00
Covered Space Leasing
Rates/Month (Office)* $95.00
Vacancy Factor 5%5%5%25%
Operating/leasing Expense
Factor 3.5%29.0%20.0%45.0%
Capitalization Rate** 5.25%6.25%5.00%7.25%
Assumed min. rate of return on
hard costs 15%
Minimum Threshold $65.00 $65.00 $65.00 $65.00
Source: CBRE Cap Rate Survey 2nd half 2014: Los Angeles Suburban markets. Figures used are generally 25 basis
points below the high end of the given value range
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BAZUSA OPPORTUNITY SITES
TABLE B‐3. PRO FORMA SCENARIO SITE 36‐1
SCENARIO
Scenario Site 36‐1
Land Area 100,188
Land Use Type Retail Office Residential TOTAL
COST FACTORS
Gross bldg area 38,889 38,889 60,000 137,778
Avg unit size 1,100
Total Building Cost $5,716,667 $6,860,000 $10,560,000 $23,136,667
Number of Parking Spaces 107.0 107.0 82.5 297
Parking type Surface Surface Surface Surface
Parking Cost/Space $3,500 $3,500 $3,500 $3,500
Total Parking Cost $374,446 $374,446 $288,858 $1,037,750
Net Rentable SF @ 35,000 35,000 49,500 119,500
Sub‐Total Hard Costs $6,091,113 $7,234,446 $10,848,858 $24,174,417
Soft Costs $1,522,778 $1,808,611 $2,169,772 $5,501,161
Total Cost, Hard & Soft $7,613,891 $9,043,057 $13,018,630 $29,675,578
FINANCIAL FACTORS
Gross leasing income $1,155,000 $1,008,000 $1,188,000 $3,351,000
% of workers paying for covered
parking
Gross Parking Income (annual)
Net Rental Income $1,097,250 $957,600 $1,128,600 $3,183,450
Net Operating Income $1,058,846 $679,896 $902,880 $2,641,622
Capitalized Value $20,168,500 $10,878,336 $18,057,600 $49,104,436
Capitalized Value Less Costs ‐
Implied Land Value $12,554,609 $1,835,279 $5,038,970 $19,428,858
Land Value/SF $125.31 $18.32 $50.30 $193.92
SITE DESIGN, OTHER FACTORS
Number of Stories 4
Gross Building Area 38,889 38,889 60,000 137,778
Floor Area Ratio 1.38
Percentage of Net Rentable Area 29%29%41% 100%
Source: TNDG
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AZUSA OPPORTUNITY SITESB
T ABLE B‐4. PRO F ORMA SCENARIO S ITE 36‐2
SCENARIO
Scenario Site 36‐2
Land Area 100,188
Land Use Type Retail Office Residential TOTAL
COST FACTORS
Gross bldg area 38,889 38,889 60,000 137,778
Avg unit size 1,100
Total Building Cost $5,716,667 $6,860,000 $10,560,000 $23,136,667
Number of Parking Spaces 107.0 107.0 82.5 297
Parking type 2‐level struct.2‐level struct.2‐level struct. 2‐level struct.
Parking Cost/Space $18,083 $18,083 $18,083 $18,083
Total Parking Cost $1,934,548 $1,934,548 $1,492,366 $5,361,461
Net Rentable SF @ 35,000 35,000 49,500 119,500
Sub‐Total Hard Costs $7,651,215 $8,794,548 $12,052,366 $28,498,128
Soft Costs $1,912,804 $2,198,637 $4,111,441 $8,222,881
Total Cost, Hard & Soft $9,564,018 $10,993,185 $16,163,806 $36,721,009
FINANCIAL FACTORS
Gross leasing income $1,155,000 $1,008,000 $1,188,000 $3,351,000
% of workers paying for covered
parking
40%
Gross Parking Income (annual) $48,785
Net Rental Income $1,097,250 $1,006,385 $1,128,600 $3,232,235
Net Operating Income $1,058,846 $714,533 $902,880 $2,676,260
Capitalized Value $20,168,500 $11,432,533 $18,057,600 $49,658,633
Capitalized Value Less Costs ‐
Implied Land Value
$10,604,482 $439,348 $1,893,794 $12,937,624
Land Value/SF $105.85 $4.39 $18.90 $129.13
SITE DESIGN, OTHER FACTORS
Number of Stories 4
Gross Building Area 38,889 38,889 60,000 137,778
Floor Area Ratio 1.38
Percentage of Net Rentable Area 29%29%41% 100%
Source: TNDG
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BAZUSA OPPORTUNITY SITES
T ABLE B‐5. PRO F ORMA SCENARIO S ITE 36‐3
SCENARIO
Scenario Site 36‐3
Land Area 100,188
Land Use Type Retail Office Residential TOTAL
COST FACTORS
Gross bldg area 24,444 24,444 36,000 84,889
Avg unit size
Total Building Cost $3,593,333 $4,312,000 $6,336,000 $14,241,333
Number of Parking Spaces 74.7 74.7 55.0 205
Parking type Surface Surface Surface Surface
Parking Cost/Space $3,500 $3,500 $3,500 $3,500
Total Parking Cost $261,570 $261,570 $192,610 $715,750
Net Rentable SF @ 22,000 22,000 29,700 73,700
Sub‐Total Hard Costs $3,854,903 $4,573,570 $6,528,610 $14,957,083
Soft Costs $963,726 $1,143,392 $1,305,722 $3,412,840
Total Cost, Hard & Soft $4,818,629 $5,716,962 $7,834,333 $18,369,924
FINANCIAL FACTORS
Gross leasing income $726,000 $633,600 $712,800 $2,072,400
% of workers paying for covered
parking
Gross Parking Income (annual)
Net Rental Income $689,700 $601,920 $677,160 $1,968,780
Net Operating Income $665,561 $427,363 $541,728 $1,634,652
Capitalized Value $12,677,343 $6,837,811 $10,834,560 $30,349,714
Capitalized Value Less Costs ‐
Implied Land Value
$7,858,714 $1,120,849 $3,000,227 $11,979,790
Land Value/SF $78.44 $11.19 $29.95 $119.57
SITE DESIGN, OTHER FACTORS
Number of Stories 4
Gross Building Area 24,444 24,444 36,000 84,889
Floor Area Ratio 0.85
Percentage of Net Rentable Area 30%30%40% 100%
Source: TNDG
City of Azusa | TOD Specific Plan
May 2017
AZUSA OPPORTUNITY SITESB
TABLE B‐6. PRO FORMA SCENARIO DALTON
SCENARIO
Scenario Dalton
Land Area 60,984
Land Use Type Retail* Residential Total
COST FACTORS
Gross bldg area 13,333 57,333 70,667
Avg unit size
Total Building Cost $1,960,000 $10,090,667 $12,050,667
Number of Parking Spaces 30 65 95
Parking type Surface Comb Comb
Parking Cost/Space $3,500 $3,921
Total Parking Cost $105,000 $265,539 $370,539
Net Rentable SF @ 12,000 47,300 59,300
Sub‐Total Hard Costs $2,065,000 $10,356,206 $12,421,206
Soft Costs $516,250 $2,071,241 $2,587,491
Total Cost, Hard & Soft $2,581,250 $12,427,447 $15,008,697
FINANCIAL FACTORS
Gross leasing income $396,000 $1,135,200 $1,531,200
% of workers paying for covered
parking
Gross Parking Income (annual) $0
Net Rental Income $376,200 $1,078,440 $1,454,640
Net Operating Income $363,033 $862,752 $1,225,785
Capitalized Value $6,914,914 $17,255,040 $24,169,954
Capitalized Value Less Costs ‐
Implied Land Value
$4,333,664 $4,827,593 $9,161,257
Land Value/SF $71.06 $79.16 $150.22
SITE DESIGN, OTHER FACTORS
Number of Stories 3
Gross Building Area 13,333 57,333 70,667
Floor Area Ratio 1.16
Percentage of Net Rentable Area 20%80% 100%
Source: TNDG
City of Azusa | TOD Specific Plan
May 2017
BAZUSA OPPORTUNITY SITES
TABLE B ‐7. PARKING COST SCHEDULE
Surface Podium above‐grade below grade Tuck‐under Result (wtd avg
cost/space)
Scenario $3,500 $16,400 $19,765 $27,335 $5,500
36‐1 100% $3,500
36‐2 50% 50% $18,083
36‐3 100% $3,500
Dalton 79% 21% $3,921
Source: TNDG
City of Azusa | TOD Specific Plan
May 2017
AZUSA OPPORTUNITY SITESB
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May 2017
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APPENDIX
FINANCING
C POTENTIAL FUNDING SOURCES AND FINANCIAL MECHANISMS
City of Azusa | TOD Specific Plan
May 2017
CFINANCINGB
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City of Azusa | TOD Specific Plan
May 2017
BFINANCINGC
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