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Home My WebLink AboutItem No. 2 TA 16-01 Residential Development StandardsDATE: February 23, 2016 TO: Honorable Chairman and Planning Commission FROM: Jason Kruckeberg, Assistant City Manager/Development Services Director SUBJECT: TEXT AMENDMENT NO. TA 16-01 WITH AN EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) TO AMEND PART 5 OF CHAPTER 2 OF ARTICLE IX OF THE ARCADIA MUNICIPAL CODE PERTAINING TO THE CITY’S SINGLE-FAMILY RESIDENTIAL ZONING REGULATIONS Recommendation: Recommend approval to the City Council SUMMARY The Development Services Department has been working on a significant update to the City’s Zoning Code since 2014. This project includes a comprehensive evaluation of zoning requirements and land use regulations for commercial, residential, and industrial areas of the City. In October of 2015, the City Council authorized a process to intensively review the single-family residential portion of the Zoning Code Update work, and take it through a focused community review process. Since that time, newsletters have been produced on this subject and mailed to all Arcadia residents, community meetings have been held, a survey has been administered, and a Zoning Review Committee has been formed and convened, to review the City’s existing residential development standards and determine if they should be modified. The Zoning Review Committee recently completed its work and has delivered a series of recommendations for changes to the residential zoning regulations. The attached, draft version of these recommended changes (Attachment No. 1) shows new text in red type, and deleted text in strikethroughs (strikethroughs). The recommendations include proposals for new Floor Area Ratios for various areas throughout the City, as well as alterations to regulations for setbacks, height, hillside standards, basements, and parking. It is recommended that the Planning Commission approve Text Amendment No. TA 16-01, and recommend approval to the City Council. Staff will prepare an Ordinance for consideration by the City Council, and convey the Commission’s decision, recommendations, and comments to the City Council. BACKGROUND The City Council authorized a Zoning Code Update project in July, 2014. A contract was approved with MIG, Inc., one of the foremost planning firms in Southern California, to assist with this effort. The Zoning Code Update project includes a comprehensive Text Amendment No. TA 16-01 Single-Family Residential Standards February 23, 2016 – Page 2 of 14 review of the City’s land use regulations in commercial, industrial, and residential areas, as well as an analysis of subdivision codes. The Update also includes reorganization of the Zoning Code to promote ease of use, and modernization of standards to ensure the City is reacting to changes in the built environment and development patterns. The project was initiated in late 2014 and community meetings were held in January and February 2015 with commercial stakeholders and residents to talk about all aspects of the City’s zoning. A community meeting held in February, 2015 on residential development standards drew approximately 120 residents, and recommendations were received on potential changes to residential codes. In May 2015, following the filing of a lawsuit related to two homes that had been approved, the City Council voted to stop the Zoning Code Update project as it related to residential work. This portion of the project was put in abeyance until the lawsuit was settled on October 6, 2015. Subsequent to that, the City Council voted to “re-start” the residential portion of the Zoning Code work with an accelerated review process. This process, as outlined by the City Council, was to include an informational component about the City’s development standards in response to the fact that there was a great deal of confusion in the community as to what the requirements actually were. In addition, the Council directed that community meetings be held, and a citizen’s committee be formed, to obtain a wide range of input and ideas, and to critically evaluate residential zoning standards along with the Staff. To execute the City Council’s direction, the Development Services Department released a Special Edition of the Arcadia Community Newsletter in October of 2015. The Newsletter provided information on the major questions asked by the public, and provided a detailed look at residential standards such as setbacks, height, lot coverage, floor area ratio, parking, and more. The Newsletter included comparisons of the City’s standards with the standards found in the neighboring or similar cities such as Pasadena, Monrovia, San Marino, La Canada Flintridge, Beverly Hills, and Temple City. In addition, the Newsletter provided notice of two Community Meetings, which were held on November 4 and November 11, 2015. These two meetings were very well attended and afforded the opportunity for residents to ask questions and make their point of view known on residential standards. A survey was made available at these meetings to provide additional detail, and to gain a better understanding of the public sentiment on issues like the size of homes, design of homes, and whether a floor area ratio is warranted. The Newsletter and PowerPoint presentation provided to the public at the community meetings is provided as Attachment No. 2, and the survey results and community meeting comments are summarized in Attachment No. 3 to the Staff Report. Following the meetings and survey, a citizen’s committee was formed. Called the Zoning Review Committee (ZRC), this group of 15 residents included representatives from each of the Homeowners’ Association areas, representatives of the development community, a designer, a realtor, an appraiser, residents of south Arcadia, and other professionals. The group represented many points of view, and brought different expertise and ideas to the process. The ZRC met in all-day sessions on December 11, January 15, January 22, and a half-day on January 29, and evaluated the full range of residential development standards. The ZRC started their work with a comprehensive list of goals and guiding principles. These principles were established to ensure that Text Amendment No. TA 16-01 Single-Family Residential Standards February 23, 2016 – Page 3 of 14 whatever recommendations were developed were based on a shared vision of the ultimate impact and results of the recommendations. The guiding principles are listed below: 1. Predictability in the process is critical in the design and construction of new homes 2. Property values should remain strong 3. Property rights are as important as property values. The two sides of property rights that must be considered are a balance between: a. What can be done individually by a property owner and, b. What is harmonious within an existing neighborhood 4. Acknowledge the unique characteristics of the various neighborhoods in Arcadia 5. Foster a sense of community 6. Ensure an excellent community throughout Arcadia as a whole 7. Promote sensible growth 8. Retain a long term view and ensure consistency with the General Plan 9. Always keep in mind the homeowners of Arcadia, and the fact that this is a pre- eminent community, when making decisions 10. Acknowledge the changing demographics of Arcadia Using these principles to direct their work, the ZRC went through all of the City’s residential development standards, and reviewed those used in other cities; including setbacks, height, lot coverage, floor area ratio, basements, parking, fences and hedges, and others. The group also spent time discussing design review, notification of neighbors, and the various processes that the City uses to review development projects. A great deal of the group’s time was spent discussing the size of homes, clearly the most important residential development issue in the City. The ZRC requested information on the size of lots throughout the City, the size of homes being built now throughout the City, and images of the built environment and square footage numbers, among many other pieces of information. The ZRC concluded their work on January 29. On February 4, a meeting notice as well as a summary of the recommendations put forward by the ZRC and Staff was distributed by mail and email. The full text of the recommendations, as well as the survey results, newsletters, and resident comments have been provided on the front page of the City’s website. Text Amendment No. TA 16-01 Single-Family Residential Standards February 23, 2016 – Page 4 of 14 DISCUSSION Through their work, the ZRC carefully reviewed all of the residential development standards the City currently has in place. No changes were recommended for a number of the development standards, because the group concluded that many of the current codes and requirements are working effectively. There are some areas, however, that the ZRC did recommend for change (Attachment No. 4). Each of these topic areas is described in detail below. For additional details on the current requirements and how they may compare to other cities, please see the City Newsletter and PowerPoint presentation in Attachment No. 2. Setbacks The ZRC reasoned that the City’s setback requirements are adequate and are working well for the most part, with a couple of exceptions. The Committee felt that more should be done to regulate long building walls along side yards, and that rear yard setbacks needed to be expanded slightly. As a result, the following recommendations have been made: • Rear Yard Setbacks: To better regulate long building walls, for lots over 150 feet in depth an additional 1 foot of rear yard setback for both floors will be required for each 10 feet of additional lot depth. This regulation will shorten buildable area on long, deep lots, and provide additional distance to the rear property line for homes built on these lots. • Side Yard Setbacks: To determine the required side yard setback, it is recommended that the lot width be taken at the frontage of the lot OR at the required front yard setback line, whichever is greater. This method better ensures an adequate side-yard setback for lots that may be narrow at their frontage and wider where the house can be placed. For these lots, this regulation will expand the side yard setback and assist in preventing a home from being too close to a neighboring property. • Articulation must be improved for new homes along the side property lines to avoid long, blank walls along these elevations. This is recommended to be added to the Design Guidelines through a subsequent effort. Height Similar to the City’s setback requirements, the ZRC concluded that the City’s height limitations (25’ maximum for lots of 75 feet in width or less, and 30’ maximum for lots over 75 feet in width) were adequate and fair. However, there were two specific areas of the City that have unique characteristics that the group felt should be treated differently. These two modifications to the height limits are detailed below: • In the Village Homeowners’ Association area, the maximum height should be 25’ due to the fact that 92% of the lots in this area are less than 11,000 square feet in size, and most are less than 75’ wide. It was also reasoned that since the vast Text Amendment No. TA 16-01 Single-Family Residential Standards February 23, 2016 – Page 5 of 14 majority of existing homes in this area are at 25’ or less, those homes that may be able to be built up to a 30’ height limit would not be compatible. • In the Highlands Homeowners’ Association area, the group discussed the fact that many of the lots are terraced and have significant differences in elevation between them. As a result, differences in the height of homes in this area can have a more profound impact than on flat lots. As a result, the ZRC recommended a graduated height limit based on the table below due to the terraced lots in the Highlands. Lot Width Height Allowed Up to 75’ 25’ >75’ to 94’ 27’ >94’ to 114’ 29’ >114’ 30’ Basements Regulations on basements are a polarizing issue. Many individuals believe basements are not a problem, and, since they are not visible above grade, should not be regulated other than by Building and Fire Codes. Clearly, in many parts of the Country, basements are standard. However, it is also a common sentiment that basements can be used simply to maximize square footage of a house, and they should be accounted for in a floor area ratio calculation. In addition, there are concerns with the excavation of basements, excessive grading, and potential risks to neighboring properties from this type of construction. The Survey results showed that 54% of respondents thought basements were not a problem. The ZRC agreed with this for the most part, but felt that there should be specific standards in the Zoning Code to address basements. Currently the Code is largely silent on this issue. The following standards have been recommended: • Full basements are allowed for one-story homes. For two-story homes, basements are allowed at 50% of the footprint of the ground floor. This regulation is intended to regulate excessive construction on a lot (e.g., two full stories and a full basement). • Basement walls must be at least 10’ feet from any property line. This regulation is intended to avoid excavation concerns, shoring issues, and other impacts to neighboring homes and other structures. • Basements are not allowed to extend beyond the footprint of the first floor. Again, this regulation is included to avoid a development pattern that may encroach into a setback. • A light well can be provided but must be fully subterranean, and can extend into the setback as long as at least a 5-foot setback exists between the light well and the property line. Stair wells are OK, but only to the extent necessary to meet all Building and Fire Code requirements. • Exposed basements on sloped lots count toward the height requirements. Text Amendment No. TA 16-01 Single-Family Residential Standards February 23, 2016 – Page 6 of 14 Parking The current parking regulation for single-family homes is to require two garage parking spaces for homes with four bedrooms or fewer, and three parking spaces for homes with more than four bedrooms. The ZRC felt that using bedrooms alone to regulate parking was not sufficient, and that as homes get larger, the need for parking increases, regardless of how many bedrooms are shown on a plan. As a result, the ZRC has recommended some changes to the way parking is required, as shown below. In addition, the group voted to remove an antiquated and unenforceable portion of the Municipal Code related to cars parked in front yards, and opted to rely on general nuisance regulations to prohibit inoperable vehicles. • All homes over 5,000 square feet require a third covered parking space in an enclosed garage, regardless of how many bedrooms are shown. • All additions that add a fifth bedroom, or go over 5,000 square feet in area, require a third covered parking space in an enclosed garage on site. • Tandem parking may be allowed to add the third parking space if approved through the Design Review process. • For additions, applications for a Modification may be submitted for properties that cannot provide the third parking space (due to site limitations or construction issues, historic home, etc.) • The Code section on “Motor Vehicle Limitations” shall be removed from the Code. The current section reads: No more than four (4) motor vehicles shall be parked in the open, that is in a manner whereby the vehicles are visible from the adjacent public rights-of-way, on any single family residential lot for more than five (5) consecutive days. This regulation was intended to ensure that numerous vehicles are not left in plain sight, and not moved, for an extended period of time. This regulation is truly unenforceable due to the, “for more than five (5) consecutive days” language. Short of full-time surveillance, there is no adequate way of regulating this. As a result, the ZRC opted to add a section to the residential standards on inoperable cars being a nuisance subject to code enforcement. The ZRC further considered recommendations related to the number of cars to be parked in driveways, and whether RVs should be allowed to be parked in front yards. Ultimately, the group voted to not bring anything forward on these issues. Hillside Standards Although there are not many true hillside (i.e., steeply sloped) lots in the City of Arcadia, there are some, and the City does not have specific standards that differentiate these lots from others. It was reasoned that there should be specific requirements for such lots to avoid incompatible developments that unnecessarily loom over neighboring properties, or damage ridgelines and steep areas. As a result, several standards are Text Amendment No. TA 16-01 Single-Family Residential Standards February 23, 2016 – Page 7 of 14 recommended to apply to all lots currently zoned RM (Residential Mountainous) and ALL lots that are over a 20% average slope. As was mentioned, there are not many lots in the City that are currently zoned RM or are this steep, but it makes sense to apply different standards to them. • Height Measurement: For lots in the RM zone or that are over a 20% average slope, the height limitations will still be the same as the rest of the City (25’ for lots with a width of 75’ or less and 30’ for lots over 75’ in width, or the height limits for the Highlands area), however, height will be measured at each point along existing grade as shown in the graphic below: • Ridgeline Protection: Views of the foothills and local mountains are part of the overall image of Arcadia. As such, ridgeline protection standards are important to preserve views and maintain as natural an appearance for hillsides and ridgelines as possible. As such, standards are to be added for hillside lots that recommend that 1) no part of a proposed structure shall appear silhouetted against the sky above the nearest ridge when viewed from a public right-of-way, and 2) the topmost point of a proposed structure and all site grading shall be at least 30 feet below the top of the nearest ridge or knoll top. There are not many lots where these characteristics are present, but these standards should be taken into consideration by the review authority (e.g., Planning Commission or City Council). The review authority could modify or waive these standards where it determines that a structure on the only feasible building site of an existing lot cannot comply. Images are available for view in Attachment No. 4, the recommendations from the ZRC. • Setbacks: For hillside lots, with an adjacent lot with a difference in elevation of five feet or more, the required side yard setback shall be measured as at least five feet from the nearest toe or top of the slope to the structure. This assists in preventing homes from being built at the edge of a slope. • Design Guideline for View Protection: The ZRC recommended adding language to the Design Guidelines in a subsequent process to encourage siting of structures to protect views on hillside properties. Images are available for view in Attachment No. 4. Text Amendment No. TA 16-01 Single-Family Residential Standards February 23, 2016 – Page 8 of 14 Floor Area Ratio The size of homes in Arcadia has been an important topic for many years. It is the most debated residential standard of all those considered. As was noted in the Newsletter on residential development standards, Arcadia is the only City of those considered similar that does NOT have a Floor Area Ratio (FAR). There are other cities that do not have a FAR (such as Duarte and Baldwin Park), but these cities are not facing the same development pressures as Arcadia, nor do they have similar lot sizes. Much of the discussion at the recent community meetings was on this topic, and there are many opinions on the subject. Many of those who commented at and after the meetings believe that Arcadia is an “outlier” and should have a FAR to control home size. However, there are a significant number of commenters who believe the City is managing development adequately, and there is no need to add a regulation that could change development patterns or harm property values. The survey that was administered at and after the community meetings included a question on whether or not the City should have a FAR. Of those who responded, 58% said yes. The Committee took in all of this information and studied recently built homes, their FARs, and lot sizes throughout the City. Following their analysis, the ZRC agreed that a FAR is necessary for the City as a way to provide predictability in the process and control home size overall. In addition, after discussion, the Committee agreed that the following components should be included in an FAR calculation: • Main House • Detached Accessory Structures • All garage area above REQUIRED parking • Enclosed patios • High volume ceilings (all areas above 14 feet interior height are counted twice) Those elements that are NOT to be included in the FAR calculation include: • Required garage (each home is granted 450 square feet if a two car garage is required and 650 square feet if a three car garage is required) • Covered, but open patios • Porches • Basements (but finished basement area IS counted toward parking calculation) • Balconies To determine the actual FARs to recommend, the group focused on the sizes of homes that are currently being built on various lot sizes in different areas of the City. It was concluded that “one size does not fit all,” and that different ratios were appropriate in different areas based on the built environment throughout the City. In addition, it was of importance to the ZRC to not add a new regulation that would be a “shock” to the Text Amendment No. TA 16-01 Single-Family Residential Standards February 23, 2016 – Page 9 of 14 system. Any new regulation will have impacts, and the ZRC wanted to be mindful that if a FAR was added, it would not provide a shock to property values and property rights. Based on this, there are four different FARs recommended for the City. The City was broken down into the following four segments based on similarities of the lot sizes AND the sizes of homes that have been built and are currently being built in these areas. • The Village HOA and Highlands HOA • The Lower Rancho HOA and the Oaks HOA • All areas of the City not in a HOA • The Upper Rancho HOA FARs can be calculated in many different ways. The method preferred by the ZRC and Staff is similar to how it is calculated in La Canada Flintridge, for example. This method (shown in the tables below) provides a fair transition among lot sizes and provides the “sliding scale” FAR that is common among most cities. A sliding scale FAR provides a larger home on a smaller lot and becomes more restrictive as the lots get larger. FAR for Village HOA and Highlands HOA Area Square Footage of Lot Maximum Floor Area 10,000 or less .35 of lot area 10,001 – 15,000 Up to 3,500 square feet plus .25 of lot area over 10,000 square feet 15,001 - 20,000 Up to 4,750 square feet plus .10 of lot area over 15,000 square feet 20,001 - 30,000 Up to 5,250 square feet plus .10 of lot area over 20,000 square feet 30,001 and up Up to 6,250 square feet plus .10 of lot area over 30,000 square feet FAR for Lower Rancho HOA and Oaks HOA Square Footage of Lot Maximum Floor Area 10,000 or less .37 of lot area 10,001 - 15,000 Up to 3,700 square feet plus .37 of lot area over 10,000 square feet 15,001 - 20,000 Up to 5,550 square feet plus .20 of lot area over 15,000 square feet 20,001 - 30,000 Up to 6,550 square feet plus .20 of lot area over 20,000 square feet 30,001 and up Up to 8,550 square feet plus .15 of lot area over 30,000 square feet Text Amendment No. TA 16-01 Single-Family Residential Standards February 23, 2016 – Page 10 of 14 FAR for Non-HOA areas throughout City Square Footage of Lot Maximum Floor Area 7,500 or less .45 of lot area 7,501 to 10,000 Up to 3,375 plus .40 of lot area over 7,500 square feet 10,001 - 15,000 Up to 4,375 square feet plus .35 of lot area over 10,000 square feet 15,001 - 20,000 Up to 6,125 square feet plus .25 of lot area over 15,000 square feet 20,001 - 30,000 Up to 7,375 square feet plus .2 of lot area over 20,000 square feet 30,001 and up Up to 9,375 square feet plus .15 of lot area over 30,000 square feet FAR for Upper Rancho Area Square Footage of Lot Maximum Floor Area 10,000 or less .45 of lot area 10,001 or 15,000 Up to 4,500 square feet plus .40 of lot area over 10,000 square feet 15,001 - 20,000 Up to 6,500 square feet plus .30 of lot area over 15,000 square feet 20,001 - 40,000 Up to 8,000 square feet plus .25 of lot area over 20,000 square feet 40,001 and up Up to 13,000 square feet plus .10 of lot area over 40,000 square feet For comparative purposes, the range of the sliding scales proposed is included in the table below. The high end of the range is relative to a lot of 7,500 square feet while the low end of the range is for a 40,000 square foot lot. Area of City Recommended Floor Area Ratio The Village HOA and Highlands HOA Sliding scale of 35% to 18% Lower Rancho HOA and Oaks HOA Sliding scale of 37% to 25% Non-HOA areas throughout City Sliding scale of 45% to 27% Upper Rancho HOA Sliding scale of 45% to 32% In addition to the numbers provided, the ZRC wanted to provide an incentive for developers and homeowners to consider the construction of single-story homes. This is also viewed as a way to protect privacy of neighboring property owners. As such, an additional 3% of the lot size will be permitted to be added to the floor area numbers if the home proposed is a single-story home. Text Amendment No. TA 16-01 Single-Family Residential Standards February 23, 2016 – Page 11 of 14 Landscaping in Front Yards There were concerns about a new trend to plant large, high hedges and landscaping in front yards throughout the City. This “fortress” effect is viewed as a negative for neighborhood compatibility as well as for safety and aesthetics. As a result it is recommended that hedges can be a maximum of 4' high in front of a house and along street side property lines in front of a house. This regulation would apply to all properties, with or without new homes and would be enforced through the Code Services staff. Rebuild and/or Restoration Policies Because the Floor Area Ratio regulation does represent a significant change to the City’s regulatory structure, it is recommended that the City also approve an exception to allow owners to rebuild or restore the floor area they have on site in the event of a fire or other involuntary destructive event. The Code currently reads as follows: Subject to all other regulations of this Chapter, a building destroyed to the extent of not more than seventy-five percent (75%) of its reasonable value by fire, explosion or other casualty or Act of God or the public enemy, may be restored and the occupancy or use of such building or part thereof which existed at the time of such partial destruction may be continued. Because it is fair to allow a homeowner to completely replace a formerly existing home to the size it was previous to the FAR regulation, it is recommended that an exception be adopted to allow single-family homes to be entirely restored in the event of an act as described in the Code. Recommendations for Future Design Review Items As the ZRC was charged with evaluating residential development standards, the group did not engage in a comprehensive analysis of the design review process. Nevertheless, it is in the City’s plans to review the existing Design Guidelines as well as the text of the resolution that governs design in the Homeowners’ Association areas (Resolution No. 6770). As a result, the ZRC recommends the following elements be included in that work: • Articulation in building walls, especially side building walls. • Guidelines to enhance/protect privacy of adjacent homes and lots through such features as off-setting window placements. • Provide more detail and specific parameters and desired features for various architectural styles of homes. Identify preferred architectural styles if desired. • Notification of residents, radius, method, etc. • Plate height as a function of architectural styles All of the recommendations described here have been placed into the proposed text amendment included as Attachment No. 1. Text Amendment No. TA 16-01 Single-Family Residential Standards February 23, 2016 – Page 12 of 14 ENVIRONMENTAL ASSESSMENT The proposed Text Amendment qualifies for an exemption from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the CEQA Guidelines because it is a project that does not have a potential for causing a significant effect on the environment, and Section 15308, Class 8, actions by the regulatory agencies for protection of the environment. See Attachment No. 6 for the Preliminary Exemption Assessment. PUBLIC NOTICE/COMMENTS The Public Hearing Notice for Text Amendment No. TA 16-01 was published in the Arcadia Weekly and Pasadena Star News on February 11, 2016. In addition, a Community Meeting was held on February 17 and specific notice of this meeting was sent on February 4 to those who signed up to receive it as part of the earlier community meetings. An additional notice was sent to the specific mailing lists on this topic for the February 23 Planning Commission meeting. At the Community Meeting on February 17, a number of issues and questions were raised by residents. The following provides a list of the primary themes raised in this meeting as well as specific concerns. More detailed responses to these concerns will be provided at the February 23 Planning Commission meeting. In addition, Attachment No. 5 includes comments received in hard copy prior to or after the February 17 meeting. • Why is the process moving so quickly? Several residents commented that this process is very important and seems to be moving too fast. Along with these concerns was the issue that residential regulations are very complicated and it is difficult for the residents’ level of understanding to be raised to a point where they truly understand the issues. • A number of attendees questioned why the Highlands Homeowners’ Association area was included with the Village Homeowners’ Association area in terms of the Floor Area Ratio recommendation. Several Highlands residents felt that the FAR numbers recommended for the Highlands were too low and that the Highlands was not like the Village in terms of lot sizes and development patterns. These respondents felt that the Highlands area is more comparable to the Lower Rancho and Oaks areas and the FARs should be adjusted accordingly. • There were a number of comments made related to property values and property rights. This is clearly a concern and the guiding principle of the Zoning Review Committee (ZRC) to protect property rights was raised several times. It was explained that the ZRC was careful in their work to ensure that the recommended FARs did not cause a “shock” to the system in terms of property values. That was why so much focus was given to the home sizes being built currently in all parts of town. • A comment was made that properties in the Oaks of a similar size to those in the Upper Rancho are subject to a much more restrictive FAR. This may lead to Text Amendment No. TA 16-01 Single-Family Residential Standards February 23, 2016 – Page 13 of 14 discrepancies in the types of homes being built within a short distance of each other. This was discussed amongst the ZRC and each HOA representative explained that this is what these HOAs have been comfortable approving over time and deference was provided to these representatives during the process. • The proposed FAR for all non-HOA areas was discussed by a number of speakers. There were those in the audience who stated that the numbers were fair, and those who felt the numbers were too permissive. This is the debate we have heard at every community meeting along the way. Again, it was reasoned that the FARs proposed should not pose a dramatic shock to the system and property values, and this is why the FARs were recommended as they are. The point was made that there are many blocks or neighborhoods in South Arcadia that have similar characteristics to lots in the Village, for example, and that these areas should be “carved out” or looked at differently. Although it was not recommended to have a series of different FARs for portions of South Arcadia, the point was raised that the current Code allows for new Homeowners’ Associations to be formed through a process and this is an option for portions of South Arcadia where additional restrictions may be desired. • Similar to the point above, several neighborhoods or groups of lots have submitted letters into the process related to wanting a more restrictive FAR due to their existing development pattern. These letters are included in Attachment No. 5. They include portions of Arcadia north of Orange Grove and west of Santa Anita (non-HOA) and portions of the “College Tracts”. These areas (and others that may arise) can certainly be considered for different FARs. • There were positive comments about the 3% incentive for one-story houses, but it was pointed out that the incentive would not work on small lots because of the 45% lot coverage limit. This was acknowledged, and it was explained that the ZRC decided that the lot coverage limit is important and should not be increased to accommodate the incentive. • Regarding property values, it was mentioned that if the designs and the materials of new houses were of higher quality, a smaller house would sell for a higher price. • Comments were made about vacant homes and how this detracts from the community and leads to safety and security issues. Additional comments were made about how large homes are changing the nature of the community by removing mature trees, looming over existing modest homes, and changing the look and feel of streetscapes. • Several commenters did not feel that the proposed regulation to limit hedges and screening landscaping in the front yard made sense. A representative of the Arcadia Beautiful Commission stated that this Commission felt this was an unnecessary restriction, and other comments were made that this seems to be too far-reaching and does not achieve a positive outcome. Text Amendment No. TA 16-01 Single-Family Residential Standards February 23, 2016 – Page 14 of 14 • Additional comments were provided related to the process of adopting changes to the Code. Attendees asked whether changes that were adopted by the City Council could simply be changed or modified by a subsequent City Council. Although there were those in the audience who appreciated this flexibility, there were others who suggested that regulations adopted should be set, and that no subsequent changes or repeals should be possible. • A question was asked relative to projects in the “pipeline”, and whether these projects will be “grandfathered” in if new FARs are adopted. It was explained that the City Council would be the arbiter of where the “cut off” would be for such projects. There are roughly 200 projects in some state of review currently within the City. It was explained that the Staff’s recommendation would be that all projects that have received design review approval should be allowed to continue under the current rules once the new regulations are in place. However, the City Council will make this decision. • The City’s “restoration” policy was also a topic of discussion. It was explained that the recommendation is that the City allow a home that exceeds the new regulations in any way to be rebuilt in its entirety in the event of a fire or catastrophic event. In other words, this home could be rebuilt within 3 years to its existing FAR, even if it exceeded the new regulation. RECOMMENDATION It is recommended that the Planning Commission recommend approval of Text Amendment No. TA 16-01 to the City Council. Staff will prepare an Ordinance for consideration by the City Council, and convey the Commission’s decision, recommendation, and comments to the City Council. Attachment No. 1: Recommended Changes to Municipal Code in Redline Form Attachment No. 2: Newsletter on Residential Development Standards and PowerPoint Presentation from Community Meetings Attachment No. 3: Survey Results and Comments from Community Meetings Attachment No. 4: Recommendations from Zoning Review Committee Attachment No. 5: Additional Public Comments Attachment No. 6: Preliminary Exemption Assessment Attachment No. 1 Attachment No.1 Recommended Changes to Municipal Code in Redline Form CITY OF ARCADIA R-1 ZONING CITY OF ARCADIA Page 1 of 7 R-1 ZONING 02/16 ARTICLE IX. DIVISION AND USE OF LAND. CHAPTER 2. ZONING REGULATIONS. PART 5. RESIDENTIAL ZONES. DIVISION 1. R-1 15,000, 12,500, 10,000, 7,500 SECOND ONE-FAMILY ZONE * Prior ordinance history: Ords. 1221, 1238, 1336, 1382, 1406, 1457, 1498, 1566, 1619, 1658, 1696, 1824, 1881, 1897, 1899, 1904, 1919, 1920, 1925, 1927, 1934, 1936, 1965, 1986, 2005 and 2020. 9252.2.1. BUILDING HEIGHT Building height for a single-family dwelling or an accessory structure is measured from the average of the lowest and highest existing grade elevation points of that portion of the site to be covered by a building, to the highest portion of the roof (excluding chimneys) – see illustration below: The above mentioned points of the existing grade are to be clearly shown on the grading and drainage plan that is required to be submitted with the structural plans for new single-family developments or substantial additions or alterations (Amended by Ord. 2173 adopted 2-18-03). No dwelling shall contain more than two (2) stories nor shall any dwelling, including flagpoles, chimneys, smokestacks, architectural features and similar structures which are attached to and an integral part of the main dwelling, exceed the limit as set forth in the following table, except as may be approved by the Planning Commission or City Council (upon appeal) pursuant to the modification regulations: Citywide Height Measurement: Lot Width Maximum Building Height Less than 75 feet 25 feet 75 feet or greater 30 feet The Village Homeowners Association Area: Lot Width Maximum Building Height Any lot width 25 feet CITY OF ARCADIA R-1 ZONING CITY OF ARCADIA Page 2 of 7 R-1 ZONING 02/16 The Highlands Homeowners Association Area: Lot Width Maximum Building Height Less than 75 feet 25 feet 75.01 feet to 94 feet 27 feet 94.01 feet to 114 feet 29 feet 114.01 feet or greater 30 feet Exceptions: 1. Porches facing a street shall not exceed fourteen (14) feet in height as measured from the adjacent finished grade. A "porch" is defined as any covered area at a building entrance, whether it is a projecting feature with a separate cover, or a recessed area behind the building wall. For projecting porches, the height shall be measured to the uppermost point of the projecting feature, including roof ridges, railings, cornices, and other decorative features. For recessed porches, the height shall be measured to the uppermost point of the opening (Added by Ord. 2173 adopted 2-18-03; Amended by Ord. 2246, adopted 10-7-08). 2. On any one (1) lot, only one (1) wireless radio antenna and its mast or tower may have an overall maximum height of thirty-five (35) feet when attached to and an integral part of the main dwelling. 3. Chimneys, including the required spark arrestor and any decorative caps may be allowed to extend a maximum of three (3) feet above the roofline if necessary for compliance with Building Code requirements, but in no case shall a chimney be less than the minimum height required by the Building Code. 9252.2.1.2 HILLSIDE DEVELOPMENT STANDARDS For sloped lots with an average slope of 20 percent or greater, the maximum allowable height shall be measured as the vertical distance from the existing grade of the site to an imaginary plane located the allowed number of feet above and parallel to the grade, refer to the illustration below. “Existing grade” shall be established by the Director, consistent with parcels in the immediate vicinity and shall not be, nor have been artificially raised to gain additional height. No dwelling shall exceed more than two (2) stories or the maximum building height based on the lot width in Sec.9252.2.1. This includes an exposed basement. CITY OF ARCADIA R-1 ZONING CITY OF ARCADIA Page 3 of 7 R-1 ZONING 02/16 A. Minimum Distance between Structures and Slopes In addition to the setback requirements that apply to the underlying zone, no building or structure shall be permitted to be erected closer to the toe or top of slopes than the following distance. For the purposes of this Section, swimming pools, spas, and fish ponds constructed on the lot shall be considered as structures. 1. Between a structure and the toe of slope where the slope is between the structure and front, side, and/or rear property line: 5 feet 2. Between a structure and the top of slope where the slope is between the structure and front, side and/or rear property line: 5 feet B. Ridgeline Protection 1. Placement below ridgeline - Structures shall be located so that a vertical separation of at least 30 feet is provided between the top of the structure and the top of the ridge or knoll to maintain the natural appearance of the ridge. Grading should also be avoided within 30 vertical feet of the top of a ridge or knoll. Placement of structures should also take advantage of existing vegetation for screening, and should include the installation of additional native plant materials to augment existing vegetation, where appropriate. CITY OF ARCADIA R-1 ZONING CITY OF ARCADIA Page 4 of 7 R-1 ZONING 02/16 2. Structures shall not be placed so that they appear silhouetted against the sky when viewed from a public street, except where the Review Authority determines that the only feasible building site cannot comply with this standard. 9252.2.1.3 FLOOR AREA RATIO The Floor Area Ratio (FAR) shall be the numerical value obtained by dividing the residential floor area of any building(s) located on the lot including the main dwelling, detached accessory structures, accessory dwelling units, all garage area except the required parking, enclosed patios, and high volume ceilings (all interior areas above 14 feet in height) by the lot size. Excluded from FAR: required parking spaces (450 square feet for a two-car garage and 650 square feet for a three-car garage), basement, non-enclosed covered structures such as covered patios or porches, and balconies. Lot Size Floor Area Ratio Citywide Lot Size: Less than 7,500 sf 45% of lot area 7,501 – 10,000 3,375 sq ft plus 40% of lot area over 7,500 sq ft 10,001 – 15,000 4,375 sq ft plus 35% of lot area over 10,000 sq ft 15,001 – 20,000 6,125 sq ft plus 25% of lot area over 15,000 sq ft 20,001 – 30,000 7,375 sq ft plus 20% of lot area over 20,000 sq ft 30,001 + 9,375 sq ft plus 15% of lot area over 30,000 sq ft Santa Anita Village and Highland Oaks HOAs For all other development standards and map of the Homeowners’ Association (HOA) areas refer to City Council Resolution No. 6770. Less than 10,000 sf 35% of lot area 10,001 – 15,000 3,500 sq ft plus 25% of lot area over 10,000 sq ft 15,001 – 20,000 4,750 sq ft plus 10% of lot area over 15,000 sq ft 20,001 – 30,000 5,250 sq ft plus 10% of lot area over 20,000 sq ft 30,001 + 6,250 sq ft plus 10% of lot area over 30,000 sq ft Incentive One-Story Homes 3% of the lot area in additional floor area Maximum Floor Area 15,000 sq ft CITY OF ARCADIA R-1 ZONING CITY OF ARCADIA Page 5 of 7 R-1 ZONING 02/16 9252.2.3. SIDE YARDS. There shall be a side yard on each side of a every building of not less than five (5) feet or ten percent (10%) of the lot width as measured at the front property line, whichever is greater. The lot width for determining the interior side yard setback shall be taken at the front lot line or at the required front yard setback line, whichever is greater. Any portion of a single story in excess of twelve (12) feet high measured from the adjacent finished grade to the top plate and/or any portion of a second story including second story architectural features and wall shall be set back not less than ten (10) feet or twenty percent (20%) of the lot width, whichever is greater. The lot width for determining setbacks on lots with more than fifty percent (50%) frontage on a cul-de-sac terminus shall be measured at the required building setback line. Exceptions: 1. On lots having a width of seventy-five (75) feet or greater as measured at the front property line, any portion of a gable roof and wall thereunder which does not exceed a maximum height of twenty (20) feet and which encloses a portion of the first floor living area and/or interior stairwells which has no window(s) facing the side yard shall be permitted to encroach into the above-required setback. In no event shall such encroachment be less than the required first floor setback except as may be approved pursuant to the modification regulations. 2. Fireplaces not exceeding eight (8) feet in width which do not project from the building wall more than two (2) feet and providing that there is maintained a minimum distance of five (5) feet between said fireplace and the side property line (Amended by Ord. 2173 adopted 2-18-03). 9252.2.4. REAR YARD. There shall be a rear yard of not less than twenty-five (25) feet. Any two (2) story portion of a dwelling shall have a rear yard setback of not less than thirty-five (35) feet. For lots over 150 feet in depth an additional one foot of rear yard setback is required on each story for each ten (10) feet of additional lot depth. 9252.2.6. PARKING. All required parking spaces shall be provided on the same site as the main dwelling unit. For each main dwelling unit that is less than 5,000 square feet, there shall be not less than two (2) parking spaces on the same site as the main building in an enclosed garage. For new dwellings, additions, or rebuilds that have a main dwelling unit that is or will be more than 5,000 square feet and/or that have or will have having five (5) or more bedrooms, one (1) additional parking space shall be provided within an enclosed garage. Each such required parking space shall be not less than ten (10) feet wide, nor less than twenty (20) feet long. All required parking spaces shall have adequate individual access and safe ingress and egress shall be provided for all parking spaces by a twenty-five (25) foot turning radius and/or a minimum of twenty-five (25) feet of clear back out space directly adjacent to said parking space or no portion of any building or structure shall encroach through a plane projected from an angle of seventy-five (75) degrees as measured from the garage door or carport opening. Each such required parking space shall be in a garage located back of the required front yard and shall be served by a driveway not less than nine (9) feet in width. All areas intended for vehicular use shall be paved with asphalt cement or concrete. Exception: A tandem parking space may be allowed to satisfy an additional (third) required parking space, subject to the Design Review process. CITY OF ARCADIA R-1 ZONING CITY OF ARCADIA Page 6 of 7 R-1 ZONING 02/16 On lots less than one hundred (100) feet in width there shall be no more than sixteen (16) linear feet of garage openings facing the front and/or street side yard areas. On lots one hundred (100) feet or greater in width there shall be no more than twenty-four (24) linear feet of garage openings facing the front and/or street side yard areas. Below grade or subterranean parking spaces shall not be permitted. Exception: The Planning Commission or the City Council (upon appeal) pursuant to the modification regulations may grant a modification to allow below grade or subterranean parking space(s). This exception is subject to the condition that not more than one (1) story shall be permitted directly above said parking with its height not exceeding the applicable regulation when measured from the finished floor level of the garage. 9252.2.9 RESERVED BASEMENTS 1 A second floor may be permitted if the basement does not exceed 50% of the ground floor area. 1. Basements shall not extend beyond the external walls of the structure above the basement. 2. On any lot, the minimum setback to the basement wall is 10 feet from any property line. 3. Light wells for basements may extend into the setback, but must maintain a minimum of 5’-0” clearance from the light well to the property lines. 4. Exterior stairwells to a basement may be permitted to the extent necessary to comply with Building and Fire Codes, and must maintain a minimum of 5’-0” clearance from the stairwell to the property lines. 9252.2.13.1. MOTOR VEHICLE LIMITATIONS--REQUIREMENTS. No more than four (4) motor vehicles shall be parked in the open, that is in a manner whereby the vehicles are visible from the adjacent public rights-of-way, on any single-family residential lot for more than five (5) consecutive days. The term "motor vehicles" as used in these Sections shall not include the following vehicles: trucks one (1) ton or larger, registered commercial vehicles, motorcycles, motorbikes, buses, motorhomes, recreational vehicles, trailers, boats and housecars. 9252.2.13.2. MOTOR VEHICLE LIMITATIONS--REQUIREMENTS. COMMERCIAL VEHICLES.No commercial vehicles as defined by the California Vehicle Code which exceeds three (3) tons in unladen gross weight shall be parked or left standing from the hour of seven (7) p.m. of any day to seven (7) a.m. of the following day on any part of any property zoned or used for residential purposes. One Story House Max. 100% of the ground floor area1 . Two Story House Max. 50% of the ground floor area CITY OF ARCADIA R-1 ZONING CITY OF ARCADIA Page 7 of 7 R-1 ZONING 02/16 9252.2.13.1. HEDGE HEIGHT IN FRONT YARD For purposes of this Section the front yard area shall be defined as the area extending across the full width of the lot between the front lot line and the front of the main dwelling. Hedges and screening landscaping in the front yard shall not exceed four (4) feet in height, as measured from the finished grade. CITY OF ARCADIA R-0 ZONING CITY OF ARCADIA Page 1 of 5 R-0 ZONING 2/2016 ARTICLE IX. DIVISION AND USE OF LAND. CHAPTER 2. ZONING REGULATIONS. PART 5. RESIDENTIAL ZONES. DIVISION 1. R-0 30,000, 22,000, 15,000, 12,500 FIRST ONE-FAMILY ZONE. * Prior ordinance history: Ords. 1221, 1238, 1336, 1382, 1406, 1457, 1498, 1566, 1619, 1658, 1696, 1824, 1881, 1897, 1899, 1904, 1919, 1920, 1925, 1927, 1934, 1936, 1965, 1986, 2005 and 2020. 9251.2.1.2 HILLSIDE DEVELOPMENT STANDARDS For sloped lots with an average slope of 20 percent or greater, the maximum allowable height shall be measured as the vertical distance from the existing grade of the site to an imaginary plane located the allowed number of feet above and parallel to the grade, refer to the illustration below. “Existing grade” shall be established by the Director, consistent with parcels in the immediate vicinity and shall not be, nor have been artificially raised to gain additional height. No dwelling shall exceed more than two (2) stories or the maximum building height based on the lot width in Sec.9251.2.1. This includes an exposed basement. A. Minimum Distance between Structures and Slopes In addition to the setback requirements that apply to the underlying zone, no building or structure shall be permitted to be erected closer to the toe or top of slopes than the following distance. For the purposes of this Section, swimming pools, spas, and fish ponds constructed on the lot shall be considered as structures. 1. Between a structure and the toe of slope where the slope is between the structure and front, side, and/or rear property line: 5 feet CITY OF ARCADIA R-0 ZONING CITY OF ARCADIA Page 2 of 5 R-0 ZONING 2/2016 2. Between a structure and the top of slope where the slope is between the structure and front, side and/or rear property line: 5 feet D. Ridgeline Protection 1. Placement below ridgeline - Structures shall be located so that a vertical separation of at least 30 feet is provided between the top of the structure and the top of the ridge or knoll to maintain the natural appearance of the ridge. Grading should also be avoided within 30 vertical feet of the top of a ridge or knoll. Placement of structures should also take advantage of existing vegetation for screening, and should include the installation of additional native plant materials to augment existing vegetation, where appropriate. 2. Structures shall not be placed so that they appear silhouetted against the sky when viewed from a public street, except where the Review Authority determines that the only feasible building site cannot comply with this standard. CITY OF ARCADIA R-0 ZONING CITY OF ARCADIA Page 3 of 5 R-0 ZONING 2/2016 9251.2.2.1 FLOOR AREA RATIO The Floor Area Ratio (FAR) shall be the numerical value obtained by dividing the residential floor area of any building(s) located on the lot including the main dwelling, detached accessory structures, accessory dwelling units, all garage area except the required parking, enclosed patios, and high volume ceilings (all interior areas above 14 feet in height) by the lot size. Excluded from FAR: required parking spaces (450 square feet for a two-car garage and 650 square feet for a three-car garage), basement, non-enclosed covered structures such as covered patios or porches, and balconies. Lot Size Floor Area Ratio Citywide Lot Size: Less than 7,500 sf 45% of lot area 7,501 – 10,000 3,375 sq ft plus 40% of lot area over 7,500 sq ft 10,001 – 15,000 4,375 sq ft plus 35% of lot area over 10,000 sq ft 15,001 – 20,000 6,125 sq ft plus 25% of lot area over 15,000 sq ft 20,001 – 30,000 7,375 sq ft plus 20% of lot area over 20,000 sq ft 30,001 + 9,375 sq ft plus 15% of lot area over 30,000 sq ft Lower Rancho and Santa Anita Oaks HOAs Lot Size: Less than 10,000 sf 37% of lot area For all other development standards and map of the Homeowners’ Association (HOA) areas refer to City Council Resolution No. 6770. 10,001 – 15,000 3,700 sq ft plus 37% of lot area over 10,000 sq ft 15,001 – 20,000 5,550 sq ft plus 20% of lot area over 15,000 sq ft 20,001 – 30,000 6,550 sq ft plus 20% of lot area over 20,000 sq ft 30,001 + 8,550 sq ft plus 15% of lot area over 30,000 sq ft Upper Rancho HOA Lot Size: Less than 10,000 sf 45% of lot area 10,001 – 15,000 4,500 sq ft plus 40% of lot area over 10,000 sq ft 15,001 – 20,000 6,500 sq ft plus 30% of lot area over 15,000 sq ft 20,001 – 40,000 8,000 sq ft plus 25% of lot area over 20,000 sq ft Incentive One-Story Homes 3% of the lot area in additional floor area Maximum Floor Area 15,000 sq ft CITY OF ARCADIA R-0 ZONING CITY OF ARCADIA Page 4 of 5 R-0 ZONING 2/2016 9251.2.3. SIDE YARDS. There shall be a side yard on each side of every building of not less than ten (10) feet or ten percent (10%) of the lot width as measured at the front property line, whichever is greater. The lot width for determining the interior side yard setback shall be taken at the front lot line or at the required front yard setback line, whichever is greater. Any portion of a single story in excess of twelve (12) feet high measured from the adjacent finished grade to the top plate and/or any portion of a second story including second story architectural features and wall shall be set back not less than fifteen (15) feet or twenty percent (20%) of the lot width, whichever is greater. The lot width for determining setbacks on lots with more than fifty percent (50%) frontage on a cul-de-sac terminus shall be measured at the required building setback line. EXCEPTIONS: 1. On lots having a width of seventy-five (75) feet or greater as measured at the front property line, any portion of a gable roof and wall thereunder which does not exceed a maximum height of twenty (20) feet and which encloses a portion of the first floor living area and/or interior stairwells which has no window(s) facing the side yard shall be permitted to encroach into the above-required setback. In no event shall such encroachment be less than the required first floor setback except as may be approved pursuant to the modification regulations. 2. Fireplaces not exceeding eight (8) feet in width which do not project from the building wall more than two (2) feet and providing that there is maintained a minimum distance of five (5) feet between said fireplace and the side property line (Amended by Ord. 2173 adopted 2-18-03) 9251.2.4. REAR YARD. There shall be a rear yard of not less than thirty-five (35) feet. For lots over 150 feet in depth an additional one foot of rear yard setback is required on each story for each ten (10) feet of additional lot depth. 9251.2.6. PARKING. All required parking spaces shall be provided on the same site as the main dwelling unit. For each main dwelling unit that is less than 5,000 square feet, there shall be not less than two (2) parking spaces on the same site as the main building in an enclosed garage. For new dwellings, additions, or rebuilds that have a main dwelling unit that is or will be more than 5,000 square feet and/or that have or will have having five (5) or more bedrooms, one (1) additional parking space shall be provided within an enclosed garage. Each such required parking space shall be not less than ten (10) feet wide, nor less than twenty (20) feet long. All required parking spaces shall have adequate individual access and safe ingress and egress shall be provided for all parking spaces by a twenty-five (25) foot turning radius and/or a minimum of twenty-five (25) feet of clear back out space directly adjacent to said parking space or no portion of any building or structure shall encroach through a plane projected from an angle of seventy-five (75) degrees as measured from the garage door or carport opening. Each such required parking space shall be in a garage located back of the required front yard and shall be served by a driveway not less than nine (9) feet in width. All areas intended for vehicular use shall be paved with asphalt cement or concrete. Exception: A tandem parking space may be allowed to satisfy an additional (third) required parking space, subject to the Design Review process. On lots less than one hundred (100) feet in width there shall be no more than sixteen (16) linear feet of garage openings facing the front and/or street side yard areas. CITY OF ARCADIA R-0 ZONING CITY OF ARCADIA Page 5 of 5 R-0 ZONING 2/2016 On lots one hundred (100) feet or greater in width there shall be no more than sixteen (16) linear feet of garage openings facing the front and/or street side yard areas. On lots one hundred (100) feet or greater in width there shall be no more than twenty-four (24) linear feet of garage openings facing the front and/or street side yard areas. Below grade or subterranean parking spaces shall not be permitted. Exception: The Planning Commission or the City Council (upon appeal) pursuant to the modification regulations may grant a modification to allow below grade or subterranean parking space(s). This exception is subject to the condition that not more than one (1) story shall be permitted directly above said parking with its height not exceeding the applicable regulation when measured from the finished floor level of the garage. 9251.2.9 RESERVED BASEMENTS 1 A second floor may be permitted if the basement does not exceed 50% of the ground floor area. 1. Basements shall not extend beyond the external walls of the structure above the basement. 2. On any lot, the minimum setback to the basement wall is 10 feet from any property line . 3. Light wells for basements may extend into the setback, but must maintain a minimum of 5’-0” clearance from the light well to the property lines. 4. Exterior stairwells to a basement may be permitted to the extent necessary to comply with Building and Fire Codes, and must maintain a minimum of 5’-0” clearance from the stairwell to the property lines. 9251.2.14.1. MOTOR VEHICLE LIMITATIONS – REQUIREMENTS. No more than four (4) motor vehicles shall be parked in the open, that is in a manner whereby the vehicles are visible from the adjacent public rights-of-way, on any single-family residential lot for more than five (5) consecutive days. The term “motor vehicles” as used in these Sections shall not include the following vehicles: Trucks one (1) ton or larger, registered commercial vehicles, motorcycles, motorbikes, buses, motorhomes, recreational vehicles, trailers, boats and housecars. 9251.2.14.2. MOTOR VEHICLE LIMITATIONS – REQUIREMENTS. COMMERCIAL VEHICLES. No commercial vehicles as defined by the California Vehicle Code which exceeds three (3) tons in unladen gross weight shall be parked or left standing from the hour of seven (7) p.m. of any day to seven (7) a.m. of the following day on any part of any property zoned or used for residential purposes. 9251.2.14.1 HEDGE HEIGHT IN FRONT YARD For purposes of this Section the front yard area shall be defined as the area extending across the full width of the lot between the front lot line and the front of the main dwelling. Hedges and screening landscaping in the front yard shall not exceed four (4) feet in height, as measured from the finished grade. One Story House Max. 100% of the ground floor area1 . Two Story House Max. 50% of the ground floor area CITY OF ARCADIA R-M ZONING CHAPTER 2. ZONING REGULATIONS PART 5. RESIDENTIAL ZONES DIVISION 0. R-M RESIDENTIAL MOUNTAINOUS SINGLE FAMILY ZONE 9250.3.1.2. HILLSIDE DEVELOPMENT STANDARDS For sloped lots with an average slope of 20 percent or greater, the maximum allowable height shall be measured as the vertical distance from the existing grade of the site to an imaginary plane located the allowed number of feet above and parallel to the grade, refer to the illustration below. “Existing grade” shall be established by the Director, consistent with parcels in the immediate vicinity and shall not be, nor have been artificially raised to gain additional height. No dwelling shall exceed more than two (2) stories or the maximum building height based on the lot width in Sec.9250.2.1. This includes an exposed basement. A. Minimum Distance between Structures and Slopes In addition to the setback requirements that apply to the underlying zone, no building or structure shall be permitted to be erected closer to the toe or top of slopes than the following distance. For the purposes of this Section, swimming pools, spas, and fish ponds constructed on the lot shall be considered as structures. 1. Between a structure and the toe of slope where the slope is between the structure and front, side, and/or rear property line: 5 feet CITY OF ARCADIA R-M ZONING 2. Between a structure and the top of slope where the slope is between the structure and front, side and/or rear property line: 5 feet B. Ridgeline Protection 1. Placement below ridgeline - Structures shall be located so that a vertical separation of at least 30 feet is provided between the top of the structure and the top of the ridge or knoll to maintain the natural appearance of the ridge. Grading should also be avoided within 30 vertical feet of the top of a ridge or knoll. Placement of structures should also take advantage of existing vegetation for screening, and should include the installation of additional native plant materials to augment existing vegetation, where appropriate. 2. Structures shall not be placed so that they appear silhouetted against the sky when viewed from a public street, except where the Review Authority determines that the only feasible building site cannot comply with this standard. CITY OF ARCADIA R-M ZONING 9250.3.1.3 FLOOR AREA RATIO The Floor Area Ratio (FAR) shall be The Floor Area Ratio (FAR) shall be the numerical value obtained by dividing the residential floor area of any building(s) located on the lot including the main dwelling, detached accessory structures, accessory dwelling units, all garage area except the required parking, enclosed patios, and high volume ceilings (all interior areas above 14 feet in height) by the lot size. Excluded from FAR: required parking spaces, basement, non-enclosed covered structures such as covered patios or porches, and balconies. 9250.3.3. SIDE YARD. There shall be a side yard on each side of a building not less than ten (10) feet or ten percent (10%) of the width of the lot as measured at the front property line, whichever is greater. The lot width for determining the interior side yard setback shall be taken at the front lot line or at the required front yard setback line, whichever is greater. Any portion of a single-story in excess of twelve (12) feet high and/or any portion of a second story including second story architectural features and walls shall be not less than fifteen (15) feet or twenty percent (20%) of the width of the lot as measured at the front property line, whichever is greater. The maximum setback requirements for a single story portion of a main dwelling shall be fifteen (15) feet and the maximum setback requirement for a second story shall be Lot Size Floor Area Ratio Lot Size: Less than 7,500 sf 45% of lot area 7,501 – 10,000 3,375 sq ft plus 40% of lot area over 7,500 sq ft 10,001 – 15,000 4,375 sq ft plus 35% of lot area over 10,000 sq ft 15,001 – 20,000 6,125 sq ft plus 25% of lot area over 15,000 sq ft 20,001 – 30,000 7,375 sq ft plus 20% of lot area over 20,000 sq ft 30,001 + 9,375 sq ft plus 15% of lot area over 30,000 sq ft Incentive One-Story Homes 3% of the lot area in additional floor area Maximum Floor Area 15,000 sq ft CITY OF ARCADIA R-M ZONING twenty (20) feet. The lot width for determining setbacks on lots with more than fifty percent (50%) frontage on a cul- de-sac terminus shall be measured at the required building setback line. Exceptions: 1. A portion of a gable roof and walls there-under which do not exceed a maximum height of twenty (20) feet and which enclose a portion of the first floor living area and/or interior stairwells which have no window(s) facing the side yard, may encroach into the above-required setback but in no event shall such encroachment be less than the required first floor setback except as may be approved pursuant to the modification regulations. 2. Fireplaces not exceeding eight (8) feet in width which do not project from the building wall more than two (2) inches for each one (1) foot of the width of such side yard. 3. Architectural features (not including eaves) on the first floor which do not project more than two (2) inches for each one (1) foot of the width of such side yard. 4. Eaves may extend or project a maximum of two (2) feet beyond the required setback on both the first and second floor. (Amended by Ord. 1881 adopted 4-5-88; amended by Ord. 1927 adopted 9-4-90). 9250.3.4. REAR YARD. There shall be a rear yard of not less than twenty-five (25) feet. Any two-story portion of a dwelling shall have a rear yard setback of not less than thirty-five (35) feet. For lots over 150 feet in depth an additional one foot of rear yard setback is required on each story for each ten (10) feet of additional lot depth. 9250.3.6. PARKING. A. All required parking spaces shall be provided on the same site as the main dwelling unit. For each main dwelling unit that is less than 5,000 square feet, there shall be not less than two (2) parking spaces on the same site as the main building in an enclosed garage. For new dwellings, additions, or rebuilds that have a main dwelling unit that is or will be more than 5,000 square feet and/or that have or will have having five (5) or more bedrooms, one (1) additional parking space shall be provided within an enclosed garage. Exception: A tandem parking space may be allowed to satisfy an additional (third) required parking space, subject to Design Review process. A.B. At least two (2) covered off-street parking spaces measuring not less than ten (10) feet by twenty (20) feet each with adequate individual access shall be provided for each dwelling unit. B.C. A garage or carport opening directly upon a side street shall be located not less than twenty (20) feet from the street side lot line. C.D. The required off-street parking area shall be paved. (Amended by Ord. 1881 adopted 4-5-88) 9250.3.10. MOTOR VEHICLE LIMITATIONS—PURPOSE AND LEGISLATIVE FINDINGS. The purpose of Arcadia Municipal Code Sections 9250.3.11, 9251.2.15 and 9252.2.24 is to help maintain appropriate residential appearance and minimize blight in the community. It has been determined that an increasing number of complaints exist with regard to the outdoor storage of large numbers of motor vehicles on single-family residentially zoned property. The City’s single- family residential zones are intended to serve primarily as areas in which residential dwellings may be constructed, families housed and activities which are incidental to and typical to residential living may be enjoyed. It is recognized that there is a point at which the existence of numerous motor vehicles on property may constitute a use inconsistent with zoning and more consistent with maintenance of a public nuisance and eyesore in the particular neighborhood. The purpose of the ordinance from which this section derives is to address these and related concerns and is consistent with the following findings: CITY OF ARCADIA R-M ZONING A. The City Council of the City of Arcadia (“Council”) has determined that the City has an extensive and widely recognized history and reputation for well-kept properties and that the general welfare of the City is founded, in part, upon the appearance and maintenance of properties. B. The Council has determined that the keeping or maintaining of properties at variance with the level of maintenance of surrounding properties will result in substantial diminution in the enjoyment, use, and aesthetic and property values of such surrounding properties. C. The Council has determined that it is desirous to enhance and promote the maintenance of property and the enhancement of the livability, community appearance, and the social and economic conditions of the community. D. The Council has further determined that the uses and abuses of property as described in this Section reasonably relate to the proper exercise of police power to protect the health, safety and general welfare of the public. E. The Council has determined that the provisions described in this Section will enhance the appearance and value of such properties rather than be a burden on the owners thereof. F. The strong role of aesthetic concerns as justification for exercise of the police power has been reemphasized by the United States Supreme Court in recent cases. G. The maintenance of the numerous motor vehicles on residential property can constitute or contribute to conditions inconsistent with the aforementioned purpose and findings. Enforcement shall be consistent with the purpose and findings set out in this Section. (Added by Ord. 1824 adopted 12-3-85) 9250.3.11. MOTOR VEHICLE LIMITATIONS—REQUIREMENTS. No more than four (4) motor vehicles shall be parked in the open, that is, in a manner whereby the vehicles are visible from the adjacent public rights-of-way, on any single-family residential lot for more than five (5) consecutive days, unless a Modification has been obtained to allow such use. The following factors shall be considered in determining whether to grant or deny a Modification, and in the imposition of conditions of approval: 1. The size of the lot; 2. The location of the motor vehicles; 3. The visibility and proximity of the motor vehicles to the street and adjacent property; 4. The use and purpose of such vehicles; 5. The operability and appearance of the vehicles. The term “motor vehicles” as used in these Sections shall not include the following vehicles: trucks one ton or larger, registered commercial vehicles, motorcycles, motorbikes, buses, motorhomes, 9250.3.13 RESERVED BASEMENTS 1 A second floor may be permitted if the basement does not exceed 50% of the ground floor area. 1. Basements shall not extend beyond the external walls of the structure above the basement. 2. On any lot, the minimum setback to the basement wall is 10 feet from any property line. One Story House Max. 100% of the ground floor area1 . Two Story House Max. 50% of the ground floor area CITY OF ARCADIA R-M ZONING 3. Light wells for basements may extend into the setback, but must maintain a minimum of 5’-0” clearance from the light well to the property lines. 4. Exterior stairwells to a basement may be permitted to the extent necessary to comply with Building and Fire Codes, and must maintain a minimum of 5’-0” clearance from the stairwell to the property lines. 9250.5.18 HEDGE HEIGHT IN FRONT YARD For purposes of this Section the front yard area shall be defined as the area extending across the full width of the lot between the front lot line and the front of the main dwelling. Hedges or screening landscaping in the front yard shall not exceed four (4) feet in height, as measured from the finished grade. 9244.3 Restoration of legal nonconforming buildings Subject to all other regulations of this Chapter, a building destroyed to the extent of not more than seventy-five percent (75%) of its reasonable value by fire, explosion or other casualty or Act of God or the public enemy, may be restored and the occupancy of use of such building or part thereof which existed at the time of such partial destruction may be continued. Exception: Single-family residential zones. When the property is legal-nonconforming because of the main dwelling unit size, the following applies if the structure is damaged or destroyed by fire or other causes beyond the control of the owner: 1. If a building permit is issued within 3 years, legal-nonconforming rights are maintained and the main dwelling unit may be rebuilt to its original gross floor area; or 2. If a building permit is not issued within 3 years, the legal-nonconforming rights are lost and the site is considered vacant. Attachment No. 2 Attachment No. 2 Newsletter on Residential Development Standards and PowerPoint Presentation from Community Meetings SPECIAL EDITION FALL 2015 CITY OF ARCADIA NEWSLETTER City Council Gary Kovacic , Mayor Roger Chandler, Mayor Pro Tem Tom Beck, Council Member Sho Tay, Council Member City Officia Gene Glasco, City Clerk Dominic Lazzaretto, City Manager Development Services Jason Kruckeberg, Assistant City Manager/ Development Services Director www.ArcadiaCA.gov City Hall 574-5455 Building 574-5416 City Council 574-5403 City Manager 574-5401 Development Services 574-5415 Fire Administration 574-5100 Graffiti Hotline 821-43 Historical Museum 574-5440 Library 821-5567 Planning 574-5423 Police Administration 574-5151 Public Works Services 256-6554 Recreation & Community Services 574-5113 Senior Citizen Services 574-5130 Shopping Cart Removal 800-252-4613 Water Conservation Hotline 574-3000 Water Service 256-6650 RCADIAA COMMUNITY NEWS RCADIAA The construction of new homes in Arcadia is an important and passionate issue for residents.For most individuals, their home is their most important possession, and their neighborhood is a place of pride and comfort. When new development occurs in established neighborhoods, there naturally is concern about changes to the neighborhood. In addition, when the pace of development is as fast and widespread as it has been in Arcadia recently, these concerns lead to questions about the rules and regulations that govern development. Regulations for residential development are complicated and can be confusing, so the Arcadia City Council wanted to put together this “fact sheet” to provide information on City standards. This fact sheet provides detailed information on five of the mos commonly raised questions concerning the construction of new homes: •Development Codes, Building Codes, and Architectural Design Review... What are they and how do they work together? •How close to the property line can a home be built? •How big can a new home be? •How tall can a new home be, and how is my privacy being protected? •What are my rights regarding construction and development? Responses to each of these questions in the following pages include a description of the City of Arcadia’s current regulation and/or approach to the issue, a look at what some of our neighboring and similar cities do to regulate the issue, and other facts that may be helpful in understanding each issue. Although these five questions are the most commonly asked, there are many othe questions and comments the City receives on residential development. On page 7, we have provided a “Frequently Asked Questions” list, which provides responses to other important questions and issues. Finally, we will be holding two “Town Hall” style community meetings to discuss these issues in November. See page 8 for more information on these meetings. Get involved! Together we can keep Arcadia the beautiful, high quality community it has always been! Dominic Lazzaretto City Manager INSIDETHIS ISSUE 2Codes, what are they? 3How close can a home be built to the property line? 4How big can a new home be? 5How tall can a home be? 6What are my rights regarding construction and development? 7Frequently Asked Questions 8Community Meetings WHEN NEW DEVELOPMENT OCCURS IN AN ESTABLISHED NEIGHBORHOOD, THERE NATURALLY IS CONCERN ABOUT CHANGES TO THE NEIGHBORHOOD. SPECIAL EDITION-Residential Development in Arcadia ARCADIA COMMUNITY NEWS2 Development Codes, Building Codes, and Architectural Design Review... What are they and how do they work together? DEVELOPMENT CODE The Development Code (aka “Zoning Code”) provides regulations for how a home is placed on a lot, the height of new buildings, how much of a lot can be covered by buildings and how much must be open space, garage and parking requirements, distance to property lines from buildings, and regulations for accessory buildings and pools. The Zoning Code is the focus of the majority of this newsletter. The City is currently in the middle of a comprehensive Zoning Code Update and this newsletter should help you better understand the key components of this process. BUILDING CODE The Building Code governs how construction actually occurs; the materials used, grading, engineering, roofing, energy efficie requirements, sustainability standards, fir safety, window placement, access and egress, and many other elements. The Building Code used by the City of Arcadia is the State Building Code used by all of our neighboring cities. The quality of building materials and construction methods is very high. Each project goes through a detailed “plan check” process, and then is inspected multiple times in the field for compliance with all elements o the Building Code for safety. ARCHITECTURAL DESIGN REVIEW Unlike the Code requirements in the Zoning Code or Building Code, architectural design review is based on guidelines, which are recommendations for a home. Arcadia’s Design Guidelines address the aesthetics, style, massing, landscaping, and site planning of new homes. The goal is to ensure that homes are compatible with their surroundings. These guidelines apply both to homes in Homeowners’ Association Areas and homes in non-Homeowners’ Association areas of the city. There are five Homeowners Associations (HOAs) in Arcadia, which have been in place and operational for decades. Arcadia is very unique in that it allows Architectural Review Boards (ARBs) within Homeowners’ Associations to make their own decisions on design review applications and projects. This is a process that is unlike any of our neighboring cities. Decisions made by the HOAs can be appealed to the Planning Commission and City Council. For non-Homeowners’ Association areas, City planning staff perform architectural design review. Design review for non-HOA areas has been in effect sinc 2006; prior to that there was no design review in these areas. A typical design application goes through several rounds of comments and resubmittal, often resulting in significant changes to style and reductions in mass, volume, and height to achieve neighborhood compatibility. Beginning in 2013, a neighbor notification process was adde by the City Council to allow neighbors to review and comment on a project prior to planning staff making a decision Decisions by planning staff can b appealed to the Planning Commission and City Council. Residential Development in Arcadia Arcadia’s Design Guidelines address the aesthetics, style, massing, landscaping, and site planning of new homes. Single-Family Residential DESIGN GUIDELINES SINGLE-FAMILY RESIDENTIAL HOMEOWNERS’ ASSOCIATIONS IN ARCADIA 1. Arcadia Highlands Home Owners Association – Highlands 2. Rancho Santa Anita Property Owners Association – Upper Rancho 3. Santa Anita Oaks Homeowners Association – Oaks 4. Rancho Santa Anita Residents’ Association – Lower Rancho 5. Santa Anita Village Community Association of Arcadia – Village 3ARCADIA COMMUNITY NEWS How close can a home be built to the property line? The distance from a structure to a property line is called a setback. There are setback requirements for the front, rear, and side yards of a new home and accessory structures that provide a buffe between residences and the street. For corner lots that abut two streets, one street side is considered the front yard setback and the other is the “street-side setback.” The diagram below shows the setbacks on a standard interior lot. Additionally, the City has a requirement that a second story must be additionally setback from the front lot line based on an angle from the property line. Some neighboring cities also use similar additional setbacks for second stories from front and side property lines. Arcadia’s front, side, and rear yard setback requirements are similar to other neighboring cities and cities with similar lot size and development patterns as Arcadia. ARCADIA’S FRONT, SIDE, AND REAR YARD SETBACK REQUIREMENTS ARE SIMILAR TO OTHER NEIGHBORING CITIES. Residential Development in Arcadia Rear lot line Front SetbackSide SetbackRear Setback Corner Lot Street-Side Setback Arcadia Average of two nearest developed lots on block, min. 25 ft. 2nd story: additional setback 1st story:10% of lot width & min. 5 ft. 2nd story:20% of lot width, min. 10 ft. 1st story:25 ft. 2nd story:35 ft. 20-25 ft. 2nd story: additional setback PasadenaAverage front setback of block, min. 25 ft. 1st story:10% of lot width & min. 5 ft. & max 10 ft. 2nd story: additional setback 25 ft.10% of lot width, min. 10 ft. Monrovia Average front setback of block, min. 25 ft. 2nd story: additional setback 1st story:Combined setback of both side yards is 24% of lot width & 5 ft. min. 2nd story:12 ft. 20 ft.10 ft. San Marino 25-40 ft. based on lot size/zoning designation 1st story:5-20 ft. based on size of lot/zoning designation 2nd story: additional setback 25-40 ft. based on lot size/zoning designation 15-20 ft. Temple City Average of two nearest developed lots of block, min. 20 ft. 2nd story: additional setback 1st story: 10% of lot width & min. 5 ft. 2nd story: 10% of lot width & min. of 15 ft. for both sides combined 15 ft.10-15 ft. Sierra Madre Average front setback of block, min. 25 ft. 1st story: 10% lot width on each side & min. 30% lot width for both sides combined 2nd story: additional setback 15 ft.10-25 ft. Beverly Hills Average front setback of block 7.5 ft. minimum for each side & 15 ft. plus 30% of the lot width in excess of 70 ft. for both sides combined 30% of the lot depth minus 9 ft. 15 ft. or average setback of block La Canada Flintridge Average front setback of block, min. 25 ft. 1st story: 10% of lot width & min. 5 ft. 2nd story:20% of lot width, min. 10 ft. & additional setback 15 ft.20% of lot width, min. 10 ft. Rear yard setback Side lot line Front yard setback Side yard setback Front lot line *Numbers are based on a typical Single-Family Zone (R-1).Arcadia has a R-O Zone which requires greater setbacks. Some variation in setback requirements exist within cities that have more than one single-family residential zone. 4 ARCADIA COMMUNITY NEWS How big can a new home be? Residential Development in Arcadia THERE ARE TWO PRIMARY WAYS IN A ZONING CODE TO REGULATE SIZE OF HOMES: FLOOR AREA RATIO AND LOT COVERAGE. FLOOR AREA RATIO Floor Area Ratio (or FAR) is the measurement of how much floor area i built on a lot in comparison to the size of the lot. For example, a 3,000 square foot home on a 10,000 square foot lot would be a .30 or 30% FAR. A 4,500 square foot home on that same lot would be .45 or 45% FAR. A simple graphic below shows two ways a building could reach a .50 or 50% FAR; either a single-story building could cover 50% of the lot area, or a two- story building could cover 25% of the lot area but the second story would count as an additional 25%. FAR doesinclude the second story of a home. The City of Arcadia does nothave a FAR for residential properties. There is a FAR for commercial properties. Our neighboring cities do utilize a FAR to regulate home size as shown in the table on this page. For those cities that use a sliding scale FAR, the typical pattern is that smaller lots are permitted a higher FAR, and larger lots, a lower FAR. It is important to note that FAR can be calculated many different ways. Som cities include garages, covered porches, basements, and accessory structures into a FAR calculation. Other cities will only include enclosed livable area. The decision on what to include in the calculation can greatly change the maximum allowable size of the home. Note:Additional information on how basements are treated related to FAR can be found on page 7. Floor Area Ratio (FAR) ArcadiaN/A PasadenaSliding scale of 27% to 37% based on lot size * MonroviaSliding scale of 17% to 43% based on lot size * San MarinoSliding scale of 18% to 30% based on lot size * Temple City 35% to 45% and no greater than 3,500 - 4,000 sq. ft.t Sierra MadreSliding scale of 16% to 35% based on lot size * Beverly Hills40% FAR plus 1,500 sq. ft. La Canada FlintridgeSliding scale of 24% to 36% based on lot size * * Typically the larger the lot, the smaller the permitted FAR. The lower end of the FAR scale is calculated using a 50,000 sq. ft. lot size. Lots in excess of 50,000 sq. ft. would have a lower FAR in some cities depending on specific language of regulation tBase regulation allows 35% and maximum 3,500 sq. ft. Incentives for good design features increase maximum FAR up to 45% and maximum 4,000 sq. ft. FAR and Property Values There has been much discussion in the community about how a Floor Area Ratio could impact property values. The housing market in Arcadia is largely based on the square footage that is buildable on a lot. In other words, typically a property owner will sell a property based on the projected floor area possible on that lot, rather tha on the value of the existing home on the lot. As an example, if the value of a new home is based on the potential of a 4,000 square foot home on a specific lot, an if a newly proposed FAR reduced the allowable square footage by 25%, that same lot may be worth 25% less to the same buyer. It should be noted that there are many variables to this hypothetical transaction, including the condition of the existing home, the desirability and location of the lot, and many other factors. A FAR would likely change the way a property is valued, focusing more on the existing home and less on the potential square footage. A FAR WOULD LIKELY CHANGE THE WAY A PROPERTY IS VALUED, FOCUSING MORE ON THE EXISTING HOME AND LESS ON THE POTENTIAL SQUARE FOOTAGE. Floor Area Ratio (FAR) 5ARCADIA COMMUNITY NEWS LOT COVERAGE Lot coverage is the amount of a lot covered by buildings. In Arcadia, the maximum lot coverage for single-family residential properties is 45% for a single-story home and 35% of the lot area for a two- story home. These percentages include accessory buildings such as a detached garage or pool house. Lot coverage calculations do not include second stories. This means that for a one-story home, 55% of the lot area must remain open and uncovered (either as landscaping or hardscape); and for a two-story home, 65% of the lot area must remain open and uncovered. How tall can a new home be, and how is my privacy protected? Residential Development in Arcadia The City of Arcadia allows two-story homes to be built, as do all of our neighboring cities. There are areas that may have existing restrictions or covenants that only allow a single-story home, but for the most part they are permissible through the Code. Maximum Lot Coverage Arcadia1-story house: 45% 2-story house: 35% Pasadena 7,200 sq. ft. (lot size) or less: no maximum 7,200 sq. ft. to 12,000 sq. ft.: 35% plus up to 5% additional lot coverage as a single-story only 12,000+ sq. ft.: 35% or 4,800 sq. ft., whichever is greater MonroviaNo maximum* San Marino17,000 sq. ft. (lot size) or less: 30% 17,000 to 20,000 sq. ft.: 28% 20,000 to 30,000 sq. ft.: 26% 30,000 to 60,000 sq. ft.: 22% 60,000+ sq. ft.: 18% Temple City50% Sierra Madre40% Beverly HillsNo maximum La Canada Flintridge 10,000 sq. ft. (lot size) or less: 36% 10,001 to 15,000 sq. ft.: 32%-36% sliding scale 15,000+ sq. ft.: <32% (sliding scale of 4,750 sq. ft. plus 20% of lot size over 15,000 sq. ft.) Building Lot Coverage Height Arcadia*Lots less than 75 ft. wide = 25 ft. Lots 75 ft. wide or more = 30 ft. PasadenaLots less than 75 ft. wide = 28 ft. Lots 75 ft. wide or more = 32 ft. MonroviaLots less than 75 ft. wide = 27 ft. Lots 75 ft. wide or more = 30 ft. San Marino30 ft. to 35 ft. (varies by zone) Temple City26 ft. Sierra Madre25 ft. Beverly Hills25 ft. to 34 ft. (varies by zone) La Canada Flintridge28 ft. to 32 ft. (varies by lot size) *It is important to note that Arcadia, like most other cities, requires that second stories be “stepped back” into the lot more than the first story alon the sides of the home. So, although a home may be able to reach 30' in height at its highest point, this portion of the home would be pulled back into the lot. In addition, architectural design typically dictates that the majority of the second-story be setback from the ground floor at the front and back of th house as well, and this often reduces overall height. The privacy of neighboring propertiesis a significan concern, especially when new two-story homes are proposed in established neighborhoods of single-level homes. Privacy is taken into consideration through the design review process in both HOA areas and non-HOA areas. Landscaping treatments or screening, window placement or elimination, increased second-story setbacks, and the relocation or removal of living space or rooms from certain portions of the proposed home are all methods used frequently to protect privacy. This is similar to methods used by neighboring cities to protect and preserve privacy. * With the exception of a very small area in the Foothills which has a 30% lot coverage limit 6 ARCADIA COMMUNITY NEWS What are my rights regarding construction and development? Residential Development in Arcadia Property rights are important to Arcadians, and they extend to both sides of the fence. This includes the right to build a home or addition, and the right to enjoyment of one’s property.Residential development standards are a balancing act; on the one- hand, regulations and processes such as Zoning, Building Codes, and Architectural Design Review allow for increased public input and evaluation of the merits of a proposed project. On the other hand, an abundance of government regulations and processes can lead to excessive red- tape, an enlarged bureaucracy, and restriction of personal liberty. As a property owner, you have the right to redevelop your property or sell your property. Provided a proposed residence complies with all State, Federal, and Municipal Code requirements, and is deemed to be consistent with adopted design review criteria, you have the right to be issued a construction permit for your project and the right to obtain timely construction inspections. As a neighbor to a new residential development,you have the right to participate in the design review process. This includes being notified of projects, bein able to review plans with staff, requesting a meetin with the owner or developer, and making comments on the project. As a neighbor, you also have the right to a construction process that minimizes negative impacts. Limitations on construction hours, screening and fencing, dust and traffic control, and t right to a clean site are all part of the process. The development standards and design review processes listed in this fact sheet are very important to understand. Not only do they regulate what your neighbor can do, they regulate what you can do, or what a future buyer of your property could do. Arcadia will soon be making decisions on these development standards, and it will be important that we are all having this discussion coming from the same facts. Zoning and Neighborhood Change There has been a change in lifestyle, not just in Arcadia but throughout the region. Many new owners want more indoor amenities with more and larger rooms; including media rooms, entries, multiple bathrooms, and special purpose rooms. There is less emphasis on the open space and landscaping that was popular when much of Arcadia was developed. We understand that this leads to frustration and concern. Zoning Codes must change over time to guide development patterns and to react to these choices and changes. All cities need to base their zoning on their own unique circumstances, and that is what Arcadia is doing now with the Zoning Code Update Project. M A R K YO UR CALENDAR COMMUNITY MEETING SHARE YOUR THOUGHTS VOICE YOUR OPINION Wednesday, November 4 and Thursday, November 12 See page 8 for details JOIN THE DISCUSSION ON RESIDENTIAL DEVELOPMENT COMMUNITY MEETINGS I have noticed a lot of new, apparently vacant homes in the City, what can be done about this? There are a high number of homes that appear vacant in the City, including a number of newly built homes. The primary reason for this is the choice of new owners to not live in their homes year- round, or to hold their homes for future occupancy. This is similar to the situation in many resort towns or beach communities where many properties are only used sporadically as vacation homes. While we believe this does negatively impact community life, the City cannot force an owner to occupy a home. What the City can and does do is ensure the home is maintained in terms of landscaping and outward appearance, and that the home is not used for any illegal purposes. We have a staff position in the Police Departmen that investigates illegal boarding homes, pregnancy homes, and/or other uses of homes that are not consistent with a single-family neighborhood. If you believe that a home is being used for illegal purposes, please contact Code Enforcement at (626) 574-5432. What are construction hours in Arcadia? Construction hours are Monday – Friday, 7 a.m. to 6 p.m.; and Saturday, 8 a.m. to 5 p.m. No construction is permitted on Sundays or holidays. To report construction violations, contact Building Services during normal business hours at (626) 574-5416. The Arcadia Police Department is available on nights and weekends to respond to violations of permitted construction hours at (626) 574-5156. Does the City of Arcadia allow basements to be built as part of a new home? Yes, basements can be proposed through the design review process. Through this process they can be deemed appropriate or not. Often, there is a negative connotation with the provision of basements with new homes in that it is viewed as a way to provide additional floo area on a lot. However, others believe that since the floor area is underground an you cannot see it, it does not cause any problems. Below is a table of neighboring cities and how they handle basements. Q A New developments usually include a significant increase i property tax valuation. Not only was the tax levy for the original home often “capped” by Proposition 13, but the new homes tend to be much larger, leading to higher overall values. As a result, the taxes paid for new homes are often many times higher than the previous owner’s taxes. However, the City only receives 9% of each dollar in increased taxes. So, on an increase in value of $1 million, the City would receive about $900 per year in additional taxes. The majority of the increased property tax revenue accrues to Arcadia Unifie School District and Los Angeles County agencies. The City does receive revenue for building permits, plan checks, and other land use approvals. However, these fees are set at rates that are designed to recover the costs of providing the service. The City cannot profit from th fees charged for these services. Frequently Asked Questions The following questions are important to Arcadia residents and are often asked of City staff ARCADIA COMMUNITY NEWS 7 Basement Regulations ArcadiaAllowed. PasadenaAllowed. Not counted toward maximum FAR. MonroviaAllowed. Not counted toward maximum FAR. San MarinoAllowed. The first 135 sq. ft. to 540 sq. ft. (varies by zone) no counted toward FAR. Additional sq. ft. counted toward FAR. Temple CityAllowed. Counted toward maximum FAR. Sierra MadreAllowed. Not counted toward maximum FAR. Beverly HillsAllowed. Counted toward maximum FAR. La Canada FlintridgeAllowed. Counted toward maximum FAR. Q A Q A A City of Arcadia Arcadia Unified School District Los Angeles County Educational Augmentation Fund Impound Pasadena Area Community College Other Special Districts Education Revenue Augmentation Fund 25% 16% 4%34% 5% 9%7% THE CITY OF ARCADIA PERCENTAGE OF $1 OF INCREASED PROPERTY TAX What kind of revenue comes to the City from new residential development? Q 8 ARCADIA COMMUNITY NEWS 240 West Huntington Drive Post Office Box 600 Arcadia, CA 91066-6021 ARCADIA POSTAL CUSTOMER Pre-sorted Standard U.S. Postage PAID Arcadia. CA Permit No. 255 Wednesday, November 4 7 p.m. Foothills Middle School Mul-Purpose Room 171 East Sycamore Avenue Arcadia, CA 91006 Thursday, November 12 7 p.m. Holly Avenue Elementary School Auditorium 360 West Duarte Road Arcadia, CA 91007 COMMUNITY MEETINGS SHARE YOUR THOUGHTS VOICE YOUR OPINION Quesons? Contact Development Services We want to hear from you! The City is hosting two community meetings to discuss residential development. We invite you to attend one of the events and make your thoughts known. These meetings will provide an opportunity to discuss with staff all of th information contained in this newsletter and to raise other issues you believe are important. The format and discussion topics will be the same for both meetings. Are views protected in Arcadia? The City does not have a view protection ordinance. These types of ordinances are often found in beach communities where views of the ocean are specificall protected by the Zoning Code, and in specific hillside areas in some surroundin communities. That being said, through the design review process, placement of new homes amongst existing homes is always a consideration and home placement and/or design features can be adjusted through this process. How many parking spaces does Arcadia require for new homes? The City requires two covered parking spaces for any home with four bedrooms or less. For homes of five bedrooms or more, three covered spaces are required The table below shows how neighboring cities treat this issue. Garage Parking Requirements Arcadia 4 bedrooms or less: 2 spaces 5+ bedrooms: 3 spaces Pasadena2 spaces Monrovia2 spaces San Marino4 bedrooms or less: 2 spaces 5-6 bedrooms: 3 spaces 7 bedrooms or more: 4 spaces plus 1 additional space for every 2 additional bedrooms Temple City2 spaces Sierra Madre4 bedrooms or less: 2 spaces 5+ bedrooms: 3 spaces Beverly Hills 4 bedrooms or less: 3 spaces 5-6 bedrooms: 4 spaces 7+ bedrooms: 5 spaces plus 1 additional space for every additional bedroom La Canada Flintridge2 spaces What do you think our codes should be? DSD@ArcadiaCA.gov (626) 574-5490 Leave a voice message Development Services City of Arcadia 240 West Huntington Dr. Arcadia, CA 91007 We will incorporate all comments we receive into our Zoning Code Update process and we will make your comments known to the City Council. @ Q A Q A 要索取此簡報的中文版,請致電 626-574-5490. COMMUNITY MEETING RESIDENTIAL DEVELOPMENT STANDARDS November 4, 2015 1 2 Introduction – Residential Development in Arcadia How did we get here? What is the Zoning Code Update and how will it affect development in the City? What are the major issues concerning residential development standards in Arcadia and should standards be changed? Your Questions, Comments, and Suggestions! WELCOME! – TONIGHT’S AGENDA 3 Neighborhood change and development of new single-family homes has been an issue in Arcadia for decades. Historically, the pace of this change has been steady and consistent. HOW DID WE GET HERE? 4 City Council has made many changes to tighten standards over the years to react to changes in the market and home sizes. Examples include standards for large entries, greater setbacks for second stories, etc. HOW DID WE GET HERE? 5 In 2006, the City adopted Single-Family Design Review throughout the City; prior to that it had only been in Homeowners’ Association (HOA) areas. In 2009, Design Guidelines were updated. HOW DID WE GET HERE? 6 Following a major update to the City’s General Plan in 2010, additional Code changes/modernization occurred. City Council affirms commitment to Single-Family neighborhoods by directing housing density elsewhere. HOW DID WE GET HERE? 7  In 2011, the City worked with the five single-family HOAs to develop a consolidated Resolution to govern Design Review in these areas (Resolution 6770) HOW DID WE GET HERE? Single Family HOAs Village Upper Rancho Lower Rancho Oaks Highlands 8 City Council instates neighborhood notification for Design Review projects in the rest of the City in 2013. HOW DID WE GET HERE? 9 Pace of development applications, investment in City accelerates rapidly in 2013/2014. HOW DID WE GET HERE? 10 To evaluate Codes, the Zoning Code Update Project is authorized by City Council in June, 2014, community meetings held in January/February 2015. Lots of Community Feedback. HOW DID WE GET HERE? 11 HOW DID WE GET HERE? 12 In response to lawsuit filed against the City, the City Council puts a hold on the Zoning Code work in May, 2015. As lawsuit progresses, Council votes to start information campaign on standards and Codes in August, 2015. Lawsuit settled on October 6. Two houses that were the subject of the lawsuit on City Council Agenda on November 17 for hearing. Zoning Code Update “restarted” on October 20 along with accelerated timeline for completion of Project. HOW DID WE GET HERE? 13 GOAL: CITY COUNCIL TO CONSIDER CHANGES TO DEVELOPMENT STANDARDS IN MARCH, 2016 Start with Facts/Information. Newsletter mailed to Residents Community Meetings and Outreach Citizen Planning Committee Recommendations provided to Community Recommendations provided to City Council WHAT’S THE PLAN MOVING FORWARD? 14 FIVE MAJOR QUESTIONS 1.Development Codes, Building Codes, Architectural Design Review – What are they and how do they work together? 2.How close to the Property Line can a home be built? 3.How big can a new home be? 4.How tall can a new home be, and how is my privacy being protected? 5.What are my rights regarding construction and development? RESIDENTAL DEVELOPMENT IN ARCADIA – SPECIAL EDITION CITY NEWSLETTER 15 THREE “PRONGS” OF REGULATION CODES – HOW DO THEY WORK TOGETHER? •Lot Size, Siting of homes, Building envelope Zoning Code •Construction Standards, Safety, State regs. Building Code •Aesthetics, Architecture, Streetscapes Design Guidelines 16 Provides regulations for the siting and building “envelope” of a home on a lot, including: Height Setbacks Lot Coverage and Floor Area Ratio Open Space Garages/parking Accessory Buildings and Pools PRONG 1 – ZONING CODE 17 Governs how construction occurs on a lot. Uniform standards that apply to all jurisdictions in the region. Materials and Techniques Required Construction Inspections and Safety Low Water Use Fixtures Energy Efficiency Fire Ratings Structural Integrity PRONG 2 – BUILDING CODE 18 Guidelines for how a home looks and how it relates to its neighborhood and streetscape. Design Guidelines. Different from Code Requirements. Architectural Style Materials, finishes, and architectural elements Bulk and Mass Landscaping Overall Harmony and Compatibility PRONG 3 – ARCHITECTURAL DESIGN REVIEW 19 HOMEOWNERS’ ASSOCIATIONS HOA role in Arcadia is different from any other City; homes approved directly by community members. PRONG 3 – ARCHITECTURAL DESIGN REVIEW 20 SETBACKS – How close can a home be to the property line? 21 Arcadia’s front yard setbacks are the average of the two nearest lots with a minimum of 25’. This is similar to Sierra Madre, La Canada, Pasadena and Monrovia. San Marino has greater setbacks and Temple City has lesser setbacks. SETBACKS – How close can a home be to the property line? 22 Side setbacks in Arcadia are 10% of lot width for the first story and 20% of lot width for second story, with a minimum of 5 and 10 feet respectfully. Similar to most neighbors. SETBACKS – How close can a home be to the property line? 23 Rear yard setbacks are 25 feet for the first story and 35 feet for the second story. This is greater than many of our neighboring cities, the same as Pasadena, and less than San Marino. SETBACKS – How close can a home be to the property line? 24 Includes Second Story All Covered Area of Lot FLOOR AREA RATIO AND LOT COVERAGE 25 Arcadia does not have a Floor Area Ratio. Neighboring cities do, mostly on a sliding scale with larger FAR for smaller lots. FLOOR AREA RATIO CITY FLOOR AREA RATIO Arcadia N/A Pasadena Sliding scale of 27% to 37% per lot size Monrovia Sliding scale of 17% to 43% per lot size San Marino Sliding scale of 18% to 30% per lot size Temple City 35% to 45% and no greater than 3500/4000 square feet Sierra Madre Sliding scale of 16% to 35% per lot size Beverly Hills 40% FAR plus 1,500 square feet La Canada Flintridge Sliding scale of 24% to 36% per lot size 26 Cities have unique ways of calculating Floor Area Ratio. Some cities only count the “livable” area of the home and others count all buildings and features on the lot. Decisions on what to count are significant. The regulation could include: Basements Garages Porches High entry volumes Pool houses or accessory structures FLOOR AREA RATIO – How is it calculated? 27 Arcadia Lot Coverage is 35% for a Two-Story House and 45% for One-Story House. Neighboring Cities Similar: San Marino 18%-30%, Pasadena at 35-40%, Sierra Madre 40%, Temple City 50%. LOT COVERAGE -- Percentage of the Lot Covered by Buildings 28 FLOOR AREA RATIO AND LOT COVERAGE Case Study Home – Aerial Photo 29 FLOOR AREA RATIO AND LOT COVERAGE Case Study Home – Front View 30 Lot Size = 19,999 sq.ft. Home Size = 7,543 sq.ft. Garage, patio/porch = 979 sq.ft. High Ceiling Area = 300 sq.ft. Lot Coverage = 27% FAR (livable area only) = 38% FAR (all structures/volumes) = 44% FLOOR AREA RATIO AND LOT COVERAGE Case Study Home – Numbers 31 Height is a maximum of 25’ if lot is less than 75’ wide and 30’ if greater than 75’ wide. HEIGHT AND PRIVACY 32 Heights of homes in Arcadia are similar to neighboring cities. HEIGHT AND PRIVACY CITY HEIGHT Arcadia Lots less than 75 ft. wide = 25 ft. Lots 75 ft. or more = 30 ft. Pasadena Lots less than 75 ft. wide = 28 ft. Lots 75 ft. or more = 32 ft. Monrovia Lots less than 75 ft. wide = 27 ft. Lots 75 ft. or more = 30 ft. San Marino 30 to 35 ft. (varies by zone) Temple City 26 ft. Sierra Madre 25 ft. Beverly Hills 25 to 34 ft. (varies by zone) La Canada Flintridge 28 to 32 ft. (varies by lot size) 33 Measures taken through Design Review to protect privacy include: Use of landscaping Elimination or strategic placement of windows Reformatting floor plans to locate rooms HEIGHT AND PRIVACY A key consideration through Design Review 34 Property owners have the right to sell and redevelop their property and buyers have the right to propose a new residence on their property. Neighbors have the right to participate in the Design Review Process and the construction process. DEVELOPMENT AND PROPERTY RIGHTS -- On both sides of the fence 35 Vacant Homes and use of homes Drought, Landscaping, and Water Use Construction Fencing and Signage Site Maintenance Noise Construction Traffic Construction Hours OTHER IMPORTANT ISSUES AND FREQUENTLY ASKED QUESTIONS 36 Accelerated Schedule to Complete Zoning Code Community meetings and Committee work toward proposed changes to Residential Development Standards Recommended Changes Released to Community for review City Council to Consider changes in March 2016. WHAT HAPPENS NEXT? 37 Simple survey on views on residential development. Paper copies available tonight, or go to City website and take online at www.ArcadiaCA.gov. The Survey is on the top of the page. To make comments or to get on the mailing list: DSD@ArcadiaCA.gov or call 626-574-5490. TAKE THE SURVEY & PROVIDE COMMENTS We want to know your opinions! 38 WHAT SHOULD OUR CODES LOOK LIKE? COMMENTS – QUESTIONS - SUGGESTIONS COMMUNITY MEETING RESIDENTIAL DEVELOPMENT STANDARDS November 4, 2015 Thank You for Being Involved! 39 Attachment No. 3 Attachment No. 3 Survey Results and Comments from Community Meetings QUESTIONS #5 and #7 Page 1 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 10,5003,6000.34 On smaller lots 400-500 SF of basement should not be calculated in the FAR any additional counts towards FAR. Basements should not have outside entrances since this might crate separate apartments for rent. 15,0004,8000.32Add a FAR on a sliding scale with lot size (35% at 10,000 to 20% at 50,000) AND take account of the neighboring homes at least 3-4 on EACH side and front and back (about 12-15 surrounding homes). Question 4 should add this option: FAR (+) Surrounding Neighborhood. 12,5003,5000.28 The FAR is desperately needed. It should be higher % for smaller lots and lower % for bigger lots. I think 3,500 sf total on a 10,000 sf lot makes sense going up to about 10,000 sf on a really big lot like 50,000 sf that is over an acre. This will help to keep the open spaces, the views and not feel like houses are too densely packed. That aesthetic of openess is hard to capture in numbers so you have to have a FAR and also consider the neighborhood like several homes on all sides of the new home or remodel home. 13,0004,5000.35 The new homes are too large and also not affordable for young families. I couldn't life in Arcadia if there were no modest or smaller homes. That is really changing the city. Also, the homes are too big and also too close together. Where are kids to play and I don't want to see a wall or windows right next door. So we need a FAR and also greater distance between the houses to keep more open spaces. not necessarynot necessary No comment 10,0004,5000.45No comment 20,0008,0000.40 If the association ARB's are supposed to have an say about the final home design how do explain some of the houses that are being built in the Highlands? I have seen quite a few that must have been approved by the city over the dead bodies of the ARB in the area where they are built. 8,0004,0000.50FAR is not necessary because Arcadia has lots of big lots that can have bigger size house build on it. 10,0002,5000.25No comment 10,4004,500 (2 story)0.43No comment 10,0005,0000.50No comment 10,0005,0000.50 If people want to build, according to rules, then let them. The US is built on freedoms. Why do people complain about things so subjective like "I think it's big"? Is it? Don't stare at it. It won't hit you. I should complain about old moldy ugly homes that are falling apart from termites! 10,0003,6000.36 Yes, please consider Arcadia's future 10, 20, 30 years from now in terms community diversity and affordability for all citizens. What will Arcadia look like in the future. Will your children or grandchildren be able to afford to live in this wonderful community if there are few homes left that are affordable for the average American. QUESTIONS #5 and #7 Page 2 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 7,630 R21,800 ea unit0.24 The design review plans should be available online so people can view them and make comments & suggestions before the community board meeting. Some new homes seem out of place with the old homes. It seems that some of this large homes are housing 4-5 families and take up the parking spaces. 16,5005,5000.33 A sliding scale FAR may be appropriate. The larger the lot, the smaller the FAR. The FAR should only consider the dwelling, garage, basement, pool/guest house, but should not consider covered patios or porches. 12,0004,5000.38First, start with a building moratorium, like surrounding cities have. 13,0003,9000.30 1. We should take into consideration about the future of the City of Arcadia. If we want to see the city urbanized, then there is no need of restrictions, but we don't believe residents of Arcadia like to see that happen. When we moved to Arcadia 45 years ago, we considered it as a very nice residential area with excellent school system. However, it is no longer true. South Arcadia has become an ugly area fully of ugly huge houses, unfriendly people and increased crime rate. We would like to see North Arcadia remains a nice residential area. Our son graduated from Arcadia High in 1984, when we moved to the East Coast, he missed Arcadia very much. However, when we moved back in 2005, he came back to this house, and he hated the area, especially South Arcadia. He thinks that Arcadia is no longer a nice American suburban town, it has become an Asian ghetto area. (We are Asian, came to the United States 50 years ago to pursue higher education. We have well adopted Western Culture). 2. We have a high influx of Asian people to the area, some of them maintain Asian mentality without appreciation of the Western culture and tradition. When we attended the Community meeting on November 4th, majority of Asian people raised hands to support building big houses! It appears to us that they wanted to see Arcadia becomes Shanghai suburban. 3. We repeat that we should take into consideration about the future. At present, we have big increase in population because of new immigrants. However, this will not last forever. When the big influx stops, our City will have plenty of huge empty houses. It will be too late to convert Arcadia back to the status of "nice, quiet, residential town." 4. We strongly feel that new buildings should be built according to the neighborhood. Please give back authority to Homeowners Association. We were disgusted to hear people indicating that the City Councils over-ride HOA's recommendation because there were some "money passed out under the table." Developers are interested only in immediate gains, they are not Arcadia residents and they don't care about the future of our city. 10,0003,0000.30 Keep North Arcadia as a lovely, quiet American residential area. We should prevent building inappropriately huge houses in our neighborhood. Please don't turn North Arcadia into ugly South Arcadia! 7,0002,2000.31No comment current measure is suficient current measure is suficientNo comment QUESTIONS #5 and #7 Page 3 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 10,0005,0000.50 I do not think there should be one set standard across the entire city. There are distinct neighborhoods in Arcadia as represented by the HOAs and then the South Arcadia area. Why not have a set of standards for each area? That way existing residents can be more assured new development will be tailored to their specific area. Newer property owners/buyers/ developers can also benefit from more clear rules that area not subject to the incredibly subjective (and some would argue, arbitrary) design review process that is taking place. I do believe that there are some valid concerns being voiced by a select minority of people - but I am very saddened by the overall tone, tactics, and demeanor of this conversation taking place in the City. Even if they are a majority it would not matter, I don't think we should strive to rule by the bully pulpit here in Arcadia one way or another. I hope once and for all this development question can be settled in Arcadia and that all sides will walk away with a clear understanding of the city's development objectives, rules and regulations, and what property's owners rights are and are not. This is a "Community of Homes" and I am sad that for many of my neighbors the sense of community has become threatened by the acrimonious nature of the dialogue that is taking place. 26,00010,0000.38 No comment 7,5003,0000.40No comment 14,0003,5000.25 No comment over 20,000 no more than 5,000 if one story 0.25 Please take personal issues out of making regulations. However, I do see a need to consider maintaining the neighborhood with proper size and designs. As to empty homes, there is a need to discoruage. Maybe by enforcing a new code for added patrol with owner paid expense? 9,0003,000 max0.33 Some corner properties have hedges planted right up to the curb and they block driver's view while making a turn 4,8002,4000.50No comment ??No basements…they raise the height of the homes. Most homes are a lot higher than two stories with the 10 foot ceilings etc. These are much too high for the surrounding neighborhoods and the privacy of neighbors and loss of view. 20,0004,5000.23 Get it done!!! 9,0003,0000.33No comment 11,0003,0000.27 Please adopt at least what's proposed in the ballot initiative. Home size should be based on the size of the lot as well as the surrounding neighborhood. 12,000 not bigger than 4000 sf 0.33 No comment 13,0003,5000.27 The size of the home should take into account whether it will be overlooking the neighbor and whether it will diminish the value of the house next door such as by impeding sun or view. QUESTIONS #5 and #7 Page 4 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 10,0002,5000.25All new builds should adhere to today's code with no variances even if neighbors homes were built in a different year within code and considered grandfathered by today's standards. New builds should not gain footage because of its neighbors grandfathered code. 9,8002,7000.28 As a longtime homeowner, I strongly believe I have the right not to have my privacy invaded and natural sunlight cut off by someone who moves next door to me. "Property rights" means rights for existing homeowners who have been paying taxpapers for years! I also believe architectural styles traditional to Arcadia neighborhoods should be adhered to. Thank you for asking for our input!! 13,0002,500No comment 9,800 35% for 2-story house 0.35 Arcadia has 8.8% property value increase, We are in right direction; we don't need ballot initiative, just let City Council do their job! There are many excellent planning guidelines Homes that are proportionate to the lot size No comment no answerno answer Developers and Contractors should be rated by the neighbor after jobs are completed and future projects should be awarded only to those with good reviews. 7,5003,5000.47 No comment 12,3003,5000.28No comment No comment20%0.20 Moratorium!!!!!!!!!!!!!! 8,7004,1000.47Design review in most cases is very bias. 8,2002,5000.30 Surrounding neighbors should have a right to oppose when someone want to build a mansion next or across the street from me which will take away my privacy and my mountain view. We choose to live in Arcadia because we love the single story ranch style home with open spaces between neighbors. Now with all the mansions in the city, the open space between neighbors are taken away and some of our streets looks like rows and rows of mansion townhouse. This is Arcadia, not San Francisco. It is a great concern of mine that some of the mansions becoming a multi-families housing or boarding homes with people moving in and out instead of the traditional single family homes. 17,500 4000-4500 sqft for 1-story house, 5500- 6000 sqft for 2- story house 1-story house 0.25 2-story house 0.35 No comment QUESTIONS #5 and #7 Page 5 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 14,0003,0000.21Neighbors must have privacy and preservation of existing views. 700030000.43No comment no answerno answer I live in a condo in Arcadia but I'm aware of the current discussion of the oversized new homes. I'm not quite fond of those newly-built mansions because of their lackluster style. But they do bring financial benefits to the city (building permits, property tax, etc.). I believe the owner of the land should have the rights to decide the style and size of the house to be built on his/her own land, as long as the building plan conforms to the Building Codes. no answerno answerI was born and raised in Arcadia. My family has been here since 1950. Very sad about the way the city looks now. Progress is good - mansions squeezed onto little lots is not progress, it's just a sad example of what happens when nobody is regulating development. 9,0331,4000.15No comment 16,0003,0000.19No comment 6,5001,5000.23No comment No FARNo FAR No comment 10,0002,6000.26 This situation is out of control, the city has become a patchwork cloth of opposing teams. Let us vote on the appropriate measures to make it great again. 6,9002,8000.41 Given California's ongoing drought, new houses should have limit the number of full bathrooms to 3 or 4. It is unwise to be approving new houses with 5-7 bathrooms on lots that used to have homes with a maximum of 2 baths. The showers, sinks and toilets, even if they are low flow, have the potential for huge water waste/consumption. Allowing this number of bathrooms is foolhardy and only puts a strain on Arcadia's infrastructure and water resources. Also, allowing new homes to sit vacant for months at a time is not wise. This is a safety concern in neighborhoods and could potentially encourage vandalism, loitering and illegal activity. 10,0002,4000.24 The city council should enact a moratorium on new construction. The city should perform an environmental impact study of the effect of continued new construction on the environment of the entire city of Arcadia. The existing character of neighborhoods, privacy, and maintenance of existing views must be preserved. Existing healthy mature oak, liquid ambers, sycamores, magnolias, and pine trees should be protected from removal. 12,0003,0000.25 Arcadia has always had mostly ranch homes and large lots. With that being said, I think times have changed but the idea that enormous homes be built on the entire lot size is ludicrous and should be regulated. Even the large homes in the Foothills and were built in the 70's and 80's left beautiful manicured front yards and privacy for their neighbors. There is nothing beautiful or unique about building a monstrous memorial to yourself and taking up an entire lot to do it. 10,00030%0.30No comment QUESTIONS #5 and #7 Page 6 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 20,0007,0000.35 I don't like the current ballot initiative that is circulating. It will harm our property values, there is nothing wrong with building new homes. We need the space. If there is no demand for newer bigger homes then there wouldn't be a supply. Let the market show us what is needed. 17,00040000.24 City control, not Ballot control which ties hand's of City Planners to address changes as needed for future adjustments as City growth evolves and needs change. 10,0001800-30000.30No comment 800040000.50 Arcadia does not have to look like it was in the 1950 or 1960. Design review is good enough to ensure a new house is acceptable to the neighbors. Common sense is more important than rules. 26000100000.38No comment 27000up to 80000.30Each new development should be judged on a case-by-case basis. Please don't let a small but vocal minority of Arcadia residents who oppose change (and not just in real estate development…but that's another topic) dictate policies that affect everyone. 1000030000.30 It is time for this city to adopt a FAR just like surrounding cities. 720016000.22No comment 1100018000.16 No comment 970021000.22No comment 1600080000.50 Arcadia is top 6 most expensive housing market in the US, please DO NOT make it dropped! If down sizing, who will pay for the value loss? City or all residence? 3000 ?5000 ?0.60 ?No comment 1700050000.29No comment 1025030000.29 A FAR as a I understand it is absolutely necessary; its the biggest difference between Arcadia and other cities. But must also look at the nearby homes, at least 3 or 4 on each side and across street. Don't build bigger than 50% more than these homes even if the FAR allows more. This will help to preserve the consistency of neighborhoods and prevent the "canyons" of houses. 975022000.23 You need to consider houses all around and build no bigger than 30% more than the average house or else up to the limit of the new FAR, whichever is SMALLER QUESTIONS #5 and #7 Page 7 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 12,500 No more than 3000 which still can have 5 bedroom and 3 or 4 baths 0.24 You must limit the house size based on the lot size. Houses are built way too big - massive in fact - so also count the second story and garages since its all the buildings that make it look too big. It would be a good idea to also include the size of houses nearby and don't build a lot bigger than those even if the laws allow for more. That way the neighbors won't get so mad and the area won't change so much, just be newer looking. Lastly, too many oak trees and sycamore trees get cut down. My friends house had 3 oak trees removed next door. I thought you couldn't do that. Who is getting money to approve these things. Makes me wonder that the city is dishonest and can be bought off. That is terrible. Thank you. 120002,2000.18 Multiple construction sites going on at the same time on the same street or neighborhood. I've had to listen to and put up with this on my street and around me for 2 years. Existing homeowners shouldn't have our way of life bothered for developers, et al to make $$$$. My view is also partially obscured because of a home being built 3 house north of me . 1800045000.25Can something be done to protect views? 1000040000.40No comment 1000035000.35 Not all new home designs are bad. The two story homes are just too large for the lots and significantly impact the privacy and sometimes the views of the neighbors. 17,8203000-45000.25 Arcadia is no longer a community for middle class families, but an area for rich foreigners to invest and speculate. I an my wife could not afford to purchase our home, if we were to purchase it today. Shame on previous Arcadia City Councils, going back to the 1980's, for allowing this to happen. 1000055000.55 I attended last night meeting and I believe the city should consider dividing up the city into four differed sections and four different FAR's. I also believe that the maximum hight requirements for business districts and multi-family dwelling should be increased to 52' from it current levels, along roadways that have 3 or more lanes of traffic for each direction, such as West Huntington Drive. 2000055000.28No comment 1200060000.50 No comment 930035000.38No comment 260021000.81No comment no answerno answer I think that significant decreases in new house sizes would negatively impact on property owners whose homes are currently not in vogue and whose value lies in potential structures that can be built. The suggested changes that are being considered are coming about 20 years too late. This rezoning would be a boon to developers that have received approval for their plans. QUESTIONS #5 and #7 Page 8 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 1500050000.33 I have spoken to a few real estate agents about the current market value of our home in lower rancho and the first thin they mention are the possible new regulations devaluing the value of our property. Majority of buyers in Arcadia are most likely wealthy foreign developers or wealthy families that would like to live in an excellent school district. 17000+6000-70000.35-0.41 I feel that the Save Arcadia group is putting out information that is not accurate and it is very misleading. Some of the homes built are too large, but the majority are lovely new homes that are replacing old tired homes. Do the zoning codes need to be worked on, absolutely. However, I would really hate to see a group of mainly older people freeze this city in the past because they cannot deal with change and keep this city from moving into a future where it continues to be the best city in the US to raise a family. 1500050000.33No comment current codecurrent codeNo FAR 1100035000.32These 4500 sq home on a sub 10,000 lot are to large no answerno answerFAR is a bad idea 1150035000.30 No comment 100003000-32000.30-0.32 Basements should be no larger than the first floor of the house and no larger than 1500 sq ft. New homes should fit in with the rest of the neighborhood. 28,976 - significant size is unusable natural hillside 25000.09 I am concerned about the ratios being based on "usuable square footage" not just square footage. This could be an issue on lots close to the hillsides or on the hillsides. From what I know that is not taken into consideration. 10,50035000.33No comment 850025000.29 The City Council members should be working for the residents, not developers and political donations. What they are doing should be illegal if it isn't already. 19,0003500-40000.18-0.21 Unnecessary removal of mature trees, cooperation with builders and architect to avoid water run-off from damaging a neighboring house 0.733,500? We moved here in 2012 when Disney relocated us from the Bay area. We chose to live in Arcadia because of its beauty and the wonderful 60's home we purchased. The lot we are on offered us privacy while only taking @ 30 minutes to get to Burbank. However when the home next to us went up for sale we were ready to move again if they had a huge home. Everything we loved about being here would have been eclipsed by the loss of invaluable privacy and peace while still being in LA. In the Bay area there are very difficult building codes and neighbor sign offs. Plans are public and neighbors have a say. When a house gets built it is because an agreement is reached and that makes for better neighborhoods. QUESTIONS #5 and #7 Page 9 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments no answerno answer There was no need to allow developers to come in and start building massive mansions just because people have money to have them built. It's all about greed of the city council for property tax revenue, greed of the developers and showing off wealth of the Chinese who buy the homes but let them sit empty. It has changed the whole neighborhood into somewhat of a ghost town in area's leaving it open for vandalism. We don't know our neighbors anymore and it has destroyed Arcadia as a city and our schools. We've had to send our kids to private school. As the housing market goes into a downturn, these buyers will soon no longer have the money to keep paying the high property taxes so they will foreclose and ruin our property values in return. Its a disaster all the way down the road. Very sad!! 19,500 w hillsides30000.15 Per above question 1 - new homes are too big, some too tall and do not fit in with surroundings. Especially in S Arcadia there were/are no controls and looks like the city ahd no plan for a well developed community of homes with aesthetics in mind. The city allowed developers to shape the look of our city with no thought to how it would look after many years of massive new development. There needs to be more controls on the look, style, size and materials used. Arcadia can still be a beautiful community of homes if the new homes built reflect a more reasonable size and traditional style that includes character and simple detail that are not gaudy. 2300060000.26Put a code in that is more restrictive so we do not become a rental apartment size building city. 3300060000.18 We believe one story homes help preserve the privacy of surrounding homes. Would be open to more square footage for single story homes. 1183122640.19 A basement should be a few large rooms, not a kitchen, bath and bedrooms with a separate entrance. QUESTIONS #5 and #7 Page 10 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 10000 4000 max for a 2 story. Appr 3000 with single story. However, this is for Highlands HOA. I feel differently for South Arcadia - they should/can be much bigger .40 for 2-story .30 for 1-story Here are my thoughts on building code changes. 1. Underground/basement must be allowed. We should be allowed unlimited square footage underground for ANY purpose and it should not be counted toward anything above ground. This can keep neighborhoods harmonious and compatible by hiding space underground. The city of Rolling Hills Estates has this rule - only single story houses are allowed in Rolling Hills Estates, but large underground space is allowed. 2. A FAR would be appropriate for the Highlands HOA (and other HOAs). Since the Highlands has not been mansionalized yet, a FAR would keep the Highlands harmonious and compatible. And again, underground space must be allowed and unlimited in size. I'm not necessarily a fan of FARs but since resolution 6770's guidelines are open to such varying interpretation, it would be more appropriate to have a FAR for the HOA. 3. For other parts of Arcadia, there are many neighbors that have been mansionalized, it would be appropriate for a smaller house to be rebuilt with a mansion in order to be harmonious and compatible. It would be unfair if an older house that is surrounded by new mansions to not be able to build an equal sized mansion. Because, first, this older house is devalued by being surrounded by mansions, then, if you weren't allowed to build an equal sized mansion it would add insult to injury. In addition, certain areas such as the Whispering Pines gated community, mansion are the norm and expected. You shouldn't limit their size. I understand that it will be difficult to please everyone. There needs to be a formula or equation that can address square footage for different situations. One size does not fit all. - ie a 6,000 sqft mansion on a 10,000 sqft lot may be appropriate in South Arcadia, but not in the Highlands. Or a two story house would be more appropriate than a one story house depending on its neighbors. I'm not against large houses. I'm against houses that are not harmonious and compatible with the neighborhood, way out of scale, block views, and lose privacy. Also, newer, larger mansions shouldn't have the same rights as older, original houses in regards to privacy and views. Since the newer mansion ruined the older house's view and privacy, the older house should have every right to block the views and reduce the privacy by rebuilding a new mansion next to it in order to make the neighborhood harmonious and compatible. Signed: Robert Tong, Resident of the Highlands, Arcadia no answerno answer The building office shall monitor constructions more closely and enforce builders to flow the approved plan in time. 1100025000.23 In comparing new home development to existing homes, they should be compared only to homes that have been in existence 15 or more years. I am not good at lot sizing but… 3K to 4K sq house in 99% of arcadia is fair We need limits like all the other cities around Arcadia. We are becoming the new Glendale - people openly laugh at our "big" houses at my work in Redlands Ca - they even know our problems. 735525000.34No comment 1300050000.38If basement is used as wine cellar or storage, I don't see any problem…but not to use as a living quarter. currentcurrentNo FAR QUESTIONS #5 and #7 Page 11 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 670023000.34Somehow not to allow empty houses, e.g., non-occupancy tax 800030000.38No comment 1400048000.34No comment 1200036000.30No comment 190003000-40000.16 - 0.21Would like to wait on all residential building until new codes are in place 1000050000.50 Making home smaller, which will make a lot of residence's lifetime savings depreciated a lot, City should rethink and reconsider it again and again 2200066000.30 I attended he meeting in which the house next door received approval. However, the plan that was approved was significantly modified and yet immediate neighbors impacted by these changes were never noticed. The lack of transparency in this process must be addressed. 1800050000.28New housing development is inevitable…lets do it in a sensible, sensitive manner 4356060000.14No comment 2500060000.24 By allowing homes 2-3 times the size of the adjacent homes to be built destroys the character of the street and immediate neighborhood, and removes any incentive for the encroached upon neighbor to maintain his home since in the future his property will only be sold for lot value. This has the effect of degrading the overall quality of the neighborhood. 720030000.42 1. Arcadia should develop an FAR that includes ALL rooms, basements and garage(s). 2. Neighbor's views need to be considered. For instance, a 2 story home north of us would block our view of the mountains. 3. Almost all new homes are boxy 2 story large buildings. More variety in the architecture of new homes needs to be condered. 4. Neighbors need to be notified of any proposed variances. All neighbors in say 5 homes on either side of the proposed new home need to be notified of the planned home and its intended variances to existing codes. 5. Regarding lot coverage, for a 2 story home, lot coverage should never exceed the 45% and 35% already on the books. The home next door to us exceeds the 35% lot coverage for a 2 story home. We were never notified of the lot coverage of that home. 1900065000.34No comment 1000030000.30 New homes need to take the size of the neighboring homes and lot size into consideration. Homes that are two or even 3 times larger than the neighboring home destroy views, privacy and the character of the street and neighborhood. Please adopt a reasonable FAR so that the home owners who bought into a particular street or neighborhood, don't have to fear that the unique character of their street will be radically altered by the building of outsized homes. 1600035000.22Clipping the roofs make the houses seem enormous - no clipping of roofs! Privacy! 2300080000.35No comment QUESTIONS #5 and #7 Page 12 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 1800045000.25 Consult FAR's of other similar cities, such as San Marino, Sierra Madre, La Canada. A good beginning. Don't let north of the freeway and just south become like South Arcadia. 1500040000.27 Please adopt a FAR that is similar to those of surrounding cities. The oversized houses, especially the newer ones in the Oaks, are mostly vacant and are used purely as investment vehicles for out of area investors. These vacancies are ruining the feel of the neighborhood throughout the City. Please take into account the people who are living in Arcadia and plan to stay, over those who are using the city's lax building codes to make a buck, and over those planning their exit strategy. 1500050000.33No comment 1800035000.19No comment 2178050000.23 Scale and compatibility are important. Maximizing square footage on speculation homes to increase sale price is short sighted. Property values are related to the beauty of the entire neighborhood not just square footage. 2500070000.28No comment 1200040000.33 New homes that are two and especially three times larger than the immediate neighboring homes destroy the character of the street and compromise the privacy of the neighbors. Please help the city adopt a reasonable FAR so that those streets that have not been mansionized to date can retain some of their character and open space. 2500055000.22The City of Arcadia should adopt an FAR that is consistent with those of the surrounding communities 8700?I have lived in the Gardens for 46 yrs. I wouldn't mind if the Gardens became a community of mansions! Don't knowDon't know We are strongly opposed to a FAR, and we are glad we do not live in a HOA part of the city. We do NOT want the legislation proposed by April Verlato et al. The current guidelines and laws for construction are acceptable with minor tightening of restrictions. 780035000.45 I strongly recommend that the new zoning should take into consideration of infrastructure, such as sewer, water, power, etc. Demand for the infrastructure will definitely be much higher, especially for the multi-family developments, such as condos and town homes. All new developments shall take into consideration of preserving the existing trees and landscaping. 950035000.37 We are not just concern with the measurable size of the house is too big, we are more concern with houses that were "look" too big and not harmonize with the neighbor. 636635000.55 We are being regulated TO DEATH! Other than hideous designs, owners should be able to develop their property without more onerous restrictions. New development increases values, tax revenue, jobs and local business. 1850040000.22 Council members that receive contributions from developers and or real estate agents should not be allowed to vote on architectural appeals. QUESTIONS #5 and #7 Page 13 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 70003000 max0.43 Hope this so call "Arcadia against Mansionization" group is purely concerns just about zoning regulation and has no other hidden political or racial agendas behind it. 1000030000.30No comment 1800068000.38 The issue is not size of home or floor area ratio. The problem is new homes of contemporary style are being built next to ranch style homes and they are out of character with the neighborhood. Do not change the zoning code to fix a design issue. The City of Arcadia needs to have better design guidelines and make sure new homes are designed to be compatible in architectural design with the neighborhood will be less of an impact than a new home that is designed to stand out like a sore thumb because you can build a large home that is architecturally compatible with the neighborhood and there would be no complaints from neighbors. And last note, there is not one size fits all solution. By implementing a floor area ratio you are punishing property owners with small lots and not really solving the problem. My suggestion is to require Design Review for all new construction to be reviewed by the Design Commission and neighbors within 500 feet should be noticed of the public hearing to support or oppose the project so they have some say about what gets built in their neighborhood. Thank you for seriously considering my comments. 1200030000.25Floor Area Ratio definitely needed. 750045000.60 No comment 1000050000.50Arcadica should NOT be like other surrounding Cities, they look so cheap. We like how it looks right now. 920055000.60 I think the redevelopment of 60 year old is appropriate. 800024000.30 1. Protect old Ash trees & many other species from builders cutting down. 2. ARB members must be vetted to prevent conflict of interests. 3. No. 3rd stories. 4. Required geological studies to determine position of earthquak faults/liquification, etc. upon weight and placement on lot of home. 1000035000.35 No comment no answerno answer My home is constantly vibrating from the construction on Bonita Street and these vibrations have the power to damage the house. They are demolishing a house and have not contacted the residences of the street to warn them. Arcadia should have laws enforce that entitles homes that have been damaged by construction a settlement. 1000025000.25This issue should have been addressed 20-25 years ago. It's a bit late now! 830030000.36 Make sure to maintain the privacy of the neighbors, ie., proper blocks are required to a two floor home next to the single floor home. 100002000-2500.20-.25 More emphasis must be placed on the intended use of the property and not on its being an ivestment. In Arcadia emphasis in residential property must be more on it being occupied by upper middle income families living space and not potential brnb's, residence hotels and boarding houses. 1900055000.29No comment QUESTIONS #5 and #7 Page 14 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 1450065000.45 Increase setback minimums for both first and second floors and also increase the setback percentage of lot width for both floors. Reduce the house height vs the vertical angle from the front property line. no answerno answerThis use to be a community of one storied ranch style homes - let's keep it that way. 750037500.50Old and poorly maintained houses are a bigger problem in Arcadia, than new over-sized houses. 1700010000.06House is the most valuable treasure to residents, please don't make Arcadia residents lose their value! 16000160001.00 I love Arcadia because I love its building code & regulations that would make the city prettier & wealthier! I don't want to see any changes to it. Please remain everything the same! 750075001.00Don't let residents in Arcadia loose their house value!!!!! 9100100001.10Arcadia's building regulatiosn are too conservative! Bigger houses should be built to satisfy modern people's need! no answerno answer Homes should not be wider, taller,a nd closer to the street than in neighborin homes. This will require more regulation. I do not object to basements if they do not allow for boarding more people than the neighborhood can handle in terms of traffic and population density. I am taking this survey on behalf of my mother, a resident of Elevado Avenue in Arcadia. 1800090000.50No comment 9200100001.09 Arcadia is a beautiful city with big lots and big homes. Don't change the way it is now! 17000170001.00Big lot with big house is Arcadia! That's why we love Arcadia! Don't change the way it is! 1350050000.37 No comment 1050045000.43No comment 1200030000.25 Please help preserve the continuity of our neighborhoods. 2700060000.22No comment 900022000.24 The current City Council has usurped the documented responsibilities of the HOAs architectural review and approval functions, resulting in a proliferation of huge, ungainly structures that are totally out of character with the surrounding homes. Arcadia urgently needs a zoning ordinance that will encourage new residential development to recapture the harmonious floor area ratios (FARs) and design esthetics prevailing prior to 2012. 1000025000.25 It's really too bad that these large, ostentatious "mansions" are destroying the aesthetics of our neighborhoods. People in Arcadia have "pride of ownership" , and to see a big, ungainly structure next to a graceful home, hurst existing property owners, and offends their personal values!! Also, property values are expected to decrease with the increase in heterogeneity of neighborhood, architecture. 1500030000.20No comment QUESTIONS #5 and #7 Page 15 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments no answerno answer Arcadia was a town with only ranch homes. Building McMansion will increase the family size and put a burden on schools, water, electricity, police traffic creating pollution. Why do we cause so many problems wanting to build huge houses and then we have to find a solution that they cause. Stop building! 1000050000.50No comment 1200030000.25No comment 1300036000.28No comment 1400035000.25No comment 120002000-3000.17-.25 Arcadia has neighborhoods that have changed from communities of "homes" to communities of "investment opportunities". Our whole sense of community has in many case been sacrificed. It is tragic. 43000no answerNo comment 750036000.48Homes should definitely be considered with the style of the neighborhood. 1000040000.40No comment 1300030000.23 Ques 3: Only saying yes because design review process as it currently stand seems weak and does not protect neighborhood character. Ques 4: Answer D only if neighbors can be informed and have input. A design review process would be okay (instead of a FAR) IF neighbors are included in the review. Right now, neighbors are not informed of tear-downs until they see the building being torn down. Neighbor input should be sought in planning stages. 1600080000.50No comment 780020000.26 When residential homes back up to R2 apartments, those apartments should required they NOT build any closer to the back property line as required for R1 residential homes. Example, a new 2-story apartment behind our small house is permitted to build within 5 ft of the back property line. That's way to close to the residential property - no privacy. Gift to developers who always want to build out their lot as much as they can get away with. Big apartment developers behind my house wasn't even required to notify any of the adjacent homeowners before getting city approval to start construction. We had no say. The apartments have no back yard. Really cheapens the neighborhood. New homes in the Village should be under 2500 sq ft and single story because these are small lots for starter families. 1000040000.40No comment 320028000.88There must be a balance between building and maintaining the historical atmosphere of the "Community of Homes". Please do not make Arcadia look like Alhambra or Monterey Park. Overdevelopment will destroy the character of this city. Thank you. no answerno answer Yes, don't just give this survey to appease emotions about this subject. ACT on it! Thank you. Our neighborhoods are being radically changed in esthetics and not for the better! QUESTIONS #5 and #7 Page 16 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 3000090000.30 I think Arcadia is fine the way it is. I applaud the City for taking steps to get the public more involved in the design review process. I rather see new homes than older homes that are never updated or not kept well. 10200102001.00No comment no answerno answer New homes in the city of Arcadia should be built. Brings value and prosperity to the city. I feel safe in the city of Arcadia compared to city's around us. 11000110001.00I love Arcadia the way it is! Don't change anything please! 80002500 w/2nd story0.31Size and number of bathrooms should be considered, since we are all on water restriction…we actually should have a halt to building for a while…all these condos are adding more people, more cars, more traffic jams…our infrastructure is not keeping up with these things. 80002500 w/2nd story0.31Size and number of bathrooms should be considered, since we are all on water restriction…we actually should have a halt to building for a while…all these condos are adding more people, more cars, more traffic jams…our infrastructure is not keeping up with these things. 80002500 w/2nd story0.31Size and number of bathrooms should be considered, since we are all on water restriction…we actually should have a halt to building for a while…all these condos are adding more people, more cars, more traffic jams…our infrastructure is not keeping up with these things. 7800at least 50% of lot0.5 Restriction should only been imposed when safety, security, and privacy are concerned. Any restriction adopted should depend on scientific evidence rather than subjective point of view. 13000100000.77No changes please! no answerno answer Should use F.A.R. instead of lot coverage 100004500 + garage0.45Basements should be allowed with limitations, i.e., maximum export of dirt. 235006500 under roof0.28 I currently have 2900 sq. ft. heated area, 4,500 sq. ft. under roof. All roofed areas shall be a part of allowed size. All new home designs shall be approved by an architect. The Arcadia "Design Guidelines" shall be a part of the new standard. 900030000.33 Development is way out of control in Arcadia--something MUST be done. As councilman Beck said, this entire epidose of over development, birth tourism and Gemcoins is the most embarrassing event(s) in 100 yrs. Of Arcadia's history. Signed by "40 year resident of Arcadia, sick & tired of what's happening. QUESTIONS #5 and #7 Page 17 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 90002500-35000.28-0.39 Arcadia needs to consider the views and wishes of the RESIDENTS of the City, rather than surrendering to the self-serving developers (most of whom don't even live in Arcadia), realtors and foreign, non-citizen buyers (who use the property as an investment only and who don't live in them-they remain vacant). Arcadia desperately needs to get back to being a "Community of Homes", not "a City of empty mansions". Let's keep the distinctive neighborhoods that we were initially drawn to intact. The mansionization issue is destroying the unity of our city-itis very upsetting to witness the ugly divisiveness during city hall meetings. We have asked the city for a F.A.R. for decades. If somethign is not done, Arcadia will see the mass departure of those who have been the backbone of the city, and it will be left with empty homes and absentee owners. no answerno answer Second story additional set backs now in "Arcadia Wedding Cake" design. This is counter productive to execute historically accurate traditional styles. Rethink this requirement perhaps a compromise option. Not sureNot sure 1. Please consider requiring developers to follow a timeline that begins as soon as they put of the green fence around a property (house) that will be demolished so that we don't have to look at a green fence for months or years. 2. When a property is scheduled to be knocked down, please require that it be well maintained in the meanwhile, i.e., cutting the lawn &/or weeds. "What we do not need are properties around Arcadia that are unsightly. 880035000.40 No comment 750035000.47No comment 750035000.47 No comment 14000Per codeNo comment 14000Per code No comment QUESTIONS #5 and #7 Page 18 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 140004200 max0.3 I grew up in the SGV, and had always admired the "feel" of Arcadia; nestled in the foothills of the mountains there were trees and greenery, gracious and well-kept homes, large lots, and open spaces. I moved here because that's what I wanted to be surrounded by the rest of my life. Sadly, I've seen many of those attributes disappear and am now wondering where I will retire to. Since you're taking a survey, here is what I think: 1) People usually buy a home because they like the surrounding area. Recent development shows that home sales aren't because buyers like the surrounding area; buyers like our large lots. Period. 2) I don't like the way Arcadia has been marketed to such a specific segment of the population. Any business school will tell you that's a poor long-range plan. The only ones making profits off of these mega-mansions are the developers and one generation of homeowner. Once a property has been developed to the excess sizes we've seen, there's no room for any market appreciation. 3) Most current homeowner's figure once they sell their property, the existing home will be torn down and replaced by a mega-mansion. People aren't keeping up their properties because they figure it's a waste of good money. Our neighborhoods are beginning to look rundown. 4) This trend of selling to overseas buyers is negatively affecting our neighborhoods and schools. Homes are vacant (my next door neighbors come into town about twice a year, for a week's visit each time), parents of school-aged children aren't invested in the schools. Parent volunteering is suffering. The sense of community has evaporated. 5) The businesses in Arcadia are skewed so heavily towards one segment of the population, I find I have to go to Monrovia and Sierra Madre to shop and eat. It seems Arcadia is filled with strip mall businesses, most of which I have no idea what their business activity is. 6) I think there is a noticeable difference in the architecture and size of homes that are speculative investments by developers compared to rebuilds made by current homeowners. The developers are after one thing, maximize square footage to maximize profit. Overall, I liken what has happened to Arcadia to picking a college to attend, but then telling the college's administration you want to change everything to be the way YOU want it, instead of picking a college because it offers what you want. Quality stands the test of time, and I feel that the quality of Arcadia as it used to be, has been cheapened. 850025000.29 The City council should not have any power in approving homes. As it is now they are corrupt and in the developer's pockets. 19500?? I have found almost all of the objections to be biased and frivolous. The current rules are fine. All of these new homes have tremendously increased home values and will continue to do so. I have 2 major question for those against these homes: If someone offers you cash for your home, knowing that a new and much larger one will be built, will you decline and take much less money (non- cash) for a small or no rebuild? Are you happy to see the value of your current home decline to new regulations? Personally, I think bias, envy and jealousy of the Asians are the real root of this issue. My family moved to Arcadia in 1956 and I have owned my own home since 1983. QUESTIONS #5 and #7 Page 19 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments no answerno answerThe City of Arcadia waited too long. Apparently City Hall though development impact fees and other moneys paying for their CalPERS retirement funds were more important than the needs of the community. Moat working there need to be fired. 23000 hillside3500 max0.15No comment 1350040000.30No comment 810025000.31 I've lived in Arcadia for over 3 decades. I used to think that the master-planned communities in Irvine were abominations, today's Arcadia looks like a Salvador Dali's rendition of those communities. 1000030000.30No comment 10500 2500 w/pool; 3000w/o 0.24 w/pool; 0.29 w/oNo comment 900025000.28No comment 7000100001.43No comment 1550045000.29 In addition to the size (total sq. ft.) it is also important how the house blends into the neighborhood. The appearance from the street and adjacent house is very important. Specially privacy issues and blocking of light and views. 800045000.56 There are better solutions than mandates. Encourage people to work together, or form HOAs. Some people don't want to live under restrictions that prevent using their properties to meet their family needs, this is a taking of private property rights without fair compensation otherwise. 830030000.36Do something quick and change the code to limit home sizes before the city is over run with more mansion eyesores. 2700050000.19 I have lived in Arcadia for over 30 years and built what I thought would be a family home that I would remain in long after my kids have moved out. A place that my children and grandchildren would come to for family gatherings and holidays. A place where I would know my neighbors and have security in knowing that we looked out for each other. Unfortunately the city has sold out its long term residents with the building of these much too large houses that are sold yet remain unoccupied. Shame on you City Council. I will now be moving to a city that listens to it's residents and that has the feel of an American city that respects the opinions of its residents. This is a step in the right direction but still too little too late. 1700050000.29 1. Consideration for neighbors (parking-noise Sat/Sun. they do work on Sundays) 2. Saving Arcadia - its a laugh - the city should move ahead to keep the image that made us want to live here - property values were always going up Since April made herself queen of the Highland Oaks area and homeowner assoc. (she lost the view of the wash) we have lost value on our homes - 500,000 in our property. Check the sales in this area, they are lower & less frequent! QUESTIONS #5 and #7 Page 20 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments ??4200 I'm happy with the way Arcadia is developing, having lived here for 39 years. I like the larger homes that are being built if they are set back properly. They are beautiful. I feel sympathetic for the people that long for the "old days" because they are gone and will not return. Modern families need larger homes so that their children can have separate bedrooms. If the lot supports a FAR, and the proposed home fits architecturally, then let it be built if that's what the property owner wants. 1700050000.29No comment 895030000.34Stronger design guidelines not just "shoulds". 1578035000.22Hurry, the town is looking over run. no answerno answerThe building envelop should not be "filled up". Needs open space and much more articulation. 1400030000.21No comment 1300050000.38No comment no answerno answer HOA review board should have the responsibility to decide what best for their area not the Council should over ride that homeowners approval! no answer3000Have a time limit on Q & A 1025045000.44 No comment no answerno answerPlease give most of residents a chance to evaluate before change. 1600050000.31 No comment 1400065000.46No comment no answerno answer Any change should be minor. In the meeting, City Manager stated City Council will make decision based on the majority voice. How does City determine what is majority? Please remember many people live in Arcadia do not has legal status to vote. What does City plan to do to this issue?? Many residents are concerned. 1600050000.31No comment 7500 3000 1story; 3500 2story 0.40 1story; 0.47 2storyNo comment 30000100000.33I do not expect to see security gate in front of house, leave it open, Arcadia has too many jail-style house 1780040000.22 1. When "residents" speak at City Council about development, have them state whether or not they are any financial interests in development in Arcadia. 2. Make "applicants" identify ALL investors in the project. 435602500-32000.06-0.07No comment 1200045000.38 1. Even if new zoning code established, there should be grandfather clause for rebuilding of non-conforming property under the new code. QUESTIONS #5 and #7 Page 21 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments ??4000 I know there is noise during construction but must we also be required to endure hearing radio music all day long. There is no peace ever!! Why must we live next door to something more like an apartment than a home which blocks our sunshine and we lose our privacy. We got NO notification of the construction next door to us @ 63 W. Camino Real to see what was proposed before building began. no answerno answer The builders dirt & build up the lot 2' on the foundation - where is the 25' high measured from? Side yard is 5' before the wall is built around the house which shrinks the side yard to 4-1/2' - TOO CLOSE. Large 10' windows look right into our pool & backyard. No privacy for us! no answerno answer More than think about F.A.R. Arcadia not allow 2nd unit and front & back subdivided. (only allow left & right subdivided). Many other city have the code of 2nd units & front-rear subdivided so then can have their house more efficient & convenience. *need think those issue with F.A.R. 1100030000.27 I am concerned that many recently purchased homes are vacant. Another concern is that new homeowners are not maintaining their yards, especially front yards. Most of homes in my neighborhood used to be propertly maintained. That is no longer the case. Many of the homes now are poorly maintained. There is a lack of pride of ownership. 10668no answer I think the code should be loose enough to allow flexibility, creativity, freedom, and lifestyle. The additional enforcement should be an issue for design review. 2000045000.23No comment 2000040000.20 No comment 8300no answerNo comment 4000no answer Gates create an uncomfortable feel. Basements pose a safety risk. Design should be based on the style consistent with the street. 950030000.32 No comment 900045000.50 City by using landscaping, elimination or strategic placement of windows, reformatting floor plans to locate rooms…are doing right and try to preserve the beautiful City of Arcadia. 2000080000.40 Let them build but make them put trees back. There are too many newly built homes that tear down big trees. I think the trees make Arcadia a better place. 1320060000.45FAR of 50% is ok no answerno answerIf FAR then 50% 1400062000.44FAR of 50% is ok (no HOA area) 1500060000.40No comment 500018000.36Reduce rear setback on lots less than 75" deep (15' rear seat back) QUESTIONS #5 and #7 Page 22 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 750025000.33 1. Why city so lack leadership to address this issue (development)? 2. Can move sustainable landscape/house design to be incorporated. 3. Can city provide more info regarding the impacts to property value when new zoning code adopted? 1370050000.36No comment 1350040000.30No comment 150005500-6000 New home over 6000 sf floor area should have special review under current code. Oak trees or other huge trees in your back yard to be allow to move out or relocate it. Is city plan dept. available rating top 10 good designer new house each year, it may help resident to built quality high house. 1000030000.30No comment 28000100000.36No comment 1100040000.36No comment 1600065000.411. Keep lot coverage calculation. 2. No drastic change. Otherwise, it will affect both in property values, city budget, school fee to school. 3. For the last 10 years Arcadia have been modernize & improved significantly. 4. We are Arcadian. No other city have what we have. 2178030000.14Space & trees once defined Arcadia. Those characteristics are being lost. 1750065000.37 FAR should not be a big different of those newly built home. Arcadia has been develop for more than 20 years. If the FAR a lot different then the existing one a thousand home will fall into non-conforming and create unfairness. 48000120000.25 No comment 1800080000.44 I am happy with the current zone coding. If possible, HOA should be removed from the power to approve design & size of home to build. 88003500-4000No comment 500022000.44 1. Linear scaling of FAR not step wise based on lot size. 2. Exceptions set for small lots so that it's easier to keep neighborhood uniformity. 92005000 or less0.54 The size of the home should be based upon the zoning, just as long as the home falls within the guidelines (current codes), development should be allowed. 900050000.56No comment 20000100000.50 Changes is happening all over the world. New to replace old. This is true in almost all aspect of life. I believe the changes being as recommended is from residents who have been living in their homes for 40, 50 years. They may be reluctant to accept new homes regardless of how large or small the homes are. We all enjoy the vast investment into our city. Many relocated to other cities using the money gained from their sale. None of them complained. They love it! QUESTIONS #5 and #7 Page 23 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 800035000.44 1. HOA members should not be volunteers-avoid personal interest & bias. 2. Should have different zoning code-HOA & non-HOA area. 3. Grandfather law should be allowed. 4. 2nd story should be out least 8'6" high. 5. City has responsibility to educate residents the consequences of the ballot initiative such as non-conforming issue. If lawsuit comes up because of the ballot, taxpayers are suffering. We believe in city & rely on city to alter resident on any bad impact. 1000030000.30No comment No commentNo commentIs it too late? 1600065000.41No comment 1000050000.50No comment 2000085000.43No comment 26000100000.38No comment 1250040000.32 Besides registering empty houses, could we not require lights in the evenings. Turn lites off in daytime. Oxford has 8 empty houses. Notification area. no answerno answer I do not think Arcadia should adopt a Floor Area Ratio. I see lots of large houses with designing landscaping. They are beautiful. I do not think big houses make Arcadia less gorgeous. They make the community even better. 21780 2000-3000 unless you add underground space 0.09-0.14 You should also consider the amount and type of vegetation/landscaping, & work to preserve existing trees (both native and non-native, established trees). The first thing developers do is bulldoze everything on a lot. Also, is there any consideration to housing affordability & balance within the city? Large structures may increase property dollar value but you must be careful to balance that with quality of life issues. Having some open space, lack of overcrowding, incorporating greenery & other parklike elements adds to livability & desirability of communities. 1800075000.42 Since we are very similar to surround cities in your handout - there doesn't need to be a change unless the goal is to make Arcadia zoning codes smaller than all of the surrounding cities? Why? For what reason should Arcadia have stricter density rules? 900042000.47 No changes. I think the city has already very strict in codes especially smaller lot. Changes cause too much of our tax payer money, time & manpower. Residents have the right and freedom to build. 900045000.50No comment 1240040000.32Not enough backyard. Building envelop too large. Should not build to envelop. 11000 ?not sure; no more than 30%Too big for lot--fat ladies in tight clothes. no answerno answer Home values are in a downward trend in Arcadia. Too many giant houses & too few buyers. Lack of free & open space within building envelop. Envelop should not be filled up. 200008000-90000.40-0.45No comment QUESTIONS #5 and #7 Page 24 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments no answerno answerArcadia is a great place to lvie but houses that are too large for the "feel" of the neighborhood are just ugly. 1840068000.37Current lot coverage requirements are sufficient. FAR should be comparable to current requirements. Could understand some stricter requirements for lots under 10,000 sq ft with frontage under 75 ft. In 10 to 20 years many ranch style 50's homes will be falling apart. no answerno answer These mansions are way too large. The entire complexion of Arcadia has changed. Look around, Arcadia has gone down, looks run-down. Yards not kept up. West Arcadia used to be a beautiful area for shopping, etc. It's all gone. I think its too late to change much. Big money has come to Arcadia! The Arcadia we knew is gone. 1650045000.27Too many vacant houses. Developers run the city. no answerno answer Home owner should have every right to build to the style they please with the condition to follow planning code. No other neighbor should dictate other interest. 1200022000.18No comment 4000100002.50The city is doing a great job. no answerno answer Building has been a great benefit to Arcadia! 1500050000.33New homes is good for a growth of a city! We need new homes to increase the value and scenary(?) of the city. 800027000.34 Do something quick to stop the massive homes, the city is quickly becoming low class. 820030000.37No comment 18756maybe 50000.27I don't think this is an issue of pro or anti development. It has to do with harmony & compatibility to the neighborhood. We're not against development-it should be responsible and in keeping with the neighborhood and community members rights-privacy, views, etc. no answerno answer As long as the developer/owner abide by the codes set forth I'm ok. But there are too many variances ok'd by the counsel. There should not be any variances given. 1500065000.43No comment no answerno answer ARB'S should be appointed 1000045000.45No comment 1000040000.40Resale value should be considered 1000040000.40No comment 1000040000.40No comment 1015035000.34No comment 920046000.50No comment 930042000.45No comment 1100033000.30No comment QUESTIONS #5 and #7 Page 25 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments no answerno answer Current zoning code works for Arcadia. Arcadia has its own characters. Big new homes is one of them and it attracts people and business. Most lots size in Arcadia are large. Building big homes is the trend and reasonable. "Save Arcadia" makes too much change and it's not acceptable. If there has to have a change, "FAR" to be 50% or close to 50% will be acceptable to me. But "Save Arcadia" make it way below that. The change is too big. Also "Rebuild" issue, it should be "rebuild" the same size if its original size. or it will be difficult to get insurance and financing. The loan to value ratio will be less. Property value will drop. So I think Arcadia is great with current code. 1000040000.40No comment 900035000.39No comment 28000no answer I've lived in the City over 50 years & unfortunately it's too late. If we adopt new guidelines now long term owners (currently in the Upper Rancho) could potentially be penalized if we sell our home and have restrictions on size limits. Homes currently being built in my neighborhood are generally 8-12,000 sq ft. If my lot was restricted, the value could drop significantly and the change has been done to the neighborhood over the last 20 yrs. that makes answering your above questions challenging. Twenty years ago this questionnaire would have been easy, today I'm concerned of the impact on those long term owners selling properties in the future. 19000no answer No comment no answerno answer We have been asked to cut back 36% on water use. Many of these new homes have 6-10 bathrooms and 2 kitchens. The potential for increased water use is substantial. While some of these homes may be unoccupied currently, the city can't count on that. Home beach city governments have place moritoriums on building during times of drought which seems prudent! 980035000.36I would like to see a vacancy registration request 1200050000.42 No comment 1350060000.44No on FAR no answerno answer I want to keep Arcadia the way it is now. 1100060000.55City could use an ombudsman to help residents with development-related concerns and complaints. 800030000.38Please work to protect my property rights-my privacy, my views. 13000no answerImplement ordinances into HOA zones/areas but not throughout the city. no answerno answerVacant Home Ordinance. Transprance(?) available on this survey: Survey result posting on the web to be available. 920032000.35Views need to be considered. One size does not fit all-Arcadia needs zones & districts Zoning overlays. Larger homes need greater setback. Building envelop should not be filled in. Fee for vacancies. Too many modifications. Lighting regs needed. 2500036000.14No comment QUESTIONS #5 and #7 Page 26 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 2400050000.21City services code enforcement, police parking enforcement need to be more helpful proactive. 1080056000.52 We should just keep what we have now. We have been living inArcadia for over 30 years. We don't think it's worth to spend all this time and effort to change what we already have. 700035000.50No comment 1300060000.46No comment 1000045000.45Just stay what the code is. It is perfer. 1200036000.30No comment 9500 4000 excluding garages 0.42 1. Limit # of construction on same street or certain radius. 2. Limit # of permit issued per year. 3. Increase building permit fee for "new construction". 1400040000.29No comment 25000+3000 toNo comment 28000120000.43Arcadia is doing great. City becomes beautiful due to new construction. There is no changes needed. 780025000.32 No comment 800035000.44 If my existing house got destroyed by earthquake or fire or any natural disaster, will I be able to rebuild my house to the original size if new zoning codes is updated. If not, I will be losing equity in my property. 1000030000.30 I moved to live in Arcadia because I like the openness between properties. Do not take away my privacy, air space, mountain view, and sun light to my solar panels. Existing home owners should have the right to maintain the same quality of life. New constructions must not destroy the neighbourhood, especially when the goals is for them to make money out of expanse of the existing home owners. Stop building those out of control mega homes next to mine. 1600070000.44 As a resident who lived in the Arcadia for about 20 years, I'd like the City to remain what we have so far. That's the main reason we would still live in Arcadia, not moving to some other City. Arcadia is such a big city, we are not San Marino. We are not Pasadena. We'd love to see Arcadia is gradually transitting into a modern city, a newer city. I'd very happy about the building code that the city currently has, no changes is necessary at least at this time. 1000050000.50Stronger design committee, that respond quickly. 940040000.43 I feel that City already regulated and made changes to their codes. The only thing I would suggest is to set a CAP on big homes. A reasonable number to me is 8000 sq. ft. Anything more than 8000+ is too big. Residents should have a right to build their dream house and not being restricted just because certain residents opposed it. It is a waste of manpower, time and tax payer money to deal w/lawsuit from certain group who oppose because of blocking their view. 2000060000.30Current counsel has lost control of building in Arcadia. The people are tired of empty houses, green cards for 1 million dollars invested. No concerns for the people who have lived in Arcadia for years disrespected. Get it together!! or get off the panel! QUESTIONS #5 and #7 Page 27 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 800040000.50 I would prefer a FAR using percentage of lot plus additional area like city of Beverly Hills so a smaller lot can build a larger house. I would said 35% of lot plus 1,000 is reasonable. 1100068000.62 Keep the same building code. No need to change. May need to remove the new homes to plan certain number of trees around the property. Trees can solve the problem of privacy and environmental issues. We should have a vision of the future of Arcadia. We want to see the old city to become a city with new beautiful homes, not a city with old, small & ugly homes!!! 1000020000.20 Generally speaking, new homes built since 2011 in the highlands are too big for the lot size and the designs are NOT comparable to the neighborhood. Views of neighboring houses need to be added to the zoning discussion. 100003500-38000.35-0.38No comment 1800065000.36 Planning and zoning should be done by the city and trained planners who have degrees in planning and zoning uses as needed by demands of city as it grows and changes on a yearly basis. Planning and zoning, land use, density should not be done by a one size fits all ballot. Where they cannot be changed or modified as needed, not by a ballot vote every year which cannot make changes unless voted on this only ties the hands of the citys progress. 22000100000.45No comment 1000040000.40 Use of bushes & shrubs instead of gates in front; would improve appearance & safety. Side of mansion walls should not extend solidly from front to back, break up walls and rooflines. Limit basements to a set % of lot. Encourage design review based on existing street, compatible styles. 750040000.53Please consider the home values that will be affected if put in FAR. no answerno answer I support the city council to permit to rebuild the house but the new house need more limitation. 14000+30000.21Be like San Marino -they laugh at Arcadia. 1800045000.25 No comment 2000085000.43No comment 1038055000.53 I think the city has set many regulations over the past few years with limitation of setbacks, home owners can't build giant homes anyways, only except those their lot size is over 15,000 sq ft. And mostly those home owners will not build a giant home either. They will build swimming pools, tennis court, etc. People nowadays enjoy more in-house, and it helps to conserve water by building bigger home, smaller yard, use less water. It's not Arcadia city issue, water is entire California residents. I am happier with more people want to move to Arcadia because they can build their dream home here. More stores, more restaurants, more shops, more jobs. 170004000-50000.24-0.29No comment 2500065000.26This city needs a FAR QUESTIONS #5 and #7 Page 28 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 65001840 +garage0.28 Garage incorporated into house should be computed separately in F.A.R. to make it comparable to house & separate garage 1800080000.44 I feel that changes in the city would bring prosperity. Think about 30 yrs ago the computer world is different than today. Changes did not happen overnight. Some like it some don't some adapt some don't. Tonite the speaker mention residents dislike the changes because less intermingle between residents. But in real world, there is less human face to face communication. People text, FB, etc. My viewpoint is the world is changing, the demand for home features changes. The age group currently reside in Arcadia is different than 50 years ago. The ethnic group also changed dramatically. USA is about freedom to choose. I believe residents are complying. We should also respect new home owners house investment in our city. 1200035000.29No comment QUESTIONS #5 and #7 Page 29 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments no answerno answer These large and gaudy homes are popping up all over Arcadia. Perfectly fine homes are being torn down to make room for these mega mansions. It is a waste of resources to tear down perfectly good homes to build these monsters for no reason but to be ostentatious. I won’t even mention the resources these houses use on the daily to keep their homes functioning. Does a home really require 8 bathrooms? These houses cater to a small group of people. They have no character or charm. Some of these homes have been sitting on the market for a long time. Does anyone consider what will happen to the Arcadia real estate market when these homes don’t sell quickly? What if the next owners don’t want two kitchens but would rather have a bigger yard for their children to play in? Arcadia will not be the next Beverly Hills, Bel Air, or Brentwood when you cater to such a small group of people. Instead of concentrating so much on building these too-large homes, why not concentrate on building Arcadia. You drive down the street littered with million dollar mansions to only come to an end at the biggest donation center I’ve ever seen. Aside from the Arcadia mall, which is improving, there are no trendy local areas to shop or eat. Live Oak is an embarrassment and so is First Avenue. Even Monrovia does it better. Arcadia may also want to consider building community instead of building these eye sores. It’s so concerned about allowing these homes to be built (why when there’s no money really coming in from it) that it doesn’t pay attention to its residents. There are no community events like there are in Monrovia, Temple City, or Pasadena. There are no family activities or places to go. There’s an incredibly large park but it’s not used well (look up Christmas in the Park in San Jose to see how a city provides a beautiful event free of charge for its residents). Aside from the Santa Anita Park which holds events – that are open to non-residents and cost money – there’s not much else for families to do. The Street Market was a joke. I hope after the short hiatus it took, it’s been improved. Please concentrate on areas that will make Arcadia better as whole and not just for certain people who only care what their homes look like. There are those of us who would like to enjoy and take pride in living in this city rather than embarrassment for a place that’s trying to advance when it’s really falling behind in a lot of areas. (Please forward this to someone who cares.) 56001450 The new house is too big so cannot blend in with the original style. The community has changed, isn't like before. Too many permit issues make the city look very crowded. Also increases the traffic and creates traffic jams. Second Avenue provides lots of street parking space and they're always full so when we come off on Genoa Avenue we cannot see the coming traffic. It's dangerous. 610 South Second new condos doesn't meet city zoning code. Square footage is larger than what they show. Also intrude our privacy and block our mountain view so that decreases our value of our house. How can city approve this kind of project? 10000under 5000Rear yard should be larger than front yard for the new design. 9700 45% & 35% for 2 storyNo comment QUESTIONS #5 and #7 Page 30 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 1700080000.47 We hope we can keep or increase the value of house in Arcadia. Meanwhile we hope to increase City's financial income and re-enforce the security for the residents. Hope we can have comfortable and safe living environment. 800040000.50No comment 750036000.48No comment 1200040000.33All plumbing fixture should have UPC, and all else should UL approve 45000150000.33No comment 900040000.44New houses will improve our city image. Nobody likes dirty old cities. We hope we can beautify our city. 600015000.25If they remove the tree without permit they should be seriously punished. 1040045000.43No comment no answerno answerThe present zoning code is very reasonable. Needs no improvement. 800050000.63No comment 900035000.39No comment 1800065000.36 No comment 750025000.33No comment 7800 3500 or 45% of lot size 0.45 We don't need change in city policy, let people do their things alone. 2000035000.18 Keep "American" (ranch??) style homes 1500050000.33No comment 1650085000.52 We like to see more mansions in Arcadia, neighbors may provide opinions for design, but can not control the size, it is NOT FAIR. 3500040%0.4 New big house can increase the value of the city, new house can save the energy. As compared to other nice areas, such as Beverly Hills, etc, the lot has not been maximized for the use. 1200054000.45 I think right now city doing well and if tree not necessary should be removed. 25000100000.40No comment 28500128500.45No comment 150006000-70000.40-0.46No comment 2000090000.45No comment 30000130000.43No comment 750036000.48No comment 2000090000.45No comment 2000090000.45No comment QUESTIONS #5 and #7 Page 31 Square Footage of Lot Square Footage of Home Percentage as Calculated by Staff Comments 35000157500.45No comment 910033000.36No comment 1200065000.54No comment 1000030000.30Design and planning not good because houses don't blend in with original community homes. 1000040000.40No comment 890043000.48No comment 800040000.50No comment no answerno answerWe should learn from other cities like, San Marino. The new houses in Arcadia re too big, unmatched with its neighbors. 1200060000.50Arcadia is like Beverly Hills, I hope the bigger the better. 1700060000.35No comment 7800100001.28No comment 900040000.44No comment disagree adding FAR to current code disagree adding FAR to current code If you don't ask for a name on survey how can you be sure only one survey per person. This type of issue you should go door to door to ask residents or City Council members should decide. 12000not over 40000.33No comment Attachment No. 4 Attachment No. 4 Recommendations from Zoning Review Committee Page | 1 ZONING REVIEW COMMITTEE DRAFT RECOMMENDATIONS JANUARY 29, 2016 This document provides draft recommendations from the Zoning Review Committee. These recommendations will be reviewed by the Planning Commission and City Council and are subject to change prior to adoption. 1. SETBACKS • Rear Yard Setbacks: To better regulate long building walls, for lots over 150 feet in depth, an additional 1 foot of rear yard setback for both floors will be required for each 10 feet of additional lot depth. • Side Yard Setbacks: To determine the required side yard setback, the lot width shall be taken at the frontage of the lot OR at the required front yard setback line, whichever is greater. • Design Review Issue: Articulation is important for side yards to avoid long, blank walls along side property lines, and language will be added to the Design Guidelines to this effect. 2. HEIGHT • In The Village HOA area, the maximum height shall be 25’ due to the fact that 92% of the lots are under 11,000 square feet and most are 75’ wide or less. • In the Highlands HOA area, there shall be a graduated height limit based on the table below due to the terraced lots in the Highlands, and the more pronounced grade differences between lots. Lot Width Height Allowed Up to 75’ 25’ >75’ to 94’ 27’ >94’ to 114’ 29’ >114’ 30’ Page | 2 3. BASEMENTS • Full basements are allowed for one-story homes. For two-story homes, basements are allowed at 50% of the footprint of the ground floor. • Basement walls must be at least 10’ feet from any property line. • Basements are not allowed to extend beyond the footprint of the first floor. • On flat lots, basements shall not daylight above grade; must be a true basement. Can provide a light well but light well must be fully subterranean and can extend into the setback as long as at least a 5 foot setback exists between the light well and the property line. Stairs to light well are OK as long as all Building and Fire Code requirements are met. • Exposed basements on sloped lots count toward height. 4. PARKING • All homes over 5,000 square feet require a 3rd covered parking space, regardless of how many bedrooms are shown. • All additions that add a 5th bedroom, or go over 5,000 square feet in area, require a 3rd covered parking space on site. • Tandem parking may be allowed to add the 3rd parking space if approved through Design Review. • For additions, applications for a Modification may be submitted for properties that cannot provide the 3rd parking space (due to site limitations or construction issues, historic home, etc.) • Section on “Motor Vehicle Limitations” shall be removed from the Code. The current section reads: o No more than four (4) motor vehicles shall be parked in the open, that is in a manner whereby the vehicles are visible froom the adjacent public rights-of-way, on any single family residential lot for more than five (5) consecutive days. In place of the foregoing, the section on inoperable cars being a nuisance shall be added to the Zoning Code. 5. HILLSIDE STANDARDS • Lots that are zoned RM (Residential Mountainous) and ALL lots that are over a 20% average slope, shall meet the following standards: • Height Measurement: Height limitations are still 25’ for lots with a width of 75’ or less and 30’ for lots over 75’ in width, however, height will be measured at each point along existing grade as shown in the graphic below. Page | 3 • Ridgeline Protection: Each proposed structure shall comply with the following standards to assist in maintaining a natural appearance for hillsides and ridgelines. Each structure shall be located as follows: provided the review authority may modify or waive these standards where it determines that a structure on the only feasible building site of an existing lot cannot comply: 1) No part of a proposed structure shall appear silhouetted against the sky above the nearest ridge when viewed from a public right-of-way, and 2) the topmost point of a proposed structure and all site grading shall be at least 30 feet below the top of the nearest ridge or knoll. Each structure shall be located to take advantage of existing vegetation for screening and should include the installation of additional native vegetation to augment existing vegetation. Page | 4 • Setbacks: Setbacks from the toe or top of slopes. On an adjacent lot with a difference in elevation of three feet or more, the required side yard setback shall be measured as 5’ from the nearest toe or top of the slope to the structure, whichever is closer. Page | 5 • Design Guideline for View Protection: Add design guideline language to encourage siting of structures to protect views on hillside properties, including the following images: Page | 6 6. FLOOR AREA RATIO The Committee agreed that a FAR is necessary for the City and also agreed as to what is included in a Floor Area Ratio calculation. Based on this, there are four different FARs recommended for the City based on the historic built environment and the differences throughout the City in lot sizes and development patterns, as follows: • Single-Story Homes are permitted an incentive of 3% of the lot area in additional floor area. • Required Parking allowance of 450 square feet for two-car garage and 650 square feet for three-car garage. These figures are NOT included in FAR. FAR for Village HOA and Highlands HOA Area Square Footage of Lot Maximum Floor Area FAR 10,000 or less .35 of lot area .35 10,001 – 15,000 Up to 3,500 square feet plus .25 of lot area over 10,000 square feet .35 to .32 15,001 - 20,000 Up to 4,750 square feet plus .10 of lot area over 15,000 square feet .32 to .26 20,001 - 30,000 Up to 5,250 square feet plus .10 of lot area over 20,000 square feet .26 to .21 30,001 and up Up to 6,250 square feet plus .10 of lot area over 30,000 square feet .21 and lower FAR for Lower Rancho HOA and Oaks HOA Square Footage Maximum Floor Area FAR 10,000 or less .37 of lot area .37 10,001 - 15,000 Up to 3,700 square feet plus .37 of lot area over 10,000 square feet .37 15,001 - 20,000 Up to 5,550 square feet plus .20 of lot area over 15,000 square feet .37 to .33 20,001 - 30,000 Up to 6,550 square feet plus .20 of lot area over 20,000 square feet .32 to .285 30,001 and up Up to 8,550 square feet plus .15 of lot area over 30,000 square feet .285 and lower Page | 7 FAR for Non-HOA areas throughout City Square Footage Maximum Floor Area FAR 7,500 or less .45 of lot area .45 7,501 to 10,000 Up to 3,375 plus .40 of lot area over 7,500 square feet 0.45 to .4375 10,001 - 15,000 Up to 4,375 square feet plus .35 of lot area over 10,000 square feet .4375 to .41 15,001 - 20,000 Up to 6,125 square feet plus .25 of lot area over 15,000 square feet .41 to .375 20,001 - 30,000 Up to 7,375 square feet plus .2 of lot area over 20,000 square feet .375 to .31 30,001 and up Up to 9,375 square feet plus .15 of lot area over 30,000 square feet .31 and lower FAR for Upper Rancho Area Square Footage Maximum Floor Area FAR 10,000 or less .45 of lot area .45 10,001 or 15,000 Up to 4,500 square feet plus .40 of lot area over 10,000 square feet .45 to .43 15,001 - 20,000 Up to 6,500 square feet plus .30 of lot area over 15,000 square feet .43 to .40 20,001 - 40,000 Up to 8,000 square feet plus .25 of lot area over 20,000 square feet .40 to .32 40,001 and up Up to 13,000 square feet plus .10 of lot area over 40,000 square feet .32 and lower Page | 8 FAR COMPARISON TABLE The table below shows sample lot areas ranging from 7,500 square feet to 60,000 square feet. The actual size of homes that would be allowed under each of the 4 scenarios is provided, along with the accompanying FAR. A maximum size of 15,000 sq. ft. was set for any house on any lot, with the ability to request a Modification. An example of a lot eligible for a Modification would be an extremely large lot or several lots that have been tied together. Sample Lot Size (Sq. Ft.) Village and Highlands Resulting Home Size & (FAR%) Oaks and Lower Rancho Resulting Home Size & (FAR%) Non-HOA areas Resulting Home Size & (FAR%) Upper Rancho Resulting Home Size & (FAR%) 7,500 2,625 (35%) 2,775 (37%) 3,375 (45%) 3,375 (45%) 10,000 3,500 (35%) 3,700 (37%) 4,375 (44%) 4,500 (45%) 12,500 4,125 (33%) 4,625 (37%) 5,250 (42%) 5,500 (44%) 15,000 4,750 (32%) 5,550 (37%) 6,125 (41%) 6,500 (43%) 20,000 5,250 (26%) 6,550 (33%) 7,375 (37%) 8,000 (40%) 25,000 5,750 (23%) 7,550 (30%) 8,375 (34%) 9,250 (37%) 30,000 6,250 (21%) 8,550 (28%) 9,375 (31%) 10,500 (35%) 40,000 7,250 (18%) 10,050 (25%) 10,875 (27%) 13,000 (32%) 60,000 9,250 (15%) 13,050 (22%) 13,875 (23%) 15,000 (25%) 7. FENCES AND LANDSCAPING IN FRONT AND STREET SIDE YARDS • Hedges can be a maximum of 4' high in front of a house to prevent a “fortress” effect along front property lines and street side property lines in front of a home. Hedges must be cut to comply. 8. RECOMMENDATIONS FOR FUTURE DESIGN REVIEW UPDATE The Committee recommends that the Design Guidelines and Resolution No. 6770 be reviewed and updated following the adoption of changes to the Residential Development Standards. Of particular concern in this review are the following: • Articulation in building walls, especially side building walls. • Guidelines to enhance/protect privacy of adjacent homes and lots; including guidelines for two-story homes in predominantly single-story areas. • Provide more detail and specific parameters and desired features for various architectural styles of homes. Identify preferred architectural styles if desired. • Notification of residents (e.g. radius of notification, method, etc.) • Plate height as a function of architectural styles; provide detail. Attachment No. 5 Attachment No. 5 Additional Public Comments Attachment No. 6 Attachment No. 6 Preliminary Exemption Assessment Preliminary Exemption Assessment FORM “A” PRELIMINARY EXEMPTION ASSESSMENT 1. Name or description of project: Text Amendment No. TA 16-01 – The project 2. Project Location – Identify street address and cross streets or attach a map showing project site (preferably a USGS 15’ or 7 1/2’ topographical map identified by quadrangle name): Citywide – All Single-Family Residential Zones: R-M, R-0,R-1, R- 0 & D, and R-1 & D, which includes all 5 Homeowners Association areas. 3. Entity or person undertaking project: A. City of Arcadia 240 W. Huntington Drive Arcadia, CA 91007 B. Other (Private) (1) Name (2) Address 4. Staff Determination: The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental Quality Act (CEQA)" pursuant to Section 15061(b)(3) of the CEQA Guidelines because it is a project that does not have a potential for causing a significant effect on the environment, and Section 15308, Class 8, actions by the regulatory agencies for protection of the environment. a. The proposed action does not constitute a project under CEQA. b. The project is a Ministerial Project. c. The project is an Emergency Project. d. The project constitutes a feasibility or planning study. e. The project is categorically exempt. Applicable Exemption Class: CEQA Section 15061(b)(3) and 15308 (Class 8) f. The project is statutorily exempt. Applicable Exemption: g. The project is otherwise exempt on the following basis: h. The project involves another public agency which constitutes the Lead Agency. Name of Lead Agency: Date: February 10, 2016 Staff: Lisa Flores Planning Services Manager