HomeMy WebLinkAboutF-1 Staff Report - TOD Specific Plan Part 1City of Azusa
AZUSA TOD SPECIFIC PLAN
Adopted November 16, 2015
Amended June 19, 2017
Amended Month Date XX, 2018
City of Azusa
TOD Specific Plan
Adopted by:
Ordinance No. 2015-011
Amended by:
Ordinance No. 2017-06
Ordinance No. 2018-XX
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
Æb
Æb ÉÖGoldline & BNSF Railway
8th Ave
AT & SF Rail
w
a
y 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
o
s
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
]
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Azusa DowntownStation
APU/CitrusCollege Station
)
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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 2018
Æb
ÆbÉÖ Goldline & BNSF Railway
8th Ave
AT & SF Rail
w
a
yAlameda 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
o
s
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 Rail
w
a
y 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
o
s
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
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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
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Streetscape Beautification Opportunity
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City Boundary
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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
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Site Within 1/4 Mile of Station
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Specific Plan Boundary
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Date: 12/1/2014
Æb
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AT & SF R
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y 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
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Azusa Light & Water
CVS Pharmacy
AT&T
Verizon
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A3
A2
37
36 DALTONPublicLibrary
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LeeElementary
AtlantisGardens
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STREETSCAPE BEAUTIFICATIONSTREETSCAPE BEAUTIFICATION9th St
Azusa PacificUniversity
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&&&&St Francisof Rome School
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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 2018
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 2018
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 2018
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 .
INTRODUCTION 1
City of Azusa | TOD Specific Plan 1-15
May 2018
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;
INTRODUCTION1
1-16 City of Azusa | TOD Specific Plan
May 2018
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.
INTRODUCTION 1
City of Azusa | TOD Specific Plan 1-17
May 2018
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.
INTRODUCTION1
1-18 City of Azusa | TOD Specific Plan
May 2018
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.
INTRODUCTION 1
City of Azusa | TOD Specific Plan 1-19
May 2018
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.
INTRODUCTION1
1-20 City of Azusa | TOD Specific Plan
May 2018
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.
INTRODUCTION 1
City of Azusa | TOD Specific Plan 1-21
May 2018
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.
INTRODUCTION1
1-22 City of Azusa | TOD Specific Plan
May 2018
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.
INTRODUCTION 1
City of Azusa | TOD Specific Plan 1-23
May 2018
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.
INTRODUCTION1
1-24 City of Azusa | TOD Specific Plan
May 2018
THIS PAGE LEFT BLANK
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 Dwelling Unit Minimum Floor Area.........................................2-6
2.2.5 Mixed-Use Development and Good Neighbor/
Buffer Standards .....................................................................2-7
2.2.6 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 2018
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.
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May 2018
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 2.2.6: 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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May 2018
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
ail
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
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 2018
• 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.
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May 2018
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. Unique, customized business
signage and original public art pieces contribute
to the District’s lively and historic character.
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May 2018
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.
2.2.4 Dwelling Unit Minimum Floor Area
The following dwelling unit minimum floor area
shall apply to mixed-use projects within the
Specific Plan Area.
Studio 500 sf
1‐Bedroom 600 sf
2‐Bedroom 725 sf
> 3‐Bedroom 875 sf
Mixed‐Use Projects
Dwelling Unit Minimum Floor Area
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May 2018
2.2.5 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.
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2-8 City of Azusa | TOD Specific Plan
May 2018
2.2.6 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 2018
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 2018
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.
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May 2018
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.
Where a mixed-use project is proposed in any
District, minimum parking stall dimensions shall be
9’ x 18’.
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 2018
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 2018
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 2018
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 2018
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 2.2.6.
City-Owned Opportunity Sites
Historic Resources
LAND USE AND URBAN FORM
GOLD LINE DISTRICT2
2-16 City of Azusa | TOD Specific Plan
May 2018
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 2018
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
2.2.5, Section 3, and the design guidelines and strategies
located in Sections 1.7 and 2.2.6.
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 (Single Use)
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 for single use projects
shall be provided at a minimum of 100 sf per
unit with a minimum dimension of 6’ in any
direction.
B. Private open space for mixed-use projects
shall be provided at a minimum of 60 sf per
unit with a minimum dimension of 6’ in any
direction.
Residential Common Open Space
A. Common open space for single use projects
shall be provided at a minimum of 25 sf per
unit with a minimum of 10’ in any direction.
B. Common open space for mixed-use projects
shall be provided at a minimum of 65 sf per
unit with a minimum of 10’ in any direction.
C. Common open space shall be purposefully
designed as active or passive recreational
facilities.
D. 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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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
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 2.2.5,
Section 3, and the design guidelines and strategies
located in Sections 1.7, 2.2.6, 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
Residential Private Open Space
A. Private open space for single use projects
shall be provided at a minimum of 100 sf per
unit with a minimum dimension of 6’ in any
direction.
B. Private open space for mixed-use projects
shall be provided at a minimum of 60 sf per
unit with a minimum dimension of 6’ in any
direction.
Residential Common Open Space
A. Common open space for single use projects
shall be provided at a minimum of 25 sf per
unit with a minimum of 10’ in any direction.
B. Common open space for mixed-use projects
shall be provided at a minimum of 65 sf per
unit with a minimum of 10’ in any direction.
Lot Coverage
100%
Lot
Coverage
Residential Open Space (Single Use)
25 sf/unit min. of
Common Open Space
100 sf/unit min. of
Private Open Space
C. Common open space shall be purposefully
designed as active or passive recreational
facilities.
D. 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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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
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 2.2.5, Section
3, and the design guidelines and strategies located in
Sections 1.7, 2.2.6, 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
Residential Private Open Space
A. Private open space for single use projects
shall be provided at a minimum of 125 sf per
unit with a minimum dimension of 6’ in any
direction.
B. Private open space for mixed-use projects
shall be provided at a minimum of 60 sf per
unit with a minimum dimension of 6’ in any
direction.
Residential Common Open Space
A. Common open space for single use projects
shall be provided at a minimum of 25 sf per
unit with a minimum of 10’ in any direction.
B. Common open space for mixed-use projects
shall be provided at a minimum of 90 sf per
unit with a minimum of 10’ in any direction.
Lot Coverage
100%
Lot
Coverage
Residential Open Space (Single Use)
25 sf/unit min. of
Common Open Space
125 sf/unit min. of
Private Open Space
C. Common open space shall be purposefully
designed as active or passive recreational
facilities.
D. 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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 embrace and draw attention to its historic
Route 66 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 2018
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 2018
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 2018
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 2018
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 2018
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 2.2.5, 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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2.2.5,
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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 2018
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
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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
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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.
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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
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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 2.2.5,
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
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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.
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