(A)   The purposes of residential zoning districts are to:

      (1)   Provide for a full range of housing types to meet the diverse economic and social needs of residents;

      (2)   Preserve, protect, and enhance the character of the city's neighborhoods;

      (3)   Enhance the quality of life of residents;

      (4)   Ensure that the scale and design of new development and alterations to existing development are compatible with surrounding uses and appropriate to the physical and aesthetic characteristics of the proposed location; and

      (5)   Provide sites for public and semi-public uses such as parks, schools, day care, and other community uses that serve residents and complement surrounding residential development.

   (B)   Additional purposes of each residential zoning district:

      (1)   Residential Low Density (RL). The RL Zone is intended to provide for residential development and other compatible uses in a low

density residential neighborhood setting at densities up to five dwelling units per acre. The RL Zone implements the Low Density Residential General Plan land use designation.

      (2)   Residential Medium Density (RM). The RM Zone is intended to provide for a variety of housing types at densities up to 18 dwelling units per acre. Housing types in this Zone include detached single-unit dwellings, duplexes, triplexes, and other medium density housing types. Other compatible uses appropriate in a medium density residential environment are allowed. The RM Zone implements the Medium Residential Density General Plan land use designation.

      (3)   Residential High Density (RH). The RH Zone is intended to provide for a variety of housing types at densities up to 24, 43, or 64 dwelling units per acre depending on location and lot size. A variety of housing types are allowed, including attached and detached single-unit dwellings, townhomes, condominiums, garden-style units, multi-unit developments, and apartments. This Zone also provides for public uses, quasi-public uses, and similar and compatible uses that may be appropriate in a high density residential environment. The RH Zone implements the High Density Residential General Plan land use designation.

(Ord. 4823, passed 1-22-24)

   Table 23.04.020: Land Use Regulations - Residential Zoning Districts, sets the land use regulations for the Residential Zoning Districts. Land uses are defined in Chapter 23.35. In cases where a specific land use or activity is not defined, the Community Development Director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table and not substantially similar to the uses listed are prohibited. Section numbers in the right-hand column refer to other sections of this title.

 

   (A)   Table 23.04.030: Development Standards - Residential Zoning Districts, prescribes the development standards for Residential Zoning Districts. Letters in parentheses refer to additional development standards that directly follow the table. Section numbers in the Additional Regulations column refer to other sections of this title. Housing developments in the RH Zoning District are eligible for flexible development standards pursuant to § 23.12.060.

 

   (B)   Additional development standards.

      (1)   Sloping lot adjustment. Where a lot has a slope greater than 25 percent, measured from the curb line to a point midway between the side lot lines at a distance of 50 feet from the front lot line, the minimum required front setback is that of the zone. An attached or detached garage with a maximum capacity of two cars and no more than 10 feet in height measured from the front property line, may be set back a minimum of five feet from the front and side property lines.

   FIGURE 23.04.030: SLOPING LOT ADJUSTMENT

      (2)   Through lots. In the case of through lots, both street frontages shall be designated as front yards and shall comply with all regulations pertaining thereto, including setbacks, projections, location of parking spaces and open space.

   (A)   The purposes of the Commercial Zoning Districts are to:

      (1)   Provide for the orderly, well-planned, and balanced development of commercial areas;

      (2)   Designate adequate land for a full range of local- and regional-serving commercial and retail services, consistent with the General Plan;

      (3)   Maintain and strengthen the city's economic resources;

      (4)   Increase employment opportunities and expand the economic base of the city;

      (5)   Provide appropriately-located areas that provide a variety of goods and services for residents, employees, and visitors;

      (6)   Provide opportunities for a mix of complementary uses that may combine residential and non-residential uses, or a variety of non-residential uses, on the same site; and

      (7)   Promote pedestrian-oriented, mixed-use commercial nodes and corridors at appropriate locations.

   (B)   Additional purposes of each Commercial Zoning District.

      (1)   Central Business District (CBD). The CBD Zone is intended to preserve and enhance a central, focal downtown area, providing a multi-purpose residential and commercial district that meets the service needs of surrounding neighborhoods. The CBD Zone implements the Central Business District General Plan land use designation.

      (2)   East Main Commercial (EMC). The EMC Zone is intended to provide areas for a mix of commercial, professional, and residential uses along the East Main Street corridor. Zone regulations are intended to foster a vibrant corridor with active ground floor uses in buildings designed in an appropriate relationship to the scale and character of adjacent neighborhoods. The EMC Zone implements the General Commercial General Plan land use designation.

      (3)   Commercial Mixed-Use (CMU). The CMU Zone is intended to provide areas for a broad range of retail and service commercial activities, as well as office and residential uses that support retail and commercial uses. This Zone provides for developments that include a mix of residential and/or office and commercial development or single use commercial or retail development. The CMU Zone implements the General Commercial General Plan land use designation.

      (4)   Automotive Commercial (AC). The AC Zone is intended to provide a cohesive environment for the display, sale, and servicing of motor vehicles; support uses and designs that enhance the automotive environment; and attract new auto-related business. The AC Zone implements the Automotive Commercial General Plan land use designation.

(Ord. 4823, passed 1-22-24)

   Table 23.05.020: Land Use Regulations - Commercial Zoning Districts, sets the land use regulations for the Commercial Zoning Districts. Land uses are defined in Chapter 23.35. In cases where a specific land use or activity is not defined, the Community Development Director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table and not substantially similar to the uses listed are prohibited. Section numbers in the right-hand column refer to other sections of this title. Numbers in parentheses refer to specific limitations listed at the end of the table.

 

   (A)   Table 23.05.030: Development Standards - Commercial and Mixed-Use Zoning Districts, prescribes the development standards for Commercial and Mixed-Use Zoning Districts. Letters in parentheses refer to additional development standards that directly follow the table. Section numbers in the Additional Regulations column refer to other sections of this title. Housing developments are eligible for flexible development standards pursuant to § 23.12.060.

 

   (B)   Additional development standards.

      (1)   Required building location, CBD, EMC, CMU, and AC Districts. The following building location requirements apply in the CBD, EMC, CMU, and AC Districts.

         (a)   Build-to line. Buildings shall be located within ten feet of street-facing property lines for at least 50% of the linear street frontage.

         (b)   Corner build area. Buildings shall be located within ten feet of the property line within 30 feet of the street corner.

         (c)   Frontage improvements. The area between buildings and the property line shall be improved as part of a wider sidewalk, outdoor dining/seating area, or with landscaping.

         (d)   Modifications. These requirements may be modified or waived through approval of a modification upon finding that:

            1.   Entry courtyards, plazas, entries, or outdoor eating areas are located adjacent to the property line and buildings are built to the edge of the courtyard, plaza, or dining area; or

            2.   The building incorporates an alternative entrance design that creates a welcoming entry feature facing the street or is designed in a manner that compliments adjacent or surrounding land uses.

      (2)   Housing density bonus, CBD District. 

         (a)   Housing density bonuses.

            1.   In addition to the density bonus options described in Chapter 23.14, the city shall grant a density bonus, the amount specified in division a. below, when an applicant for a housing development seeks and agrees to construct a housing development, excluding any units permitted by the density bonus awarded pursuant to this section, that will meet the following criteria:

               a.   One hundred percent of the total units, including density bonus units, but exclusive of a manager's unit or units, are for lower income households as defined in Cal. Health and Safety Code § 50079.5, except that up to 20% of the total units in the development, including total units and density bonus units, may be for moderate-income households as defined in Cal. Health and Safety Code § 50053, are then entitled to the standards outlined in this section.

            2.   The amount of density bonus shall be calculated as specified in state law. For housing developments meeting the criteria of division (B)(2)(a)1.a. above, there shall not be a maximum cap on density.

            3.   An applicant shall agree to, and the city shall ensure, the continued affordability of all designations of all low, very low, and lower income rental units that qualified the applicant for the award of the density bonus for the amount of time identified in state law.

         (b)   Property development standards for density bonus applicants. 

            1.   An applicant for a density bonus within the CBD District shall adhere to all applicable development standards of the CBD District, except as identified herein.

            2.   An applicant for a density bonus within the CBD District shall receive the incentives and concessions outlined in state law, except as identified herein.

            3.   If the housing development contains 100% affordable units, as described in division (B)(2)(a)1.a., then the development shall receive four incentives or concessions and the following incentive:

               a.   A height increase of up to three additional stories, or 33 feet, in addition to the district's maximum building height standards.

         (c)   Number of parking spaces required for density bonus applicants. An applicant for a density bonus shall adhere to state law, except as identified herein.

            1.   If the housing development contains 100% affordable units, as described in division (B)(1)(a)1.a., then the project shall receive the following parking incentive:

               a.   A vehicular parking ratio of 0.5 spaces per unit.

               b.   No additional guest parking is required.

               c.   If the total number of parking spaces required for the housing development is other than a whole number, the number shall be rounded up to the next whole number. For purposes of this section, a development may provide onsite parking through tandem parking or uncovered parking, but not through on-street parking.

         (d)   Time limits. Entitlements shall adhere to § 23.24.090, except as identified herein.

            1.   If the housing development contains 100% affordable units, as described in division (B)(1)(a)1.a., then each entitlement shall be valid for a period of two and one-half years from the date of approval. Time extensions may be granted in accordance with § 23.24.090(D).

         (e)   Other applicable regulations. All uses shall be subject to the applicable regulations of this title.

   (A)   The purposes of the Employment Zoning Districts are to:

      (1)   Designate adequate land for commercial businesses, professional offices, and industrial development, consistent with the General Plan;

      (2)   Maintain and strengthen the city's economic resources;

      (3)   Provide a range of employment opportunities to meet the needs of current and future residents; and

      (4)   Provide areas for a wide range of manufacturing, industrial processing, and service commercial uses, and protect areas where such uses now exist.

   (B)   Additional purposes of each Employment Zoning District.

      (1)   Professional Office (PO). The PO Zone is intended to provide areas for a range of medical, professional, and administrative offices; research and development activities; multi-unit residential; and other similar and compatible uses. The PO Zone implements the Office Professional and Medical Office General Plan land use designations.

      (2)   Industrial (I). The I Zone is intended to provide for wide range of professional, service, industrial, manufacturing, warehousing, fitness, and compatible residential and commercial uses to support a thriving employment areas to serve the needs of the community. The I Zone implements the Industrial General Plan land use designation.

(Ord. 4823, passed 1-22-24)

   Table 23.06.020: Land Use Regulations - Employment Zoning Districts, sets the land use regulations for the Employment Zoning Districts. Land uses are defined in Chapter 23.35. In cases where a specific land use or activity is not defined, the Community Development Director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table and not substantially similar to the uses listed are prohibited. Section numbers in the right-hand column refer to other sections of this title. Numbers in parentheses refer to specific limitations listed at the end of the table.

 

   Table 23.06.030: Development Standards - Employment Zoning Districts, prescribes the development standards for Employment Zoning Districts. Letters in parentheses refer to additional development standards that directly follow the table. Section numbers in the Additional Regulations column refer to other sections of this title. Housing developments are eligible for flexible development standards pursuant to § 23.12.060.

 

   (A)   The purposes of the Public and Semi-Public Zoning Districts are to:

      (1)   Provide land for the development of public, semi-public, recreational, and public parking uses that provide services to the community and support existing and new residential, commercial, and industrial land uses;

      (2)   Provide areas for educational facilities, cultural and institutional uses, health services, parks and recreation, general government operations, utility and public service needs, and other similar and related supporting uses; and

      (3)   Provide opportunities for outdoor recreation and meet the recreational needs of city residents.

   (B)   Additional purposes of each Public and Semi-Public Zoning District.

      (1)   Public Facilities (PF). The PF Zone is intended to provide for a broad range of government, institutional, educational, and other facilities operated and under the control of a public agency. The PF Zone implements the Public Facilities and Institutional General Plan land use designations.

      (2)   Open Space (OS). The OS Zone is intended to provide and maintain areas for open space and active and passive park and recreation, including areas for natural resource, scenic, or historic preservation and outdoor and indoor recreation such as playing fields, playgrounds, community centers, and other recreational uses. The OS Zone implements the Open Space General Plan land use designation.

(Ord. 4823, passed 1-22-24)

   Table 23.07.020: Land Use Regulations - Public and Semi-Public Zoning Districts, sets the land use regulations for the Public and Semi-Public Zoning Districts. Land uses are defined in Chapter 23.35. In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the table and not substantially similar to the uses listed are prohibited. Section numbers in the right-hand column refer to other sections of this title. Numbers in parentheses refer to specific limitations listed at the end of the table.

 

   Table 23.07.030: Development Standards - Public and Semi-Public Zoning Districts, prescribes the development standards for Public and Semi-Public Zoning Districts. Letters in parentheses refer to additional development standards that directly follow the table. Section numbers in the Additional Regulations column refer to other sections of this title.

 

   The purpose of this chapter is to identify all of the adopted specific plans that apply in the City of Alhambra and reference the regulations that apply.

(Ord. 4823, passed 1-22-24)

   (A)   Once adopted, a specific plan shall govern all use and development of properties within the bounds of that specific plan.

   (B)   Where a specific plan is silent regarding development standards, the provisions of this title shall govern. The Director shall have the authority to determine which provisions of this title apply where a specific plan is silent.

   (C)   When a use is not specifically listed as permitted in the specific plan, the Director shall assign the land use or activity to a classification that is substantially similar in character. Land uses not listed in the specific plan as permitted or not found to be substantially like a permitted use are prohibited.

   (D)   No discretionary entitlement applications or other permits may be approved, adopted, or amended within an area covered by a specific plan, unless found to be consistent with the adopted specific plan. (Ord. 4823, passed 1-22-24)

   The following is a list of the city's adopted specific plans. Each specific plan area is mapped on the official Zoning Map.

   (A)   2300 Poplar Boulevard Specific Plan. See the 2300 Poplar Boulevard Specific Plan on file with the City of Alhambra.

   (B)   2400 South Fremont Avenue Specific Plan. See the 2400 South Fremont Avenue Specific Plan on file with the City of Alhambra.

   (C)   2500 West Hellman Avenue Specific Plan. See the 2500 West Hellman Avenue Specific Plan on file with the City of Alhambra.

   (D)   Alhambra Pacific Plaza Specific Plan. See the Alhambra Pacific Plaza Specific Plan on file with the City of Alhambra.

   (E)   Alhambra Place Specific Plan. See the Alhambra Place Specific Plan on file with the City of Alhambra.

   (F)   Alhambra - 100 Bay Street (Alhambra Walk) Specific Plan. See the Alhambra - 100 Bay Street (Alhambra Walk) Specific Plan on file with the City of Alhambra.

   (G)   Alhambra 5th and Main Specific Plan. See the Alhambra 5th and Main Specific Plan on file with the City of Alhambra.

   (H)   Casita de Zen Specific Plan. See the Casita de Zen Specific Plan on file with the City of Alhambra.

   (I)   Marengo and Acacia Specific Plan. See the Marengo and Acacia Specific Plan on file with the City of Alhambra.

(Ord. 4823, passed 1-22-24)

   The purpose of this chapter is to identify the applicability of the West Main Corridor Master Plan.

(Ord. 4823, passed 1-22-24)

   The West Main Corridor Master Planning Document applies to all use and development of properties within the boundaries of the West Main Corridor Master Planning area.

(Ord. 4823, passed 1-22-24)

   All development within the West Main Corridor Master Plan (-WMC) Overlay District shall be consistent with the goals, objectives, and design requirements of the West Main Corridor Master Plan.

(Ord. 4823, passed 1-22-24)

   The purpose of this chapter is to establish a Planned Development (-PD) Overlay District that provides for one or more properties to be developed under a plan that provides for better coordinated development and incorporates development standards crafted to respond to site conditions to:

   (A)   Promote the development of a cohesive and aesthetically pleasing urban structure;

   (B)   Provide for greater flexibility in the design of the developments than is otherwise possible through the strict application of zone regulations;

   (C)   Ensure compliance with the General Plan and provide various types of land use which can be combined in compatible relationships with each other as a part of a holistically planned development; and

   (D)   Promote innovation and creativity in building design and development concepts.

(Ord. 4823, passed 1-22-24)

   A Planned Development Overlay District shall be noted on the Zoning Map by adding the designation "-PD" to the base zone.

(Ord. 4823, passed 1-22-24)

   (A)   No use other than an existing use is permitted in a -PD Overlay District except in compliance with a valid PD Plan.

   (B)   Any permitted or conditional use authorized by this title may be included in an approved PD Plan consistent with the General Plan land use designation(s) for the property.

(Ord. 4823, passed 1-22-24)

   (A)   Minimum area. The minimum area of a PD Overlay District shall be one acre; however, the City Council may approve a smaller area if it finds that a PD would provide greater benefits to the general welfare of the Alhambra residents and property owners than development under conventional zoning because of unique characteristics of the site or the proposed use.

   (B)   Residential unit density. Except where a density bonus is granted in compliance with Chapter 23.14, the total number of dwelling units in a PD Overlay District shall not exceed the maximum number permitted by the General Plan density for the total area of the planned development designated for residential use.

   (C)   Other development standards. Other development standards shall be as prescribed by the PD Overlay District. Where the PD Overlay District is silent regarding particular development standards, the development standards of the applicable base zoning district shall apply.

(Ord. 4823, passed 1-22-24)

   (A)   Review authority. A PD Overlay District must be adopted by the City Council. A public hearing before the Planning Commission is required prior to City Council review; and the Planning Commission shall make a recommendation to the City Council.

   (B)   Review procedures.

      (1)   PD Overlay District. An application for a PD Overlay District shall be processed as an amendment to the Zoning Map, according to the procedures of Chapter 23.33 and Zoning Map, and shall include a PD Plan.

      (2)   PD Plan. The PD Plan shall be processed in the same manner as a conditional use permit application, pursuant to Chapter 23.27, except the City Council shall be the review authority.

      (3)   Tentative Subdivision Map. When a PD requires the submission of a tentative subdivision map, this map and all supporting documents shall be prepared and submitted concurrently with the application of the PD.

   (C)   Initiation. An application for a PD Overlay District may be initiated by any qualified applicant identified in § 23.24.020, the Community Development Director, or by a motion of the City Council or Planning Commission. If the property is not under a single ownership, all owners must join the application, and a map showing the extent of ownership shall be submitted with the application.

   (D)   Application contents. A qualified applicant shall apply for a PD Overlay District on a form prescribed by the Planning Division accompanied by the required fee. The Planning Division may require an applicant to submit additional information and supporting data as considered necessary to process the application.

(Ord. 4823, passed 1-22-24)

   A PD Plan and/or zoning amendment to establish a PD Overlay District shall only be approved by the applicable Review Authority if all of the following findings are made. The inability to make one or more of the findings is grounds for denial:

   (A)   The proposed development is consistent with the General Plan and any applicable specific plan, including the density and intensity limitations that apply;

   (B)   The subject site is physically suitable for the type and intensity of the land use being proposed;

   (C)   Adequate transportation facilities and public services exist or will be provided in accord with the conditions of development plan approval, to serve the proposed development; and the approval of the proposed development will not result in a reduction of traffic levels of service or public services so as to be a detriment to public health, safety, or welfare;

   (D)   The proposed development will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area;

   (E)   The development generally complies with applicable adopted design guidelines; and

   (F)   The proposed development is demonstratively superior to the development that could occur under the standards applicable to the underlying base zoning district, and will achieve superior community design, environmental preservation and/or substantial public benefit.

(Ord. 4823, passed 1-22-24)

   In approving a PD Overlay District and/or PD Plan, the Review Authority may impose reasonable conditions deemed necessary to:

   (A)   Ensure that the proposal conforms in all significant respects with the General Plan and with any other applicable plans or policies that the city has adopted;

   (B)   Achieve the general purposes of this title or the specific purpose of the zoning district in which the project is located;

   (C)   Achieve the findings listed above; or

   (D)   Mitigate any potentially significant impacts identified as a result of review conducted in compliance with the requirements of the California Environmental Quality Act.

(Ord. 4823, passed 1-22-24)

   (A)   Expiration.

      (1)   PD Plan. A PD Plan shall expire two years after the effective date unless actions specified in the conditions of approval have been taken, or a building permit has been issued and construction diligently pursued. An approved PD Plan may specify a development staging program exceeding two years.

      (2)   Tentative subdivision map. Where a tentative subdivision map has been approved in conjunction with a PD Plan, the PD Plan shall expire upon the expiration of the tentative map.

      (3)   Phased development. If the applicant intends to develop the project in phases, and the Review Authority approves phased development, the PD Plan shall remain in effect so long as not more than one-year lapses between the end of one phase and the beginning of the next phase.

   (B)   Extension. The Community Development Director may approve extensions of time for PD Plans, including those approved by the Planning Commission or City Council, in accordance with the following:

      (1)   Such extensions shall be approved only when it is found that the circumstances under which the permits were granted have not substantially changed.

      (2)   Such extensions shall be approved for not more than two years.

(Ord. 4823, passed 1-22-24)

   (A)   Amended plans. Amendments to a PD Overlay District or PD Plan may be requested by the applicant or its successors. Amendments to the approved plan shall be classified as major or minor amendments. Upon receipt of an amendment application, the Community Development Director shall determine if the proposed amendment constitutes a major or minor amendment.

   (B)   Major amendments. Major amendments to an approved PD Overlay District or PD Plan shall be considered by the City Council at a duly noticed public hearing. An amendment will be deemed major if it involves one or more of the following changes.

      (1)   A change in the boundary of the PD Overlay District;

      (2)   An increase or decrease in the number of dwelling units for the PD Overlay District that is greater than the maximum or less than the minimum stated in the PD Plan;

      (3)   An increase or decrease in the floor area for any non-residential land use that results in the floor area exceeding the minimum or maximum stated in the PD Plan;

      (4)   Any change in land use or density that is likely to negatively impact or burden public facilities and utilities infrastructure;

      (5)   Any change in land use or density that is likely to negatively impact or burden circulation adjacent to the PD Overlay District or to the overall major street system; or

      (6)   Any other proposed change to the PD Plan or the conditions of approval that substantively alters one or more of its components as determined by the Community Development Director.

   (C)   Minor amendments. Amendments not meeting one or more of the criteria listed in division (B) above shall be considered minor if they are consistent with and would not change any original condition of approval. Minor amendments may be approved by the Community Development Director.

(Ord. 4823, passed 1-22-24)

   Plans for a project in a PD Overlay District shall be accepted for planning and building permits or subdivisions only if they are consistent with an approved PD Plan and any conditions of approval or the PD Overlay District development standards. No project may be approved and no building permit issued unless the project, alteration or use is consistent with an approved PD Plan and PD Overlay District.

(Ord. 4823, passed 1-22-24)