A. 
Purpose. The purpose of single-family residential zones is to protect and promote the unique single-family nature of the city by limiting the uses in such zones to residential and residentially compatible uses and by requiring standards for the use, maintenance and development of single-family residential zoned properties. The single-family residence zones are:
1. 
R-1 (Single-family residential);
2. 
E-3, E-4, E-5, E-6 and E-7 (Single-family estate);
3. 
RHR (Rural hillside residential).
B. 
Permitted Uses.
1. 
Single Family Residences, Accessory Dwelling Units, SB 9 Units, and Accessory Buildings. Any combination of one single-family residence, an accessory dwelling unit, a junior accessory dwelling unit, a secondary SB 9 unit, and accessory buildings, as provided for herein or under state law.
2. 
Home Occupations as an Accessory Use to a Single-Family Residence. The establishment and conduct of home occupations shall comply with all of the following requirements to ensure that the use will be compatible with, and not detrimental to, the neighborhood:
a. 
There shall be no exterior evidence of the conduct of a home occupation.
b. 
The home occupation shall be conducted only within the enclosed living area of the residence or an enclosed, roofed accessory building.
c. 
There shall be no storage of hazardous materials.
d. 
Only the residents of the residence shall be engaged in the home occupation.
e. 
There shall be no sale of goods on the premises.
f. 
The establishment and conduct of the home occupation shall not change the principal character of the residence.
g. 
There shall be no signs posted other than those permitted in the zone in which the residence is located.
h. 
The required residential off-street parking shall be maintained.
i. 
The conduct of the home occupation shall not create greater vehicular or pedestrian traffic than is normal for the zone in which it is located.
j. 
There shall be no outside storage of goods, supplies, equipment or other materials.
k. 
There shall be no pickups or delivery of goods, supplies, equipment, or other materials, except between the hours of seven a.m. and six p.m.
l. 
The conduct of the home occupation use shall not create noise levels in excess of those permitted in the zone in which the residence is located.
3. 
Boarding House. Except as otherwise permitted by state or federal law, a boarding house is prohibited in single-family zones. Any boarding house use which is nonconforming by reason of adoption of this subsection or any amendment thereto or by annexation to the city of territory upon which a boarding house is located shall be abated, that is, removed or made to comply with the provisions of this chapter, within six months.
4. 
Care facilities including intermediate care facility/developmentally disabled habilitative which serves six or fewer persons or an intermediate care facility/developmentally disabled-nursing which serves six or fewer persons or a congregate living health facility, a "residential facility" defined by Section 1502 of the Health and Safety Code, or a "residential care facility" defined by the Health and Safety Code Section 1568.013 shall be considered a residential use of property and shall comply with the provisions of this chapter.
C. 
Uses Permitted Subject to Conditional Use Permit.
1. 
Churches;
2. 
Educational schools;
3. 
Lodge halls;
4. 
Child daycare centers in conjunction with a church;
5. 
Outdoor swap meets.
D. 
Development Standards.
1. 
Single-Family Residences. The minimum lot area, lot width, lot depth, floor area, setbacks and building height shall be as specified in Table A (see appendix to this title).
2. 
Accessory Buildings.
a. 
Accessory buildings that are not accessory dwelling units or secondary SB 9 units shall be subject to the floor area ratio or lot coverage standards of the underlying zone.
b. 
The maximum height shall be 16 feet, but not exceeding one story.
c. 
The maximum area of an accessory building shall not exceed 1,200 square feet.
d. 
Detached accessory buildings shall be set back a minimum of four (4) feet from side and rear property lines and located no closer to a street than the front and street side yard setbacks.
e. 
Attached accessory buildings shall be subject to the setback requirements of the single-family residence zones as specified in Table A (Appendix 21.A is included as an attachment to this title).
f. 
The architectural design and detailing, roof pitch and material, and exterior color and finish materials of an accessory building over two hundred fifty square feet shall match the primary dwelling or be consistent with the city's adopted objective design standards for residential development.
3. 
Patio Structures. Open patio structures that are attached to a single-family residence may project into the required rear yard setback, but no closer than four (4) feet to the rear property line.
4. 
Guest Houses.
a. 
The guest house shall be limited to one bedroom and a three-quarter bathroom (sink, toilet and bathtub or shower only).
b. 
The guest house shall not include kitchen facilities.
c. 
The guest house shall meet the development standards for accessory buildings.
d. 
The architectural design and detailing, roof pitch and material, and exterior color and finish materials of a guest house hall match the primary dwelling or be consistent with the city's adopted objective design standards for residential development.
5. 
Churches.
a. 
The minimum lot area shall be one gross acre.
b. 
The maximum building height shall be thirty-five feet, but not exceeding two stories.
c. 
A six-foot-high masonry wall shall be constructed and maintained on all property lines abutting residentially zoned properties.
d. 
Church sites shall abut and have vehicular access directly from a minimum thirty-foot-wide public street, as measured from curb to curb.
e. 
No building shall be located closer than twenty-five feet to any property line constituting the parcel boundary.
f. 
A detached single-family residence shall conform to the development standards specified in Table A (Appendix 21.A is included as an attachment to this title).
6. 
Educational Schools.
a. 
The minimum lot area shall be five gross acres.
b. 
The maximum building height shall be thirty-five feet, but not exceeding two stories.
c. 
No building shall be located closer than twenty-five feet to any property line constituting the parcel boundary.
7. 
Lodge Halls. The minimum lot area shall be twice that specified in Table A (Appendix 21.A is included as an attachment to this title). The minimum lot width, lot depth, floor area ratio, floor area, setbacks and building height shall be as specified in Table A (Appendix 21.A is included as an attachment to this title).
8. 
Public Facilities.
a. 
The minimum setback for structures exceeding nine hundred square feet in area shall be as specified for the underlying zone, except that there shall be no minimum setback along property boundaries adjacent to another public facility, wash, freeway, railroad, building- or use-restricted area, or other similar rights-of-way or easements.
b. 
The minimum setback for structures not exceeding nine hundred square feet in area shall be three feet, except that there shall be no minimum setback along property boundaries adjacent to another public facility, wash, freeway, railroad, building- or use-restricted area, or other similar rights-of-way or easements.
c. 
The maximum lot coverage shall be determined by the reviewing body.
d. 
The maximum floor area ratio shall be determined by the reviewing body.
e. 
The maximum height of structures shall not exceed thirty-five feet.
9. 
Gated Communities.
a. 
Planning Commission and City Council Review. A gated community for new or existing areas shall be established within the city only after being reviewed by the planning commission and receiving approval from the city council pursuant to subsection 21.02.040B.14 of this title. The city council may impose conditions of approval deemed necessary for the public health, safety and welfare. Persons desiring a gated community shall submit an application for same to the city on forms obtained from the planning and redevelopment department. The application shall be accompanied by a fee as established by resolution of the city council.
b. 
Requirement. The following must be presented in conjunction with an application to establish a gated community:
i. 
Area to be Served. A plan showing that the control gates will serve a well-defined, independent neighborhood. In no event, shall a plan be approved or considered by the city where the purpose, intent or effect is to create a gated community within a gated community. Furthermore, no plan shall be approved or considered by the city where access to the proposed gated community requires vehicles to pass through more than one common gate, unless the application clearly demonstrates that the inner gate will be removed upon construction of the outer gate.
ii. 
Neighborhood Support and Financial Plan. The application shall include a petition containing the notarized signatures of one hundred percent of the property owners within the proposed gated community, as shown on the latest equalized assessment roles of the Los Angeles County Assessor's office, clearly stating their support for the creation of a gated community, a homeowners' association and acceptance of ongoing maintenance responsibilities. A financial plan shall be submitted in connection with the petition demonstrating that the gate, roadways and other public improvements that may be vacated in connection with their request will be properly maintained on a permanent basis.
iii. 
Design and Access Standards.
(A) 
The gating mechanism shall provide for the installation of a system override device (e.g. Knox-box) as approved by the Chief of Police, Los Angeles County Fire Department, and other emergency and public utility service providers. Refer to Chapter 9.54 for Police Department requirements.
(B) 
The gating mechanism shall be set back a distance as established in a queuing study prepared by a licensed traffic engineering firm, which is reviewed by the city and approved by the city council.
(C) 
A minimum thirty-six foot radius turnaround shall be provided in front of the gating mechanism to ensure unrestricted access to and from the gate area and the public street system. This requirement may be increased based upon site specific considerations of the public health, safety and welfare at the discretion of the city.
(D) 
An application for a gated community shall be accompanied by written approval from the Los Angeles Fire Department, the city police department, and other emergency service providers for the proposed development or conversion of an existing neighborhood.
(E) 
The neighborhood served by the proposed gating mechanism shall be self-contained, which means that it shall not contain any public use or through streets.
(F) 
The gated community must not restrict established public traffic circulation.
(G) 
The gated community shall not eliminate access to existing or potential future developments or public or privately owned public use recreation resources, trails or schools. Plans for gated communities shall clearly show how these will continue to be accessible.
iv. 
Utility Coordination. The plan shall show the layout of adjacent utility facilities. Any utilities that conflict with the proposed gating mechanism, or need to be relocated to provide accessibility as determined by the appropriate utility company, shall be relocated at the applicant's expense. The plan shall also provide access to the neighborhood to perform their function.
v. 
Vacation of Public Streets. When vacation of all or a portion of the public right-of-way is needed to facilitate a gated community, the applicant shall first process a street vacation application through the public works department. No action shall be taken on the gated community request until the city council has taken final action on the street vacation request.
10. 
Outdoor Swap Meet Standards.
a. 
The purpose of this section is to regulate the use of outdoor swap meets to ensure that the use will be compatible with and not detrimental to the health, safety and welfare of the public in addition to surrounding residential land uses.
b. 
Outdoor swap meets shall comply with all of the following criteria:
i. 
The outdoor swap meet shall be located on real property used principally as a public school.
ii. 
The site must encompass a minimum area of ten acres.
iii. 
The outdoor swap meet shall be located on property with vehicular ingress and egress to two collector streets.
iv. 
Vehicle parking and traffic circulation shall be in conformity with all applicable state laws and regulations and subsection 21.03.020(H).
v. 
All vehicle parking shall be located on-site. Each site for which a swap meet is proposed must be sufficiently sized to provide adequate vehicle traffic circulation.
vi. 
All swap meet vendors shall obtain a California State Board of Equalization seller's permit which shall be displayed in a conspicuous location at all times.
vii. 
Sanitary facilities, electrical plans, and ADA accessibility shall be in conformity with all applicable state laws and regulations.
viii. 
All food services shall be licensed by the Los Angeles County Health Department.
ix. 
Rides and amusement attractions are prohibited.
x. 
The sale of alcoholic beverages is prohibited.
xi. 
The sale of animals is prohibited.
11. 
Detached Accessory Structures. Properties in the RHR zone are permitted to have up to 2 detached accessory structures not to exceed 1,000 square feet in combined total area. Detached accessory structures shall be at least 6 feet from the main residence, no closer than 4 feet from the side and rear property line and shall not exceed more than 16 feet in height. One detached open patio up to 400 square feet in area shall be allowed and exempted as a detached accessory structure. Any open patio structure exceeding 400 square feet in area shall be counted as a detached accessory structure, and the area exceeding 400 square feet will be added to the 1,000 square foot total calculation. For example, if there is an existing 600 square-foot detached garage and a new 500 square-foot detached open ratio is proposed, the detached open patio will be considered a detached accessory structure and 100 square feet of the open patio shall be included in the 1,000 square foot calculation. Therefore, the total number of detached accessory structures will increase to 2 and the combined total area of detached accessory structures shall be 700 square feet. Open patios are structures without walls, and either a solid or a lattice roof.
E. 
Rural Hillside Residential (RHR). Properties in the RHR zone shall be subject to the requirements of Section 21.04.030 and the following:
1. 
For any subdivision, the number of lots shall be determined in part by the following formula, A=1/[1.089— 0.01778(S)], where "A" is the area factor in acres and "S" is the average slope of the subdivision in percentage (S=x%) as computed pursuant to Section 21.04.030 of this chapter. When the average slope of the subdivision exceeds forty-five percent, the average net lot area shall be ten acres. As used in this section, net lot area means the area of a lot unrestricted by recorded instruments for ingress and egress, utilities, flood control or other purposes which prohibit the use of the land for single-family purposes. While net lot area may be less than one acre, in no event shall the minimum gross lot size be less than one acre.
2. 
The maximum number of lots shall be determined by dividing the net area of the subdivision by the area factor and rounding down the next whole number.
3. 
For any subdivision, no lot that can be subsequently subdivided under this section shall be included in the formula to determine the number of lots unless the development rights beyond one dwelling unit for such lot are dedicated to the city.
4. 
For any subdivision, lots in excess of the maximum number permitted may be created if dedicated to the city.
5. 
Care facilities including intermediate care facility/developmentally disabled habilitative which serves six or fewer persons or an intermediate care facility/developmentally disabled-nursing which serves six or fewer persons or a congregate living health facility, a "residential facility" defined by Section 1502 of the Health and Safety Code, or a "residential care facility" defined by the Health and Safety Code Section 1568.013, supportive housing, and transitional housing, shall be considered a residential use of property and shall comply with the provisions of this chapter.
(Ord. 1618 § 1 Exh. A, 1993; Ord. 1675 §§ 3, 4, 1998; Ord. 1713 § 3, 2000; Ord. 1724 § 2, 2000; Ord. 1756 §§ 1—3, 2002; Ord. 1773 §§ 1—2, 2003; Ord. 1777 § 2, 2003; Ord. 1782 §§ 6, 7, 10, 2003; Ord. 1836 § 15, 2006; Ord. 1934 §§ 3, 4, 2010; Ord. 1949 § 3, 2011; Ord. 2006 § 2, 2016; Ord. 2015 § 2, 2017; Ord. 2053 § 2, 2020; Ord. 2081, 1/9/2024; Ord. 2085, 5/28/2024; Ord. 2095, 11/12/2025)
A. 
Purpose. The purpose of the multiple-family residential zones is to provide for the development of multiple-family residences and compatible uses in a manner that harmonizes with the residential character of the city. This designation is intended for medium to high density residential development. The multiple-family residence zones are:
1. 
R-2 (Restricted multiple-family residence);
2. 
R-3 (Multiple-family residence);
3. 
GA (Garden apartments);
4. 
LGA (Limited garden apartments).
B. 
Permitted Uses.
1. 
Multiple-Family Residences and Accessory Buildings. Development shall be subject to development plan review prior to the issuance of permits in accordance with Section 21.02.040.
2. 
Single-Family Residence Zone Uses. Uses permitted in the single-family residence zones subject to the development standards of the R-1 single-family zone.
3. 
City Facilities. Development shall be subject to development plan review prior to the issuance of permits in accordance with Section 21.02.040.
4. 
Supportive housing, and transitional housing.
C. 
Uses Permitted Subject to Conditional Use Permit.
1. 
Uses permitted subject to a conditional use permit in the single-family residence zones;
2. 
Retention of an existing single-family residence or accessory building on property being developed with multiple-family residences, with the exception of properties being developed with an accessory dwelling unit.
D. 
Development Standards.
1. 
Multiple-Family Residences. Lot area, lot area per unit, lot width, lot depth, floor areas, building heights and setbacks shall be as specified in Table B (Appendix 21.A is included as an attachment to this title).
2. 
Accessory Buildings. The following requirements shall apply to accessory buildings with the exception of properties that include an accessory dwelling unit as defined in Section 21.01.020(C) and required by Section 21.04.040 of this title:
a. 
The floor area of a detached accessory building shall not exceed one thousand six hundred square feet.
b. 
The maximum height shall be sixteen feet, but not exceeding one story.
c. 
Detached accessory buildings shall be set back a minimum of four feet from side and rear property lines and located no closer to a street than the main building or the front and street side yard setbacks, whichever distance is greater.
d. 
Detached accessory buildings with direct vehicular access from a public alley shall be located a minimum of twenty-five feet from the opposite side of the alley.
e. 
Attached accessory buildings shall be subject to the setback requirements of the main buildings.
3. 
Refuse Areas. All refuse storage requirements for multifamily residential zones shall comply with the design standards in this Section and Chapter 21.15 (Objective Design Standards).
4. 
Usable Open Space. All open space requirements for multifamily residential zones shall comply with the design standards provided in Section 21.03.015 (Landscaping) and Chapter 21.15 (Objective Design Standards).
5. 
Required Landscaping. All landscaping requirements for multiple-family residential zones shall comply with the design standards provided in Section 21.03.015 (Landscaping) and Chapter 21.15 (Objective Design Standards).
E. 
Design Standards. All architectural design standards for multiple-family residential zones shall comply with the design standards provided in Chapter 21.03 (General Regulations) and Chapter 21.15.090 (Architectural Styles).
(Ord. 1618 § 1 Exh. A, 1993; Ord. 1782 §§ 12, 14, 2003; Ord. 1949 § 4, 2011; Ord. 2015 § 2, 2017; Ord. 2081, 1/9/2024; Ord. 2095, 11/12/2025)
A. 
Purpose. The purpose of this section is to regulate the use of land in hillside areas so that natural characteristics such as land forms, vegetation, wildlife, scenic qualities and open space can substantially be maintained, and more specifically to:
1. 
Preserve unique and significant geological, biological and hydrological features;
2. 
Encourage alternative approaches to conventional hillside development practices by achieving land use patterns and intensities that are consistent with natural characteristics;
3. 
Protect predominant vistas of hillside areas in order to maintain the identity, image, environmental quality and aesthetic quality of the city;
4. 
Protect the public health and safety from potentially hazardous conditions related to the hillsides.
B. 
Development Plan Review Required. The provisions of this section shall apply to all parcels with an average slope of ten percent or greater as calculated pursuant to this section. No grading or building permit shall be issued, nor tentative tract map or parcel map approved on any parcel where more than one hundred fifty cubic yards of grading is involved, until a development plan is approved in accordance with Section 21.02.040.
C. 
Average Slope Determination. For the purposes of this section, the average slope of any parcel shall be determined by the formula, S = [0.0023(I)(L)] A, where "S" is the average slope in percentage (x%), "I" is the contour interval in scale feet, "L" is the combined length of contour lines in scale feet and "A" is the gross area of the parcel in acres. The topographic map used for the determination of average slope shall have a maximum contour interval of five feet and a scale of one inch equals twenty feet for parcels up to five acres in size and one inch equals forty feet for parcels in excess of five acres in size.
D. 
Development Standards. In addition to the standards specified for the zone in which the parcel is located, hillside development shall comply with the following:
1. 
Lot Coverage.
a. 
Lot coverage shall include all impervious surface area of the lot with the exception of the following:
i. 
Streets located on a parcel leading to other properties;
ii. 
Fire department access turnaround requirements;
iii. 
Utility structures located in easement areas such as debris basins or maintenance roads managed by the Los Angeles County flood control district or other utility;
iv. 
Approved driveways leading to a two-car garage;
v. 
Paved pathways or walkways up to three feet in width on flat pad areas adjacent to a residence;
vi. 
Retaining walls;
vii. 
Water surface area of pools and spas (pool decking is not excepted).
b. 
The maximum lot coverage on any parcel shall be as follows:
Average Slope
Maximum Lot Coverage
10%—less than 25%
25%
25%—less than 35%
20%
35%—less than 40%
15%
40%—less than 45%
10%
45% or greater
5%
2. 
Prohibited Grading. Grading shall be prohibited in any area where the natural slopes exceeds thirty-five percent. To evidence compliance with this section, the applicant shall submit a digital topographic map in a format designated by the department of planning and redevelopment under any of the following conditions:
a. 
Where grading of more than one hundred fifty cubic yards is proposed on an un-graded parcel.
b. 
Where grading of more than one hundred fifty yards is proposed on a previously graded parcel which was not authorized by the city of Glendora.
c. 
Where grading of more than one hundred fifty cubic yards is proposed on a previously graded parcel which was authorized by the city of Glendora (unless the digital topographic map is already on file with the city of Glendora).
d. 
For any proposed parcel map or subdivision map.
3. 
Natural Land Form. Development of parcels shall conform to the natural land form and require minimal grading.
4. 
Canyons. Development near canyons shall be prohibited to protect the watershed and preserve large areas of undeveloped space and significant natural features.
5. 
Design of Structures. Structures shall be designed to relate to the overall form of the terrain and fit into the hillside rather than altering the hillside to fit the structures.
a. 
Structures shall be designed to preserve or enhance vistas, particularly those seen from public property.
b. 
Structures shall be designed to preserve visually significant rock outcroppings, natural hydrology, native plant materials and areas of visual or historical significance.
c. 
No structure shall be located within fifty horizontal feet of a ridge line.
d. 
Structures shall be designed to use the natural ridge line as a backdrop.
e. 
Structures shall be designed to use plant materials as a backdrop.
f. 
Structures shall be designed to conceal manufactured slopes.
g. 
Stepped foundations shall be required to minimize grading.
h. 
Interior fire sprinklers and fire retardant building materials shall be required.
i. 
Building materials and colors shall reviewed and approved by staff and be compatible with the natural setting. The exterior colors shall be limited to earth tones found in nearby natural vegetation, soil or come from natural sources (e.g., rock, stone, wood) or resemble a natural appearance whenever possible.
j. 
Reflective materials (e.g., mirrored glass, polished metal) (except for non-mirrored glass) shall not be apparent (as viewed from over one hundred feet away) on the exterior of dwelling units, accessory structures, or equipment located on the parcel to provide for utilities.
6. 
Streets. Streets shall be designed to generally follow the natural contours and land form to minimize grading.
7. 
Retaining Walls. Retaining walls visible from public rights-of-way shall not exceed six feet in height as measured from the base of the walls. Crib walls visible from public rights-of-way shall not exceed fifteen feet in height as measured from the base of the walls.
8. 
Trails. Handicapped access, bicycle, hiking and equestrian trails shall be integrated into the overall circulation plan.
9. 
Landscaping and Irrigation. Manufactured slopes and disturbed areas shall be landscaped and irrigated to prevent erosion, provide aesthetic relief and blend in with existing vegetation.
a. 
Landscaping shall be adequate to protect against erosion. Such landscaping shall include at least one five-gallon shrub for each one hundred square feet of slope area or disturbed area and sufficient ground cover to cover the area within one year from time of planting.
b. 
Landscape and irrigation plans shall be submitted to the director for review and approval. A functional test of the irrigation system shall be performed in the presence of a building inspector and subject to the inspector's approval.
c. 
Landscaping and irrigation shall be maintained by the developer until the property is occupied. The developer shall provide guarantees, satisfactory to the reviewing body, for maintenance.
d. 
The interface between new development and natural open space shall be designed to provide a gradual transition from manufactured areas into natural areas. Landscaping (which is compatible with natural vegetation) shall be designed so that it extends out from developed areas and forms a cohesive pattern with existing natural vegetation. The purpose is to blend the new landscape with the natural vegetation. (It is intended that the transition between manufactured areas and natural areas occur sufficiently beyond residential structures so as to permit the development to meet applicable fire department brush clearance requirements.)
e. 
Landscaping along the slope side of development shall be designed to maintain views from the residence yet screen and soften the architecture from views at lower elevations.
f. 
Structures visible from lower elevations shall be softened with landscape screening. Walls over four feet in height and over twenty-five feet in length shall be softened and screened with plant materials. Landscape plans shall be reviewed and approved by the planning commission.
Landscape materials selected should be of a size and variety to provide any required screening within four years after planting. Approved landscape shall be installed prior to issuance of occupancy permits. Such landscaping shall be consistent with fire department fuel modification requirements and recommended plant species.
g. 
Trees and shrubs shall be arranged in informal, randomly spaced masses, and shall be placed selectively to reduce the scale of and help to blend manufactured slopes into natural terrain.
h. 
Landscape palettes shall be derived from the Los Angeles County fire department's fuel modification plan desirable plant list and shall use native plant species to the greatest extent feasible.
i. 
Plant materials that are used to stabilize a graded slope shall blend with the surrounding native plant materials in color and texture to the greatest extent feasible.
j. 
For fire prevention purposes, a fuel modification plan consistent with Los Angeles County fire department fuel modification plan requirements shall be submitted to the department of planning and redevelopment and department of public works for review and approval prior to issuance of building permits.
k. 
Building Restriction Areas. For properties with city designated building restriction areas, these designated areas shall remain in their natural state to the greatest extent feasible consistent with fuel modification plan requirements. In any case, all landscaping within building restriction areas required by a fuel modification plan shall be done with complementary native plant materials identified on the Los Angeles County fire department fuel modification plan desirable plants list. Any plant material not listed on the Los Angeles County fuel modification Appendix II desirable plants list shall be reviewed and approved by the planning commission.
10. 
Manufactured Slopes. Manufactured slopes shall conform to the following standards:
a. 
The overall shape, height and grade of any slope shall be developed in concert with existing natural contours and scale of the natural terrain.
b. 
Where slopes intersect, the intersection shall be rounded and blended.
c. 
Where slopes intersect the natural grade, the intersection shall be rounded and blended with the natural contours to present a natural slope appearance.
d. 
Horizontal contours of slopes shall be developed in concert with existing contours.
(Ord. 1618 § 1 Exh. A, 1993; Ord. 1756 § 4, 2002; Ord. 1768 § 5, 2003; Ord. 1868 § 2, 2007)
A. 
Purpose. This section is intended to implement provisions of Government Code Sections 65852.2, 65852.22, 66452.6, 65852.21, and 66411.7 and, in case of ambiguity, shall be interpreted to be consistent with such provisions.
B. 
Applicability.
1. 
Accessory dwelling units shall be permitted on any lot where single-family or multifamily dwelling units are permitted. Accessory dwelling units do not exceed the allowable density for the lot upon which the accessory dwelling unit is located and will be considered a residential use that is consistent with the existing general plan and zoning designation for the lot.
2. 
Secondary SB 9 units and primary dwelling units shall be permitted on any lot zoned for single-family residential except as limited herein. Secondary SB 9 units shall not exceed the allowable density for the lot upon which they are located and are considered a residential use that is consistent with the existing general plan and zoning designation for the lot.
C. 
Accessory Dwelling Units.
1. 
Location.
a. 
An accessory dwelling unit shall be located on a lot that is zoned to allow single or multifamily residential uses and includes a proposed or existing dwelling.
b. 
The accessory dwelling unit is either attached to the existing primary dwelling unit, attached to a secondary SB 9 unit, or detached and located on the same lot.
c. 
An accessory dwelling unit shall not be permitted in a very high fire hazard severity zone where the lot is not served by a public or private street that meets city standards.
2. 
Standards.
a. 
An accessory dwelling unit must be located on the same lot as the proposed or existing primary dwelling.
b. 
An accessory dwelling unit may be either attached or detached from the primary dwelling, attached or detached from any secondary SB 9 units, and in multifamily or mixed-use zones, attached or detached from any other accessory dwelling units.
c. 
Attached and detached accessory dwelling units shall comply with the building orientation requirements provided in Chapter 21.15.040B (Site Layout and Building Orientation).
d. 
Accessory dwelling units shall have their address clearly labeled on the main entrance, and if the main entrance is not viewable from the street that the primary dwelling fronts, a corresponding address marking shall be viewable from the street.
e. 
The application of zoning standards shall not preclude the construction of an accessory dwelling unit that is up to one thousand two hundred square feet and maintains four-foot side and rear setbacks, and is otherwise in compliance with all other local design, development standards.
f. 
Attached and detached accessory dwelling units shall comply with the Architectural style requirements provided in Chapter 21.15.040F (Building Design).
g. 
An accessory dwelling unit may not be sold or otherwise conveyed separate from the primary dwelling.
h. 
Neither the primary dwelling nor the accessory dwelling unit shall be rented for a period of less than thirty days.
i. 
Accessory Dwelling Unit Development Standards:
Location
Attached or detached from an existing dwelling unit.
Size
Minimum size: efficiency unit as defined in the California Health and Safety Code § 17958.1.
Maximum size shall be 1,200 square feet.
Setbacks
Front setback shall be the same as the regulatory setback of the zoning district.
Minimum side and rear setbacks shall be 4 feet.
Height
Maximum of 2 stories, not to exceed 25 feet in height.
Off-street parking
Not required, but 1 space per dwelling unit recommended.
D. 
Junior Accessory Dwelling Units.
1. 
Location.
a. 
A junior accessory dwelling unit may be located on a lot within a single-family zone.
b. 
A junior accessory dwelling unit shall be constructed within the walls of a proposed or existing single-family residence.
2. 
Standards.
a. 
A junior accessory dwelling unit shall not exceed five hundred square feet and shall be constructed within the walls of an existing or proposed single-family dwelling. An additional one hundred fifty square feet beyond the physical dimensions of the existing structure is permitted to accommodate ingress and egress to the junior accessory dwelling unit.
b. 
A junior accessory dwelling units shall comply with the building orientation requirements provided in Chapter 21.15.040B (Building Orientation).
c. 
A junior accessory dwelling unit shall include at least an efficiency kitchen which shall include all of the following: (i) a cooking facility with appliances; and (ii) a food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.
d. 
A junior accessory dwelling unit may include separate sanitation facilities or share sanitation facilities with the existing primary dwelling.
e. 
A junior accessory dwelling unit shall require owner-occupancy of the primary dwelling or the junior accessory dwelling unit. Before permit issuance, the city shall be provided a copy of a recorded deed restriction which shall include: (i) restrictions on the size and attributes of the junior accessory dwelling unit; (ii) prohibition of the sale of the junior accessory dwelling unit separate from the primary dwelling; (iii) if the junior accessory dwelling unit or primary dwelling is rented, the term shall not be for a period of less than thirty days; (iv) requirement that either the junior accessory dwelling or the primary dwelling be occupied by the property owner; and (v) a statement that the deed restriction shall be enforced against future owners.
E. 
Density and Conversion of Existing Structures.
1. 
The number of accessory and junior accessory dwelling units shall be permitted as follows:
a. 
One accessory dwelling unit on a lot located within a single-family zone.
b. 
One junior accessory dwelling unit on a lot located within a single-family zone.
c. 
The junior accessory dwelling unit is allowed on the same lot as an accessory dwelling unit and secondary SB 9 unit provided that the junior accessory dwelling unit is within the walls of a proposed or existing primary single-family dwelling.
d. 
An existing detached accessory structure, regardless of size, may be converted to an accessory dwelling unit. No setback is required for the conversion or replacement of an existing living area, garage, or accessory structure to an accessory dwelling unit where the dimensions and location of the existing structure will not change.
e. 
Two accessory dwelling units located on a lot with an existing or proposed multifamily dwelling.
f. 
Portions of a multifamily dwelling structure that is not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages may be converted to an accessory dwelling unit if each unit complies with state building standards for dwelling. The number of accessory dwelling units created by converting non-livable space shall not exceed twenty-five percent of the multifamily dwelling units. Where the number of existing dwelling units is seven or less, one accessory dwelling unit by conversion may be created.
F. 
SB 9 Units.
1. 
Location.
a. 
SB 9 lot splits and dwelling units shall be located on a lot within a single-family zone excluding the following:
i. 
A very high fire hazard severity zone where the lot is not served by a public or private street that meets city standards;
ii. 
A lot located within the Historic Preservation Overlay Zone (HPOZ);
iii. 
A property that is on the State Historic Resources Inventory, or a site designated as a city or county landmark, or historic property or district;
iv. 
Sites in 100-year floodplains and floodways unless a letter of map revision has been issued by FEMA or meets the minimum National Flood Insurance Program requirements as defined by FEMA;
v. 
Designated habitat for a protected species; or
vi. 
Undeveloped lots not improved with an existing single-family dwelling are ineligible for an SB 9 lot split.
2. 
Application Eligibility.
a. 
An applicant for SB 9 lot split must be an individual property owner of record meaning a natural person holding fee title individually or jointly in the person's own name or a beneficiary of a trust that holds fee title, verifiably live on the subject project from the time of application, and agree to live on the subject property by signing a legal affidavit under penalty of perjury for false statements, to intend to live on the subject property for three years from the date of the application. An applicant may not include any corporation or corporate person of any kind except for a community land trust or a qualified nonprofit corporation.
b. 
Parcels created through a prior SB 9 lot split shall not be further subdivided. Neither the owner of the parcel being divided nor any other person acting in concert with the owner shall have previously subdivided any adjacent parcel under SB 9.
3. 
Standards.
a. 
A secondary SB 9 unit must be located on the same lot as the proposed or existing primary dwelling.
b. 
A secondary SB 9 unit may be either attached or detached from the primary dwelling, attached or detached from any accessory dwelling units.
c. 
Attached or detached SB 9 dwelling units shall provide a separate entrance from the primary dwelling.
d. 
SB 9 units shall have their address clearly labeled on the main entrance, and if the main entrance is not viewable from the street that the primary dwelling fronts, a corresponding address marking viewable from the street.
e. 
The architectural design and detailing, roof pitch and material, and exterior color and finish materials including trim and windows of an SB 9 unit shall match the primary dwelling or be consistent with the city's adopted objective design standards for residential development.
f. 
An SB 9 unit shall not be sold or otherwise conveyed separately from the primary dwelling unit sharing the same lot.
g. 
Neither the primary dwelling nor the SB 9 unit shall be rented for a period of less than thirty days.
h. 
The application of zoning standards shall not preclude the construction of a secondary SB 9 unit that is up to one thousand two hundred square feet and maintains four-foot side and rear setbacks, and is otherwise in compliance with all other local design, development standards. Secondary SB 9 units are exempt from floor area ratio requirements.
i. 
If there is a combination of SB 9 units, ADUs, and/or JADU, the parking requirement for each unit shall be according to the standards for that unit in the Glendora Municipal Code.
j. 
One off street parking space per SB 9 unit shall be required, outside of the required setbacks abutting a public or private street, according to the standards prescribed in Section 21.03.020, unless:
i. 
The parcel is located within a one-half mile walking distance of a high-quality transit corridor, or a major transit stop (see definitions in Public Resources Code Sections 21155 and 21064.3);
ii. 
There is a car share vehicle located within one block of the parcel. For Glendora, the only eligible transit facilities known are Metro's "APU/Citrus" station and the future "Glendora" station.
k. 
SB 9 Unit Development Standards:
Location
Attached or detached from an existing dwelling unit.
Secondary SB 9 Unit Size
Minimum size: efficiency unit as defined in the California Health and Safety Code § 17958.1.
Maximum size shall be 1,200 square feet.
Proposed Primary SB 9 Unit Size on an undeveloped lot created through an SB 9 lot split.
Maximum allowable under the underlying zone's floor area ratio (FAR). For example, on a 10,000-square-foot lot with a 35% FAR, a proposed SB 9 primary unit may be up to 3,500 square feet. On a 5,000-square-foot lot, the primary dwelling unit may be up to 1,750 square feet.
Setbacks
Front setback shall be the same as the regulatory setback of the zoning district.
Side and rear setbacks shall be 4 feet.
Height
2 stories, not to exceed 25 feet in height.
Open Space
200 square feet of open space shall be provided per dwelling unit on SB 9 developments. This may be common open space and no dimension shall be less than 10 feet. Parking facilities, driveways, and service areas are not usable open space.
Off-Street Parking
1 off-street parking space, meeting city standards, is required per SB 9 unit. For example, on a development with a primary dwelling unit, an ADU, and a secondary SB 9 unit, two spaces are required (1 for the primary dwelling, and 1 for the secondary SB 9 unit, with ADUs exempt from parking requirements).
4. 
Density and conversion of existing structures. The number of SB 9 units shall be permitted as follows:
a. 
One primary SB 9 unit on a lot created through an urban lot split.
b. 
One secondary SB 9 unit on a lot located within a single-family zone.
c. 
The total number of dwelling units within the area of the original single-family lot shall not exceed four regardless of whether the lot is split or not i.e. SB 9 is not a pathway to get eight units on two lots created from one original lot.
d. 
Possible residential dwelling unit configurations if lot is not split under SB 9:
i. 
Primary dwelling, secondary dwelling
ii. 
Primary dwelling, JADU
iii. 
Primary dwelling, ADU
iv. 
Primary dwelling, ADU, JADU
v. 
Primary dwelling, secondary dwelling, ADU
vi. 
Duplex (primary and secondary dwelling attached)
vii. 
Duplex (primary and secondary dwelling attached), ADU(s)
viii. 
Primary dwelling, detached ADU(s), and JADU
ix. 
Quadplex (Primary dwelling, secondary dwelling, ADU, and JADU)
e. 
Possible residential dwelling unit configurations if a lot is split under SB 9:
i. 
Primary dwelling, secondary dwelling
ii. 
Duplex (one primary and one secondary dwelling attached)
iii. 
Primary dwelling with a JADU
iv. 
Primary dwelling with an existing ADU (attached or detached)
v. 
If a lot already has a primary dwelling, an ADU, and a JADU, then the undeveloped lot can only have a primary dwelling, keeping the total number of structures in the area of the original lot to four.
f. 
A primary dwelling unit that was legally established prior to the SB 9 lot split may only be enlarged to the maximum square footage allowable under the FAR. If an existing primary dwelling unit exceeds the allowable FAR, then the primary dwelling unit may not be enlarged.
g. 
Unless superseded by state law, the granting of variances for relief from any development standard or requirement for any permit under SB 9 is prohibited.
(Ord. 2053 § 3, 2020; Ord. 2085, 5/28/2024; Ord. 2090, 10/22/2024; Ord. 2095, 11/12/2025)