HomeMy WebLinkAboutD-1 Staff Report - Housing Element Code AmendmentsPUBLIC HEARING/SCHEDULED ITEM
D-1
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
VIA: SERGIO GONZALEZ, CITY MANAGER
FROM: JOSE D. JIMENEZ, DIRECTOR OF ECONOMIC AND COMMUNITY
DEVELOPMENT
DATE: SEPTEMBER 18, 2023
SUBJECT: FIRST READING OF AN ORDINANCE OF THE AZUSA CITY COUNCIL TO
AMEND SECTIONS 88.22.065 (ALLOWABLE USES IN NEIGHBORHOODS,)
88.24.005 (ALLOWABLE USES IN DISTRICTS,) 88.26.005 (ALLOWABLE
USES IN CORRIDORS,) 88.42.200 (SENIOR CITIZEN APARTMENTS,)
88.36.050 (NUMBER OF PARKING SPACES REQUIRED,) 88.26.010
(FOOTHILL BOULEVARD CORRIDOR,) 88.26.020 (AZUSA/SAN GABRIEL
AVENUE CORRIDORS,) 88.30.014 (DWELLING UNIT MINIMUM FLOOR
AREA,) AND 88.36.050 (NUMBER OF PARKING SPACES REQUIRED) OF
THE AZUSA MUNICIPAL CODE, AND DETERMINING THE ORDINANCE TO
BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT.
THE AMENDMENTS ARE NEEDED IN ORDER TO IMPLEMENT HOUSING
PROGRAMS H3-3, H4-4, H4-5, AND H4-6 AS REQUIRED BY THE CITY'S
ADOPTED HOUSING ELEMENT.
BACKGROUND:
The Housing Element is a mandatory General Plan element. It identifies ways in which the housing
needs of existing and future residents can be met. State law requires that all cities adopt a Housing
Element and describes in detail the necessary contents of the Housing Element. The City of Azusa
City Council adopted an updated Housing Element on June 19, 2023 following an extensive review
by the California Department of Housing and Community Development (HCD). On July 27,
2023, the City received a letter from the confirming that the City’s Housing Element is in
compliance with applicable state law.
A large part of the Housing Element is the housing plan which is written to address the identified
housing needs, including housing goals, policies and programs. This group of amendments is the
Approved
City Council
September 18, 2023
First Reading – Housing Element Implementation Code Amendments
September 18, 2023
Page 2
first of several that will implement some of the goals, policies and program of the City’s Housing
Plan.
The Planning Commission considered these amendments on August 23, 2023, and adopted PC
Resolution 2023 PC – 12 recommending that the City Council adopt an ordinance amending the
relevant sections of the Azusa Municipal Code.
RECOMMENDATIONS:
Staff recommends that the City Council take the following actions:
1) Waive further reading, read by title only and introduce Ordinance No. 2023-04, An
Ordinance of the City Council of the City of Azusa amending sections 88.22.065
(Allowable Uses in Neighborhoods,) 88.24.005 (Allowable Uses in Districts,) 88.26.005
(Allowable Uses in Corridors,) 88.42.200 (Senior Citizen Apartments,) 88.36.050
(Number of Parking Spaces Required,) 88.26.010 (Foothill Boulevard Corridor,) 88.26.020
(Azusa/San Gabriel Avenue Corridors,) 88.30.014 (Dwelling Unit Minimum Floor area,)
and 88.36.050 (Number of Parking Spaces Required) of the Azusa Municipal Code, and
determining the ordinance to be exempt from the California Environmental Quality Act.
ANALYSIS:
In accordance with Section 88.51.060 of the Azusa Municipal code, the following findings shall
be made in order for a code amendment to be adopted. The analysis under the first finding includes
the proposed changes. Changes within the code can be found in Exhibit A of Attachment 1, the
Ordinance.
1. That the proposed amendment is consistent with the goals, policies, and objectives of
the general plan, any applicable specific plan, development agreement, owner
participation agreement or disposition and development agreement; and
The proposed amendments are in fact to implement some of the programs, goals, and objectives
of the recently adopted Housing Element, thus consistent with the general plan. The overarching
theme of all the amendments included in the proposed Ordinance is to encourage a variety of
housing development, encourage senior housing, minimize the impact of governmental constraints
on housing production and streamline the development process.
Table 1 below shows the housing element programs, action required for program implementation,
and the resulting changes to the applicable Municipal Code, showing.
Table 1
Housing Element
Program
Action Required Development Code Sections Affected
and Proposed Amendments
H3-3: Senior Housing
Removal of MUP
requirement for senior
units in all zones where
currently permitted with an
88.22.065 (Allowable Uses in
Neighborhoods)
-Amend use matrix to allow senior
housing to be allowed as a permitted use
First Reading – Housing Element Implementation Code Amendments
September 18, 2023
Page 3
MUP; Allowing Senior
Units as a permitted use
Provide appropriate
standards to encourage
development of senior
housing
in all neighborhoods of Medium and
Moderate Density
88.24.005 (Allowable Uses in Districts)
- Amend use matrix to allow senior
housing without an MUP in the
Edgewood District
88.26.005 (Allowable Uses in Corridors)
- Amend use matrix to remove MUP
requirement and allow senior housing in
all of the city’s five corridors ( Azusa
Ave, San Gabriel Ave, Arrow Highway,
South Azusa Highway, and Foothill
Boulevard)
88.42.200 (Senior Citizen Apartments)
- Amend language to reflect “Housing”
instead of “apartments”;
- Increase maximum building height to
3 stories/ 45 feet which is more in
line with the 40 units/gross acre
density
- Remove “required findings” as use
permit will not be required.
H4-4 Stacked Flats
and Multi-family
housing
Allow stacked flats as a
permitted use in all
neighborhoods, corridors,
and districts where
townhomes are currently
allowed.
88.22.065 (Allowable Uses in
Neighborhoods)
- Amend use matrix to allow stacked flats
in all medium and moderate density
neighborhoods
88.24.005 (Allowable Uses in Districts)
- Amend use matrix to allow stacked
flats as part of mixed used residential
component in the Edgewood District
- Amend use matrix to allow Senior
citizen housing in University
Districts Mixed Use, Residential
Medium, and Residential Moderate
designations.
First Reading – Housing Element Implementation Code Amendments
September 18, 2023
Page 4
88.26.010 (Foothill Boulevard Corridor)
88.26.020 (Azusa/San Gabriel Ave
Corridors)
88.42.140 (Multi-Family and Small Lot
Single-Family Projects)
- Remove all language prohibiting
stacked flats
Remove MUP
requirements for triplexes,
fourplexes, townhouses
and row houses in higher
density Neighborhood
Districts.
88.22.065 (Allowable Uses in
Neighborhoods)
- Amend use matrix to remove MUP
requirements in Medium and Moderate
Density Neighborhood.
H4-5: Minimum Unit
Sizes
Reduce minimum floor
area in Neighborhoods,
Centers, and Districts to
match minimum floor area
allow in the TOD Specific
Plan.
88.30.014 (Dwelling Unity Minimum
Floor Area)
- Reduce required minimum floor area for
1 bedrooms, 2 bedrooms and 3 or more
bedrooms to 600, 725, and 875 square
feet respectively to match the figures
found in the TOD Specific Plan
H4-6: Parking for
Multi-family Uses
Remove requirement for
garages for multi-family
dwellings. Allow parking
in form of structures,
subterranean, and carports.
88.36.050 (Number of Parking Spaces
Required)
- Remove reference to a garage for
rowhouses, townhomes, courtyards, or
and configuration of units. Allow parking
to be provided in
carports/structures/subterranean.
2. That a proposed zone change will not adversely affect surrounding properties.
The proposed Development Code Amendment, implementing Programs H3-3, H4-4, H4-5, and
H4-6 of the Housing Element, will not adversely affect surrounding properties. Design Review
will still be utilized to process projects affected by the proposed amendments, ensuring contextual
and appropriate development. The proposed Development Code Amendments will not result in a
change to the City of Azusa’s General Plan Land-use map or the Zoning Map. Therefore, the
proposed changes will not adversely affect surrounding properties.
ENVIRONMENTAL DETERMINATION: The proposed amendments are exempt from review
under the California Environmental Quality Act (“CEQA”) (California Public Resources Code
Section 21000 et seq.), Section 15061(b)(3) and are outside the definition of a “project” under
Section 15378 of the CEQA Guidelines and Section 21065 of the Public Resources Code. Due to
the nature of the code amendment being considered, the amendment has no potential for resulting
in either a direct or reasonably foreseeable indirect change in the environment.
First Reading – Housing Element Implementation Code Amendments
September 18, 2023
Page 5
FISCAL IMPACT:
This Ordinance will not have a fiscal impact.
Prepared by: Reviewed by:
Knarik Vizcarra Jose D. Jimenez
Planning Manager Director of Economic and
Community Development
Fiscal Review by: Reviewed and Approved by:
Talika M. Johnson Sergio Gonzalez
Director of Administrative Services City Manager
Attachments:
1) Draft Ordinance No. 2023-04
Exhibit A – Code Amendments
2) PC Resolution 2023 PC - 12
A-1
ORDINANCE NO. 2023-04
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF AZUSA
APPROVING AMENDMENT ZCA 252 AMENDING SECTIONS 88.22.065,
88.24.005, 88.26.005, 88.42.200 88.36.050, 88.26.010, 88.26.020, 88.30.014,
AND 88.36.050 TO IMPLEMENT HOUSING ELEMENT PROGRAMS H3-
3, H4-4, H4-5, AND H4-6, AND FIND THAT THE AMENDMENTS ARE
EXEMPT FROM CEQA.
WHEREAS, the City of Azusa, California (the “City”) is a municipal corporation, duly
organized under the constitution and laws of the State of California; and
WHEREAS, California Government Code, Section 65800 et seq. authorizes the adoption
and administration of zoning laws, ordinances, rules and regulations by cities as a means of
implementing the General Plan; and
WHEREAS, on June 19, 2023, The City Council of the City of Azusa adopted the 2021-
2029 Housing Element; and
WHEREAS, on July 27, 2023, the California Department of Housing and Community
Development sent a letter to the City of Azusa confirming that the adopted Housing Element was in
compliance with applicable State Law; and,
WHEREAS, on August 23, 2023, the Planning Commission of the City of Azusa (“Planning
Commission”) conducted a noticed public hearing on the proposed amendments to the Development
Code at which time all persons wishing to testify in connection with the revision to the Development
Code were heard and the revision was fully studied, discussed and deliberated; and
WHEREAS, the Planning Commission carefully considered all pertinent testimony and the
staff report presented during the public hearings for the revision to the Development Code and
adopted Resolution No. PC 2023-12 recommending that the City Council approve the proposed
amendments to the Development Code; and
WHEREAS, on September 18, 2023, the City Council conducted a duly noticed public
hearing on the proposed amendment to the Development Code at which time all persons wishing to
testify in connection with the amendment to the Development Code were heard, and the proposed
amendment and public testimony were fully studied, discussed, and deliberated; and
WHEREAS, the City Council wishes to adopt the proposed amendment to the Development
Code.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AZUSA DOES
ORDAIN AS FOLLOWS:
Attachment 1
A-2
SECTION 1. Incorporation of Recitals. The above recitals are true and correct and are
incorporated herein by this reference.
SECTION2. This Amendment to the Development Code is exempt from review under
the California Environmental Quality Act (“CEQA”) (California Public Resources Code Section
21000 et seq.), Section 15061(b)(3) and are outside the definition of a “project” under Section
15378 of the CEQA Guidelines and Section 21065 of the Public Resources Code. Due to the
nature of the code amendment being considered, the amendment has no potential for resulting in
either a direct or reasonably foreseeable indirect physical change in the environment.
SECTION 3. Sections 88.22.065, 88.24.005, 88.26.005, 88.42.200 88.36.050, 88.26.010,
88.26.020, 88.30.014, and 88.36.050 of the Azusa Municipal Code are hereby amended as provided
in Exhibit A, attached hereto and incorporated herein by reference.
SECTION 4. Severability. If any section, subsection, sentence, clause, phrase, or portion
of this Ordinance is for any reason deemed or held to be invalid or unconstitutional by the decision
of any court of competent jurisdiction, such decision shall not affect the validity of the remaining
portion of this Ordinance. The City Council of the City of Azusa hereby declares that they would
have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase thereof,
irrespective of the fact that any one or more section, subsection, subdivision, paragraph, sentence,
clause, or phrase would be declared invalid, unconstitutional, or unenforceable.
SECTION 5. Finding of Fact. The City Council also finds that:
1. That the proposed amendment is consistent with the goals, policies, and objectives of the
general plan, any applicable specific plan, development agreement, owner participation
agreement or disposition and development agreement; and
The proposed amendments are in fact to implement some of the programs, goals, and objectives of
the recently adopted Housing Element, thus consistent with the general plan. The overarching theme
of all the amendments is to encourage a variety of housing development, encourage senior housing,
minimize the impact of governmental constraints on housing production, and streamline the
development process.
Table 1 below shows the housing element programs, action required for program implementation,
and the resulting changes to the applicable Municipal Code, showing.
A-3
Table 1
Housing Element
Program
Action Required Development Code Sections Affected
and Proposed Amendments
H3-3: Senior Housing
Removal of MUP
requirement for senior units
in all zones where currently
permitted with an MUP;
Allowing Senior Units as a
permitted use
Provide appropriate
standards to encourage
development of senior
housing
88.22.065 (Allowable Uses in
Neighborhoods)
-Amend use matrix to allow senior
housing to be allowed as a permitted use in
all neighborhoods of Medium and
Moderate Density
88.24.005 (Allowable Uses in Districts)
- Amend use matrix to allow senior
housing without an MUP in the Edgewood
District
88.26.005 (Allowable Uses in Corridors)
- Amend use matrix to remove MUP
requirement and allow senior housing in all
of the city’s five corridors ( Azusa Ave,
San Gabriel Ave, Arrow Highway, South
Azusa Highway, and Foothill Boulevard)
88.42.200 (Senior Citizen Apartments)
- Amend language to reflect “Housing”
instead of “apartments”;
- Increase maximum building height to 3
stories/ 45 feet which is more in line
with the 40 units/gross acre density
- Remove “required findings” as use
permit will not be required.
H4-4 Stacked Flats and
Multi-family housing
Allow stacked flats as a
permitted use in all
neighborhoods, corridors,
and districts where
townhomes are currently
allowed.
88.22.065 (Allowable Uses in
Neighborhoods)
- Amend use matrix to allow stacked flats
in all medium and moderate density
neighborhoods
88.24.005 (Allowable Uses in Districts)
- Amend use matrix to allow stacked flats
as part of mixed used residential
component in the Edgewood District
A-4
- Amend use matrix to allow Senior
citizen housing in University Districts
Mixed Use, Residential Medium, and
Residential Moderate designations.
88.26.010 (Foothill Boulevard Corridor)
88.26.020 (Azusa/San Gabriel Ave
Corridors)
88.42.140 (Multi-Family and Small Lot
Single-Family Projects)
- Remove all language prohibiting stacked
flats
Remove MUP requirements
for triplexes, fourplexes,
townhouses and row houses
in higher density
Neighborhood Districts.
88.22.065 (Allowable Uses in
Neighborhoods)
- Amend use matrix to remove MUP
requirements in Medium and Moderate
Density Neighborhood.
H4-5: Minimum Unit
Sizes
Reduce minimum floor area
in Neighborhoods, Centers,
and Districts to match
minimum floor area allow in
the TOD Specific Plan.
88.30.014 (Dwelling Unity Minimum Floor
Area)
- Reduce required minimum floor area for
1 bedrooms, 2 bedrooms and 3 or more
bedrooms to 600, 725, and 875 square feet
respectively to match the figures found in
the TOD Specific Plan
H4-6: Parking for
Multi-family Uses
Remove requirement for
garages for multi-family
dwellings. Allow parking in
form of structures,
subterranean, and carports.
88.36.050 (Number of Parking Spaces
Required)
- Remove reference to a garage for
rowhouses, townhomes, courtyards, or and
configuration of units. Allow
carports/structures/subterranean.
2. That a proposed zone change will not adversely affect surrounding properties.
The proposed Development Code Amendment, implementing Programs H3-3, H4-4, H4-5, and H4-6
of the Housing Element, will not adversely affect surrounding properties. The amendments will not
result in changes to the City’s General Plan land use map or the Zoning Map. Design Review will
still be utilized to process project affected by the proposed amendments, ensuring contextual and
appropriate development. The proposed Development Code Amendments will not result in a change
to the City of Azusa’s General Plan Land-use map or the Zoning Map. Therefore, the proposed
changes will not adversely affect surrounding properties.
SECTION 6. Effective date. This ordinance shall be in full force and effect thirty (30) days
A-5
after its passage.
SECTION 7. Summary. A summary of this ordinance shall be published in the manner
required by law.
PASSED, APPROVED, AND ADOPTED this 18th day of September 2023.
Joseph R. Rocha
Mayor
ATTEST:
Vera Mendoza
City Clerk
APPROVED AS TO FORM:
______________________________
Sonia R. Carvalho
City Attorney
Created: 2022-11-17 21:11:23 [EST]
(Supp. No. 67)
Page 1 of 9
EXHIBIT A
NOTE: The code sections below are not shown in their entirety; only portions of the sections
affected by the proposed amendment are shown. The additions are underlined and the deletions
are denoted by a strikethrough font.
88.22.065. Allowable Uses in Neighborhoods.
A. Permit requirements. Tables 2-1, 2-2, 2-3, and 2-4 provide land uses that are:
1. Permitted subject to compliance with all applicable provisions of this Development Code, subject to
first obtaining a zoning clearance (Section 88.51.020). These are shown as "P" uses in the tables;
2. Allowed subject to the approval of a minor use permit (Section 88.51.040), and shown as "MUP" uses
in the tables;
3. Allowed subject to the approval of a use permit (Section 88.51.040), and shown as "UP" uses in the
tables;
4. Allowed subject to the type of city approval required by a specific provision of Chapter 88.42
(Standards for Specific Land Uses), and shown as "S" uses in the tables; and
5. Not allowed in particular zones, and shown as a "—" in the tables.
TABLE 2-1
Allowed Land Uses and Permit Requirements
for Neighborhood Zones
P
MUP
UP
S
—
Permitted Use, Zoning Clearance required
Minor Use Permit required
Use Permit required
Permit requirement set by Specific Use Regulations
Use not allowed
LAND USE TYPE (1) PERMIT REQUIRED BY ZONE Specific Use
Regulations NC NG1 NG2 NG3
L MED MOD L MED MOD L MED MOD
RESIDENTIAL USES
Senior citizen
apartment (2)
— P P — P P — P P 88.42.200
Single-family dwelling — P P P P P P P P P
Stacked flats — — P P — P P — P P
Townhouses or
rowhouses
— — P P — P P — P P 88.42.140
Triplex or fourplex — — P P — P P — P P 88.42.140
;sz=8q; Key to Zone Symbols
NC Neighborhood Center L Low Density
NG1 Neighborhood General 1 MED Medium Density
NG2 Neighborhood General 2 MOD Moderate Density
NG3 Neighborhood General 3
Created: 2022-11-17 21:11:23 [EST]
(Supp. No. 67)
Page 2 of 9
;sz=8q; Notes:
(1) A definition of each listed use type is in Article 7 (Glossary).
(2) This is a critical, sensitive, or high occupancy facility, subject to the hazard mitigation requirements of Section 88.30.030.
(3) Allowed only within the boundaries of an electric utility easement for high voltage transmission lines. (Ord. No. 06-O6, § 1B, 8-
7-06; Ord. No. 14-O4, § 2, 7-21-14; Ord. No. 2017-14 , § 4, 12-18-17; Ord. No. 2020-02 , § 3, 2-3-20; Ord. No. 2021-
01 , § 3, 2-1-21)
88.24.005. Allowable Uses in Districts.
A. Permit Requirements. Tables 2-2, 2-3, and 2-4 provide for land uses that are:
1. Permitted subject to compliance with all applicable provisions of this Development Code, subject to
first obtaining a zoning clearance (Section 5.22.020). These are shown as "P" uses in the tables;
2. Allowed subject to the approval of a minor use permit (Section 5.12.050), and shown as "MUP" uses in
the tables;
3. Allowed subject to the approval of a use permit (Section 5.12.050), and shown as "UP" uses in the
tables;
4. Allowed subject to the type of city approval required by a specific provision of Chapter 4.12 (Standards
for Specific Land Uses), and shown as "S" uses in the tables; and
5. Not allowed in particular zones, and shown as a "—" in the tables.
6. For sub-districts located within the TOD Specific Plan District, (DG, DD, DX, DR, DT, and DC) refer to Chapter 2
of the City of Azusa TOD Specific Plan for allowable uses.
TABLE 2-2
Allowed Land Uses and Permit
Requirements
for Districts
P
MUP
UP
S
—
Permitted Use, Zoning Clearance required
Minor Use Permit required
Use Permit required
Permit requirement set by Specific Use
Regulations
Use not allowed
LAND USE TYPE (1) PERMIT REQUIRED BY ZONE Specific Use
Regulations DE DW DWL
RESIDENTIAL USES
Caretaker/manager unit P P P
Courtyard housing — — — 88.42.142
Duplex, triplex fourplex — — — 88.42.140
Emergency shelter (3) — P UP 88.42.082
Home occupation P P P 88.42.100
Cottage food home occupation P P P 88.42.105
Live/work unit — MUP MUP 88.42.110
Mixed use residential component P — — 88.42.120
Mixed use residential component—
Phased
S — — 88.42.120
Created: 2022-11-17 21:11:23 [EST]
(Supp. No. 67)
Page 3 of 9
Organizational house (sorority,
monastery, etc.) (3)
— — —
Residential accessory use or structure — — —
Residential care, 6 or fewer clients — — —
Residential care, 7 or more clients (3) — — —
Rooming or boarding house — — —
Senior citizen apartment (3) P — — 88.42.200
Stacked flats as part of a vertical
mixed use project
— — — 88.42.120
Townhouse, rowhouse — — — 88.42.140
;sz=8q; Key to Zone Symbols
DE Edgewood District
DW West End Industrial District
DWL West End Light Industrial District
TABLE 2-2
Allowed Land Uses and Permit Requirements
for University District (DU)
P
MUP
UP
S
—
Permitted Use, Zoning Clearance required
Minor Use Permit required
Use Permit required
Permit requirement set by Specific Use
Regulations
Use not allowed
LAND USE TYPE (1) PERMIT REQUIRED BY ZONE Specific Use
Regulations DU-
MU
DU-RM DU-RMO
RESIDENTIAL USES
Animal keeping S S S 88.42.040
Caretaker/manager unit P — —
Court P MUP MUP 88.42.142
Duplex — P P 88.42.140
Emergency/transitional shelter (3) UP — —
Home occupation P P P 88.42.100
Live/work unit P — — 88.42.110
Mixed use project residential component P — — 88.42.120
Mixed use project residential component—
Phased
S — — 88.42.120
Organizational house (sorority, monastery,
etc.) (3)
MUP MUP MUP
Residential accessory use or structure P P P 88.42.020
Residential care, 6 or fewer clients P P P
Residential care, 7 or more clients (3) MUP MUP MUP
Created: 2022-11-17 21:11:23 [EST]
(Supp. No. 67)
Page 4 of 9
Rooming or boarding house P P P
Senior citizen apartments (3) P P P 88.42.200
Single-family dwelling MUP MUP MUP
Single room occupancy facility MUP MUP MUP
Stacked flats as part of vertical mixed use
project
P — — P 88.42.120
Townhouse, rowhouse P — P 88.42.140
Triplex or fourplex — P P 88.42.140
;sz=8q; Key to Zone Symbols
DU-
MH
University District - Mixed Use CU-
RMO
University District - Residential
Moderate
DU-RM University District - Residential
Medium
;sz=8q; Notes:
(1) A definition of each listed use type is in Article 6 (Glossary).
(2) Allowed on a second or upper floor only.
(3) This is a critical, sensitive, or high occupancy facility, subject to the hazard mitigation requirements of Section 88.30.030.
88.26.005. Allowable Uses in Corridors.
A. Permit Requirements. Tables 2-1, 2-2, 2-3, and 2-4 provide land uses that are:
1. Permitted subject to compliance with all applicable provisions of this Development Code, subject to
first obtaining a zoning clearance (Section 88.51.020). These are shown as "P" uses in the tables;
2. Allowed subject to the approval of a minor use permit (Section 88.51.040), and shown as "MUP" uses
in the tables;
3. Allowed subject to the approval of a use permit (Section 88.51.040), and shown as "UP" uses in the
tables;
4. Allowed subject to the type of city approval required by a specific provision of Chapter 88.42
(Standards for Specific Land Uses), and shown as "S" uses in the tables;
5. Not allowed in particular zones, and shown as a "—" in the tables.
TABLE 2-3
Allowed Land Uses and Permit
Requirements
for Corridors
P
MUP
UP
S
—
Permitted Use, Zoning Clearance required
Minor Use Permit required
Use Permit required
Permit requirement set by Specific Use Regulations
Use not allowed
LAND USE TYPE (1) PERMIT REQUIRED BY ZONE Specific Use
Regulations
CAZ CSG CSA CAH CFB
RESIDENTIAL USES
Courtyard housing MUP MUP MUP MUP MUP 88.42.100
Created: 2022-11-17 21:11:25 [EST]
(Supp. No. 67)
Page 5 of 9
Duplex, triplex, fourplex P P — P — P 88.42.110
Home occupation P P P P P 88.42.100
Cottage food home occupation P P P P P 88.42.105
Live/work unit P P P P P
Organizational house (sorority,
monastery, etc.) (2)
MUP MUP MUP MUP MUP
Residential accessory use or
structure
P P P P P
Residential care, 6 or fewer clients P P P P P 88.42.140
Residential care, 7 or more clients
(2)
P P P P P
Mixed use project residential
component
P P P P P 88.42.120
Rooming or boarding house P P — — P
Senior Citizen Housing P P P P P
Single-family dwelling — P — — — 88.42.120
Stacked flats P P P P P
Townhouse or rowhouse P P P P P 88.42.190
;sz=8q; Key to Zone Symbols
CAZ Azusa Avenue Corridor CAH Arrow Highway Corridor
CSG San Gabriel Avenue Corridor CFB Foothill Boulevard Corridor
CSA South Azusa Avenue Corridor
;sz=8q; Notes:
(1) A definition of each listed use type is in Article 6 (Glossary).
(2) This is a critical, sensitive, or high occupancy facility, subject to the hazard mitigation requirement of Section
88.30.030
(3) Allowed only within the boundaries of an electric utility easement for high voltage transmission lines.
Created: 2022-11-17 21:11:25 [EST]
(Supp. No. 67)
Page 6 of 9
88.26.010. Foothill Boulevard Corridor.
The purpose of this chapter is to outline the general plan goals and development guidelines for the Foothill
Boulevard Corridor of Azusa. It is a guideline to assist present and future developers, city staff, and citizens in
evaluating the evolving character and potential of the corridor.
A. Purpose. The Foothill Boulevard Corridor (CFB) zone is applied to areas along Foothill Boulevard west of the
TOD Specific Plan. This corridor zone is intended to accommodate a wide range of retail commercial uses,
offices, and services, with all types of residential units allowed.
88.26.020. Azusa/San Gabriel Avenue Corridors.
The purpose of this chapter is to outline the general plan goals and development guidelines for the Azusa/San
Gabriel Avenue Corridors of Azusa. It is a guideline to assist present and future developers, city staff, and citizens in
evaluating the evolving character and potential of the corridors.
A. Purpose.
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1. CAZ (Azusa Avenue) Corridor. The Azusa Avenue Corridor (CAZ) zone is applied to the Azusa Avenue
portion of the Azusa Avenue/San Gabriel Avenue couplet immediately south of the TOD Specific Plan .
This zone is intended to accommodate a range of lower intensity retail, offices and other low intensity
commercial uses, together with all types of residential units.
2. CSG (San Gabriel Avenue) Corridor. The San Gabriel Avenue Corridor (CSG) zone is applied to the San
Gabriel Avenue portion of the Azusa Avenue/San Gabriel Avenue couplet immediately south of the
TOD Specific Plan . This zone is intended to emphasize residential rather than commercial
development, but with offices and other low very intensity commercial uses, excluding most retail. All
types of residential units are allowed.
88.42.140. Multi-Family and Small Lot Single-Family Projects.
New or remodeled multi-family projects, and subdivisions of detached single-family homes on parcels smaller than
6,000 square feet, shall comply with the standards of this section, where allowed by Article 2 (Urban Standards).
For the purposes of this section, the term "remodeled" means the reconstruction or remodeling of at least 50
percent of the gross floor area of the original structure.
A. Allowable Multi-Family Building Types. New multi-family projects shall consist of "walk-up" units such as
row houses, where each unit has a ground floor entrance, or stacked flats.. Courtyard housing projects are
encouraged, and shall comply with the standards in Section 88.42.140 (Multi-Family Courtyard Housing
Projects).
88.36.050. Number of Parking Spaces Required.
Each use shall provide off-street parking in compliance with this section, except as otherwise provided by Section
88.36.080 (Reduction of Parking Requirements).
TABLE 3-7. PARKING REQUIREMENTS BY LAND USE
Land Use Type: Vehicle Spaces Required
Note: gsf means "gross square feet of floor area"
Rowhouse, townhome, and courtyard units:
Studio or and one-bedroom unit 1 space within a garage, carport, structure, or
subterranean parking for each unit.
Two to four bedroom units 2 spaces within a garage, carport, structure, or
subterranean parking for each unit.
5 or more bedroom units 3 spaces within a garage, carport, structure, or
subterranean parking for each unit.
Guest parking 1 guest space for each 3 units in a project of five
or more units.
Duplex 2 spaces within a garage or carport for each unit.
88.30.014. Dwelling Unit Minimum Floor Area.
Each new dwelling unit within the city shall have the minimum floor area shown in the following table.
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Type or Size of Dwelling Minimum Floor Area
for Each Unit
Single-family dwelling 1,200 sf
Duplex 850 sf
Other Multi-family housing (including Accessory Dwelling Units)
Accessory dwelling unit 150 sf
Studio unit 500 sf
1-bedroom unit 600 sf
2-bedroom unit 725 sf
3 or more bedroom unit 875 sf
;sz=8q; Note:
Any room that can be easily used or converted to function as a bedroom will be counted as a bedroom in all
instances where a Development Code standard is based on the number of bedrooms per unit.
(Ord. No. 06-O6, § 1B, 8-7-06; Ord. No. 2017-14 , § 5, 12-18-17)
88.42.200. Senior Citizen Apartments.
Where allowed by Article 2 (Urban Standards), senior citizen apartments shall comply with the regulations of this
section.
A. Purpose. The city recognizes that the housing needs of older residents may differ from those of the general
population in terms of dwelling unit size, unit accessibility, parking requirements, and housing affordability,
among other considerations. Therefore, this section establishes special requirements for senior citizen
apartments.
B. Minimum Qualifying Age. The primary resident of each dwelling unit shall be of minimum age 55 years,
provided that physically handicapped residents shall not be required to meet the minimum age requirement.
Other household members may be younger. The development must be deed restricted for senior citizens
and/or physically handicapped residents for the life of the structure.
E. Development Standards. Each senior citizen apartment project shall comply with the following
requirements.
Development Feature Requirement
Maximum Building Height 2 stories/35 feet 3 stories/45 feet
Maximum Density 40 units per gross acre
Maximum Lot Coverage 60%
Minimum Front Yard Setback 20 ft, with minimum 15 ft. between building and
any private patio wall
Minimum Side Yard Setback
Interior
Street Side
10 ft.
15 ft.
Minimum Rear Yard Setback 15 ft.
Minimum Dwelling Unit Size
1-bedroom unit
550 sf
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2-bedroom, 1-bathroom unit
2-bedroom, 2-bathroom unit or larger
600 sf
700 sf
Off-street parking 1 covered space per unit and 1 guest space for
each five units