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RESOLUTION NO. 6496
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
ARCADIA, CALIFORNIA, ADOPTING ARCHITECTURAL
DESIGN REVIEW GUIDELINES FOR SINGLE-FAMILY
RESIDENTIAL PROJECTS PER SECTION 9295.6 OF THE
ARCADIA MUNICIPAL CODE
WHEREAS, the text amendment revising the City's Architectural Design
Review standards (T.A. 2005-04) was initiated by the Development Services
Department to amend the City's current Architectural Design Review Guidelines
and establish new guidelines for single-family residential projects; and
WHEREAS, Section 9295.6 of the Arcadia Municipal Code, as amended,
states that general design review criteria for single-family, multiple-family and
commercial/industrial projects shall be established by resolution of the City
Council; and
WHEREAS, on July 12,2005 and September 13,2005 duly noticed public
hearings were held before the Planning Commission on said matter at which time
all interested persons were given full opportunity to be heard and to present
evidence; and
WHEREAS, the Planning Commission voted 5 to 0 to recommend to the
City Council approval of the single-family design review guidelines; and
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6496
WHEREAS, on November 15,2005, the City Council held a duly noticed
public hearing on said text amendment and voted 5 to 0 to approve said text
amendment.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF
ARCADIA, CALIFORNIA DOES HEREBY FIND, DETERMINE AND
RESOLVE AS FOLLOWS:
SECTION 1. That the proposed single-family residential design
guidelines provide for the orderly development of the City and will promote high-
quality development while allowing diversity of style.
SECTION 2. That the proposed single-family residential design
guidelines are a tool to effectively communicate to a homeownerlbui1der a clearer
understanding of acceptable design solutions and establish standards for new homes
and additions to existing homes that address mass, scale and other design features to
encourage compatibility with surrounding development.
SECTION 3. That for the foregoing reasons, the City Council approves
the single-family residential design guidelines as set forth in Exhibit A attached
hereto.
SECTION 4.
This Resolution shall take effect upon the effective date
of Ordinance No. 2213.
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6496
SECTION 5.
The City Clerk shall certify to the adoption of this
Resolution.
Passed, approved and adopted this 6th
day of December , 2005.
May r of the City of Arcadia
ATTEST:
Ity Clerk of the City of Arcadia
APPROVED AS TO FORM:
~p.~
Stephen P. Deitsch
City Attorney
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6496
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS:
CITY OF ARCADIA )
I, JAMES H. BARROWS, City Clerk of the City of Arcadia, hereby certifies
that the foregoing Resolution No. 6496 was passed and adopted by the City Council of
the City of Arcadia, signed by the Mayor and attested to by the City Clerk at a regular
meeting of said Council held on the 6th day of December, 2005 and that said
Resolution was adopted by the following vote, to wit:
A YES: Council Member Chandler, Kovacic, Marshall, Segal and Wuo
NOES: None
ABSENT: None
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ity Clerk of the City of Arca 13
4
6496
EXHIBIT A
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CONTENTS
A. Applicability ...................................3
B. Purposes ...........................................4
C. Issues............................. ...................5
D. Redesign Example ..........................6
I. Introduction
II. Guidelines
A. Site Planning ...................................7
8. Entry................................................9
C. Massing .........................................11
D. Roofing ..........................................13
E. Facade Design................................14
F. Detail .............................................16
G. Materials & Colors.........................19
H. Open Space ...................................21
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III. Design Review
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A. Relationship of Guideline ..............23
B. Scope and Authority ......................23
C. Design Review Process .................23
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Single-Family Residential Design Guidelines
APLICABILlTY
Design approval is required for all exterior work
requiring a building permit for single-family
dwellings and accessory buildings. The design
approval shall be based on the standards set forth in
these guidelines.
The guidelines also apply to exterior paint colors
and materials to ensure compatibility and hamlony
with the neighborhood. City review and approval is
not required prior to painting a structure, however,
the use of exterior materials and paint color shall
confonn to the standards set forth on page 19 of the
Guidelines.
The Guidelines are "should" statements. They
express the City's desires and expectations.
Alternative design features may be allowed, if
consistent with the intent ofthe guidelines.
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SF Design Review 11/05
Page 3
.-
Single-Family Residential Design Guidelines
PURPOSES
Thc purposcs of thc Single-Family Residential
Design Guidelines are to:
I. Provide guidance for the
development of the City and
high-quality development.
orderly
promote
2. Allow diversity of style while promoting
the positive design characteristics existing
throughout the City.
3. Encourage excellence 111 architectural
design:
a. that will enhance the visual
environment and character of the
community;
b. that will preserve and protect property
values;
c. that is sensitive to both the site and its
surroundings; and
d. that has been carefully considered,
with well-integrated features that
express a definite architectural style.
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Arcadia has a rich tradition of
tastejiil homes of valying styles.
SF Design Review 11/05
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Single-Family Residential Design Guidelines
1SUES
Following are the primary specific design and development
issues that have become a concern to the community
relating to new single-family development:
1. Mass and scale: in relation to existing structures and
the predominant structures in the neighborhood
2. Front entry scale
3. Garages: potential dominance of the front elevation
4. Architectural style and design: no specific
architectural theme is required; proportions, facade
treatment, design and scale of details, roof pitch, etc.
should be consistent within itself and complementary
with the neighborhood
5. Additions
compatibility
neighborhood
and
with
new accessory bnildings:
the primary residence and the
6. Colors and materials: as related to the predominant
colors in the neighborhood
7. Landform and tree preservation: New dwellings
should respect the natural features and assets of the site.
Lack of detail and insensitive treatmell/ of scale are common problems prevellting
new IlOuses from jilling into established Ileighborhoods.
SF Design Review 11/05
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Single-Family Residential Design Guidelines
RdeSigned Ruse
This house has been revised in its detail in order to
achieve character appropriate to its modest scale.
. Quoins replaced with chamfered comers
. Fascia boards lIarrowed alld provided with
groove detail
. Gable overhallg ill creased
. Beam ellds provided
.
Custom vellt details provided
Entl)' raised
.
. Window grid refilled
. Consistellt roofslope allained
. Buildillg bases expressed with color
Although the hOllse is not the optimum design, the exterior
elements of the redesigned house are more in character
with the style and size of the home.
Existillg house (above)
(below) Redesigned house
SF Design Review I 1105
Page 6
Single-Family Resideff(ial Desigff GuideliNes
SITE PLANNING
Site planning involves the arrangement and relationships of
walkways, buildings, open space, landscape and associated
uses to one another. How well a building fits with its site
can detenlline the success of a project. An effective site
plan should renect the natural attributes of the site while
maintaining compatibility with the neighborhood. The
following are general guidelines for site development:
I. Natural amenities such as VIews, trees and similar
features unique to the site should be preserved and
incorporated into development proposals.
2. The location, configuration, size, and design of new
bui Idings and structures, or the alteration or
enlargement of existing structures should be visually
hannonious with their sites and compatible with the
character and quality of the surroundings.
3. The height and bulk of proposed dwellings and
structures on the site should be in scale and in
proportion with the height and bulk of dwellings and
structures on surrounding sites, or incorporate design
measures to mitigate scale differences.
4. The design of a new house should provide effective and
varied open space around the residence.
T7.is desigll creates a layered approach: the arch leadillg to the
courtyard, the allgled tower expressillg a focal poiNt, and the porte
cochere at the driveway.
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This comer house has all ullusual illformal approach at the street
leadillg to a distant yard ellclosure.
SF Design Review 11/05
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Single-Family Residential Design Guidelines
77,is site design uses the curving line of the driveway to allow the house to
achieve building articulation.
A porte cochere offers more than just useful shelter over
the driveway. it allows the building mass to make a
transition to the open space and to frame views deep into
the site.
Leji: Aside from the prohibited tall entry, this house
shows the unallractive effect of building to maximum
code limits without modulating the building mass.
SF Design Review 11/05
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Sillgle-Family Residelltial Desigff Guidelilies
&TRY
An entry consists of the entry door and its surrounding
architectural elements. Front entries often serve as the
primary focal point of a residence. The following are
guidelines for appropriate entry treatment:
I. In addition to Zoning Code restrictions the building
height of an entry should be in scale with the height and
design of the building:
a. One-Story:
Generally, the eave height of an entry roof on a one-
story house should not be more than 2 feet above
the adjacent rooflevel on each side of it.
b. Two-Story:
In general, the top of an entry roof on a two-story
house should be architecturally placed between the
first floor and second floor roof levels.
2. Front entry doors and decorative elements such as
roofs, moldings, columns, posts, lighting, benches, and
planters should be architecturally consistent with the
style of the house.
3. Recessed depth of entry alcoves and projecting depth of
entry roofs should be large enough, relative to the
house, to provide the appearance of shelter.
4. Entry roofs should follow the same pitch as the adjacent
roofs.
Above: repeated structural forms alld ullfolding depth of approach
combille for a powelji,l elltry.
Below: A simple vehicular approach is angled to the house, allowillg the
elltry' to termillate the view dramatically.
SF Design Review I 1105
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Single-Family Residelltial Desigll Guidelines
Above: One of the most effective elltry
treatmellts is to create all architectural
trallsitioll ji-om a low opell stnlcture to
the ell closed mass of the house.
Above: an illadequately sheltered e.lIIy
with all awkward blank space above.
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Above: In some cases, all effective enl1)'
can be carved out of a higher building
mass. T7Jis example bellejits ji-om the
rejillemelll of the curved wall alld lower
building mass to the leji of the ent,y
Right:
This straight entry
approach would be
dull if .lOt for the
depth alld il1/erest
provided by the open
porch structure. It
provides a strollg
ent.)' statement
without the need for
conspicuous mass or
ornament.
Above: A1allY steps lead to a disappoilltillg entfJ'. barely
sheltered ji-om the elemellts.
SF Design Review 11105
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Single-Famify Residential Design Guidelines
Leji: Depth of the elltry
is illsignificalll in
proportioll to its height.
Not all effective design
element.
Leji: 17.is porch roof is too tall
to provide the feeling of shelter.
alld it is out of proportion with
the rest of the house. Entry
heights of this sort are prohibited
by the Zoning Code. It is also
secondary to the garage door.
MSSING
The Zoning Code allows a certain building envelope for each site.
Proper design is often needed to soften and refine that envelope, as
addressed by the following guidelines:
c. The upper story of a house should exhibit a lighter
character than the base, possibly by reducing floor area
and building mass. The second floor should generally
step back at least partially from the ground floor.
I. Scale
d. Second floor balconies and small decks accented with
landscaping can reduce the visual impact of two-story
structures.
New dwellings and additions should be compatible in mass and
scale to surrounding buildings in the neighborhood and with the
natural site features. A finished project should convey a sense of
human scale. .
e. Cantilevered forms are generally discouraged,
particularly when they are used without aesthetic
justification.
2. Design Elements
a. Design elements such as projecting eaves, facade and roof
articulation, textured wall materials, ornamental details,
and landscaping, are encouraged for visual interest and help
reduce the impact of building scale.
b. The building base should visually anchor the building, by
appearing more massive than the upper stories.
SF Design Review 11105
Page II
Sillgle-Family Residential Design Guidelines'
Above: Many traditiollal Arcadia houses use understated
massing effectively. 17le consistellt roof form provides for
effective architectural simplicity.
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Above: Placillg the mass of a 2-stol)' addition
behilld atl existing one-sIOl)' house is generally
encouraged. but it needs to be carefully
coordinated.
Above: Many traditional Arcadia houses use understated massing effectively. 17re
repeated. roof forms provide for effective architectural simplicity.
Above: This dramatic verticality is out of
scale in a single:fam;/y residential setting.
Above: A large mass does not belong above
the garage doors, nor does a tal/mass on the
secondfloor. It is out of scale with the
dwelling.
SF Design Review 11/05
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Sillgle-Family Residelltial Desigl/ Guidelil/es
3. Roofs
a. Roof plans and materials should be
compatible with the architectural style and
design of the structure. It should enhance the
effect of the house's plan articulation by
reOecting it in three dimensions (ridges,
valleys, etc.)
b. Traditional roof fornls such as gables, hips
and dormers are encouraged. More severe
roof fonns such as domes, steep chalet gables
and flat roofs are generally discouraged.
c. Combining two different roof pitches is
discouraged.
d. Roofs should be used to screen all vents, flues
and skylights from public view. Rooftop
equipment shall be concealed from view
and/or integrated within the architecture of the
building.
e. Built up, torch down, rock roofing applied
over an approved bui It up roof, corrugated
metal and fiberglass roofing panels, standing
sealJl and similar type metal roofing panels,
gravel or similar type roofing are discouraged.
Right: These dormers are IlOt compatible wilh the
roof lille. 171e roof pilch is too low to provide a
backdrop for them.
Above: As I/oted, severe roof forms such as domes, steep chalet gables
al/d a combil/atiol/ of roof forms as illustrated above are discouraged.
SF Design Review 11/05
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Sillgle-Family Residelltial Desigll Guidelines
FACADE DESIGN
1. Facade treatment relevant to the house's architectural
style should be carried throughout the entire house with
each facade and any accessory structure.
2. Architectural features such as decorative moldings,
windows, donllers, chimneys, balconies and railings,
and landscaped elements such as lattices, can add detail
to a facade and are encouraged as long as they respect
the scale and dignity of traditional house design.
3. Large areas of flat or blank walls are strongly
discouraged.
4. Continuous window bay height exceeding one story is
discouraged.
5. Garages should not dominate the street. If a garage
faces a street, windows and other architectural detailing
should be used on garage doors to reduce their blank
wall impact and scale.
6. Symmetry in design can sometimes create a home that
is monumental and too massive. The balanced effect
created by symmetry can be achieved with a more
subtle design approach. Features that break up the
symmetry may consist of major massing elements or
small differences in detail from side to side.
Right:
71,ese A l'cadia homes moe part of a tradition that deserves to be protected. From
the /920s example at top to the /990s example ill the middle. the best Arcadia
homes use illlerestillg massillg alld careful detai/illg. Most attractive desiglls
work withill all established style, but that is 1I0t a City requiremellt. 711ese homes
also feature a balallce, butllot complete symmetl}'.
.
SF Design Review 11/05
Page 14
Single-Family Residential Design Guidelilles
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While these houses also show insensitive
massing, they share a lack of illteresting detail
and ajlat approach to facade design.
Excessive massillg of the entry dwarfs the
otherwise attractive detailing.
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.
The garage door dominates the house, despite the
tall entry.
SF Design Review 11/05
Page 15
Sillgle-Family Residelltial Design Guidelilles
Architectural details are decorative and ornamental
elements that can add visual interest, convey a human
scale, and contribute to the design and style of architecture.
Such dctai\s includc porch columns, dccorativc door and
window designs, exterior moldings, porch and balcony
railings, roof overhangs, brackets, awnings, gutters and
down spouts, fascia boards, steps and stairs, siding, gables
and lighting fixtures. The following are guidelines for
appropriate design and use of architectural details:
e. Aside from a small number of picture windows,
panes greater than 2 feet in width or height should
be divided. True divided lites are preferable, but
exterior applied muntins may be allowable if of
detailed profile.
f. High horizontal windows should be used carefully,
if at all, since they tend to be conspicuously out of
rhythm with other windows. A series of small
square windows may be required as a substitute.
g. Ornately carved and/or stained doors should not be
used if they are so incompatible with the other
building elements that they appear overly
prominent.
DETAIL
I. Architectural details should be consistent with, or
transparent to, the architectural style ofthe project.
3. Eaves
2. Windows and Doors
a. For new structures, all windows and doors should
relate to the selected architectural style.
b. Alterations and changes to exterior windows, doors
and wall coverings must be architecturally
compatible with the existing structure as determined
by staff review or all windows and doors should be
replaced to complement the particular architectural
style of the home.
c. Windows should be recessed at least 2 inches in
new construction.
a. Open soffits are encouraged using the rafter tails to
express detail and rhythm.
b. Fascia boards around eaves and gables should be
narrow (no more than 6 inches deep) or provided
with a detailed niolding profile.
d. Surrounds should be no wider than 2 inches, and
should have a detailed profile rather than a simple
rectangular or half-round section.
SF Design Review 11/05
Page 16
Single-Family Residen/inI Design Guidelines
a
g
b
a. IlIterestillg brickwork. hillges, Willdows, Gild roof treatmelltmake the
ent!J' more interesting.
b. All illset comer willdow provides the look of substallce.
c. Lacy stucco texture alld balcollY desigll work well with the palms.
d. Dramatic headers alld sills provide distillctioll.
e. A deeply recessed picture willdow with stepped walls alld echoillg
arches of the porte cochere make all at/ractive{acade.
r A small amoullt of detail goes a 10llg way: recessed willdows, beveled
sills, pilasters, alld stepped parapet at stairs.
g. T7Je details 011 the porch of all early 20" celltl/l)' house have lived
through gelleratiOl/s.
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SF Design Review 11/05
Page 17
Sillgle-Family Residelltial Desigll Guidefines
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A complete lack of detailed ;,aerest has
created a house with the look of a stucco
box.
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The large and uninteresting surrounds
contribute to an appearance, unbroken
by allY secondary roofs or other rejilling
elemellts.
This addition uses wide, fiat
fascia boards instead of the
origillal house's finer detail.
77lis house combilles fiat fascia boards, unallractive
joined gables. all illcidelltal entlY openillg alld false-
lookillg qlloillS.
Com ice detail that works well illllarrow
moldillgs becomes out-ofscale alld incompatible
w/tell expallded to a major parapettreatmellt.
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SF Design Review ] 1105
Page 18
Sillgle-Family Residential Desigll Guidelines
I. For new structures, the repetition of textures and color
found in the neighborhood can help tie the new
structure to its surroundings.
7. For most architectural styles, the nwnber of colors on
the exterior should be limited to a maximum of three,
with an additional contrasting color for accent. A
balanced color palette should be kept using the correct
proportions between the lighter "base colors" and the
brighter "accent colors" on each building. Buildings
with large walls should have a subtle base color. The
base color on smaller buildings or those with more
elaborate detail can use slightly stronger tones. In
general, the larger and simpler the house design, the
subtler the color should be to reduce the massiveness
of large wall planes. Earth tones are best suited and
are appropriate for most of the architectural designs
found in the City. The use of strong or bright,
unnatural colors, including the bright "white on white"
color schemes for exterior stucco, wood siding, trim
doors and shutters should be avoided. However, the
use of strongly contrasting, natural colors can be
appropriate for accent use, such as for shutters and
doors.
M.TERIALS & CoLORS
2. In remodels and additions, new materials should match
those of the existing structure. Accessory structures
should match materials, finishes and colors found on
the primary structure.
3. The use of at least one strong accent material is
encouraged. Too many exterior materials are
discouraged because they can make a design appear too
busy.
4. Natural materials are preferred. Synthetic materials for
the building made to simulate natural wood and
masonry are discouraged.
5. Architectural design and exterior materials should be
applied consistently on all sides of a structure visible
ji-om the slreet. Decorative front facade material
should extend around the sides at least to an inside
comer.
8. Appropriate materials for walls and facades include
stucco and wood lap siding, as well as more decorative
materials such as stone, tile, split-faced block, and
brick. The more decorative materials should be used as
a base treatment only and not on the entire house
unless appropriate for a specific architectural style.
6. Stucco and plaster finishes should be consistent with
the architectural style of the structure. The use of
rough stucco finishes are discouraged.
9. Piecemeal embellishment and frequent changes in
materials should be avoided. All facades of the home
should utilize the same vocabulary of material and
color.
SF Design Review 11/05
Page 19
Sil/gle-Family Residel/tial Desigll Guidelilles
10. Exterior materials and architectural details should
complement each other. For example, heavy
materials should appear to support lighter ones.
II. Material changes should occur in conjunction with
changes in the plane of the facade to avoid a "tacked-
on" appearance.
12. A building should be stylistically consistent. For
example, "Spanish" detail is consistent with stucco
buildings with mission tile roofs; period trim on
otherwise contemporary style buildings are
inappropriate.
13. Exposed gutters and downspouts, unless designed as
an outstanding architectural feature of the overall
theme, should be colored to match fascia or wall
material.
14. Natural clay tile roofs should be replaced with the
same material. For repairs, remodels and additions,
care should be taken in the selection of material and
installation to match as closely as possible the color
of the "aged" tiles.
15. The colors of natural roofing materials, such as clay
tiles and slate, should be lellnatural.
16. Roofing materials with glossy surfaces appear
unnatural and are strongly discouraged.
Right:: 17/ese rooftreatmel/ts are discouraged by the guidelilles: clay
tiles 011 a compositioll roof al/d glossy blue roof tiles
Below: Stolle pavemel/t leads
Ilicely illto the property.
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SF Design Review l] /05
Page 20
Single-Family Residential Design Guidelines
OPEN SACE
a. Front yard fencing should be as open and simple
as possible.
b. Decorative wood fencing is allowed in the front
yard only if consistent with the architectural
style and if fully painted or stained.
c. All retaining walls, courtyard walls, gates and
fences shall be designed to be compatible with
the architecture.
I. Fencing/Walls
2. LandscapinglHardscape
a. Large planting sizes (24-inch box or greater) are
recommended for trees to make a new dwelling
look "established".
b. Landscaping should be layered, with low
planting used in the foreground, proceeding
back to the tallest in the background.
c. Hardscape should be used to enhance the
pedestrian and vehicular experience.
d. Hardscape may include tile, brick, flagstone,
interlocking pavers, seeded or exposed
aggregate, natural or colored concrete and
decomposed granite.
Layered outdoor space uses plallls of varyillg heights along
with bllilding walls and olltdoor walls and fences.
SF Design Review I ](05
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Sillgle-Family Resideatial Desiga Guidelines
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Above: A pedestrian path to th~ FOllt door
shollld be provided, separate from the
driveway. Here the two paths originate at the
street ill a complemental}' way.
Above. 77,is wall enclosing a side and rear
yard IISes jIat tile caps and stepped massing to
accelltllate the elltl)' and complelllell/ the
hOllse's jille detailing.
FrO/It yard fences are frequelltly desiglled ill a mallllerthat breaks up the shared open space
that dejines a gracejid residential street. Instead of elljoyillg the changing views oj
landscaped depth. the eyes of the street's visitors are stopped by the jIallless of the fences.
This is particularly the case whell the fences are overly ornate or/ight colored.
Abov~: 77,e shared open space along the street
benejits Jimn both cOlltinllity and variety.
Fences shollld blend into the landscape.
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Sillgle-Family Residelllial Desigll Guidelilles
DESIGN &VIEW
I. Preliminary consultation between the project sponsor and
the Development Services Department staff to discuss the
zoning requirements and the Architectural Design
Guidelines and criteria applicable to the site and use.
A. Relationship of Guidelines
The key to a successful residential project in Arcadia is to
assure its compatibility with the surrounding dwellings in the
neighborhood and, in the case of a building addition, with the
existing building. Compatibility includes such tenns as
"architectural style, mass, scale, orientation, setback and
architectural clements such as texture, color and building
materials"..
2. Design concept review by the Development Services
Department, as provided for in the code. This must be
completed prior to the plan check procedure. Projects that
require further discretionary approval shall be subject to
final design approval by the appropriate body.
The Design Guidelines will be utilized during the City's review
process to encourage the highest level of design quality and at
the same time provide the flexibility necessary to encourage
creativity on the part of project designers in response to
existing site conditions.
Exception: Properties within City designated homeowners
associations are subject to the Architectural Design
Guidelines set forth in this document, but shall be subject
to the review and approval of only the homeowner
associations' architectural review boards.
Proposals for a new dwelling or additions or alterations to an
existing dwelling must follow a development review process
set forth in the guidelines in order to complete site and building
improvements.
3. Final design review occurs during the Plan Check process
by the Development Services Department to ensure
consistency with the plans approved during the design
revIew process.
C. Design Review Process
I. Stages of Review:
B. Scope and Authority
The guidelines should be reviewed prior to beginning a project
design.
a. Preliminary Consultation. Preliminary consultation
shall be initialed by requesting an appointment with a
city plalmer.
Design review consists of three steps:
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Sillgle-Family Residelltial Desigll Guidelilles
b. Administrative Review - typically conducted at the
public counter at the time of submittal of plans to
Building Services for minor items set forth below.
Review of the above improvements may be conducted
upon submittal of plans to Building Services or
subsequent to plans being submitted for plan check. If
the Development Services Director or designee
determines that the proposed improvements do not
comply with the single-family design guidelines, the
applicant shall submit for a regular review process as set
forth below.
c. Design Concept Review. Design concept review shall
be initiated by an application submitted to the
Development Services Department on a fonn approved
and containing infornlation required by the
Development Services Director or designee. The
application shall include such plans and materials
required for adequate concept review.
Planning Services shall sign plans prior to issuance of a
building pennit.
d. Final Design Review. Final design review of
development plans shall be initiated within one (I) year
of design concept approval by submitting plans to
Building Services for plan check.
a) By Administrative Review. The Development Services
Director or designee shall have the authority to review
and approve the following types of improvements to a
single-family dwelling and/or accessory building(s)
subject to detemlination of compliance with the single-
family Design Guidelines.
b) By Regular Review by the Development Services
Department, Community Development Division. The
Development Services Director or designee shall
review development plans submitted for design concept
approval within thirty (30) working days of receipt of a
completed application, and may approve, conditionally
approve, disapprove or return plans for revisions. Alter
each submittal of revised plans, the City has thirty (30)
working days to review the plans. Within five (5)
working days after a decision, notice shall be mailed to
the applicant.
2. Design Concept Review and Approval
(1) Roofing material;
(2) window/door change outs/replacements;
(3) fences/walls within the front yard area
(4) exterior siding
(5) other types of exterior alterations as deemed
appropriate by the Development Services Director
or designee.
c) By Modification Committee, Planning Commission or
City Council. Concurrent with the hearing of an
application for a modification or other type of
application, the Modification Committee, Planning
Commission or City Council may approve,
conditionally approve or disapprove the design concept
plans,
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Sillgle-Family Residelllial Design Guidelines
The Development Services Department shall review the
final design as part of the plan check procedure to ensure
compliance with the approved plans. The Development
Services Department may approve, conditionally approve
or disapprove said plans.
a. A building pemlit has been issued and construction has
commenced and been diligently and continuously
pursued; or
b. A certificate of occupancy has been issued; or
c. The approval is renewed.
3. Final Design Review and Approval
7. Extension of Approval
Before accepting any application for design review or
appeal, the City shall charge and collect a fee in an amount
established by resolution of the City Council. In addition,
the applicant shall reimburse the City for all costs
associated with design review performed by the City's
architectural and landscape design consultants prior to final
approval of the design review.
The Development Services Director or designee or the
body that reviewed a project may renew design concept
approval or final design approval for a period not to exceed
one year beyond the initial expiration date, upon
detennining that the findings made remain valid. An
application for an extension shall be made a minimum of
thirty (30) days prior to the initial expiration date and shall
be accompanied by payment of a fee in an amount
established by resolution of the City Council.
4. Fee
8. Plan Revisions
5. Effective Date
No penllit shall be issued for any use involved in an
application for design review until action on such
application shall have become final by reason of the
expiration of time to make an appeal (within 5 working
days after the date of decision).
The Development Services Director or designee or the
body thaI conducted design concept review of a project
may approve changes to approved plans or in conditions of
approval upon deternlining that the changes are minor and
are consistent with the intent ofthe original approval.
9. Appeals
6. Expiration of Approval
Design approval shall expire one (I) year following its
effective date unless:
a. Appeals from the Development Services Director's or
designee's or Modification Committee's decision shall
be made to the Planning Commission within five (5)
working days of the decision and shall be accompanied
by payment of an appeal fee in an amount established
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Single-Family Residential Design Guidelines
by Resolution of the City Council. A public hearing
shall be scheduled not less than ten (10) calendar days
or more than forty (40) calendar days after the filing of
an appeal.
b. Appeals from the decision of the Planning Commission
shall be made to the City Council within five (5)
working days of the Planning Commission's decision
and shall be accompanied by payment of an appeal fee
in an amount established by resolution of the City
Council. A public hearing shall be scheduled not less
than ten (10) calendar days or more than forty (40)
calendar days after the filing of an appeal.
lO. Enforcement
a. Building Pernlits. Building Penn its shall not be issued
if conditions imposed under the Architectural Design
Review Procedure are not satisfied.
b. Conditions. Non-compliance with design review
requirements that are included as conditions to
discretionary land use approvals of the City such as
conditional use pennits, modifications and similar
actions, shall constitute grounds for the suspension or
revocation of such approval.
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Sillgle-Family Residelllial Desigll Guidelilles
DEFIN'-TIONS
Alcove: a small area cut out of a larger mass, such as an entry
porch
Articulation: use of different planes, surfaces, and fomls to
define an interesting and attractive building or component of a
building
AS)'lI1l11etry: different on one side than on the other
Cantilever: a portion ofa building extending out beyond its
supporting wall or column
Chamfer: A beveled corner that is fonned in concrete work by
placing a triangular or curved insert in the comer of the fornl.
Cliplled eaves: eaves that have a minimal projection over the wall
below
Context: the character-defining surroundings
of a site
Donner: a structure with walls extending up
from a roof, housing one or more windows
Eave: the extension of a roof beyond an
Exterior wall, with no enclosed area
underneath it
Eclectic: of mixed styles
Elevation: a two-dimensional view of the front, side, or rear ofa
building or wall
Facade: see Elevation
Fascia: the board enclosing the edge of an eave
Gable: a wall beneath the exposed end of one or more sloping
roo fs
Guidelines: regulations that can be required flexibly as
appropriate to each project or situation
Hardscape: pavement and other ground treatments other than
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plant materials
Integrity: having enough consistency to be perceived as an
"integral" unit
Layering: having different elements in different planes, forming
layers, rather than a simple wall.
Mansionization: building a house too big for its lot, or too ornate
or fonnal in its appearance
Mass: The overall perceived size of a building, affected by not
only its dimensions but also the manner in which its walls, roofs,
and facade elements are designed
Mission or barrel tile: a half-circular roof tile that is used
allemately face-up and face-down
Modulation: varying the depth and other characteristics ofa wall
or roof in order to improve its appearance through breaking up its
length and mass
Monumentality: the appearance of trying to appear too important
or imposing for its context
Mnntins: narrow strips that form a division between window
panes
Nested Gables: one gable placed beneath another, usually off-
center
Over designed: too ornate for its size or surroundings
Pilaster: a column (structural or decorative) that is placed against
a wall
Pitch: the slope ofa roof, expressed in inches of rise against 12
inches run (as in 4: I 2)
Porch: A prominent entry, including any roof above
Porte-Cochere: a roofed structure, open on the sides, extending
over a driveway
Project: any physical work upon a property requiring City
approval
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Sillgle-Family Residential Design Guidelines
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Quoins: Large squared stones such as
buttresses, set at the angles of a building;
the external corner of a building.
S-tiIe: a roof tile attempting to simulate the effect of mission or
barrel tile with multiple curves
Scale: size relative 10 other portions of a building, landscape, or
surroundings, or to viewers
Shed Roof: a simple roof of a single slope
Site amenities: benches, fountains, garden structures, and other
items added 10 an open space to
enhance its use and enjoyment
Soffit: the underside of an eave
Substantial: having enough visual depth to appear visually and
structurally sound
Surrounds: ornamental projecting
surfaces around a window or door
Symmetry the same on both sides
Un del' designed: too simple to ofTer any interest to the viewer.
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Sillgle-Family Residential Design Guidelines
Below are examples of some single- family dwellings that meet the criteria set forth in the design review guidelines
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Sillgle-Family Residelltial Desigll Gllidelilles
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