CITY OF ALHAMBRA
AGENDA
ALHAMBRA CITY COUNCIL
REGULAR MEETING
AUGUST 24, 2026
MISSION STATEMENT
so tabric Taffer
Watch and listen to the meeting as follows:
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Please Note: All members of the public calling or logging into the meeting will be muted so that the meeting can proceed. If there are technical difficulties with Zoom during the meeting, the City will pause the meeting and try to resolve those issues before resuming. If the issues cannot be resolved within an hour, the Council will decide whether or not to continue the meeting. Meetings can also be viewed via livestream here: https://www.spectrumstream.com/streaming/alhambra/live.cfm Addressing the Council:
In person: Section 2.04.210 of the Alhambra Municipal Code establishes the procedures for addressing the Council. Any person wishing to address the Council during the meeting should complete a Speaker Request Card and submit it to the City Clerk so the City Council knows you wish to speak. When called upon by the presiding officer, please step to the podium.
Via Zoom or Telephone: "Raise your hand" - Members of the public may speak by using the "Raise Hand" function during the public comments portion, if on Zoom or telephone. Staff will unmute speakers participating via Zoom or telephone and announce your name when it is your time to speak. When calling in using a telephone press *9 to raise your hand and press *6 to unmute yourself when called.
The maximum time for addressing the Council is 5 minutes for each agendized item and for comments concerning non-agendized items; excepting that during the initial 30-minute timeframe for public comment for non-agendized items the individual speaker time shall be 3 minutes. Additionally, the total individual speaker time for consent agenda items shall be 5 minutes for those individuals speaking on one item and 10 minutes for those individuals speaking on more than one consent item. However, the presiding officer may either extend or reduce the maximum time in his or her discretion.
Standards of Decorum: Any person addressing the Council who refuses to stop speaking after his/her time has expired or any person who behaves in such a manner as to interfere with or impede the progress of the City Council meeting who, after a request by the presiding officer, refuses to cease such behavior may be removed from the City Council chambers, Zoom or telephone upon direction of the presiding officer.
Enforcement of Decorum: The Chief of Police, or his/her designee, shall be Sergeant-at-Arms of the Council meetings. The Sergeant-at-Arms shall carry out all orders and instructions given by the presiding officer for the purpose of maintaining order and decorum at the Council meeting.
Persons Authorized to be Within Rail: No person, except City official or their designees, shall be permitted within the rail in front of the Council Chamber without the express consent of the Council. 1 8-24-26
CITY OF ALHAMBRA
AGENDA
Regular Meeting
ALHAMBRA CITY COUNCIL
Council Chambers, 111 South First Street
August 24, 2026
6:00 p.m.
ROLL CALL:
to the COUNCIL: Lee, Maza, Maloney, Andrade-Stadler, Wang Son Cannie Talle:
FLAG SALUTE: Led by Mayor Maloney
PUBLIC COMMENT FOR NON-AGENDIZED ITEMS (TIME LIMITATIONS: 3 MINUTES PER
SPEAKER
Citizens wishing to address the Council on any matter which is within the subject matter jurisdiction of the City Council not on the Agenda may do so at this time. Please note that while the City Council values your comments, pursuant to the Brown Act, the City Council cannot take action unless the matter appears as an item on a forthcoming agenda.
CONSENT AGENDA (Item Nos. 1): (TIME LIMITATIONS: 5 MINUTES PER SPEAKER FOR ONE ITEM, 10 MINUTES PER SPEAKER FOR 2+ ITEMS)
All items listed under the Consent Agenda are considered by the City Council to be routine and will be enacted by one motion unless a citizen or Council member requests otherwise; in which case, the item will be removed for separate consideration.
1. SECOND READING TO ADOPT ORDINANCE 02M26-4869 APPROVING ZONING TEXT AMENDMENT AMD-26-07, AMENDING TITLE 23 (ZONING) OF THE ALHAMBRA MUNICIPAL CODE, AND ZONING MAP AMENDMENT AMD-26-05, AN AMENDMENT TO THE CITY OF ALHAMBRA OFFICIAL ZONING MAP; AND DETERMINE THIS ACTION IS EXEMPT FROM CEQA - F2M24-42, F2M26-37, O2M26- 4869
Staff is requesting that the City Council consider second reading and adoption of an ordinance approving Zoning Text Amendment AMD-26-07 and Zoning Map Amendment AMD-26-05. Zoning Text Amendment AMD-26-07 and Zoning Map Amendment AMD-26- 05 are City-initiated applications to update the City's existing objective design standards in Title 23 (Zoning) of the Alhambra Municipal Code, as well as eliminate the West Main Corridor Master Plan Overlay District Zoning classification to accommodate adoption of new focus-area design guidelines. The proposed amendments are intended to facilitate and encourage quality design in the City, and will also ensure City documents reflect internal consistency in their references to General Plan Land Use designations and Zoning classifications. Additionally, updates are proposed to rectify prior mapping errors for two (2) existing parcels at APN 5364-018-019 and 5364018-020.
Recommended Action: City Council declare introduced for its second reading and adopt the following ordinance entitled:
2 8-24-26
Ordinance No. 02M26-4869: An Ordinance of the City Council of the City of Alhambra Adopting Zoning Text Amendment AMD-26-07, Amending Title 23 (Zoning) of the Alhambra Municipal Code to Update the City-Wide Objective Design Standards and Eliminate the West Main Corridor Master Plan Overlay District, and Zoning Map Amendment AMD-26-05, and Amendment to the City of Alhambra Official Zoning Map
CEREMONIAL
A. REORGANIZATION: ALHAMBRA CITY COUNCIL - F2M26-42
In accordance with Alhambra City Charter Sec. 29, it is time for the rotation of the Mayor, Vice Mayor, and Councilpersons of various departments. Each Councilperson will serve in the following offices for the period ending May 25, 2026:
Adele Andrade-Stadler Mayor & Councilperson of Public Affairs Ross J. Maza Vice Mayor & Councilperson of Dept. of Finance Noya Wang Councilperson of Dept. of Public Works
Katherine Lee Councilperson of Dept. of Public Safety
Jeff Maloney Councilperson of Dept. of Supplies
(No action required by the City Council)
B. REORGANIZATION OF THE CITY COUNCIL CEREMONY - F2M26-42 In accordance with Alhambra City Charter Sec. 29, this is the time for the rotation of the Mayor and Vice Mayor. Accordingly, Vice Mayor Adele Andrade-Stadler and Councilmember Ross J. Maza shall become Mayor and Vice Mayor, respectively.
PRESENTATION OF THE COLORS
Alhambra Police Department Honor Guard
REMARKS, RECOGNITIONS and ACKNOWLEDGEMENTS
by outgoing
MAYOR JEFF MALONEY
PRESENTATION OF CERTIFICATES
to
OUTGOING MAYOR JEFF MALONEY
ADMINISTRATION of OATHS OF OFFICE by CITY CLERK
to incoming
VICE MAYOR ROSS J. MAZA
Councilperson of the Third District
ADMINISTRATION of OATH OF OFFICE by
ROBERT LAWRENCE ANDRADE
to incoming
MAYOR ADELE ANDRADE-STADLER
3 8-24-26
Councilperson of the Fifth District
REMARKS, RECOGNITIONS and ACKNOWLEDGEMENTS
MAYOR ANDRADE-STADLER & VICE MAYOR MAZA
PRESENTATION OF CERTIFICATES
to
MAYOR ANDRADE-STADLER & VICE MAYOR MAZA
RECEPTION TO FOLLOW IN THE CITY HALL LOBBY
ADJOURNMENT: The next regular meeting of the Alhambra City Council is scheduled for Monday, September 14, 2026 at 6:00 p.m.
NOTICE
Agenda Items: Copies of the staff reports or other written documentation relating to the items listed on this agenda are on file with the City Clerk in Alhambra City Hall, located at 111 South First Street, Alhambra, California, and are available for inspection during regular office hours, Monday through Thursday from 7:00 a.m. to 5:30 p.m. or please call (626) 570-5090. If you would like to sign-up to receive the City Council meeting agenda and staff reports packet, please visit the City's website at www.alhambraca.gov and you will be able to submit your email address on the homepage to the subscription service. Pursuant to Government Code Section 54957.5(b), materials related to agenda items for regular meetings of the Alhambra City Council that are distributed less than 72 hours prior to that meeting, will be made available for public inspection at the Alhambra City Clerk's Office.
Broadcast of Meeting: A live video stream of each Council meeting is available through the City's website. The regular meetings of the Alhambra City Council are recorded and are broadcast on Charter Channels 3 and 182 at 7:30 p.m. on Thursdays and Mondays following the meeting.
Recordings are also available for viewing by the public on the City of Alhambra's website, at the Alhambra Public Library and, upon appointment, in the City Clerk's Office.
Americans with Disabilities Act: If you require special assistance or reasonable accommodation to participate in any City meeting (including assisted listening devices), please contact the City Clerk's Office at (626) 570-5090. Notification of at least 72 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting.
Translation Services Requests: If you require translation services in order to participate in a meeting please contact the City Clerk's Office at (626) 570-5090. All requests for translation services shall be made by 4 p.m. the Thursday prior to the City Council meeting. If translation is not requested by 4 p.m. the Thursday prior to the City Council meeting, staff will try to accommodate the request if possible.
BRIANNA LAMB MCCARTHY
ASSISTANT CITY CLERK
4 8-24-26
ORDINANCE NO. 02M26-4869
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ALHAMBRA ADOPTING ZONING TEXT AMENDMENT AMD-26-07, AMENDING TITLE 23 (ZONING) OF THE ALHAMBRA MUNICIPAL CODE TO UPDATE THE CITY-WIDE
OBJECTIVE DESIGN STANDARDS AND ELIMINATE THE WEST MAIN
CORRIDOR MASTER PLAN OVERLAY DISTRICT, AND ZONING MAP
AMENDMENT AMD-26-05, AN AMENDMENT TO THE CITY OF ALHAMBRA
OFFICIAL ZONING MAP
THE CITY COUNCIL OF THE CITY OF ALHAMBRA DOES ORDAIN AS FOLLOWS:
SECTION 1. FINDINGS OF FACT. The City Council does hereby make the following findings of fact:
A. The City of Alhambra 2021-2029 Housing Element identifies the preparation of objective design standards and design guidelines as an implementation program to support high- quality development, and the City Council Strategic Plan similarly identifies preparation of design guidelines for multi-family residential, mixed-use, and commercial development as a priority to further improve housing opportunities throughout the City; On June 24, 2024, the City Council authorized RRM Design Group to assist the City in updating the City's objective design standards and preparing new focus area design guidelines for West Main Street, East Main Street, and Valley Boulevard; C. Amendments are proposed to Title 23 (Zoning) of the Alhambra Municipal Code as part of the work effort to update the objective design standards and support the adoption of the design guidelines for specific corridors within the City; D. Amendments to the Official Zoning Map are also proposed in conjunction with the Zoning Amendments eliminate inconsistencies and to implement previous recommendations of the Planning Commission and City Council related to the re-zoning of specific parcels;
E. The proposed Amendments will be consistent with the objectives, policies, general land uses and programs of the General Plan, including:
Goal LU-3 for "[a] high-quality overall community appearance and identity"; pedestrian activity by providing well-articulated building facades with quality materials and workmanship, and featuring high-quality street furnishings and design";
C. Policy LU-7A to "le]nhance commercial areas, including facade improvements, enriched streetscapes and landscaping, unified signage programs, and improved pedestrian access";
Policy LU-7B to "Ip]roperly scale a building's height and mass to the primary street it fronts on (e.g., taller buildings on larger boulevards and smaller buildings on narrower streets)"; and
F. On May 18, 2026, following a duly noticed public hearing, the Planning Commission unanimously adopted Resolution No. 26-07 recommending that the City Council approve the proposed Zoning Text Amendments and Zoning Map Amendments. Following the Planning Commission hearing, City Staff and RRM Design Group incorporated minor clarifications and editorial revisions that improve readability and usability without altering the overall intent or policy direction of the documents.
SECTION 2. AMENDMENT. The following sections of the Alhambra Municipal Code are hereby amended to read as follows in Exhibit A (Amendments) with only the effected provisions shown with additions denoted by underline and deletions by strikethrough (all other provisions of such sections remain unchanged):
1. Chapter 23.03 (Zoning Districts and Zoning Map)
a. § 23.03.010 (Establishment of Districts)
2. Chapter 23.10 (West Main Corridor Master "Plan (-WMC) Overlay District) a. § 23.10.010 (Purpose)
b. § 23.10.020 (Applicability)
c. § 23.10.030 (West Main Corridor Master Plan)
3. Chapter 23.13 (Building and Site Design Standards)
a. § 23.13.010 (Purpose and Applicability)
b. § 23.13.020 (Building Design Requirements)
c. § 23.13.030 (Site Design Requirements)
4. Chapter 23.22 (Standards for Specific Uses)
a. § 23.22.070 (Automobile/Vehicle Sales and Services)
b. § 23.22.120 (Drive-Through Facilities)
5. Chapter 23.44 (Definitions)
a. § 23.44.120 ("L" Terms)
b. $ 23.22.130 ("M" Terms)
SECTION 3. ADDITION. The following sections of the Alhambra Municipal Code are hereby added to read as follows in Exhibit B (Additions):
1. § 23.13.040 (Good Neighbor Standards)
SECTION 4. ZONING MAP AMENDMENT. The Zoning Map (Exhibit C), incorporated herein, and made a part hereof, is hereby ordered to be changed.
SECTION 5. CEQA. The City Council finds that this Ordinance is not subject to environmental review under the California Environmental Quality Act ("CEQA") because: (1) it will not result in a direct or reasonably foreseeable indirect physical change in the environment (14 Cal. Code Regs. § 15060(c)(2); (2) there is no possibility that this Ordinance will have a significant effect on the environment (14 Cal. Code Regs. § 15061(b)(3)); and (3) the Ordinance, by itself, does not constitute a "project" as defined in section 21065 of the Public Resources Code and the CEQA Guidelines (14 Cal. Code Regs. § 15378). The proposed Ordinance makes amendments to the Zoning Code and Zoning Map, which are organizational or administrative activities of government, and it can be seen with certainty that there is no possibility that this Ordinance may have a significant effect on the environment.
SECTION 6. EFFECTIVE DATE. This Ordinance shall not take effect until forty (40) days after its final passage.
SECTION 7. SEVERABILITY.
action in a court of competent jurisdiction, or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences and words of this Ordinance shall remain in full force and effect.
SECTION 8. CERTIFICATION AND PUBLICATION. The City Clerk shall certify to the passage and adoption of this Ordinance and to its approval by the Mayor and shall cause the same to be published according to law.
PASSED, APPROVED, AND ADOPTED THIS 24TH DAY OF AUGUST, 2026.
Jeffrey Koji Maloney, Mayor
ATTEST:
Brianna Lamb McCarthy, Assistant City Clerk
APPROVED AS TO FORM
Joseph M. Montes, City Attorney
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES SS
CITY OF ALHAMBRA
I HERBY CERTIFY that the foregoing Ordinance No. 02M26-4869, was introduced at a Regular Meeting of the City Council held on the 27% day of July, 2026, and was approved and adopted at a Regular Meeting of the City Council held on the 24th day of August, 2026, by the following vote to AYES:
NOES:
ABSENT:
Brianna Lamb McCarthy, Assistant City Clerk
EXHIBIT A - AMENDMENTS
Zoning Code Update
(Objective Design Standards
Clean-Up Items)
Public Hearing Draft
July 2026
Chapter 23.03 Zoning Districts and Zoning Map
§ 23.03.010 Establishment of Districts
The City shall be classified into districts, the designation and regulation of which are set forth in this Code and as follows.
A. Base Zoning Districts. The City is divided into base zoning districts which are established as shown in Table 23.03.010, Base Zoning Districts, Specific Plan Districts, and Overlay Districts.
B. Specific Plan Districts. Specific plan districts are established as shown in Table 23.03.010, Base Zoning Districts, Specific Plan Districts, and Overlay Districts.
C. Overlay Districts. Overlay districts, one or more of which may be combined with a base zone, are established as shown in Table 23.03.010, Base Zoning Districts, Specific Plan Districts, and Overlay Districts.
TABLE 23.03.010: BASE ZONING DISTRICTS, SPECIFIC PLAN DISTRICTS, AND OVERLAY DISTRICTS Zone Symbol Zone Name General Plan Land Use Designation Implemented by Zone Base Zoning Districts
Residential Zoning Districts
RL Residential Low Density Low Density Residential
RM Residential Medium Density Medium Density Residential RH Residential High Density High Density Residential
Commercial and Mixed-Use Zoning Districts
CBD Central Business District Central Business District EMC East Main Commercial General Commercial
CMU Commercial Mixed-Use General Commercial
AC Automotive Commercial Automotive Commercial
Employment Zoning Districts
PO Professional Office Office Professional, Medical Office Industrial Industrial
Public and Semi-Public Zoning Districts
PF Public Facilities Public Facilities, Institutional
OS Open Space Open Space
Specific Plan Districts
SP Specific Plan Specific Plan
Overlay Districts
WME West Main Corridor Master Plan Downtown Specific Plan Overlay -PD Planned Development N/A
DRAFT DRAF
Chapter 23.10 West Main Corridor Master Plan (WMC) Overlay District Reserved
§ 23.10.010 Purpose
The purpose of this Chapter is to identify the applicability of the West Main Corridor Master Plan. § 23.10.020 Applicability
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. § 23.10.030 West Main Corridor Master Plan
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.
Chapter 23.13 Building and Site Design Standards
§ 23.13.010 Purpose and Applicability
A. Purpose. The purpose of this Section is to establish building and design standards to ensure quality design. This statement of intent does not constitute an independent, enforceable approval standard. Furthermore, housing development projects, as defined in Government Code Section 65589.5(h)(2), will be evaluated solely against the objective standards set forth in this Chapter.
Applicability. The standards of this Section shall apply to:
1. Residential development in all zones.
2. Mixed-Use Residential development in all zones.
3. Non-residential development in all zones.
C. Exceptions to Building and Site Design Standards. Exceptions or modifications to the standards of this Section may be granted as specifically stated or through approval of a Modification where the review authority finds that alternative design features have been incorporated to meet the overall design intent of the standard. Housing development projects, as defined in Government Code Sec. 65589.5(h)(2), shall not be eligible for approval of a Modification. Exceptions or Modifications shall only be granted as specifically stated in the following sections:
1. 23.13.020(A)(1)(a)(i), Pedestrian Orientation.
2. 23.13.020(B)(4)(b)(ii), Windows and Openings.
3. 23.13.020(B)(6)(c)(i), Exterior Building Colors and Materials.
4. 23.13.020(C)(2), Space Requirements.
23.13.030(B), Limitations on Location of Parking.
§ 23.13.020 Building Design Requirements
A. Building Entrances and Orientation.
1. Pedestrian Orientation.
ta. Buildings located within 30 feet of a front or street side lot line shall be oriented toward the adjacent front or street side lot line with the building frontage parallel to the fronting public sidewalk. The building frontage and primary building entrances of a building located within 30 feet of a front or street side lot line shall face be parallel to the public sidewalk or public right-of-way.
Exceptions.
(1) Buildings with frontage on Main Street and located within the CMU, CBD, and EMC zones shall be located adjacent to the public sidewalk and the primary building entrances shall front onto Main Street.
(2) New buildings with frontage on Valley Boulevard shall be located adjacent to the public sidewalk and the primary building entrances shall front onto Valley Boulevard.
2b. All buildings located in the interior of a site and which do not directly abut a public sidewalk shall have an entrance from a pedestrian walkway that is a minimum of four feet wide and connects to a public sidewalk.
3. In the CBD Zone, one or more public entrances shall be provided at the rear of all buildings which face Main Street.
42. Additional Entrance Requirements, Ground Floor Non-Residential Uses. a. There shall be a minimum of one entrance for every 50 feet of building frontage with a maximum separation of 100 feet between entrances. b. Commercial storefronts shall incorporate at least one of the following:
i. A roofed projection over the door (such as an awning, canopy, or overhang) with a minimum depth and width of five feet.
ii. A recessed entry bay with a minimum depth and width of five feet. ili. Incorporating the entrance into a vertical mass that extends two or more feet above the height of the first floor plate vertical mass.
IV. A landing, deck, or stoop with a minimum depth of six feet and minimum width of eight feet.
bc. _Buildings located on street corners shall provide an entrance toward each street or have a corner entrance that provides a common entrance to the building from both streets.
53. Additional Entrance Requirements, Residential Uses. a. Shared Entrances. All buildings that provide access to more than one unit from a shared exterior entrance shall provide a minimum of one primary shared entranceway that leads to a common area, such as a lobby or community space, a minimum of 10-feet wide and 10-feet deep, and that is emphasized utilizing incorporates at least one of the following methods:
i. A roofed projection over the door (such as an awning, canopy, or overhang) with a minimum depth and width of five feet.
ii. A recessed entry bay with a minimum depth and width of five feet. ili. Incorporating the entrance into a vertical mass that extends two or more feet above the height of the first floor plate vertical mass. iv. A landing, deck, or stoop with a minimum depth of six feet and minimum width of eight feet.
V. Transparent windows or openings that comprise a minimum of 50 percent of the area located within 20 feet of the midpoint of the primary building entrance. Glass is considered transparent where it has a transparency higher than 80 percent and external reflectance of less than 15 percent.
ROOFED PROTECTION RECESSED ENTRY BAY
5 ft.
Min.
- Recessed
5ft. Min. Entry Bay
- Roofed Projection
1S7. Min!
MASS OF ENTRY ABOVE FIRST FLOOR PLATE LANDING, DECK, OR STOOP Ш Ш Ш Ш
2 ft. Min. T*
-A landing, deck,
8 ft. min. width or stoop (6 ft.
min. depth)
TRANSPARENT WINDOWS OR OPENINGS
Min. 50% of
this area shall
be transparent
windows or
openings
20 ft. 20 ft.
FIGURE 23.13.020.A.53.A: SHARED ENTRANCES
b. Individual Entrances. All residential units accessed through individual entrances at the ground level shall provide a minimum of one primary individual entranceway with a projection (such as a covered porch) or recess with a minimum depth and width of three feet and a minimum area of nine square feet or a landing, deck, uncovered porch, or stoop with a minimum depth and width of six feet.
3 ft. OR
Min OR
3 ft. *
- Min.. 6 ft.
Min.
STREET, STREET STREET
trance Projectio Entrance Recess • Landing, deck, uncovered nimum area = 9 sq. Minimum area = 9 sq. it. porch, or stoop FIGURE 23.13.020.A.53.B: INDIVIDUAL ENTRANCES
B. Facade Design. Buildings shall include the following design features to create visual variety and avoid a large-scale and bulky appearance.
1. Minimum Depth of Overhanging Eaves. Overhanging eaves, if provided, shall extend a minimum of two feet beyond the supporting wall.
a. Overhanging eaves incorporated as part of an addition to a building with existing overhanging eaves may be consistent with the depth of the existing overhanging eave, even if the existing overhanging eaves extend less than two feet beyond the supporting wall.
2. Roof Line Roofline. Roof lines Rooflines shall be varied and designed to minimize the bulk of a building, screen roof-mounted equipment, and enhance the building's architectural design-through the following methods:
a. All parapets shall provide returns of at least six feet in depth at the ends of the parapet face to avoid a false front appearance.
b. Rooflines shall be varied using one of the following methods:
aL. A minimum of one roof line roofline offset projection or recession at least 20 feet in length shall be provided for every 50 feet of façade length. For buildings greater than 50 feet in length and less than 70 feet in length, a minimum of one roof line roofline offset projection or recession at least 5 feet in length shall be provided.; or
il. For buildings with more than one commercial tenant space and/or residential unit, a roofline projection or recession shall occur at the boundary between each commercial tenant space and/or residential unit on all facades visible from the public-right-of-way.
oft min.
Parapet- FRONT OF BUILDING
20 ft. min.
50 ft.
FIGURE 23.13.020.B.2: ROOF LINE ROOFLINE
3. Façade Articulation.
a. Any wall, of which any portion is visible from the public right-of-way, shall incorporate a combination of two or more of the following design features and articulation:
Horizontal bands, trims, eaves, awnings, balconies, or overhangs. ii. Color transitions between upper and lower floors.
ill. Wall plane projections, recessions, and reveals.
ab. Buildings Less than Three Stories. All buildings less than three stories and over 50 feet wide shall provide a massing break with a minimum width of 20 feet and a minimum depth of 2.5 feet for every 50 feet of façade length.
2.561
Min.
-Buildingo-lees-than-b-st man 50 twice.
Min. 20 it.
Min.
Min.
Min. 20 ft. $ 2.5 ft.
- Max. 50 ft. - Max. 50 ft. -
FIGURE 23.13.020.B.3.AB: FAÇADE ARTICULATION: BUILDINGS LESS THAN THREE STORIES a. Buildings Three or More Stories.
All buildings with three or more stories and over 50 feet wide shall provide a massing break with a minimum-width of 20 feet and a minimum depth of five feet for every 50 feet of façade length.
Min. 20 ft. IVin.
Man: Sona ал. 30 1..
-Buildings more than 3 steries high and greater than 50 ft. wide— FIGURE 23.13.020.B.3.B: FAÇADE ARTICULATION: BUILDINGS THREE OR MORE STORIES In addition to the façade articulation requirement in Section B(3) (b)(i) above, upper and lower stories in buildings of three or more stories shall be distinguished by incorporating one or more of the following features.
These features may be-applied-to-the-transitions between any floors, except where otherwise specified.
(1) A change in façade materials, along with a change in plane at least one inch in depth at the transition between the two materials.
(2) -A base treatment at the ground floor consisting of a material such as brick, stone, concrete masonry, or other material distinct from the remainder of the façade and
projecting at least one inch from the wall surface of the remainder of the building.
f3) Setting back the top floor or floors of the building at least five feet from the remainder of the façade.
C.. All buildings shall provide a change in façade materials, along with a change in plane at least one inch in depth at the transition between the two materials. d. All buildings shall provide an architectural design feature or element along the exterior of the building at the ground floor, which shall consist of a material such as brick, stone, concrete masonry, siding, or other material distinct from the adjacent façade material and projecting at least one inch from the wall surface of the remainder of the building. The architectural design feature or element must extend from the grade of the building upwards at least a minimum of 3 feet in height.
e. In instances where commercial or office centers include spaces for multiple tenants, buildings shall articulate the differentiation between the entrance to each tenant.
4. Windows and Openings.
a. No wall facing a public right-of-way shall run in a continuous plane of more than 30 feet without a window, door, or other opening.
Non-Residential Uses: Building Transparency/Required Openings. Exterior walls facing and within 30 feet of a front or street side lot line a public street or public sidewalk shall include transparent windows, doors, storefront systems, or other openings for at least 50 percent of the building wall area located between two and a half feet and seven feet above the level of the sidewalk. Parking garages are not required to meet the ground floor transparency requirement. i. Design of Required Openings. Openings fulfilling this requirement shall have transparent glazing with zero tint, and shall provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.
ii. Reductions. The Director may approve a Modification to reduce or waive the building transparency requirement where one of the following findings can be made:
(1) The proposed use has certain operational characteristics with which providing the required windows and openings is
incompatible; and
(2) Street-facing building walls will exhibit architectural relief and detail, and will be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.
C. Residential Uses: Window Trim or Recess. Windows for residential uses shall have trim at least one-half inch in depth, or be recessed at least two inches from the plane of the surrounding exterior wall.
0.5 in 2 in
Min Min
Window trim Window recess
Minimum Minimum
0.5 inch depth 2 inches from exterior wall
FIGURE 23.13.020.B.4.C: RESIDENTIAL USES: WINDOW TRIM OR RECESS
5. Balconies and Decks. Balconies and decks situated above the first floor shall be located at least 15 feet away from any interior property line to minimize "overviewing" onto adjacent residential properties. This provision shall not apply to balconies or decks located directly above an attached or detached garage that is located within the front yard setback of a sloping lot pursuant to Section 23.04.030(A), Sloping Lot Adjustment.
6. Exterior Building Colors and Materials.
a. Each façade shall have a minimum of two three or more colors, plus a different trim color, and two three or more materials, exclusive of windows.
Changes in material or color shall occur at inside corners of intersecting walls or at architectural features that break up the wall plane, such as columns. bc. Fluorescent and neon colors are prohibited.
1. Exception. Registered trademark corporate color schemes that include fluorescent or neon colors shall only be utilized as accent colors. ed. The following materials are prohibited.
i. Vinyl siding
ii. T-111 plywood siding
C. Space Requirements.
Ground Floor Height, Non-Residential Uses. The minimum ground floor height for non- residential uses is 12 14 feet measured floor to ceiling.
2. Tenant Space Depth, Non-Residential Uses. Non-residential ground floor interior tenant spaces shall be a minimum of 40 60 feet in depth for a minimum of half of the width of the tenant space and a minimum of 20 40 feet in depth elsewhere, except as exempted by the Director through the approval of a Modification on small or constrained sites. § 23.13.030 Site Design Requirements
A. Open Space Requirements, Residential Uses (Excluding Single-Unit Dwellings). Open space shall be provided in compliance with the standards of this Section. No portion of required open space shall be used for driveways or off-street vehicle parking and loading facilities, nor may one area of open space be double counted as satisfying the requirements of multiple types of required open space. However, the area provided to meet the open space requirement may count toward other site requirements such as landscaping, amenities, and stormwater retention and control if the area provided as open space also meets the criteria of those individual requirements.
1. Amount of Open Space. The amount of required open space shall be equal to a minimum of 300 square feet for each unit. A minimum of 150 square feet per unit shall be provided as Common Open Space. The balance of the required open space may be provided as Private or Common Open Space.
a. Single Room Occupancy (SROs). Single Room Occupancy developments shall provide 15 square feet of open space per unit, which may be provided as Private or Common Open Space.
2. Common Open Space. Common Open Space provides permanent amenity or recreation areas with shared access for all building occupants. Common Open Space includes but is not limited to courtyards, terraces, forecourts, gardens, outdoor dining areas, plazas, landscaped areas, patios, swimming pools, barbeque areas, athletic courts or fields, playgrounds, recreation areas, gardens, rooftop amenities, urban furniture, family friendly uses, shade structures, and other similar common areas intended for shared use by building occupants. Common Open Space also includes indoor activity and amenity space that is accessible and available to all building occupants. Common Open Space shall be provided to the satisfaction of the Community Development Director. a. Required Setbacks. Common Open Space shall not be located outside of in the front and street side setbacks.
b. Minimum Dimensions. Common Open Space shall have a minimum dimension of 15 feet in all directions, except common indoor recreation/office uses.
C. Surfacing. Outdoor Common Open Space shall be surfaced in a manner that allows convenient use for outdoor living and/or recreation. Such surface may be any practicable combination of with a lawn, garden, flagstone, wood planking, concrete, decking, or other serviceable, dust-free surfacing or any combination thereof.
i. Maximum Slope. Slopes shall not exceed 10 percent.
d. Required Amenities. Recreational amenities shall be required on all projects of four or more units. The amenities shall include one or more of the following:
Swimming pool, spa, recreation room with ping pong table and lounge furniture or billiard table, children's play equipment, barbecue and picnic table, tennis court, bocce ball, weight room or sauna, pet friendly amenities including but not limited to drink and cleaning stations, and dog walks/parks, etc., or other similar amenities.
e. Maintenance. Common indoor and outdoor open space shall be controlled and permanently maintained by the owner of the property, or by a homeowners' association. Provisions for such control and maintenance shall be included in the covenants, conditions and restrictions.
3. Private Open Space. Private Open Space provides open space areas for the exclusive use of the occupants of a single dwelling unit and includes but is not limited to balconies, decks, terraces, patios, fenced yards, and other similar private areas. a. Minimum Dimensions. Private open space located on the ground level (e.g., yards, decks, patios) shall have no dimension less than eight feet. Private open space located above ground level (e.g., balconies) shall have no dimension less than five feet.
b. Accessibility. Private Open Space shall be accessible to only one dwelling unit by a doorway to a habitable room or hallway.
C. Surfacing. A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such surface may shall consist of a be any practicable combination of lawn, garden, flagstone, wood planking, concrete, decking or any combination thereof other serviceable, dust-free surfacing. Slope shall not exceed 10 percent.
B. Limitations on Location of Parking. Above ground parking and structured parking, including partially submerged or underground parking with three or more feet above ground shall be located a minimum of 40 feet from the primary street facing property line. The Director may approve a Modification where one of the following findings may be made:
The design incorporates conditioned, usable space built close to the public sidewalk to the maximum extent feasible; and
2. The site is physically constrained such that underground parking or above ground parking located more than 40 feet from the primary street frontage is not feasible.
C. Pedestrian Access. On-site pedestrian circulation and access shall be provided according to the following standards. J
Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.
2. Circulation Network. On-site walkways shall be connected to the public sidewalk and other planned or existing pedestrian routes. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.
Pedestrian Walkway Design. Walkways shall be a minimum of four feet wide, shall be hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material.
4. Parking Lots. In parking lots exceeding 100 spaces, the primary on-site pedestrian circulation shall be clearly differentiated from vehicular circulation and drive-thru queuing areas. In cases where pedestrian circulation crosses drive-thru lines, crossings shall be identified by raised pedestrian crosswalks, textured paving, lighting, landscaping, or similar design intervention that enhances safe circulation.
Chapter 23.22 Standards for Specific Uses
§ 23.22.070 Automobile/Vehicle Sales and Services
Automobile/vehicle sales and service establishments shall be located, developed and operated in compliance with following standards
A. Purpose. The purpose of these standards is to preserve the integrity and character of the area in which an automotive/vehicle sales and service establishments located and to assure its compatibility with nearby uses.
B. Application Review and Findings for Approval. Where Use Permit approval is required for an automobile/vehicle sales and service establishment, the review authority shall only approve a Use Permit upon making the following findings:
The project is designed so that form and scale are harmonious and consistent with the character of the specific site, the adjacent uses and structures, and the surrounding neighborhood.
2. The site design, including the location and number of driveways, will promote safe and efficient on-site and off-site traffic circulation.
3. Service bay openings are designed to minimize the visual intrusion on surrounding streets and properties.
4. Lighting is designed to be low-profile, indirect or diffused and to avoid adverse impacts on surrounding uses.
C. Conditions of Approval. Conditions of approval may include limitations on operational characteristics of the use; restrictions on outdoor storage and display, location of pump islands, canopies and service bay openings; and/or requirements for buffering, screening, lighting, planting areas, or other site elements, in order to avoid adverse impacts on adjacent lots or the surrounding area.
D. General Design Requirements.
1. Canopies used to cover gas pumps shall be designed to reflect the same architectural style, materials, and colors as the primary building on-site.
2. The use of corrugated sheet metal as a building material shall be prohibited, except for standing seam roofing.
DE. Automobile Rental. Automobile rental establishments are subject to the following standards.
1. Automobile/Vehicle Storage. Freestanding tents, canopies, or similar coverings designed and/or intended for the outdoor storage or display of motor vehicles, shall be prohibited.
EE. Automobile/Vehicle Sales and Leasing. Automotive servicing or repair is permitted as an accessory use for automobile/vehicle sales and leasing establishments that offer maintenance and servicing of the type of vehicles sold on site. Automobile/vehicle sales and leasing establishments are subject to the following standards.
Automobile/Vehicle Storage. Freestanding tents, canopies, or similar coverings designed and/or intended for the outdoor storage or display of motor vehicles, shall be prohibited FG. Automobile/Vehicle Service and Repair, Major and Minor. Major and minor vehicle service and repair uses, as well as any other uses, such as auto dealerships or service stations, that perform auto servicing as an accessory activity, are subject to the following standards.
1. Service Bays. Openings of service bays shall not face abutting rights-of-way and shall be designed to minimize visual intrusion onto abutting properties.
2. Work Areas. All work shall be conducted within an enclosed building except: pumping motor vehicle fluids, checking and supplementing various fluids, and mechanical inspection and adjustments not involving any disassembly.
3. Automobile/Vehicle Storage. Vehicles being worked on or awaiting service or pick-up shall be stored within an enclosed building or in a parking lot on the property that is screened in compliance with Section 23.20.090.L, Landscaping and Screening.
Unattended vehicles may not be parked or stored on the sidewalk adjoining the property, in the street, or in any portion of the public right-of-way within the City. Freestanding tents, canopies, or similar coverings designed and/or intended for the outdoor storage or display of motor vehicles, shall be prohibited.
4. Litter. The premises shall be kept in an orderly condition at all times. No used or discarded automotive parts or equipment or permanently disabled, junked, or wrecked vehicles may be stored outside a building.
GH. Service Stations. Service stations and any other commercial use that includes fuel pumps for retail sales of gasoline are subject to the following standards.
Location and Site Requirements.
a. Arterial Street Intersection. New service stations shall be located on an intersection where at least one of the streets is classified as an Arterial Street in the General Plan.
b. Maximum Number. A maximum of two service stations per intersection is allowed.
C. Minimum Parcel Size and Frontage. New service stations shall be located on a site at least 20,000 square feet in size and with at least 150 feet of frontage. d. Residential Zoning District Adjacency. New service stations shall not be located on a site adjacent to a Residential Zoning District.
2. Setbacks.
a. Structures shall be located a minimum of 10 feet from any Residential Zoning District boundary.
b. Pump islands shall be located a minimum of 20 feet from a street property line. A canopy or roof structure over a pump island may encroach up to 10 feet within this distance.
3. Access.
a. There shall not be more than two vehicular access points to any one street.
There shall be a minimum distance of 30 feet between driveway approach aprons located on the same parcel and along the same street frontage.
C. No driveway may be located closer than five feet to the end of a curb return, or closer than 20 feet to a common property line.
d. The width of a driveway other than a common driveway may not exceed 35 feet at the sidewalk. A common driveway may not exceed 50 feet in width at the sidewalk.
STREET
Common
property
line
DRIVEWA NON-COMM DRIVEWA COMMON
ON
* *
30ft 50 ft
min max min
End of a
curb return STREET
Property Common lon-commor Curb return Street
line driveway drivewa
5' min.
20' min. 50' max. 30' min. 35' max.
FIGURE 23.22.070.GH.3: SERVICE STATIONS, ACCESS
4. Number of Pumps. Each new service station shall have at least four fueling dispensers to allow a minimum of eight individual vehicles to be refueled at the same time.
5. Parking and Storage of Vehicles.
a. No vehicle may be parked in an unenclosed area of the service station for longer than 24 hours, unless the vehicle is being temporarily stored while waiting to be serviced within an enclosed area, in which case it may be parked for a period of not more than 72 hours; however, no servicing of the vehicle shall occur while the vehicle is parked in an unenclosed area.
b. No vehicles may be parked on public property.
C. No vehicle may be parked on the premises for the purpose of offering same for sale.
d. Freestanding tents, canopies, or similar coverings designed and/or intended for the outdoor storage or display of motor vehicles, shall be prohibited.
6. Landscaping. A minimum of 10 percent of the site shall be landscaped in compliance with Chapter 23.17, Landscaping, and the following.
a. A landscaped planter with a minimum inside width of six feet and enclosed with a six inch high curb shall be provided along interior property lines, except for openings to facilitate vehicular circulation to adjacent properties. Where adjacent to a periphery wall, trees shall be planted within the planter a maximum of 16 feet apart.
b. A minimum 200-square-foot planter area shall be provided at the corner of intersecting streets unless a building is located at the corner.
C. A minimum 50 square-foot planter area shall be located along the building perimeter of the main building fronting on a public street. d. Landscaping shall not exceed a height of 30 inches, except for landscaping located next to main structures and along interior property lines. e. Additional landscaping may be required to screen the service station from adjacent properties.
Peripheral Wall. A decorative masonry wall at least five feet in height shall be provided along all lot lines adjacent to a Residential Zoning District. The wall shall decrease to a height of 30 inches within the required front yard setback of each adjacent residentially zoned property.
8. Restrooms. Restrooms shall be provided, available for customer use during all hours of business, and maintained in a clean and safe manner. All restrooms shall be accessible only from the inside of a building and shall not have independent access to the exterior.
Restroom locations shall be identified by appropriate signage.
9. Lighting. All light sources, including canopy, perimeter and flood, shall be shielded or recessed so that light is deflected away from adjacent properties and rights-of-way. A photometric study shall be provided to demonstrate compliance with this Section.
Lighting shall not be of such a high intensity as to cause a traffic hazard or adversely affect adjoining properties. No luminaire shall be higher than 15 feet above finished grade.
10. Location of Activities. All activities and operations shall be conducted entirely within enclosed buildings, except as follows:
a. The dispensing of petroleum products from pump islands, water, and air; and b. The provision of emergency service of a minor nature.
11. Site Maintenance.
a. No used or discarded automotive parts or equipment, or permanently disabled, junked or wrecked vehicles may be located outside the main building except within an enclosed refuse storage area.
b. A refuse storage area, completely enclosed with a masonry wall not less than five feet high and a solid opaque gated opening shall be provided. The enclosure shall be large enough to accommodate standard sized commercial trash bins and shall be located on the rear portion of the property in such a manner as to be accessible to refuse collection vehicles.
12. Noise. Noise from bells or loudspeakers shall not be audible from residentially zoned properties or existing residences between the hours of 7 p.m. and 7 a.m. on weekdays and Saturdays, and before 10 a.m. and after 7 p.m. on Sundays.
13. Retail Food Facility and Convenience Store Standards. The following regulations shall only apply to retail food facilities and convenience stores operated in conjunction with service stations:
a. The minimum gross floor area of a retail food facility or convenience store shall be 1,000 square feet.
b. Goods and services available for sale shall be limited to those commonly available in restaurants and/or convenience stores, including prepared foods, packaged goods and beverages, dairy products, household soaps and cleaners, tobacco products, health and beauty aids, books, magazines and newspapers.
C. Arcade and video game machines shall be prohibited.
d. The sale of alcoholic beverages shall be prohibited
HI. Vehicle Washing. Vehicle washing facilities and any other commercial use that includes vehicle washing facilities are subject to the following standards.
1. Hours of Operation. It shall be unlawful to keep any commercial vehicle washing facility or business open for business, or for use of the public, between the hours of 12 a.m. and 7 a.m. of each day.
2. Peripheral Wall. A decorative masonry wall at least five feet in height shall be provided along all lot lines adjacent to a Residential Zoning District. The wall shall decrease to a height of 30 inches within the required front yard setback of each adjacent residentially zoned property.
§ 23.22.120 Drive-Through Facilities
Drive-through facilities shall be developed and operated in compliance with the following standards.
A. Required Permit. Drive-through facilities are allowed as accessory uses subject to approval of a Conditional Use Permit pursuant to Chapter 23.34, Use Permits.
Circulation Plan and Queue Analysis. A pedestrian and vehicular circulation plan and queue analysis shall be submitted for approval by the review authority. The plan and analysis shall evaluate the trip generation characteristics of the proposed operation and data from existing franchises in other jurisdictions, if applicable, and indicate how vehicle queuing will be accommodated on site and drive-through, pedestrian, and vehicular circulation will be designed to allow safe, unimpeded movement of vehicles at street access points and within the travel aisles and parking space areas and provide for pedestrian safety. The plan shall also indicate how vehicles will circulate to and through the drive-through or use drive-up facilities in a manner that will not impede traffic flow on any public right-of-way.
C. Drive-Through Lanes. Drive-through lanes shall be developed in accordance with the following except where modified by the review authority.
A minimum 15-foot interior radius at curves and a minimum 12-foot width is required.
2. Each drive-in and drive-through entrance and exit shall be at least 100 feet from an intersection of public rights-of-way, measured at the closest intersecting curbs, and at least 25 feet from the nearest driveway approach apron on an adjacent property.
Each entrance to an aisle and the direction of flow shall be clearly designated by signs and/or pavement markings or raised curbs outside of the public right-of-way.
4. There shall be a minimum waiting lane length of 150 feet from the center of a pick-up area to the point of entry or beginning of the drive aisle.
The queuing space shall be located completely clear of any adjacent public right-of-way and all circulation aisles provided on a site.
D. Drive-Through Windows and Facades. Preference shall be given to locating drive-up windows so they face on-site parking areas and the interior of the site. When that is not possible, drive-through facades facing the street or public right-of-way shall include public art, landscaping, or windows in addition to the pay window.
E. Noise. Public address speaker systems shall comply with the standards in AMC Section
18.02.090, Public Address Speaker Systems; Special Provisions, and shall be located and positioned such that the speakers and amplifiers face away from any residentially zoned properties or uses.
ĐE. Landscaping. Each drive-through aisle shall be screened with a combination of decorative walls and landscape to a minimum height of 20 inches to prevent headlight glare and direct visibility of vehicles from adjacent streets and parking lots.
EG. Pedestrian Walkways.
Pedestrian walkways shall not intersect drive-through lanes, unless no alternative exists.
In such cases, pedestrian walkways shall have clear visibility, emphasized by enhanced paving or markings.
2. Pedestrian connections to the primary entrance, outdoor dining areas, parking spaces, and public sidewalk shall be provided using enhanced paving or markings.
H. Primary Entries. Primary entries shall be designed to include adequate weather protection through incorporating recessed entries, awnings, or umbrellas.
FI. Seating and Dining Areas. Drive-through facilities for restaurant uses are required to provide either indoor or outdoor dining and seating areas, or a combination thereof, where patrons may be served and can consume food and beverages. The dining and seating areas shall adhere to the following standards:
The dining and seating areas shall be a minimum of 25% of the restaurant's gross floor area.
2. The dining and seating areas shall be reasonably furnished with a sufficient number of tables and chairs to accommodate a minimum occupant load factor of 60 square feet per person. For example, if the seating and dining areas total 1,000 square feet, furnishings for dining and seating shall be provided to accommodate a minimum of 17 people.
3. The dining and seating areas shall remain open and accessible to customers, and shall be continuously maintained.
Any temporary structures installed in outdoor dining and seating areas shall conform with the requirements in Section 23.12.160, Temporary Structures.
5. Outdoor dining and seating areas shall conform with the requirements in Section
23.22.220, Outdoor Dining and Seating.
23.44.120 "L" Terms.
A. Land Use. The purpose for which land or a structure is designed, arranged, intended, occupied, or maintained, including residential, commercial, industrial, etc.
B. Landscaping. The planting, configuration, and maintenance of trees, ground cover, shrubbery, and other plant material, decorative natural and structural features (walls, fences, hedges, trellises, fountains, sculptures), earth-patterning and bedding materials, and other similar site improvements that serve an aesthetic or functional purpose.
C. Light Fixture. The assembly that holds a lamp and may include an assembly housing, a mounting bracket or pole socket, a lamp holder, a ballast, a reflector or mirrors, and a refractor or lens.
D. Line of Sight. An imaginary straight line that travels from an observer's eye to a specific object or point of interest. The path along which you can clearly see something without any physical obstructions (like a hill, wall, or vehicle) blocking your view.
DE. Liquor Sales. The sale of liquor for offsite consumption.
EE. Living Area. Area used for the exclusive occupancy of a tenant and/or condominium unit owner, which excludes common areas.
FG. Lot. A parcel, tract, or area of land whose boundaries have been established by a legal instrument, such as a deed or recorded map recorded, and which is recognized as a separate legal entity for purposes of transfer of title, except public easements or rights-of-way. Lot types include the following:
1. Abutting Lot. A lot having a common property line or separated by a public path or lane, private street, or easement to the subject lot.
2. Corner Lot. A lot or parcel bounded by two or more adjacent street lines that have an angle of intersection of not more than 135 degrees.
Flag Lot. A lot so shaped that the main portion of the lot area does not have access to a street other than by means of a corridor having less than 20 feet of width.
4. Interior Lot. A lot bounded on one side by a street line and on all other sides by lot lines between adjacent lots or that is bounded by more than one street with an intersection greater than 135 degrees; a lot other than a corner lot.
5. Key Lot. An interior lot adjoining the rear lot line of a reversed corner lot.
6. Reversed Corner Lot. A corner lot, the rear of which abuts the side of another lot, whether across a lane or not.
Through Lot. A lot having frontage on two parallel or approximately parallel streets. _STRE
Corner | Interior| Interior
Lot Lot Lot
Through i Corner
STREET, Lot. - Lot
Corner Interior Interior Corner Lot
Lot Lot Lot
STREE
Irregular
Reversed Flag
Corner Lot Lot
Key Interior regular
----
Interior Lot Lot Lot
STREET Lot Irregular
Lot
FIGURE 23.35.120.L: LOT TYPES
GH. Lot Area. The area of a lot measured horizontally between bounding lot lines.
HI. Lot Coverage. The portion of a lot that is covered by structures, including principal and accessory buildings, garages, carports, and roofed porches, but not including unenclosed and unroofed decks, landings, or balconies. See also Subsection 23.02.030.G, Determining Lot Coverage. tu. Lot Depth. The horizontal distance between the front and rear property lines of a site. See also Subsection 23.02.030.D, Measuring Lot Width and Depth.
JK. Lot Frontage. See "Frontage, Street."
KL Lot Line. The boundary between a lot and other property or the public right-of-way.
Front Lot Line. On an interior lot, the line separating the lot from the street. On a corner lot, the shorter lot line abutting a street. On a through lot, the lot line abutting the street providing the primary access to the lot. On a flag lot, the interior lot line most parallel to and nearest the street from which access is obtained.
2. Street Side Lot Line. A side lot line of a corner lot that is adjacent to a street.
Interior Lot Line. Any lot line that is not adjacent to a street.
4. Rear Lot Line. The lot line that is opposite and most distant from the front lot line. Where no lot line is within 45 degrees of being parallel to the front lot line, a line 10 feet in length within the lot, parallel to and at the maximum possible distance from the front lot line, will be deemed the rear lot line for establishing the minimum rear yard.
Side Lot Line. Any lot line that is not a front or rear lot line.
STREET
Corner Sidel Front Front Front Front Front
Side t
Corner Side
Side
STREET
Rea Rear
STREET i Site Rear Corner Side
Corner Side: Rea
Side.
Front Rear Front
STREET
• Assumed Primary Entry
FIGURE 23.35.120.L.2: LOT LINE TYPES
10 f 10 ft 10 ft K°tt
→
Rear A
Rear
Rearl
Side
..Front .. Front / Front Front
10 ft 10 f 10 ft 10 ft
-x.
Rear
Rears
I front * ran /
FIGURE 23.35.120.L.3: REAR LOT LINES, IRREGULAR LOTS
LM. Lot, Nonconforming. A legal parcel of land having less area, frontage, or dimensions than required in the zone in which it is located.
MN. Lot Width. The average distance between the side lot lines measured at right angles to the lot depth. See also Subsection 23.02.030.D, Measuring Lot Width and Depth. When not applicable due to irregularity of lot shape, lot width shall be determined by the Director, subject to appeal and review by the Planning Commission.
23.44.130 "M" Terms.
A. Maintenance and Repair. The repair or replacement of nonbearing walls, fixtures, wiring, roof, or plumbing that restores the character, scope, size, or design of a structure to its previously existing, authorized, and undamaged condition.
Mapped Street. A future street right-of-way which is laid out, surveyed, and delineated on a map of such size, scale, and detail that the precise alignment of the street can be ascertained.
C. Massing Break. A design technique used to divide a large, continuous building volume into smaller, visually distinct sections.
CD. Mobile Home. A structure transportable in one or more sections, and which s built on a permanent chassis, and designed to be used as a dwelling unit.
DE. Municipal Code. The City of Alhambra Municipal Code.
EXHIBIT B - ADDITIONS
§ 23.13.040 Good Neighbor Standards
Good neighbor standards are provided to ensure that future development is compatible with adjacent single-family residential development and within proposed commercial or mixed-use projects.
A. Parcels Adjacent to the RL (Residential Low Density) Zone. The standards in this section shall apply to all uses on any parcel adjacent to the RL (Residential Low Density) Zone, except for single-unit dwellings.
In addition to the requirements of Section 23.12.090, Lighting and Illumination, all exterior lighting shall focus downward and within the property to decrease light pollution onto neighboring RL zone properties. Outdoor lighting shall be shielded in a manner that prevents a direct line between its luminary and any RL zoned properties.
2. Where windows are proposed within a 10-foot direct line-of-sight into another building's window or sliding door, whether the building is located on the same property or not, the windows shall be designed with one or more of the following:
a. Use non-transparent or obscured glazing, such as frosted or patterned glass.
Reflective glazing is not permitted.
b. Provide permanent architectural screens or affixed louvers at windows.
C. Offset windows horizontally at least 12 inches from any windows in adjacent buildings (edge to edge), so as not to have a direct line-of-sight into adjacent units.
B. Horizontal or Vertical Mixed-Use Development. The standards in this section shall apply to any horizontal or vertical mixed-use development on any parcel and in any zone Loading areas for commercial uses shall not be located within parking areas designated solely for residential use.
2. Commercial uses adjacent to residential units, either above or attached, shall provide ventilation systems.
Landscape screening shall be provided to obscure direct sight lines into dwelling units and non-publicly accessible open space areas from communal areas within the development. Landscape screening may be used in combination with walls, fencing, and/or trellises to screen views.
EXHIBIT C - ZONING MAP
City of
Alhambra
Zoning Map
July 2026
MAP FEATURES
ZONING DESIGNATION
() AL - Residostal Lon Decaty
RH - Residensal High Densiy
SPECIFIC PLANS
Manas bola Sorte R
3. Aherra Sen and Man Seche Plan
S • Caia de Zen Socofe Mi
• - 2500 West Metman Aurus Socoric /lan
05M16s
BUCKNAM
Item No.
NO STAFF
REPORT