HomeMy WebLinkAboutD-1 Staff Report - Final FAR, LC, and ODS Code AmendmentSCHEDULED ITEM
D-1
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
VIA: SERGIO GONZALEZ, CITY MANAGER
FROM: JOSE D. JIMENEZ, DIRECTOR OF ECONOMIC & COMMUNITY
DEVELOPMENT DEPARTMENT
DATE: AUGUST 19, 2024
SUBJECT: FIRST READING OF AN ORDINANCE OF THE CITY OF AZUSA CITY
COUNCIL AMENDING THE AZUSA MUNICIPAL CODE SECTIONS 88.22.070
(NEIGHBORHOOD SITE PLANNING AND BUILDING DESIGN), 88.70.020
(DEFINITIONS OF SPECIALIZED TERMS AND PHRASES), ADDITION OF
SECTIONS 88.22.080 (LOT COVERAGE AND FLOOR AREA RATIO (FAR)
REQUIREMENTS IN RESIDENTIAL NEIGHBORHOODS), 88.22.090
(OBJECTIVE DESIGN STANDARDS FOR RESIDENTIAL NEIGHBORHOODS
5)DETERMINING THE ORDINANCE TO BE EXEMPT FROM CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA)
BACKGROUND:
In 2005, the City of Azusa adopted a new Development Code after adopting the 2004 General Plan
the year before. The newly adopted Development Code (Chapter 88 of the City’s Municipal Code)
transitioned from a traditional development/zoning code into a form-based code. Form-based
codes emerged as a trend in the early 2000s, with some jurisdictions adopting them to prioritize
the physical form of proposed projects, while regulating land uses as a secondary consideration.
Although this approach was intended to emphasize the physical form of developments, its
implementation has revealed several flaws in practice.
In recent years, City staff has received residential project proposals that are overdeveloped relative
to both the subject sites and the surrounding areas of established residential neighborhoods. These
proposals often disregard massing and scale considerations, as they are only subject to limited
form-based development standards. Additionally, some submissions fail to meet the quality and
design standards envisioned for the City of Azusa.
Approved
City Council
August 19, 2024
Development Code Amendment No. 253 – Introduction of Floor Area Ratio, Lot Coverage, and Objective
Design Standards
August 19, 2024
Page 2
To address these issues and shift the focus of project development, it is necessary to implement
new regulatory development standards, including floor area ratio (FAR), lot coverage, and
objective design standards. While Azusa’s Development Code mentions FAR and lot coverage, it
does not define these terms or specify the elements included in their calculation. Moreover, the
Development Code lacks specific objective design guidelines or standards to regulate proposed
designs.
This code amendment aims to introduce definitions for what constitutes lot coverage and FAR and
establish maximum for each. It will also establish clear and comprehensible objective design
standards for residential neighborhoods, providing clarity for applicants, City staff, and the public
when evaluating proposed projects.
On July 24, 2024, on a 4-0 vote, the Planning Commission approved Resolution No. 2024-PC08
recommending that the City Council consider and approved a Draft Ordinance to approve Code
Amendment No. 253, which makes various changes and additions as discussed herein.
RECOMMENDATIONS:
Staff recommends that the City Council take the following actions:
1) Open the public hearing, receive testimony and close public hearing;
2) Waive further reading and adopt Ordinance No. 2024-04 of the City of Azusa City Council
amending the following Azusa Municipal Code Sections: 88.22.070 Neighborhood Site
Planning and Building Design, 88.70.020 Definitions of Specialized Terms and Phrases,
adding the following new Sections: 88.22.080 Lot Coverage and Floor Area Ratio (FAR)
Requirements in Residential Neighborhoods, Section 88.22.090 Objective Design
Standards for Residential Neighborhoods and find the project exempt from the California
Environmental Quality Act (CEQA).
ANALYSIS:
PROPOSED FLOOR AREA RATIO (FAR) AND LOT COVERAGE IN NEIGHORHOOD
DESIGNATIONS
Floor Area Ratio (FAR) and Lot Coverage are two key metrics used in zoning to regulate the size
and scale of buildings on a given property. FAR is a tool to regulate massing and scale of the of
development on a site. A higher FAR allows for more floor space on the same size lot, leading to
taller or more extensive buildings, while a lower FAR restricts the building size (not number of
units). Lot Coverage refers to the percentage of a lot that is covered by building or structures.
Together, these standards help ensure that developments are appropriately scaled to their
surroundings and the intent of a respective zoning designation.
Figure 1 below demonstrates the difference between the calculations for FAR and lot coverage on
a given site. The figure presents three examples, each with the same FAR of 1.0 (or 100 percent),
but varying lot coverage percentages. This variation occurs because, although a structure may have
Development Code Amendment No. 253 – Introduction of Floor Area Ratio, Lot Coverage, and Objective
Design Standards
August 19, 2024
Page 3
multiple stories, only the footprint of the first floor is included in the lot coverage calculation. In
contrast, FAR considers the total floor area of all levels of the building, leading to different impacts
on the site's overall density and building mass.
Figure 1: Difference Between FAR and Lot Coverage
Predominantly residential areas in the City of Azusa currently fall under the "Neighborhoods"
zoning designation with differing density allowances. These Neighborhoods lack specific
development standards for Floor Area Ratio (FAR) and Lot Coverage. The proposed amendment
aims to define these terms and establish appropriate maximum limits for the three different
densities within the Neighborhood zoning designations.
Proposed Definitions:
Floor Area Ratio (FAR). The numerical value obtained by dividing the gross floor area of a
building or buildings located on a lot or parcel of land by the total area of such lot or parcel of
land. The following shall be included into the FAR calculation:
1. Residential habitable space for any residential building on the lot;
2. Lofts;
3. Mezzanines;
4. Fully enclosed (on all elevations) patios;
5. Portions of basements or attics that meet Building Code requirements for habitable
space;
6. Gross horizontal commercial area measured from exterior wall to exterior wall,
Development Code Amendment No. 253 – Introduction of Floor Area Ratio, Lot Coverage, and Objective
Design Standards
August 19, 2024
Page 4
excluding basement area;
7. Communal areas designated for residential use such as indoor gyms, lobbies, and the
like; and
8. Interior hallways and corridors.
* A determination if a portion of a project is included in the floor area ratio shall rest with the
director.
Lot Coverage. A numerical value taken by including the building footprints of all covered
structures (dwellings, accessory buildings including but not limited to: attached and detached
garages, shops, sheds, porches, greenhouses, etc.) lattices and other patio covers on a subject site.
Lot coverage does not include eaves that project two feet or less from a building.
Proposed FAR and Lot Coverage Maximums
To establish appropriate FAR and lot coverage percentage requirements, City Staff conducted a
survey of surrounding cities to understand their definitions and calculation methods for these
standards. This survey provided valuable insights into how other municipalities determine their
FAR and lot coverage requirements, considering factors such as zoning designations, density
allowances, permitted uses, and surrounding land uses. The results of this survey are included as
Attachment 2.
Using the information gathered from the survey, along with the stated intent and maximum
densities within the Neighborhood zoning designations, Planning Staff developed the proposed
lot coverage and FAR maximums, which are presented in Table 1. These requirements will be
detailed in Section 88.22.080 (Lot Coverage and Floor Area Ratio (FAR) Requirements in
Residential Neighborhoods), a newly added section of the municipal code as part of the proposed
code amendment.
DENSITIES IN
RESIDENTIAL
NEIGHBORHOODS
LOT COVERAGE FAR
Low Density
(1-8 dwelling units per acre) 40%
.35 for one single-family
residential unit
.40 for more than one unit
Medium Density
(9-15 dwelling units per
acre)
55% .50
Moderate Density
(16-27 dwelling units per
acre)
80% .75
Table 1: Proposed Lot Coverage and FAR Allowances
Development Code Amendment No. 253 – Introduction of Floor Area Ratio, Lot Coverage, and Objective
Design Standards
August 19, 2024
Page 5
OBJECTIVE DESIGN STANDARDS
Need for Objective Design Standards
California's housing crisis has intensified in recent years, leading the State to enact several laws
to encourage the development of more residential units and streamline the approval process for
housing projects. Key legislation, including Senate Bill 35 (Weiner), Senate Bill 2220 (Skinner),
Senate Bill 6 (Caballero), and Assembly Bill 2011 (Wicks), requires local jurisdictions to
implement a streamlined, ministerial approval process for multi-family and mixed-use projects.
These laws limit local review to the application of objective design standards, reducing delays
and promoting the timely construction of new housing.
On June 19, 2023, the City Council of Azusa adopted the 2021-2029 Housing Element, which
outlines the City’s housing policies and programs to meet regional housing needs and comply
with recent State laws. One of the key initiatives in this Housing Element is the adoption of
Objective Design Standards. These standards involve revising the existing Form-based Code to
ensure that the City can provide clear guidance on design for by-right projects, facilitating high-
quality residential development while maintaining the City’s character.
The adoption of the proposed residential objective design standards will ensure that future
developments maintain high-quality design and align with the City's character. Additionally, these
standards will facilitate an objective and efficient review process, providing clear guidelines for
property owners and architects, which will reduce review times and minimize the need for
extensive exchange between the City and applicants.
What is an Objective Design Standard?
An objective design standard, like a development standard, is a regulation that a proposed project
must meet to gain approval. It must be measurable and verifiable by anyone—whether applicant,
staff reviewer, or other individuals. Unlike subjective guidelines, objective design standards are
evaluated through a ministerial process, bypassing discretionary review. The table below illustrates
the difference between subjective design guidelines and objective design standards:
SUBJECTIVE DESIGN GUIDELINE OBJECTIVE DESIGN STANDARD
The second story must be articulated to ensure
that the proposed second story massing is
compatible to surrounding neighborhood.
No linear wall of a second story shall
extend more than 25 feet without
architectural articulation or an offset of at
least two feet.
Table 4 Subjective Versus Objective
Similar to the one provided in the California Government Code, the following definition is
proposed to be added to the development code for “objective design standard”:
Development Code Amendment No. 253 – Introduction of Floor Area Ratio, Lot Coverage, and Objective
Design Standards
August 19, 2024
Page 6
Objective Design Standard. A development standard that would involve no personal or subjective
judgment by a public official and are uniformly verifiable by reference to an external and uniform
benchmark or criterion available and knowable by both the development applicant or proponent
and the public official before submittal.”
Proposed Objective Design Standards
Planning staff reviewed objective design standards adopted by surrounding cities and incorporated
these examples, along with relevant language from the Azusa Development Code, General Plan,
and understanding of local development, to draft the City's objective design standards. Below are
the proposed standards:
DESIGN
ELEMENTS PROPOSED OBJECTIVE DESIGN STANDARDS
Site Design
1. The primary pedestrian entry for the unit must face onto the main arterial street
that the project site resides along.
2. New proposed walkways must connect the front entry of the unit to the
sidewalk/public right-of-way. The primary walkway shall not be connected
directly from the driveway. This would apply to new development as well as a
remodel of 50 percent or more of the existing single-family residence.
Properties that are neighbored by adjacent properties on both sides of the
subject property that do not have a sidewalk would be exempt from this
requirement.
Massing
1. The height of the single-family dwelling shall fall within the angled plane of
45° drawn from the front property line of the development site
2. The height of the single-family dwelling shall fall within the angled plane of
35° drawn from the rear property line.
Development Code Amendment No. 253 – Introduction of Floor Area Ratio, Lot Coverage, and Objective
Design Standards
August 19, 2024
Page 7
3. No linear wall of a second story may extend more than 24 feet horizontally
without architectural articulation or an offset of at least two feet for not less
than eight feet.
4. The top plate of an entryway structure, including but not limited to porches,
patios, and archways, shall not exceed a height of ten feet or the height of the
top plate of the first floor, whichever is less.
Building
Design
1. Balconies are only allowed on the front or rear elevation of a dwelling. The
only exemption would be for a corner property in which case a balcony would
be permitted on the street side elevation.
2. The tops of all windows shall be aligned, despite any variations in interior
ceiling heights
Roof Design
1. Roof design and roof pitches must be consistent throughout all elevations.
2. Roofing material and color must be consistent for the single-family dwelling
and the garage serving the dwelling unit on the subject site.
3. Proposed fascia board should be consistent throughout all elevations when used
in terms of width and color. The only exception would be when roof rafters are
proposed to be incorporated on selection elevations while fascia boards are
used on the remaining elevations.
4. Introduction of new flat rooflines will not be permitted.
5. Rooflines in excess of 40 feet shall be broken up through the use of gables,
dormers, plant-ons, cutouts or other appropriate means.
Front Facade
1. New proposed residential units must incorporate either a sloped roof, small-
scaled porch, or entry alcove that meets a minimum depth of three feet.
2. Windows must be proportionate in size to the size of the interior areas that the
window is servicing.
3. At least two of the style specific elements must be utilized along the front street
facing façade if it is appropriate to the proposed selected architectural style:
o Ornamental wrought iron work
o Painted tile
Development Code Amendment No. 253 – Introduction of Floor Area Ratio, Lot Coverage, and Objective
Design Standards
August 19, 2024
Page 8
o Rafter tails
o Exposed roof beams
o Exposed wood corbels
o Window shutters
o Low masonry planters
o Window planter boxes
o Window moldings
o Decorative attic vents
o Tapered posts
o Brick/stone veneer
o Wood accents/trim
o Siding
Color/Materials
1. The proposed project must provide at least one primary color and one
secondary color. The secondary color can be from exterior architectural
elements such as trim, siding, veneer, etc. The roof material color will not count
as a secondary color.
2. Material changes should occur at intersecting planes, preferably at inside
corners of changing wall planes or where architectural elements intersect, such
as a chimney, pilaster, projection, or fence line. If not feasible, material should
wrap existing corners and should not end at an outside corner.
3. Security bars shall not be mounted on the outside of an exterior wall, window
or door of any dwelling unit.
4. Enhanced materials (siding, stone veneer, brick, etc.) shall wrap around the
sides of architectural projections (not solely on the front face)
5. If utilized, siding must span in the same direction and be evenly proportioned
throughout the elevation that it is installed on.
6. If utilized, shutters must be proportionate to the windows that they are installed
next to at a ratio of 1:2 per shutter in width
7. Garage doors should incorporate panels and/or windows to articulate these
large planes.
8. Garage doors must be recessed a minimum of two inches from the garage
façade
9. Windows must be of the same material and type throughout the project
including any accessory structures on-site.
10. Windows must be recessed a minimum of two inches.
Development Code Amendment No. 253 – Introduction of Floor Area Ratio, Lot Coverage, and Objective
Design Standards
August 19, 2024
Page 9
Open Space/
Landscaping
1. Provide native plantings.
2. Incorporate drought tolerant / low water usage plants into the project.
3. Work to maintain or integrate existing mature trees into the project.
4. Provide a landscaping buffer of a plant that can grow up to 6 feet in height at
maturity along the side property lines when proposing a new two-story
dwelling or second story addition to an existing one-story single-family
dwelling unit.
FINDINGS OF FACTS
Pursuant to Section 88.51.060 of AMC, the Planning Commission and City Council shall be
required to make the following findings of fact before approving a zone change or Development
Code amendment:
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 amendments to the Chapter 88 (Development Code) of the Azusa Municipal Code and TOD
Specific Plan are consistent with the goals, policies, and objectives of the General Plan below:
Chapter 3, Land Use Goal 2.9:
Require both single family residential and multifamily units and sites be designed to convey a high
level of quality and character, and reflect and complement surrounding neighborhood character.
Chapter 3, Land Use Goal 12:
Ensure that the City’s General Plan and Development Code are updated and maintained to
increase effectiveness.
The proposed Code Cleanup changes will ensure that the Development Code is up-to-date, clear,
concise, and effective. The proposed changes will add definitions and create a basis for calculating
both lot coverage and floor area ratio. Both would help regulate future projects in the City and
ensure that they are compatible with their neighborhoods while also limiting overdevelopment.
Additionally, the inclusion of objective design standards will help ensure that future projects are
designed to convey a high level of quality and character.
Chapter 3. Land Use Policy 12.1:
Review the General Plan and the related Development Code, annually, to ensure internal
consistency with federal, state, and local regulations and policies.
Development Code Amendment No. 253 – Introduction of Floor Area Ratio, Lot Coverage, and Objective
Design Standards
August 19, 2024
Page 10
Multiple goals of the City’s General Plan aim to require a high level of quality, character, and
compatibility with the surrounding neighborhoods. The inclusion of floor area ratio and lot
coverage requirements would help prevent overdevelopment for future projects in the City.
Additionally, the incorporation of objective design standards would provide a clear and concise
path for applicants to follow as opposed to more subjective guidelines.
2023-2029 Housing Element Goal H1:
Maintain and enhance the quality of existing housing and residential neighborhood in Azusa.
2. That a proposed zone change will not adversely affect surrounding properties.
A zone change is not proposed as a component of this Development Code amendment. Therefore,
the proposed Development Code amendments would not adversely affect surrounding properties.
PUBLIC NOTICE
The item was published in the San Gabriel Tribune on August 9, 2024. As of the moment of this
report, Staff has not received any comments regarding the notice.
ENVIRONMENTAL REVIEW
ENVIRONMENTAL DETERMINATION: No further action required. The proposed action does
not constitute a project under CEQA.
The proposed action is exempt from environmental review pursuant to the California
Environmental Quality Act (Pub. Resources Code, §§ 21000 et seq.) (“CEQA”) and the State
CEQA Guidelines (Cal. Code Regs, tit. 14, §§ 15000 et seq.). Specifically, the activity is not
subject to CEQA because it will not result in a direct or reasonably foreseeable indirect physical
change in the environment; the activity is not a project as defined in Section 15378, and the activity
is covered by the general rule that CEQA applies only to projects, which have the potential for
causing a significant effect on the environment. Where it can be seen with certainty that there is
no possibility that the activity may have a significant effect on the environment, the activity is not
subject to CEQA.
FISCAL IMPACT:
The proposed Development Code Amendments do not have a fiscal impact.
Prepared by: Reviewed by:
Anthony Alvarado Jose D. Jimenez,
Senior Planner Director of Economic & Community Development
Development Code Amendment No. 253 – Introduction of Floor Area Ratio, Lot Coverage, and Objective
Design Standards
August 19, 2024
Page 11
Fiscal Review by: Reviewed and Approved by:
Talika M. Johnson Sergio Gonzalez
Director of Administrative Services City Manager
Attachments:
1) Planning Commission Resolution No. 2024-PC08
2) Neighboring Cities Survey
3) Draft Ordinance No. 2024-04
ATTACHMENT 1
ATTACHMENT 1
ATTACHMENT 1
ATTACHMENT 1
ATTACHMENT 2
General – Black Text
SFR – Green Text
MFR –Blue Text
Lot Coverage Floor Area Ratio (FAR)
San
Gabriel
- 35% of the total net lot area: buildings, impervious surfaces greater than 42
inches in width (other than required driveways), covered and uncovered
patios (other than required landings), accessory structures (including but not
limited to garages, carports, storage sheds, gazebos, pool equipment rooms
and similar structures), and raised and at-grade decks
- 55% for the R-2 zone and 60% for the R-3 zone. Only buildings and accessory
buildings count towards the requirement.
Gen def: The numerical value obtained by dividing the gross floor area of a
building or buildings located on a lot or parcel of land by the total area of such
lot or parcel of land. The following shall be included in the floor area ratio
calculation, including, but not limited to:
(a) Residential habitable space for any residential building on the lot;
(b) Gross horizontal commercial area measured from exterior wall to
exterior wall, including basement area;
(c) Interior space greater than 12 feet in height shall be counted twice in
the R-1 zone;
(d) Space in an attached residential garage in excess of the required
parking spaces;
(e) Integral garage (at least two sides connected to the residence);
(f) Permanently covered patios;
(g) Permanently covered balconies;
(h) Permanently covered decks;
(i) Permanently covered porches;
(j) Permanently covered courtyards;
(k) Portions of basements that meet Building Code requirements for
habitable space;
(l) Lofts;
(m) Mezzanines;
(n) Communal areas designated for residential use such as indoor gyms,
lobbies, and the like;
(o) Permanently covered outdoor dining areas;
(p) Interior hallways and corridors;
(q) Work area for an automotive repair business; and
(r) Podium parking areas at or above grade (including the parking spaces,
driveways, and drive aisles) for commercial or mixed-use projects.
(2) A determination if a portion of a project is included in the floor area ratio
shall rest with the Community Development Director.
- 35% Maximum FAR for SFR
- No requirement for multi-family development
Duarte
Gen Def: The percentage of the area of the lot covered by a building or
structure. This includes the perimeter of the building as viewed from a plan
view, plus the area of all accessory buildings and structures. Lot coverage
calculations do not include any open projections such as balconies, decks, and
eaves (that do not extend more than three feet from the wall). They also do
not include pools, hot tubs, or similar features.
- 35% or 40% for single-story units on lots 8,000 sf or less. 12.5% for single-
story units or 10% for two-story units on 80,000 square foot minimum lot size
zone.
- 55% for the R-2 zone, 50% for the R-3 Zone, and 60% for the R-4 zone. Only
buildings and accessory buildings count towards the requirement.
Gen Def: The numerical value obtained by dividing the aboveground gross floor
area of a building or buildings located on a lot by the total area of the lot. If a
street dedication is required, the calculation shall be based on the total area of
the lot before the street dedication.
- No requirement for SFR
- No requirement for MFR
.
San Dimas
Gen Def: Lot coverage shall be calculated including all covered structures
(dwellings, attached and detached garages, shops, sheds, porches,
greenhouses, etc.) that require building permits, including lattice and other
patio covers. Lot coverage does not include eaves that project two feet or less
from building. Lot coverage is determined by the amount of coverage on the
lot divided by the lot size, except for flag lots where the pole is not considered
as part of the lot size when determining lot coverage
- Max of 35% of the total area of a lot or parcel for a SFR. Notwithstanding, any
lot or parcel with a required area of less than seven thousand five hundred
square feet pursuant to this chapter may have ground coverage from thirty-
five to no more than forty percent provided that all structures on the subject
property do not exceed one story in height.
- Max of 60% of the total area of a lot or parcel. All land covered by residential
structures, parking facilities, including paved areas used for parking and
vehicular access, shall be considered when computing ground coverage.
deckways, patios, patio and recreation structures and facilities shall be
excluded.
Gen Def: The numerical value obtained through dividing the gross floor area of
the building or buildings located upon a lot or parcel of land by the total area of
such lot or parcel of land.
- No requirement for SFR
- No requirement for MFR
ATTACHMENT 2
Temple
City
Gen Def: The percentage of a site covered by roofs, soffits or overhangs
extending more than three feet (3') from a wall, and by decks more than four
feet (4') in height. Roofs with openings or perforations fifty percent (50%) or
greater of their surface area, pools, or hot tubs shall not be included in lot
coverage calculations.
- Maximum lot coverage for all lots is set by (.275 x lot area) +1,125 for SFR
- Maximum lot coverage for R-2 and R-3 zones is 50%.
Gen Def: The total gross floor area included within the surrounding exterior
walls of a building(s) or portion thereof divided by the lot area, prior to any
required dedications. In calculating floor area ratio (FAR), the exterior walls must
be counted as gross square footage.
- Max of 35% for SFR. The floor area must be counted twice for any portion of
the dwelling where the distance between the floor and the ceiling directly above
exceeds twelve feet (12') and the height of a single-story structure or single-
story portion of a two (2)-story structure exceeds eighteen feet (18'). For single-
family structures and in the R-1 Zone, the floor area ratio limitations of Section
9-1G-12 will apply to:
A. The living area of any two-story dwelling or single-story dwelling in excess of
eighteen feet (18') in height.
B. Accessory structures including garage areas in excess of required parking,
pool houses, playrooms, accessory dwelling units, and the like.
C. Patios, porches, entryways, or the like (recessed or projecting) on the side or
rear of structures that are more than fifty percent (50%) covered or greater than
twenty percent (20%) enclosed.
- Max of 50% FAR in the R-2 Zone. floor area ratio limitations shall apply to all
structures on a lot including enclosed garages and accessory buildings.
Alhambra
Gen Def: The horizontal area measured at the outside of the exterior walls of
the ground floor of all principal and accessory buildings located on a lot.
- 50% if all buildings on the property are one story, 40% if any buildings or
portion thereof contain more than one story; accessory buildings may not
occupy more than 40% of the required rear yard area
- R-2 zone: 45%; accessory buildings may not occupy more than 40% of the
required rear yard area
R-3 zone: 55% all structures
Gen Def: The ratio of the total gross floor area of a development to the total site
area of the property on which the development is located.
- Max of 35% for lots less than 10,000 SF, 32.5% for lots between 10,000-19,999
SF, and 30% for lots of 20,000 SF.
- Max of 25% for the R-2 zone. R-3 = 60% for all living area (excluding non-living
areas and garages), for lots up to 19,999 square feet and 70% for all living area
(excluding non-living areas and garages), for lots 20,000 square feet and larger.
Claremont
Gen Def: The total area of a lot covered by buildings and structures that are
constructed on a foundation or slab, whether at ground level, above ground
level, or below ground level. Lot coverage shall be measured from the exterior
wall of the buildings and structures. (Refer to district development standards
for explanation on what is included in maximum lot coverage calculations.)
- Between 30-40% depending on lot size. Calculation shall include all areas of
the lot covered by any buildings including carports, and covered patios and
decks, and balconies and decks more than three feet above grade. Lot
coverage shall not include uncovered outdoor recreation courts and
equipment, uncovered patios, walkways and driveways, pools, and uncovered
decks and balconies no more than three feet above grade.
Gen Def for Floor Area: Floor area shall mean the sum of the horizontal areas of
all floors under a roof. For residential development, the horizontal areas of
floors shall be measured from the exterior faces of the walls or exterior supports
of the structure, including the area of an upper level not separated from a lower
level by a floor/ceiling assembly. It shall include the floor area of covered patios
and covered balconies, but not crawl spaces, uncovered patios, or uncovered
balconies. It shall also not include basements and attics that are not designed or
finished to be used for human occupancy, or where the floor to ceiling height is
less than six feet, six inches. For nonresidential development, floor area shall be
measured from the interior walls, and shall include only those horizontal areas
within a building or tenant space where there are floors, except where the
ceiling height is less than six feet, six inches.
- In AV1 and AV2 zone: 1,500 SF + 25% of lot. HC, RS, RR zones: 2,000 SF + 15%
of lot area not to meet a certain SF.
Monrovia
Gen Def: That portion of a lot covered by a building, buildings or structures
exclusive of the normal roof overhang.
- No lot coverage requirement for SFR.
- No lot coverage requirement for MFR.
Gen Def: The ratio of floor area to net lot area expressed as a percentage. For
example, two square feet of floor area for every five square feet of net lot area
would result in a floor area ratio of 40%.
- 35% for the first 20,000 SF of net lot area, plus an additional 10% of the
remaining net lot area. Attached garages and other attached, enclosed
accessory buildings shall be calculated as main building floor area.
- Max either 40 or 75% for dwelling FAR and either 20 or 40% for accessory
building FAR.
Covina
Gen Def: Coverage definition: portion of a lot or building site which is occupied
by any building or structure, regardless of whether the building or structure is
intended for human occupancy.
- SFR max of 35%.
- High density residential requirement of 35% max.
Gen Def for Floor Area: the sum of the gross horizontal areas of the several floors
of the building excluding areas used for accessory garage purposes and such
basement and cellar areas as are devoted exclusively to uses accessory to the
operation of the building. All horizontal dimensions shall be taken from the
exterior faces of walls including walls or other enclosures of enclosed porches.
Whenever “floor area” is used in this title as a basis for required off-street
parking for any structure, it shall be assumed that, unless otherwise stated, the
floor area applies not only to the ground floor area but also to any additional
stories and/or basement of the structure.
- The minimum ground floor area of single-family dwellings, including site-built
homes and manufactured housing, exclusive of open porches, garages, carports,
balconies, patios and terraces, shall be not less than 1,100 square feet.
Maximum ground floor area of accessory buildings shall not exceed 50 percent
of the ground floor area of the main building.
- No FAR for MFR.
Glendora
Gen Def: The area of a lot covered by buildings, structures and other
impervious surfaces.
- SFR max of 35%.
- No lot coverage for MFR.
Gen Def: The combined floor area of all stories of all buildings on a lot divided
by the lot area. The area of an attached garage, up to a maximum of four
hundred square feet, shall not be included in the calculation of floor area ratio.
- Lot coverage based on average slope of the lot. Lots exceeding 10% average
slope are subject to the lot coverage requirements of the RHR zone.
- No FAR for MFR.
ATTACHMENT 2
West
Covina
Gen Def: (Known as Building Coverage) The area of a lot covered by buildings
or other roofed structures, including any eaves extending more than two (2)
feet beyond any support structure. Permeable roof materials (e.g., lattice-
work) covering two hundred (200) square feet or less will not be included in
the lot coverage calculation.
- SFR max of 35%.
- Ranges from 45 – 70% dependent on the zone.
Gen Def: The total gross floor area included within the surrounding exterior
walls of all buildings on a lot divided by the area of the lot.
All lots within Area District-1A
only
0.50 FAR for first 5,000 sq. ft. of
lot area
0.35 FAR for remaining lot area
in excess of 5,000 sq. ft.
Under 20,000 .35 FAR or 3,999, whichever is
less
20,000—24,999 4,000
25,000—29,999 5,000
30,000—34,999 6,000
35,000—39,999 7,000
40,000+ 8,000
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ORDINANCE NO. 2024-04
AN ORDINANCE OF THE CITY OF AZUSA CITY COUNCIL AMENDING SECTIONS 88.22.070 AND
88.70.020 WHICH PROVIDES DEFINITIONS FOR FLOOR AREA RATIO (FAR), LOT COVERAGE,
AND OBJECTIVE DESIGN STANDARDS. REQUIREMENTS AS WELL AS THE CODE AMENDMENT
WOULD ALSO INCLUDE THE ADDITION OF SECTIONS 88.22.080 AND 88.22.090 THAT WOULD
PROVIDE DEVELOPMENT REQUIREMENTS FOR FLOOR AREA RATIO (FAR), LOT COVERAGE,
AND OBJECTIVE DESIGN STANDARDS RESIDENTIAL NEIGHBORHOOD AREAS.
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 February 22, 2005, the City Council of the City of Azusa (the “City Council”) adopted the new
Development Code (Chapter 88 of the Azusa Municipal Code) with the understanding that the new format included
wholesale changes to the prior Code, and that revisions would be necessary after the new Code was implemented;
and
WHEREAS, on June 26, 2024, planning staff presented the proposed code amendment to the Planning
Commission at a regularly scheduled Planning Commission meeting. The Commission provided staff with
comments/feedback and directed staff to return with a finalized version of the amendments. The item was
continued to the July 24, 2024 Planning Commission meeting.
WHEREAS, on July 24, 2024, the Planning Commission of the City of Azusa recommended that the City
Council approve a Draft Ordinance for Code Amendment No. 253.
WHEREAS, all other legal prerequisites to the adoption of this Ordinance have occurred.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AZUSA, CALIFORNIA DOES HEREBY ORDAIN AS
FOLLOWS:
SECTION 1. Incorporation of Recitals. The above recitals are true and correct and are incorporated herein
by this reference.
SECTION 2. Additions to the Azusa Municipal Code are shown in underlined and the deletions are denoted
by strikethrough.
SECTION 3. Sections 88.22.070, 88.22.080, 88.22.090, and 88.70.020 of the Azusa Municipal Code are
hereby amended to read in its entirety as shown below:
88.22.070. Neighborhood Site Planning and Building Design.
The purpose of this section is to outline the site planning and building design standards for the neighborhoods of
Azusa.
Parcels within neighborhoods fall within one of four categories:
• Neighborhood Centers
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• Neighborhood General 1: Traditional Neighborhoods
• Neighborhood General 2: Transitional Neighborhoods
• Neighborhood General 3: Tract Neighborhoods
A. Neighborhood Centers.
Possible Neighborhood Center
1. Purpose.
The Neighborhood Center (NC) zone is applied to areas of the city that are intended to serve as mixed
use focal points for surrounding residential areas. The NC zone provides opportunities for convenience
shopping, personal services, and neighborhood cafes within walking distance of most homes in the
adjacent neighborhoods. The NC zone is also intended to provide housing opportunities as part of
mixed use developments.
2. Desired Future and Proposed Changes.
The neighborhood centers in Azusa are typically minor commercial centers, comprised of small-scale
strip malls, liquor stores, and gas stations. They are usually located at the intersection of major
arterials, within an average five-minute walk of most houses within the adjoining neighborhoods. The
Plan and Development Code is designed to encourage the transformation of neighborhood centers
from auto-oriented mini-malls into pedestrian-friendly storefronts facing well landscaped streets and
sidewalks. The Plan and Code also allows for the mixed-use development to occur within the
neighborhood centers - two story buildings with ground floor retail and upper level offices or
apartments are desirable.
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Possible Neighborhood Center
a. General Recommendations - Public Realm.
(1) Improve existing street standards, and implement selected improvements. Improvements
to be considered include:
i. Plant street trees consistent with the street hierarchy suggested by the mobility
element of the general plan, such that primary and secondary neighborhood
streets are distinguished by a unique pattern and type(s) of tree. A palette of
street trees should be developed in coordination with environmental goals of
the general plan and city maintenance. Historic patterns of street trees that
distinguish particular streets should be maintained. Consider implementing an
unique landscape program for each neighborhood center, so that each has a
unique character. For example, plant a secondary pattern of conifer trees at
Neighborhood Center 1; a pattern of jacarandas at Neighborhood Center 2; and
palms at Neighborhood Center 3.
Possible Neighborhood Center
ii. Install and/or repair sidewalks. New sidewalks should be separated from the
street by a planting strip.
iii. Install street lighting where necessary. The design of the light fixtures should be
distinctive to Azusa. In the neighborhood centers, particular attention should
also be paid to sidewalk lighting.
iv. Create pedestrian-friendly crosswalks at the principle intersections of
neighborhood centers.
(2) Implement traffic calming measures and encourage pedestrian safety at intersections.
Measures to be considered include:
i. narrowing of streets;
ii. bulb-outs at intersections;
iii. raised intersections;
iv. medians;
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v. traffic signals;
vi. textured pedestrian crosswalks; and
vii. safety lighting at crosswalks.
Possible Neighborhood Center
(3) Establish a unique signage/banner/graphic program for each neighborhood center, similar
to - but more modest than - the existing program downtown.
b. General Recommendations - Private Property.
Most existing buildings in the neighborhood centers are one-story mini-malls or drive-through
facilities. While the businesses that inhabit these buildings - small markets, film developers, cafes
- are appropriate to neighborhood centers, the structures do not establish a sense of "center" or
place.
(1) Encourage mixed-use buildings in neighborhood centers.
3. Site Planning and Building Design Standards - Neighborhood Centers.
a. Building Placement.
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Plan Diagram
Buildings shall be in compliance with the following:placed within the shaded area as shown.
(1) Front setback: Zero feet; five feet maximum for 80 percent minimum of lot frontage.
(2) Side street setback: Zero feet; five feet maximum for 80 percent minimum of lot frontage.
(3) Sideyard setback: Zero feet; ten feet next to residential.
(4) Rear setback: 20 feet minimum.
See Chapter 88.31.060 for definitions and design standards.
See Chapter 88.22.080 for lot coverage and floor area ratio (FAR) requirements. See Chapter 88.22.090 for
objective design standards for residential neighborhoods.
Notes:
The percentage of building frontage for front and side street setbacks may be reduced by the review authority to
accommodate pedestrian plazas located between the street(s) and the building.
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b. Parking Placement.
Plan Diagram
Parking not enclosed by a structure is allowed only in the shaded area as shown
(1) Front setback: 40 percent lot depth minimum.
(2) Side street setback: 10 feet minimum.
(3) Side setback: Not required
(4) Rear setback: Not required
Parking shall be provided according to Chapter 88.36
See Chapter 88.34 for definitions and design standards
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c. Building Height and Profile.
Section Diagram
(1) Height
i. Maximum: Three stories or 35 feet for single use buildings, which ever is less,
three stories or 40 feet, whichever is less for mixed use buildings.
ii. An area equal to 20 percent of the building's ground floor footprint may exceed
the maximum height by an additional story or 15 feet.
See Chapter 88.30.040 for definitions and exceptions
(2) Encroachments
Galleries, arcades, and awnings may encroach into the setback as shown in the above
diagrams, but shall be limited to:
i. Front encroachment: Five feet maximum.
ii. Side Street encroachment: Five feet maximum.
iii. Side encroachment: Five feet maximum.
iv. Rear encroachment: Five feet maximum
v. Maximum encroachment height is two stories or 30 feet.
vi. Porches may encroach to within five feet of the front or side street property
line.
(3) Allowable frontage types.
Arcade, shopfront, stoop, forecourt
See Chapter 88.29 for definitions and design standards
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d. Residential Density Standards.
Zoning
District
Minimum Parcel Size (1) Maximum
Density
(units/acre)
Area (2) Width (1) Depth
(all) 10,000 sf 60 ft 100 ft 27
Each subdivision and residential development shall comply with the minimum parcel size and
density requirements show in the above table, except that an allowed commercial condominium,
or a residential condominium or townhouse, or other common interest project may be
subdivided with smaller parcels for ownership purposes. In these cases, the minimum lot area
shall be determined through subdivision review, provided that the overall development site
complies with the minimum parcel size.
Notes:
(1) Parcel depth shall be no less than the parcel width; and no more than three times the
parcel width.
(2) Net area. In a residential subdivision, corner lots and reversed corner lots shall have an
area of at least ten percent greater than that of the minimum lot area required.
B. Neighborhood General 1: Traditional.
Typical bungalow with front porch
1. Purpose.
The Neighborhood General 1 (NG1) zone is applied to areas of the city that are characterized by older
neighborhoods of detached single-family homes along traditional streetscapes. The standards of the
NG1 zone are intended to maintain and enhance existing neighborhood character. Three subcategories
of the NG1 zone are provided by this Development Code (NG1-L, NG1-MED, and NG1-MOD) based on
the low, medium, and moderate residential densities allowed in different areas by the general plan,
and therefore allows multi-family housing, although the emphasis is on single-family dwellings.
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Typical bungalow with front porch
2. Desired Future and Proposed Changes.
"Traditional" neighborhoods are the pre-World War II subdivisions of the city. Because of the histor ic
development of the city, this neighborhood type is located near downtown, principally to the north.
Some of these neighborhoods have historic value, whereas others - owing to the smaller size of homes
- are no longer economically viable. The general objectives for these areas to preserve and enhance the
existing quality and character of the neighborhoods. Upgrades and renovations within "Traditional"
neighborhoods should respect and reflect the historic character and styles of the neighborhood
pattern.
A. General Recommendations - Public Realm.
Typical Spanish-style house
(1) Maintain existing street standards, and implement selected improvements. Improvements
to be considered include:
i. Plant street trees consistent with the street hierarchy suggested by the mobility
element of the general plan, such that primary and secondary neighborhood
streets are distinguished by a unique pattern and type(s) of tree. A palette of
street trees should be developed in coordination with environmental goals of
the general plan and city maintenance. Historic patterns of street trees that
distinguish particular streets should be maintained.
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ii. Install and/or repair sidewalks. New sidewalks should be separated from the
street by a planting strip.
Shaded and landscaped sidewalks
iii. Install street lighting where necessary. The design of the light fixtures should be
appropriate to the historic neighborhoods, and distinctive to Azusa.
(2) Implement traffic calming measures. Measures to be considered include:
i. narrowing of streets;
ii. bulb-outs at intersections;
iii. raised intersections;
iv. medians; and
v. traffic signals.
B. General Recommendations - Private Property.
Buildings within "traditional" neighborhoods are generally distinguished by their historic
architectural character. Maintenance and renovation of these houses should respect this unique
quality and seek to enhance it.
(1) Improve the public-private threshold at the sidewalk edge:
i. Encourage the installation of higher quality fences. Replace chain-link fence
with wrought-iron, wood or masonry fences or screen chain-link fencing with
hedges and landscape.
ii. Hedges, flowers and bushes planted in rows along the property edge in lieu of
or to screen fences establishes the private domain of the front yard and creates
a more pleasant street environment than fencing.
(2) Ensure that maintenance of buildings respects their historic character:
i. Encourage the use of period colors as buildings are repainted.
ii. Encourage the use of historic building materials - such as wood siding, wood
details/moldings, clay tile roofs, and real arroyo stone - in renovations and
general maintenance.
iii. Encourage the use of wood windows and doors as these are replaced.
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3. Design Standards - Neighborhood General 1 - Traditional.
a. Building Placement.
Plan Diagram
Buildings shall be in compliance with the following: placed within the shaded area as shown.
(1) Front Setback: 20 feet minimum.
(2) Side Street Setback: Ten feet minimum.
(3) Sideyard Setback: Five feet minimum.
(4) Rear Setback: 20 feet minimum.
See Chapter 88.31.060 for definitions. and design standards.
See Chapter 88.22.080 for lot coverage and floor area ratio (FAR) requirements. See
Chapter 88.22.090 for objective design standards for residential neighborhoods.
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b. Parking Placement.
Plan Diagram
Garages and parking accommodations other than driveways are allowed only in the shaded area as shown.
(1) Front setback: 15 feet minimum behind front facade of primary structure.
(2) Side street setback: Five [feet] minimum (unless driveway exits to street, then 18 [feet]
minimum with sectional garage door, or 20 feet with non-sectional garage door).
(3) Side setback: Five feet minimum for the first 75 feet of lot depth; three feet minimum for
detached garages when setback more than 75 feet from the front property line.
(4) Rear setback: Five feet min with alley; three feet min no alley.
Parking shall be provided according to Chapter 88.36
See Chapter 88.34 for definitions and design standards
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c. Building Height and Profile.
Section Diagram
(1) Height: Maximum: Two and one-half stories or 35 feet, whichever is less.
(2) Encroachments.
Porches, patios, cantilevered bay windows, and balconies may encroach into the setback,
but shall be limited to:
i. Front encroachment: Eight feet maximum.
ii. Side Street encroachment: Five feet maximum.
iii. Side encroachment: Two feet maximum.
iv. Rear encroachment: Five feet maximum.
v. Maximum encroachment height: Two stories or 24 feet.
See Chapter 88.30.040 for definitions and exceptions
(3) Allowable frontage types.
Stoop, porch, common yard.
See Chapter 88.29 for definitions and design standards
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d. Residential Density Standards.
Zoning District Minimum Parcel Size (1) Maximum
Density
(units/acre)
Area (2) Width (1) Depth
(Low) 7,500 sf 50 ft 80 ft 8
(Med) 4,000 sf 45 ft 80 ft 15
(Mod) 6,000 sf 50 ft 80 ft 27
Each subdivision and residential development shall comply with the minimum parcel size and
density requirements show in the above table, except that an allowed commercial condominium,
or a residential condominium or townhouse, or other common interest project may be
subdivided with smaller parcels for ownership purposes. In these cases, the minimum lot area
shall be determined through subdivision review, provided that the overall development site
complies with the minimum parcel size.
Notes:
(1) Parcel depth shall be no less than the parcel width; and no more than three times the
parcel width.
(2) Net area. In a residential subdivision, corner lots and reversed corner lots shall have an
area of at least ten percent greater than that of the minimum lot area required.
(3) Subdivisions shall be designed so that all lots or parcels shall have adequate street
frontage, as determined by the review authority, for direct access to a public or private
street improved to city standards.
C. Neighborhood General 2 - Transitional.
Typical bungalow
1. Purpose.
The Neighborhood General 2 (NG2) zone is applied to areas of the city that are characterized by
housing developed after 1945, where the general plan anticipates neighborhood character evolving
over time to provide a more diverse mixture of housing types. Three subcategories of the NG2 zone are
provided by this Development Code (NG2-L, NG2-MED, and NG2-MOD) based on the low, medium, and
moderate residential densities allowed in different areas by the general plan, and therefore allows
multi-family housing, although the emphasis is on single-family dwellings.
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2. Desired Future and Proposed Changes.
Typical bungalow
Special attention is given to the "transitional" neighborhoods to restore stability and reinforce neighborhood
character and pride. "Transitional" neighborhoods are generally those built shortly after World War Two, but
before extensive subdivision and tract housing production typical since the 1960s. Houses in these neighborhoods
are typically one story, and smaller than average and of more modest construction than other homes in Azusa.
Consequently, some of these neighborhoods have been affected by dissimilar development, poor maintenance
and rapid turn-over. However, the structure of the "transitional" neighborhoods and houses allows them to easily
adapt the physical characteristics of "traditional" neighborhoods - garages located to the back of lots, front
porches facing the sidewalk, street-friendly front facades. The Development Code is designed to encourage the
reinvestment of these neighborhoods through traditional elements like porches, sidewalks, parkways, street trees
and neighborhood centers.
Typical bungalow
a. General Recommendations - Public Realm.
(1) Improve street standards, and implement selected improvements. Improvements to be
considered include:
i. Plant street trees consistent with the street hierarchy suggested by the mobility
element of the general plan, such that primary and secondary neighborhood
streets are distinguished by a unique pattern and type(s) of tree. A palette of
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street trees should be developed in coordination with environmental goals of
the general plan and city maintenance. Historic tree patterns that distinguish
particular streets should be maintained.
ii. Install and/or repair sidewalks. New sidewalks should be separated from the
street by a planting strip.
iii. Install street lighting where necessary. The design of the light fixtures should be
distinctive to Azusa.
(2) Implement traffic calming measures. Measures to be considered include:
i. narrowing of streets;
ii. bulb-outs at intersections;
iii. raised intersections;
iv. medians; and
v. traffic signals.
b. General Recommendations - Private Property.
Buildings within "transitional" neighborhoods are typically modest houses of modest
construction. However, in terms of the location of garages, front doors, and public rooms, these
houses are similar to "traditional" neighborhoods. As such, improvements to these houses
should appropriate elements of "traditional" homes as much as possible.
(1) Improve the public-private threshold at the sidewalk edge:
i. Encourage the installation of higher quality fences. Replace chain-link fence
with wrought-iron, wood or masonry fences or screen chain-link fencing with
hedges and landscape.
ii. Hedges, flowers and bushes planted in rows along the property edge in lieu of
or to screen fences establishes the private domain of the front yard and creates
a more pleasant street environment than fencing.
iii. Do not encourage the use of front yard fences where they do not currently
exist.
(2) Ensure that maintenance of buildings enhances the neighborhood character:
i. Encourage the use of period colors as buildings are repainted.
ii. Encourage the use of historic building materials - such as wood siding, wood
details/moldings, clay tile roofs, and real arroyo stone - in renovations and
general maintenance.
iii. Encourage the use of wood windows and doors as these are replaced.
(3) Add "Traditional" elements to renovated/enlarged houses:
i. Locate garages towards the back of the lot.
ii. Add front porches.
iii. Encourage the use of wood windows and doors.
3. Design Standards - Neighborhood General 2 - Transitional.
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a. Building Placement.
Plan Diagram
Buildings shall be in compliance with the following:placed within the shaded area as shown.
(1) Front Setback: 25 feet minimum.
(2) Side Street Setback: Ten feet minimum.
(3) Sideyard Setback: Five feet minimum.
(4) Rear Setback: 25 feet minimum.
See Chapter 88.30.060 for definitions and design standards..
See Chapter 88.22.080 for lot coverage and floor area ratio (FAR) requirements. See
Chapter 88.22.090 for objective design standards for residential neighborhoods.
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b. Parking Placement.
Plan Diagram
Garages and parking accommodations other than driveways are allowed only in the shaded area as shown.
(1) Front setback: Ten feet minimum behind front facade of primary structure.
(2) Side street setback: Five [feet] minimum (unless driveway exits to street, then 18 [feet]
minimum with sectional garage door, or 20 feet with non-sectional garage door).
(3) Side setback: Five feet minimum for the first 75 feet of lot depth; three feet minimum for
detached garages when setback more than 75 feet from the front property line.
(4) Rear setback: Five feet minimum with alley; three feet minimum no alley.
Parking shall be provided according to Chapter 88.36
See Chapter 88.34 for definitions and design standards
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c. Building Height and Profile.
Section Diagram
(1) Height: Maximum: Two and one-half stories or 35 feet, which ever is less.
(2) Encroachments.
Porches, patios, cantilevered bay windows, and balconies may encroach into the setback,
but shall be limited to:
i. Front encroachment: Eight feet maximum.
ii. Side Street encroachment: Five feet maximum.
iii. Side encroachment: Two feet maximum.
iv. Rear encroachment: Five feet maximum.
v. Maximum encroachment height: Two stories or 24 feet.
See Chapter 88.30.040 for definitions and exceptions
(3) Allowable frontage types.
Stoop, porch, common yard.
See Chapter 88.29 for definitions and design standards
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d. Residential Density Standards.
Zoning
District
Minimum Parcel Size (1) Maximum
Density
(units/acre)
Area (2) Width (1) Depth
(Low) 6,000 sf 50 ft 80 ft 8
(Med) 4,000 sf 45 ft 80 ft 15
(Mod) 6,000 sf 50 ft 80 ft 27
Each subdivision and residential development shall comply with the minimum parcel size and
density requirements show in the above table, except that an allowed commercial condominium,
or a residential condominium or townhouse, or other common interest project may be
subdivided with smaller parcels for ownership purposes. In these cases, the minimum lot area
shall be determined through subdivision review, provided that the overall development site
complies with the minimum parcel size.
Notes:
(1) Parcel depth shall be no less than the parcel width; and no more than three times the
parcel width.
(2) Net area. In a residential subdivision, corner lots and reversed corner lots shall have an
area of at least ten percent greater than that of the minimum lot area required.
(3) Subdivisions shall be designed so that all lots or parcels shall have adequate street
frontage, as determined by the review authority, for direct access to a public or private
street improved to city standards.
D. Neighborhood General 3 - Tract.
Typical ranch house with forward garage
1. Purpose.
The Neighborhood General 3 (NG3) zone is applied to areas of the city that are characterized by
neighborhoods of detached single-family homes primarily developed after 1960, and where the
general plan anticipates maintaining and enhancing the existing character without significant changes
to existing form. Three subcategories of the NG3 zone are provided by this Development Code (NG3-L,
NG3-MED, and NG3-MOD) based on the low, medium, and moderate residential densities allowed in
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different areas by the general plan, and therefore allows multi-family housing, although the emphasis
is on single-family dwellings.
Typical ranch house with forward garage
2. Desired Future and Proposed Changes.
The "tract" neighborhoods are mainly those residential areas built from the 1960s onward. The front
facade and street appearance of houses in these neighborhoods is generally dominated by garage
doors. The plan seeks to enhance these neighborhoods by adding traditional elements like porches,
sidewalks, parkways, street trees and neighborhood centers.
a. General Recommendations - Public Realm.
(1) Improve street standards, and implement selected improvements. Improvements to be
considered include:
i. Plant street trees consistent with the street hierarchy suggested by the mobility
element of the general plan, such that primary and secondary neighborhood
streets are distinguished by a unique pattern and type(s) of tree. A palette of
street trees should be developed in coordination with environmental goals of
the general plan and city maintenance. Historic tree patterns that distinguish
particular streets should be maintained.
Typical two-story house
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ii. Install and/or repair sidewalks. New sidewalks should be separated from the
street by a planting strip.
iii. Install street lighting where necessary. The design of the light fixtures should be
distinctive to Azusa.
(2) Implement traffic calming measures. Measures to be considered include:
i. narrowing of streets;
New tract houses (Azusa Ridge)
ii. bulb-outs at intersections;
iii. raised intersections;
iv. medians; and
v. traffic signals.
b. General Recommendations - Private Property.
Buildings within "tract" neighborhoods are typically houses or condominiums from the post -war
period of suburban expansion of Southern California. Older homes tend to be one-story ranch
houses on wide lots; newer homes tend to be two-story structures on narrower lots. The exterior
finish of most homes tend to be predominately stucco, with some details in stone, brick and/or
wood. Many of the residences built in the last 20 years are located within planned-unit
developments, and have architectural or planning features that are unique and specific to that
development.
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Quality front yard fencing and landscape
(1) Improve the public-private threshold at the sidewalk edge:
i. Encourage the installation of higher quality fences. Replace chain-link fence
with wrought-iron, wood or masonry fences or screen chain-link fencing with
hedges and landscape.
ii. Hedges, flowers and bushes planted in rows along the property edge in lieu of
or to screen fences establishes the private domain of the front yard and creates
a more pleasant street environment than fencing.
(2) Improve the private landscape:
i. Lawn sculpture such as fountains, garden art, or decorative and enhanced
mailboxes establish a unique character to each house and signifies the
resident's pride and care.
Quality front yard fencing and landscape
ii. Topiary and other unique landscape patterns in the front yard indicate
resident's pride and care in their property and establish a unique character to
each house.
(3) Where possible, add "traditional" elements to renovated/enlarged houses:
i. Locate garages towards the back of the lot.
ii. Add front porches.
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iii. Encourage the use of wood windows and doors.
Plan Diagram
3. Design Standards - Neighborhood General 3 - Tract.
a. Building Placement.
Buildings shall be in compliance with the following:placed within the shaded area as shown.
(1) Front Setback: 25 feet minimum.
(2) Side Street Setback: Ten feet minimum.
(3) Sideyard Setback: Five feet minimum.
(4) Rear Setback: 25 feet minimum.
See Chapter 88.31.060 for definitions and design standards..
See Chapter 88.22.080 for lot coverage and floor area ratio (FAR) requirements. See
Chapter 88.22.090 for objective design standards for residential neighborhoods.
b. Parking Placement.
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Plan Diagram
Garages and parking accommodations other than driveways are allowed only in the shaded area as shown.
(1) Front setback: 25 feet minimum.
(2) Side street setback: five [feet] minimum (unless driveway exits to street, then 18 [feet]
minimum with sectional garage door, or 20 feet with non-sectional garage door).
(3) Side setback: Five feet minimum for the first 75 feet of lot depth; three feet minimum for
detached garages when setback more than 75 feet from the front property line.
(4) Rear setback: Five feet minimum with alley; three feet minimum no alley.
Parking shall be provided according to Chapter 88.36
See Chapter 88.34 for definitions and design standards
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c. Building Height and Profile.
Section Diagram
(1) Height: Maximum: Two and one-half stories or 35 feet, which ever is less.
(2) Encroachments.
Porches, patios, cantilevered bay windows, and balconies may encroach into the setback,
but shall be limited to:
i. Front encroachment: Eight feet maximum.
ii. Side Street encroachment: Five feet maximum.
iii. Side encroachment: Two feet maximum.
iv. Rear encroachment: Five feet maximum.
v. Maximum encroachment height: Two stories or 24 feet.
See Chapter 88.30.040 for definitions and exceptions
(3) Allowable frontage types.
Stoop, porch, common yard.
See Chapter 88.29 for definitions and design standards
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d. Residential Density Standards.
Zoning
District
Minimum Parcel Size (1) Maximum
Density
(units/acre)
Area (2) Width (1) Depth
(Low) 7,500 sf 50 ft 80 ft 8
(Med) 4,000 sf 45 ft 80 ft 15
(Mod) 6,000 sf 50 ft 80 ft 27
Each subdivision and residential development shall comply with the minimum parcel size and
density requirements show in the above table, except that an allowed commercial condominium,
or a residential condominium or townhouse, or other common interest project may be
subdivided with smaller parcels for ownership purposes. In these cases, the minimum lot area
shall be determined through subdivision review, provided that the overall development site
complies with the minimum parcel size.
Notes:
(1) Parcel depth shall be no less than the parcel width; and no more than three times the
parcel width.
(2) Net area. In a residential subdivision, corner lots and reversed corner lots shall have an
area of at least ten percent greater than that of the minimum lot area required.
(3) Subdivisions shall be designed so that all lots or parcels shall have adequate street
frontage, as determined by the review authority, for direct access to a public or private
street improved to city standards.
(Ord. No. 06-O6, § 1B, 8-7-06; Ord. No. 2020-02 , § 3, 2-3-20)
88.22.080. Lot Coverage and Floor Area Ratio (FAR) Requirements in Residential
Neighborhoods.
The purpose of this chapter is to establish development standards for lot coverage and floor area ratio (FAR)
in the residential neighborhoods. These tools will regulate development to ensure that the projects are compatible
in terms of scale, massing, and cohesiveness.
A. Maximum Lot Coverage Allowances.
The following requirements will apply to all residential neighborhood development in the Neighborhood
Center, Neighborhood General 1 (ND1)– Traditional, Neighborhood General 2 (ND2) – Transitional, and
Neighborhood General 3 (ND3) – Tract zones. See Chapter 88.70.020 for definition of lot coverage.
Densities Maximum Lot Coverage
Allowance
Low Density 40%
Medium Density 55%
Moderate Density 80%
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B. Maximum Floor Area Ratio (FAR) Allowances.
The following requirements will apply to all residential neighborhood development in the Neighborhood
Center, Neighborhood General 1 – Traditional, Neighborhood General 2 – Transitional, and Neighborhood
General 3 – Tract zones. See Chapter 88.70.020 for definition of floor area ratio.
Densities Maximum Floor Area Ratio
(FAR) Allowance
Low Density
.35 for one single family
residential unit
.40 for more than one unit
Medium Density .50
Moderate Density .75
88.22.090. OBJECTIVE DESIGN STANDARDS FOR RESIDENTIAL NEIGHBORHOODS.
A. Purpose. The purpose of these objective design standards is to provide the public, building/design professionals,
planning staff, and City decision-makers with the necessary criteria for residential development in the City. The
intent is to provide clear and concise design direction for proposed project while respecting the existing design in
the neighborhood. 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.
B. Applicability. The following objective design standards shall apply to new residential construction or remodeled
residential units in the residential neighborhoods (NC, NG1, NG2, and NG3 zones). Final determination of a project’s
applicability to the following standards shall rest with the Director.
C. Design Standards.
1. Site Design
a. The primary pedestrian entry for the unit must face onto the main arterial street that the
project site resides along.
b. New proposed walkways must connect the front entry of the unit to the sidewalk/public
right-of-way. The primary walkway shall not be connected directly from the driveway.
This would apply to new development as well as a remodel of 50 percent or more of the
existing single-family residence. Properties that are neighbored by adjacent properties on
both sides of the subject property that do not have a sidewalk would be exempt from this
requirement.
2. Massing
a. The height of the single-family dwelling shall fall within the angled plane of 45° drawn
from the front property line of the development site
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b. The height of the single-family dwelling shall fall within the angled plane of 35° drawn
from the rear property line.
c. No linear wall of a second story may extend more than 24 feet horizontally without an
architectural articulation or an offset of at least two feet for not less than eight feet.
d. The top plate of an entryway structure, including but not limited to porches, patios, and
archways, shall not exceed a height of ten feet or the height of the top plate of the first
floor, whichever is less.
3. Building Design
a. Balconies are only allowed on the front or rear elevation of a dwelling. The only
exemption would be for a corner property in which case a balcony would be permitted
on the street side elevation.
b. The tops of all windows shall be aligned, despite any variations in interior ceiling heights.
4. Roof Design
a. Roof design and roof pitches must be consistent throughout all elevations.
b. Roofing material and color must be consistent for the residential unit(s) and the garage
serving the dwelling unit(s) on the subject site.
c. Proposed fascia board should be the same throughout all elevations when used in terms
of width and color. The only exception would be when roof rafters are proposed to be
incorporated on selected elevations.
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at 1.5"
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at 1.5"
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d. Introduction of new flat rooflines will not be permitted.
e. Rooflines in excess of 40 feet in length shall be broken up with the use of gables, dormers,
plant-ons, cutouts or other appropriate means.
5. Front Façade Elements
a. New proposed residential units must incorporate either a sloped roof, small-scaled porch,
or entry alcove that meets a minimum depth of three feet.
b. Windows must be proportionate in size to the size of the interior areas that the window
is servicing.
c. Buildings on corner lots shall have two front facades facing onto each arterial.
d. At least two of the style specific elements listed below must be utilized along the front
street facing façade if it is appropriate to the proposed selected architectural style:
(1) Ornamental wrought iron work
(2) Painted tile
(3) Rafter tails
(4) Exposed roof beams
(5) Exposed wood corbels
(6) Window shutters
(7) Low masonry planters
(8) Window planter boxes
(9) Window moldings
(10) Decorative attic vents
(11) Tapered posts
(12) Brick/stone veneer
(13) Wood accents/trim
(14) Siding
6. Color/Materials
a. The proposed project must provide one primary color and one secondary. The secondary
color can be from exterior architectural elements such as trim, siding, veneer, etc. The
roof material color will not count as a secondary color.
b. Material changes should occur at intersecting planes, preferably at inside corners of
changing wall planes or where architectural elements intersect, such as a chimney,
pilaster, projection, or fence line. If not feasible, material should wrap existing corners
and should not end at an outside corner.
c. Security bars shall not be mounted on the outside of an exterior wall, window or door of
any dwelling unit.
d. Enhanced materials (siding, stone veneer, brick, etc.) shall wrap around the sides of
architectural projections (not solely on the front face).
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e. If utilized, siding must span in the same direction and be evenly proportioned.
f. If utilized, shutters must be proportionate to the windows to appear functional.
g. Garage doors should incorporate panels and/or windows to articulate these large planes.
h. Garage doors should be recessed from the garage façade
i. Windows installed should be of the same material and type throughout the project
including any accessory structures on-site.
j. New bathroom windows are provided with obscured glass.
k. Windows must be recessed a minimum of two inches.
l. All roof and wall mounted mechanical equipment shall be designed and screened as an
integral part of the building design.
7. Open Space/Landscaping
a. Provide native plantings.
b. Incorporate drought tolerant / low water usage plants into the project.
c. Work to maintain or integrate existing mature trees into the project.
d. Provide a landscaping buffer of a plant that can grow up to 6 feet in height at maturity
along the side property lines when proposing a new two -story dwelling or second story
addition to an existing one-story single-family dwelling unit.
D. Multi-Family Projects Specifically. New multi-family projects must refer to Section 88.42.140.C. for additional
design standards.
88.70.020. DEFINITIONS.
F. Definitions, "F."
Floor Area Ratio (FAR). The numerical value obtained by dividing the gross floor area of a building or buildings
located on a lot or parcel of land by the total area of such lot or parcel of land. The following shall be included into
the FAR calculation:
• Residential habitable space for any residential building on the lot;
• Lofts;
• Mezzanines;
• Fully enclosed (on all elevations) patios;
• Portions of basements or attics that meet Building Code requirements for habitable space;
• Gross horizontal commercial area measured from exterior wall to exterior wall, including basement area;
• Communal areas designated for residential use such as indoor gyms, lobbies, and the like; and
• Interior hallways and corridors.
* A determination if a portion of a project is included in the floor area ratio shall rest with the director.
L. Definitions, "L."
Lot Coverage. Lot coverage shall be calculated including all covered structures (dwellings, accessory buildings
including but not limited to: attached and detached garages, shops, sheds, porches, greenhouses, etc.) lattices and
other patio covers. Lot coverage does not include eaves that project two feet or less from a building. Also see the
term “Site Coverage” for more information.
O. Definitions, “O.”
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Objective Design Standard. A development standard that would involve no personal or subjective judgment by a
public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available
and knowable by both the development applicant or proponent and the public official before submittal .
SECTION 4. CEQA. The proposed action is exempt from environmental review pursuant to the California
Environmental Quality Act (Pub. Resources Code, §§ 21000 et seq.) (“CEQA”) and the State CEQA Guidelines (Cal.
Code Regs, tit. 14, §§ 15000 et seq.). Specifically, the activity is not subject to CEQA because it will not result in a
direct or reasonably foreseeable indirect physical change in the environment; the activity is not a project as defined
in Section 15378, and the activity is covered by the general rule that CEQA applies only to projects, which have the
potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no
possibility that the activity may have a significant effect on the environment, the activity is not subje ct to CEQA.
SECTION 6. Custodian of Records. The documents and materials that constitute the record of proceedings
on which this Ordinance is based are located at the City Clerk’s office located at 213 E. Foothill Blvd., Azusa, CA
91702. The custodian of these records is the City Clerk.
SECTION 7. Severability. If any section, sentence, clause or phrase of this Ordinance or the application
thereof to any entity, person or circumstance is held for any reason to be invalid or unconstitutional, such inva lidity
or unconstitutionality shall not affect other provisions or applications of this Ordinance which can be given effect
without the invalid provision or application, and to this end the provisions of this Ordinance are severable. The City
Council of the City of Azusa hereby declares that it would have adopted this Ordinance and each section, sentence,
clause or phrase thereof, irrespective of the fact that any one or more section, subsections, sentences, clauses or
phrases be declared invalid or unconstitutional.
SECTION 8. Applicability. The changes made by this Ordinance shall apply to any application that is deemed
complete on or after thirty days after passage.
SECTION 9. Publication. The City Clerk shall certify to the adoption of this Ordinance. Not later than fifteen
(15) days following the passage of this Ordinance, the Ordinance, or a summary thereof, along with the names of
the City Council members voting for and against the Ordinance, shall be published in a newspaper of general
circulation in the City of Azusa.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Azusa, California, at a regular meeting
of the City Council held on the 6th day of May, 2024, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
City of Azusa
________________________________
Robert Gonzales, Mayor
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ATTEST:
________________________________
Jeffrey Cornejo, City Clerk
APPROVED AS TO FORM:
BEST BEST & KRIEGER LLP
_______________________________
Marco A. Martinez, City Attorney
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CERTIFICATION
I, Jeffrey Cornejo, City Clerk of the City of Azusa, do hereby certify that the foregoing Ordinance No. 255 is
the actual Ordinance No. 255 that was introduced at a regular meeting of said City Council on the 6th day of May,
2024 and was finally passed and adopted not less than five (5) days thereafter on the ____ day of _____________,
2024 by the following vote to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Jeffrey Cornejo, City Clerk