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HomeMy WebLinkAboutOrdinance No. 2024-04ORDINANCE 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. Incoiporation 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 sirik-ed^mugh. 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: l Neighborhood Centers l Neighborhood General 1: Traditional Neighborhoods l Neighborhood General 2: Transitional Neighborhoods l Neighborhood General 3: Tract Neighborhoods A. Neighborhood Centers. Possible Neighborhood Center 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. 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. 2. * n y' a: ri- Possible Neighborhood Center General Recommendations - Public Realm. (1) Improve existing street standards, and implement selected improvements. Improvements to be considered include: 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 ofjacarandas at Neighborhood Center 2; and palms at Neighborhood Center 3. 1. a. 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; 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. u * *r t iia h'He L ^^ SIDE Plan Diagram Buildings shall be in compliance with the following: (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. 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. b. Parking Placement. I— ●» A O* *■ KACCz>uuCo CC X5> Bz*o A LCC ^—^—SIDE Plan Diagram Parking not enclosed by a structure is allowed only in the shaded area as shown Front setback: 40 percent lot depth minimum. Side street setback: 10 feet minimum. Side setback: Not required Rear setback: Not required Parking shall be provided according to Chapter 88.36 See Chapter 88.34 for definitions and design standards (1) (2) (3) (4) Building Height and Profile.c. PROPERTY LINE ■**■ MAX SETBACK LINE I MAX HEIGHT 4-t *>'r< :|A'-Vr;ALLOWABLE ENCROACHMENT 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 fr ont or side street property line. (3) Allowable frontage types. Arcade, shopfront, stoop, forecourt See Chapter 88.29 for definitions and design standards d. Residential Density Standards. Minimum Parcel Size (1)Maximum Density (units/acre) Zoning District Width (1)DepthArea (2) 60 ft 100 ft 2710,000 sf(all) 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, comer lots and reversed comer lots shall have an area of at least ten percent greater than that of the minimum lot area required. Neighborhood General 1: Traditional.B. Typical bungalow with front porch 1.Purpose. The Neighborhood General 1 (NGl) 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 NGl zone are intended to maintain and enhance existing neighborhood character. Three subcategories of the NGl zone are provided by this Development Code (NGl-L, NG1 -MED, and NGl -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. 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 historic 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. General Recommendations * Public Realm. Typical Spanish-style house (1) Maintain existing street standards, and implement selected improvements. Improvements to be considered include: Plant street trees consistent with the street hierarchy suggested by the mobility element of the general plan, such that primary and I. 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, 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. 3. Design Standards - Neighborhood General 1 - Traditional, a. Building Placement. A D c ccz>u Uo cc I 5> h"ri/ l ©zo BCORNER LOTcc ^^ SIDE Plan Diagram Buildings shall be in compliance with the following: (1) Front Setback: 20 feet minimum. (2) Side Street Setback: Ten feet minimum. (3) Side yard Setback: Five feet minimum. (4) Rear Setback: 20 feet minimum. See Chapter 88.31.060 for definitions. 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. > A D c e D u uo cc Xs i>- h"H L6l CORNER LOTcc L g Q ‘a SIDE Plan Diagram Garages and parking accommodations other than driveways are allowed only in the shaded area as shown. Front setback: 15 feet minimum behind front facade of primary structure. 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). 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. 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 (1) (2) (3) (4) Building Height and Profile.c. I ^ PROPERTY LINE V- SETBACK LINE ALLOWABLE ENCROACHMENTI MAX HEIGHT Jf. I Section Diagram Height: Maximum: Two and one-half stories or 35 feet, whichever is less. 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 Allowable frontage types. Stoop, porch, common yard. See Chapter 88.29 for definitions and design standards (1) (2) (3) d. Residential Density Standards. Maximum Density (units/acre) Minimum Parcel Size (1)Zoning District DepthWidth (1)Area (2) 80 ft 850 ft7,500 sf(Low) 80 ft45 ft 154,000 sf(Med) 80 ft50 ft 276,000 sf(Mod) 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: Parcel depth shall be no less than the parcel width; and no more than three times the parcel width. Net area. In a residential subdivision, comer lots and reversed comer lots shall have an area of at least ten percent greater than that of the minimum lot area required. 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. Neighborhood General 2 - Transitional. (1) (2) (3) C. ^ T 'r- 7-Tv- imr - ^ f 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. 2. Desired Future and Proposed Changes. I●1- 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 General Recommendations - Public Realm. (1) Improve street standards, and implement selected improvements. Improvements to be considered include: a. 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, 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, a. Building Placement. D 4- ^^1 C cc u O: UJcc UJ >- '>*-1 I < I- *O BCORNER LOTcc 1 SIDE Plan Diagram in compliance with the following: Front Setback: 25 feet minimum. Side Street Setback: Ten feet minimum. Sideyard Setback: Five feet minimum. Rear Setback: 25 feet minimum. See Chapter 88.30.060 for definitions. 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. Buildings shall be (1) (2) (3) (4) b. Parking Placement. Ir ^ A D '3i Q LOCor 8aLU q: LU I 5> UJ >4.1 ●ri LoBCORNER LOTcc '■ SIDE Plan Diagram Garages and parking accommodations other than driveways are allowed only in the shaded area as shown. Front setback: Ten feet minimum behind front facade of primary structure. 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). 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. 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 (1) (2) (3) (4) Building Height and Profile.c. I «- PROPERTY LINE **■ SETBACK LINE ALLOWABLE ENCROACHMENTI MAX HEIGHT 4. I 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 d. Residential Density Standards. Zoning District Minimum Parcel Size (1)Maximum Density (units/acre) Area (2)Width (1)Depth 6,000 sf 50 ft 80 ft(Low) 80 ft(Med)4,000 sf 45 ft 15 6,000 sf 50 ft 80 ft(Mod)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: Parcel depth shall be no less than the parcel width; and no more than three times the parcel width. Net area. In a residential subdivision, comer lots and reversed comer lots shall have an area of at least ten percent greater than that of the minimum lot area required. 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. Neighborhood General 3 - Tract. (1) (2) (3) D. . I 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 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 Install and/or repair sidewalks. New sidewalks should be separated from the street by a planting strip. 111. 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: narrowing of streets; 11. 1. 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. 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, iii. Encourage the use of wood windows and doors. *TD C O' O 1 I > ●^i O I * BCORNER LOT£ j SIDE Plan Diagram 3. Design Standards - Neighborhood General 3 - Tract, a. Building Placement. Buildings shall be in compliance with the following: (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. 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. D 4-1*¨ * r 5 h"H O 1 —^ ICORNER LOT 6 L 3 SIDE Plan Diagram Garages and parking accommodations other than driveways are allowed only in the shaded area as shown. Front setback: 25 feet minimum. 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). 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. 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 (1) (2) (3) (4) c. Building Height and Profile. I <■ PROPERTY LINE SETBACK LINE ALLOWABLE ENCROACHMENTI MAX HEIGHT 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 d. Residential Density Standards. Minimum Parcel Size (1)Maximum Density (units/acre) Zoning District Width (1)DepthArea (2) 50 ft 80 ft7,500 sf 8(Low) 45 ft 80 ft(Med)4,000 sf 15 50 ft6,000 sf 80 ft 27(Mod) 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: Parcel depth shall be no less than the parcel width; and no more than three times the parcel width. Net area. In a residential subdivision, comer lots and reversed comer lots shall have an area of at least ten percent greater than that of the minimum lot area required. 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. 06-06, § IB, 8-7-06; Ord. No. 2020-02 , §3, 2-3-20) (1) (2) (3) 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 (NDl)- Traditional, Neighborhood General 2 (ND2) - Transitional, and Neighborhood General 3 (ND3) - Tract zones. See Chapter 88.70.020 for definition of lot coverage. Maximum Lot Coverage Allowance Densities Low Density 40% Medium Density 55% Moderate Density 80% 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. Maximum Floor Area Ratio (FAR) Allowance Densities .35 for one single family residential unit Low Density .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 Front Property Line tUKlIII4sr Required Front Yard Setback Side Elevation b.The height of the single-family dwelling shall fall within the angled plane of 35° drawn from the rear property line. Rear Property Line 35", Side Elevation Required Rear Yard Setback 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 entry way 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 comer 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. 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 FaQade 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 comer 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 fagade if it is appropriate to the proposed selected architectural style: (1) Ornamental wrought iron work (2) Painted tile Rafter tails (4) Exposed roof beams (5) Exposed wood corbels (6) Window shutters (7) Low masonry planters Window planter boxes (9) Window moldings (10) Decorative attic vents (11) Tapered posts (3) (8) (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 comers 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 comer, 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). 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 the large planes. h.Garage doors should be recessed from the garage facade i. Windows installed should be of the same material and type throughout the project including any accessory stmctures on-site, j. New bathroom windows are provided with obscured glass, k.Windows must be recessed a minimum of two inches. 1. 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: l Residential habitable space for any residential building on the lot; l Lofts; l Mezzanines; l Fully enclosed (on all elevations) patios; l Portions of basements or attics that meet Building Code requirements for habitable space; l Gross horizontal commercial area measured from exterior wall to exterior wall, including basement area; l Communal areas designated for residential use such as indoor gyms, lobbies, and the like; and l Interior hallways and corridors. l Garage (attached or detached) square footage exceeding the minimum required parking dimensions * 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.” 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. That in accordance with Section 88.51.060 of the Azusa Municipal Code, the City Council approves said Code Amendment No. 253 based on the following findings: 1. That the proposed amendment is consistent with the goals, policies, and objectives of the general plan, any applicable specific plan, development agreement, owner participation agreement or disposition and development agreement; and The amendments to the Chapter 88 (Development Code) of the Azusa Municipal Code are consistent with the goals, policies, and objectives of the General Plan below: Chapter i. Land Use Policy 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. The proposed objective design standards will provide clear guidance for future projects. It focuses on compatibility of the surrounding neighborhood while also preventing overdevelopment that has been seen in some projects throughout the past years. 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, ensure that they are compatible with their neighborhood, and limit overdevelopment. Additionally, the inclusion of objective design standards will ensure 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. 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 will 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. 2021-2029 Housing Element Goal HI: Maintain and enhance the quality of existing housing and residential neighborhood in Azusa. Program H4-7: Objective Design Standards requires that the City amend the Development Code to support objective design standards. These standards will ensure that the City can provide local guidance on design and standards for by-right projects as allowed by State Law. It will facilitate high-quality residential development and compliance with State objectives. 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. SECTION 5. 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. 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 invalidity or unconstitutionality shall not affect other provisions or applications of this Ordinance which can be given effect without the invalid provision or application, and to this end the provisions of this Ordinance are severable. The City Council of the City of Azusa hereby declares that it would have adopted this Ordinance and each section, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsections, sentences, clauses or phrases be declared invalid or unconstitutional. 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 this 16'^ day of September 2024. Mayor ATTEST: omejo, Jr.Jeffre ,w CityClerk STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF AZUSA ) I HEREBY CERTIFY that the foregoing Ordinance No. 2024-04 was duly introduced and placed upon its first reading at a regular meeting of the City Council of the City of Azusa held on the 19'^ day of August 2024, and that thereafter, said ordinance was duly adopted and passed at a regular meeting on the 16'^ day of September, 2024, by the following vote of the Council: COUNCILMEMBERS: GONZALES, ALVAREZ, AVILA, MENDEZ, BECKWITH COUNCILMEMBERS: AYES: NOES: ABSENT: COUNCILMEMBERS City Clerk APPROVED AS TO FORM: Best, Best & Kriegen LLP City Attorney