HomeMy WebLinkAboutItem 09c - General Plan Amendment, Zone Change, and Text Amendment
DATE: July 17, 2018
TO: Honorable Mayor and City Council
FROM: Jason Kruckeberg, Assistant City Manager/Development Services Director
Lisa Flores, Planning & Community Development Administrator
Prepared By: Luis Torrico, Senior Planner
SUBJECT: A GENERAL PLAN AMENDMENT, ZONE CHANGE, AND TEXT
AMENDMENT TO INCREASE THE MAXIMUM RESIDENTIAL DENSITY
AND HEIGHT IN THE DOWNTOWN MIXED USE ZONE (“DMU”) AND
THE CENTRAL BUSINESS DISTRICT (“CBD”) ZONE, REMOVE THE
DOWNTOWN OVERLAY FROM THE CENTRAL BUSINESS DISTRICT
ZONE, AMEND THE COMMERCIAL LAND USE DESIGNATION TO
CLEARLY DEFINE THE CENTRAL BUSINESS DISTRICT, AND MODIFY
THE DEVELOPMENT CODE TO ALLOW AN IN-LIEU PARKING FEE
AND A NEW CITY CENTER DESIGN PLAN, INCLUDING AN
ADDENDUM TO THE CERTIFIED 2010 ENVIRONMENTAL IMPACT
REPORT FOR THE GENERAL PLAN AND THE 2016 MITIGATED
NEGATIVE DECLARATION PER THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (“CEQA”)
RESOLUTION NO. 7227 APPROVING GENERAL PLAN AMENDMENT
NO. GPA 18-01 TO INCREASE THE MAXIMUM RESIDENTIAL DENSITY
AND HEIGHT IN THE DOWNTOWN MIXED USE ZONE (“DMU”) AND IN
THE CENTRAL BUSINESS DISTRICT (“CBD”) ZONE, AND AMEND THE
COMMERCIAL LAND USE DESIGNATION TO CLEARLY DEFINE THE
CENTRAL BUSINESS DISTRICT, AND ADOPT AN ADDENDUM TO THE
2010 GENERAL PLAN UPDATE ENVIRONMENTAL IMPACT REPORT
AND 2016 DEVELOPMENT CODE UPDATE MITIGATED NEGATIVE
DECLARATION
Recommendation: Adopt
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
July 17, 2018
Page 2 of 13
ORIDINANCE NO. 2356 APPROVING ZONE CHANGE NO. ZC 18-01
AND TEXT AMENDMENT NO. TA 18-01 TO REMOVE THE
DOWNTOWN OVERLAY FROM THE CENTRAL BUSINESS DISTRICT
ZONE, AND INCREASE THE MAXIMUM RESIDENTIAL DENSITY AND
HEIGHT IN THE DOWNTOWN MIXED USE ZONE (“DMU”) AND IN THE
CENTRAL BUSINESS DISTRICT (“CBD”) ZONE, AND ALLOW AN IN-
LIEU PARKING FEE AND APPROVE A NEW CITY CENTER DESIGN
PLAN
Recommendation: Introduce
SUMMARY
The Development Services Department has prepared General Plan Amendment No.
GPA No. 18-01, Zone Change No. ZC 18-01, and Text Amendment No. TA 18-01,
amending various sections of the General Plan (“GP”) Land Use and Community
Design Element and the Development Code to increase the residential density and
height for the properties located within the Downtown area that are zoned Downtown
Mixed Use (“DMU”) and Central Business District (“CBD”) and remove the Downtown
Overlay Zone from CBD zoned parcels. Residential density in the DMU zone will be
increased from 30-50 units per acre to up to 80 units per acre and the building height
limit will be increased from 50 feet to 55 feet, and residential density in the CBD zone
will be increased from 13 units per acre to 80 units per acre and the building height limit
will be increased from 45 feet to 55 feet. The amendments will also include minor
changes to the GP Land Use and Community Design Element to clearly define the CBD
and provide consistency with the Development Code. In addition, the proposed Text
Amendment will allow an In-lieu Parking Fee as a parking option in the Downtown area
and the approval of a new City Center Design Plan, which will provide additional design
guidelines for new development in the Downtown.
It is recommended that the City Council adopt Resolution No. 7227 (Attachment No. 1)
and introduce Ordinance No. 2356 (Attachment No. 2) approving General Plan
Amendment No. GPA 18-01, Zone Change No. ZC 18-01, and Text Amendment No. TA
18-0 based on the findings listed in this staff report, and the Addendum to the Certified
2010 Environmental Impact Report and the 2016 Mitigated Negative Declaration in
accordance with the California Environmental Quality Act (“CEQA”).
BACKGROUND
When the GP was updated in 2010, the Land Use and Community Design Element
(Element) was created with three key goals; Creating Identifiable Places, Enhancing the
Public Realm and Improving the Private Realm. One of the focus areas iden tified in the
Element was the Downtown. At the time, the Element recognized that the Downtown
was struggling commercially and was in need of tools to assist in creating a pleasant
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
July 17, 2018
Page 3 of 13
pedestrian experience with attractive business fronts. As a result of the update, the
DMU Land Use designation was created and specific goals were established. The DMU
Land Use designation was meant to provide opportunities for a variety of service and
commercial uses and mixed-use developments to activate the Downtown. Goal LU-10
was to create “a thriving Downtown, with healthy commercial areas supported by high-
quality, residential uses and supportive of the Metro Gold Line transit station.”
In order to encourage developments envisioned by the GP Update, mixed-use
developments within the DMU Land Use designation were allowed at a residential
density of 30-50 units per acre, and a maximum building height of 50 feet. However,
even with these development standards in place, the Downtown has not benefited from
developments that would both add to the commercial base and add residential growth
that would support an active pedestrian commercial neighborhood or support the Metro
Gold Line transit station. The only development that has occurred , which is currently
under construction, is located at 57 Wheeler Avenue at the northwest corner of Wheeler
Avenue and North First Avenue, which consists of a four story mixed-use structure with
three stories of residential units (38 apartment units) over approximately 17,850 square
feet of commercial space and two levels of subterranean parking. This development
was developed at 50 units per acre. For comparison purposes, if the same parcel was
developed at 80 units per acre, up to 62 residential units could have been permitted,
subject to compliance will all applicable development standards, including parking.
On July 10, 2017, the City Council held a public study session to discuss residential
density in mixed-use and commercial areas. At the study session, the City Council
directed the Staff to study the possibility of increasing density and/or modifying the
boundaries of the DMU zone. While it was determined that the boundaries of the DMU
zone were adequate and should remain unchanged, an increase in residential density
and building height limit in the Downtown would further encourage mixed-use
developments that will assist in creating a vibrant downtown. See Figure 1 for a map of
the parcels affected by the proposed amendments.
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
July 17, 2018
Page 4 of 13
In order to obtain community input, specifically from property owners directly affected by
the proposed amendments, the Downtown Arcadia Improvement Association (“AIA”),
and the Real Estate community, a community open house was held on Thursday, May
31, 2018. The open house was mainly attended by property and business owners in the
Downtown area. The open house consisted of an open dialogue with the attendees to
provide information and to answer question s. The overall comments provided by the
attendees related to current parking conditions and concerns of where and how much
parking would be provided for the developments that may be developed as a result of
the proposed amendments; however, no opposition to the proposed amendments was
expressed.
DISCUSSION
Based on project analysis and discussions with mixed-use developers, the consensus
has been that in order to develop the successful mixed-use developments that the City
is seeking, a higher residential density is required to provide an adequate residential
component that will support the commercial base. In addition, the added height would
allow four and/or five story developments, depending on the ceiling heights. The
proposed amendments are intended to create development opportunities that will
activate the Downtown area as envisioned in the GP Update.
Downtown Mixed Use Land Use Designation
The amendments would increase the residential density from 30 -50 units per acre to a
maximum of 80 units per acre and increase the maximum building height from 50 feet to
Figure 1 - CBD & DMU Zoned Parcels
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
July 17, 2018
Page 5 of 13
55 feet for DMU Land Use designated parcels. The higher density would allow mixed -
use developments with adequate residential to support the commercial component of
the development and would add the population needed to support the commercial uses
in the Downtown and the Metro Gold Line transit station. Mixed-use developments
would still require a commercial component; however, under the proposed Text
Amendment, residential uses would be permitted above ground floor commercial or
adjacent to a commercial development, which allows for flexibility in the design.
Commercial Land Use Designation – 80 du/acre / Maximum Building Height of 55
feet
In addition to the changes to the DMU Land Use designation, the Commercial Land Use
designation is being amended on the GP Land Use Map to better define the CBD Zone
and the section in the Land Use Element and Community Design Element is being
updated to achieve consistency with the Development Code. The properties within the
amended designation will allow up to 80 units per acre and a maximum building height
limit of 55 feet, to be compatible with and achieve the same goals as the DMU Land
Use. The changes will be reflected on the Land Use Map along with the changes to the
existing DMU land use classification. Figure 2 below shows the Land Use map before
and after the proposed amendments.
Zone Change
The proposed zone change would remove the Downtown Overlay Zone (Overlay) from
all parcels zoned CBD (see Figure 3). The purpose of the Overlay was to provide
opportunities for more intense, high-quality development in the areas including and
Figure 2 - Land Use Map Changes
Land Use Map - Current
Amended Density
Land Use Map - Proposed
Revised the LU designation to
differentiate from the commercial
area that allows mixed-use
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
July 17, 2018
Page 6 of 13
surrounding the Downtown area. For parcels zoned CBD, the Overlay increased the
maximum building height from 45 to 48 feet. The proposed amendments to the GP and
Development Code will increase the maximum building height for CBD zoned parcels to
55 feet. Therefore, the Overlay no longer serves a purpose for CBD zoned parcels.
Removing the Overlay from CBD parcels is simply a clean -up of the Development Code
and would not remove, add, or change development rights to those parcels. The
Overlay would still continue to exist, just not over CBD zoned parcels.
Text Amendment and City Center Design Plan
The proposed Text Amendment would bring the Development Code into compliance
with the proposed GP amendments, provide an alternative method of complying with
parking requirements with a Parking In-Lieu Fee option, and require that developments
within the DMU & CBD Zones comply with the new City Center Design Plan.
Changes to the DMU Zone will consist of increasing the residential density from 50
dwelling units per acre to up to 80 dwelling units per acre and increasing the maximum
building height limit from 50 feet to 55 feet, and changes to the CBD zone will consist of
increasing the residential density from 13 dwelling units per acre to up to 80 dwelling
units per acre and increasing the maximum building height limit from 45 feet to 55 feet.
The proposed changes will bring the Development Code into compliance with the
proposed changes to the GP and further the goals of the Land Use and Community
Design Element. As previously mentioned, it is envisioned that these changes will
create a framework for developments that will activate the Downtown area and add a
residential population that is adequate to revitalize the Downtown area.
Zoning Map - Current Zoning Map - Proposed
DT Overlay removed
from CBD parcels
Figure 3 - Zoning Map Changes
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
July 17, 2018
Page 7 of 13
In addition, the amendments will include the addition of a Parking In -lieu Fee option to
the Development Code. New developments constructed within the DMU and CBD
Zones may choose to apply to make an in-lieu payment for future construction,
maintenance, and operation of public off-street parking instead of providing off -street
parking for their proposed development. Funds collected through this program will be
maintained in a dedicated fund until sufficient funds have been coll ected to allocate for a
City parking project. Eligible developments that participate in the Parking In -lieu Fee
program shall be required to enter into an agreement with the City. The agreement will
include, but not be limited to, payment amount, payment options, and requirements
necessary to satisfy the agreement.
By approving the in-lieu parking amendment, the City Council will be approving a
process by which developers or property owners can choose to participate in to comply
with the parking requirements for their development. At this point, only the process itself
is being proposed, not the in-lieu fee amount or terms of approval. Each request for an
in-lieu parking agreement may have project-specific issues and/or terms that will be
reviewed independently. Therefore, it is recommended that when developments chose
to participate in the program, the in-lieu fee amount and terms will be subject to review
and approval by the City Council.
Lastly, the amendments include a set of guidelines that wi ll provide development and
design standards for new development in the Downtown area. The City Center Design
Plan, which was prepared by Onyx Architects, will provide urban design principles and
guidelines with the goal of creating developments that not only take advantage of the
Gold Line transit station, but are responsive to the current development needs of the
Downtown.
The new City Center Design Plan will build upon the GP’s Land Use Element’s Goal No.
10, which focuses on creating a thriving Downto wn. Design principles included in the
City Center Design Plan include, but are not limited to, improving walkability and
mobility, increasing density and height in exchange for quality development features,
and generally improving design quality for all future projects in the area. The City Center
Design Plan identifies areas where density and building height should be limited and
areas where it may be allowed to the maximum density and/or height. In addition, the
principles are form based, meaning that the plan takes a holistic look at the Downtown,
and provides guidelines to ensure a cohesive appearance based on mass, scale, and
features. Examples include limiting building heights along Huntington Drive and
requiring floors above the second level to be ste pped back to maintain a pedestrian
scale, incorporating open spaces and connectivity, and directing height and parking
resources to the center of the project area. Implementing these principles, in addition to
Development Code standards and the City’s Design Guidelines, will result in quality
development that can responsibly further the Downtown’s growth. As part of the
proposed text amendments, the Development Code will be amended to require that all
developments in the DMU and CBD Zones comply with the City Center Design Plan.
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
July 17, 2018
Page 8 of 13
PLANNING COMMISSION HEARING
The Planning Commission (Commission) held a public hearing on June 26, 2018, for
the consideration of the aforementioned applications. After concluding the public
hearing, the Commission discussed the proposed amendments and voted unanimously
to recommend approval to the City Council. However, before they recommended
approval, they discussed whether the proposed 55 foot building height limit was too
restrictive. Concerns were raised that developers seeking to build a five story building
would be limited in terms of providing open space on the rooftop , or be able to include
other interesting design features. It was argued that rooftop decks, pergolas or any
other type of rooftop amenity that would extend above the 55 foot height limit would not
be able to be provided on a five story building, nor would taller commercial ceiling
heights at the ground level.
The Development Services Department agrees that allowing open space amenities on
the rooftop would be appropriate for mixed-use developments. For example, the
Development Code allows roof decks in the DMU and Mixed Use Zones; therefore,
allowing some flexibility to provide them is warranted. Increasing the building height limit
to 60 feet as opposed to 55 feet, as presented to the Commission, would allow for a four
story mixed-use development to provide rooftop amenities and still comply with the
height limit. It would also allow some design flexibility for a potential five -story building.
Anything over 60 feet in height would not be appropriate for the Downtown, and all
projects would still need to meet the City Center Design Plan . Expanding the height limit
to 60 feet would provide this flexibility without overwhelming the Downtown. If the City
Council agrees with this modification, the draft Resolution and Ordinance can be
amended with this revised number. If the City Council is uncomfortable with this change,
the original recommendation of 55 feet can remain.
FINDINGS
Pursuant to Development Code Section 9108.03.060, the General Plan Amendments,
Zone Change, and Text Amendments may be approved if all the following findings can
be satisfied.
General Plan Amendment Findings:
1. The amendment is internally consistent with all other provisions of the
General Plan.
Facts in Support of the Finding: The City’s GP Land Use and Community
Design Element focuses on identifying, preserving and enhancing certain focus
areas in the City by creating community design priorities that create identifiable
places and enhance and improve the Public and Private realm. One area of
focus is the Downtown area. The Element’s goals and policies work towards
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
July 17, 2018
Page 9 of 13
achieving the City’s land use vision. In particular, Land Use Goal No. 10 strives
to create a thriving downtown with active commercial areas supported by high -
quality transit-oriented development supportive of the Metro Gold Line transit
station. One of the key elements in realizing the full potential of transit-oriented
development is to create capacity for more people. While the 2010 GP Update
increased the residential density to 50 units per acre in the DMU land use
designation, it is not enough to generate the type of developments envisioned by
the GP Update.
The proposed General Plan Amendment, Zone Change and Text Amendment
will further the GP’s Land Use and Community Design Element’s goals and
policies by increasing the maximum residential density from 50 units per acre to
80 units per acre and increasing the maximum building height from 50 feet to 55
feet in the DMU land use designation. In addition, the General Plan Amendment
will provide further clarification by defining the CBD in the Land Use and
Community Design Element. This commercial land use designated area will allow
a residential density of up to 80 units per acre and a maximum building height
limit of 55 feet. This will make the GP consistent with the Development Code’s
residential allowance in the CBD Zone and encourage developments required to
create a thriving downtown and support the Metro Gold Line transit station.
In addition, the proposed Zone Change to remove the Overlay from CBD zoned
parcels will be consistent with the proposed amendments to the GP; to allow an
increased building height limit of 55 feet. The revision to the Zoning Map will
simply act as clean-up as the current Overlay allows an increased building height
of 48 feet for CBD zoned parcels. The proposed amendments will increase the
maximum building height to 55 feet; therefore, the Overlay is no longer needed
for CBD zoned parcels. No development rights will be added or removed as part
of this zone change.
Furthermore, one of the changes in the proposed Text Amendment is to provide
a Parking In-lieu Fee option for new developments in the CBD and DMU Zones.
Establishing a Parking In-lieu Fee program as an alternative method to comply
with required parking, will provide the City with a financial means to subsequently
fund the future construction, maintenance, and operation of public off -street
parking. Policy LU-6.3 of the Land Use Element encourages the establishment of
parking districts in key commercial areas. This program will allow the City to b uild
upon the existing City parking inventory and provide and maintain additional
parking for the Downtown area. This addition will assist in making parking more
convenient and help remove a major obstacle to commercial vitality by ensuring
that sufficient parking is available to serve the entire Downtown area.
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
July 17, 2018
Page 10 of 13
Lastly, the Text Amendments will also include the creation of a set of design
guidelines for the Downtown Area. The City Center Design Plan will establish
design principles to further guide the deve lopment and redevelopment of the
Downtown. Developments located within the DMU and CBD Zones will be
subject to these standards. Design guidelines will include, but not limited to,
addressing how parking structures are designed and incorporated into propos ed
developments. This will comply with the Land Use and Community Design
Element, which states that structures should be fronted by active uses, such as
storefronts along pedestrian walkways as not to disrupt the pedestrian
experience, and should not prohibit the desired street-oriented development
pattern nor inhibit the provision of comfortable and functional outdoor spaces.
The City Center Design Plan, as a development tool, hopes to accomplish this,
amongst many other design principles that will assist in creating quality
development in the Downtown.
2. The proposed amendment will not be detrimental to the public interest,
health, safety, convenience, or general welfare of the City.
Facts in Support of the Finding: The proposed amendments are in the public
interest by furthering the GP’s goals of creating an active downtown by
increasing the residential density and maximum building height limit to allow
residential developments that will support commercial uses in the downtown a nd
the Metro Gold Line transit station.
Included in the proposed amendments is a proposed Parking In -lieu Fee
program. This will provide the City with a tool to directly address the new
developments that cannot comply with the minimum parking requirement s, and
cannot find an alternative to complying with the Development Code. By providing
new developments with an alternative method to comply with parking
requirements, by paying the in-lieu fee; the City will establish a fund for the future
construction, maintenance, and operation of public off-street parking for the
Downtown area. By providing a method by which to provide additional public
parking, the amendment will directly benefit the commercial uses and visitors of
the Downtown.
In addition, the proposed City Center Design Plan will act as a design tool to help
guide the development of the Downtown, in particular as new developments are
proposed with the intent of incorporating the proposed increases in density and
building height limit. The guidelines in the City Center Design Plan will ensure
that as the Downtown is further developed, it will do so with goals of embracing
the scale and architecture of the existing Downtown buildings that give the area
its identity and character and provides space for public interaction and to
encourage foot traffic, all of which will be in the public interest.
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
July 17, 2018
Page 11 of 13
Lastly, in addition to furthering the public interest, the proposed amendments
were analyzed to ensure that no impacts to the public’s health, safety , or welfare
of the City would result from the changes. In accordance with CEQA guidelines,
an Addendum to the 2010 GP Update Environmental Impact Report and 2016
Development Code Update Mitigated Negative Declaration (Addendum) was
prepared. The Addendum concluded that no new significant impacts would result
from the amendments. In addition, the amendments would not result in any
substantial increase in the severity of any previously identified significant impacts
and no new mitigation measures would be required. Specifically, transportation
impacts would be reduced when compared to what was anticipated in the impact
assessments of the Certified 2010 PEIR and the Certified 2016 MND. Therefore,
the proposed amendments to the GP and Development Code would not be
detrimental to the public’s health, safety or welfare.
Text Amendment and Zoning Map Amendments Findings:
3. The proposed amendment is consistent with the General Plan and any
applicable specific plan(s).
Facts in Support of the Finding: The proposed amendments, which consist of
increasing the residential density and maximum building height in the DMU and
CBD Zones, adding an In-lieu Parking Fee option to the parking code, and
establishing a new regulatory document that will provide design guidelines fo r
developments in the Downtown, will be consistent with the GP. The proposed
Zoning Map Amendment will consist of removing the Overlay from CBD zoned
parcels. No specific plans will be affected by the proposed amendments.
The amendments to increase the residential density and maximum building
height will provide consistency with the proposed amendments to the GP Land
Use Element, which will be in consistent with Policy LU-1.6 of the Land Use and
Community Development Element which requires consistency between the Land
Use Plan and the Zoning Code. The amendment to add a Parking In-lieu Fee
program as an alternative method to comply with required parking will be
consistent with Policy LU-6.3 of the Land Use Element, which encourages the
establishment of parking districts in key commercial areas. By introducing this
parking option to the Development Code, the City will have a means by which to
fund the future construction, maintenance, and operation of public off -street
parking. In addition, the amendment to create a new City Center Design Plan will
be consistent with the Land Use and Community Design Element, specifically
Policy LU-10.13, which encourages building scale that relates to intimate nature
of the Downtown. The City Center Design Plan design will provide design
principles that will assist in creating quality development in the Downtown . Lastly,
the Zoning Map amendment to remove the Overlay from CBD zoned parcels will
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
July 17, 2018
Page 12 of 13
provide further consistency with the GP as the revision to the Zoning Map will
simply act as clean-up as the current Overlay allows an increased building height
of 48 feet for CBD zoned parcels. The proposed amendments will increase the
maximum building height to 55 feet; therefore, the Overlay is no long er needed
for CBD zoned parcels.
4. For Development Code amendments only, the proposed amendment is
internally consistent with other applicable provisions of this Development
Code.
Facts in Support of the Finding: The proposed amendments to the
Development Code include increasing the residential density and maximum
building height in the DMU and CBD Zones, adding an In-lieu Parking Fee option
to the parking code and establishing a new regulatory document that will p rovide
design guidelines for developments in the Downtown. The amendments will not
be in conflict with and will be consistent with other applicable provisions of the
Development Code. The amendments will revise current development standards
for the DMU and CBD Zones and provide new developments in the DMU and
CBD Zones an alternative method to comply with parking requirements, by
paying the in-lieu fee. In addition, the introduction of a new City Center Design
Plan will further the design development goals of the Development Code by
providing additional design principles to assist in the development of the
Downtown.
ENVIRONMENTAL ANALYSIS
In accordance with provisions of the California Environmental Quality Act (“CEQA”)
Guidelines, the Development Services Department prepared an Addendum to the 2010
GP Update Environmental Impact Report and 2016 Development Code Update
Mitigated Negative Declaration. The Addendum is included as Attachment No. 2.
Pursuant to Sections 15162 and 15164 of the CEQA Guidelines, based on analysis
presented in the Addendum, the proposed Project would not result in any new
significant impacts. In addition, it would not result in any substantial increase in the
severity of any previously identified significant impacts and no new mitigation measures
would be required; therefore, a Subsequent or Supplemental EIR is not required.
PUBLIC COMMENTS/NOTICE
Notices were sent to all property owners of parcels zoned DMU and CBD, to the AIA,
and the Real Estate community. The same group was noticed for the June 26, 2018,
Commission meeting and the May 31, 2018, community meeting. While no written
comments were received for the Commission meeting, Staff did receive one written
comment in response to the community meeting from Bobby Bluehouse, property owner
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
July 17, 2018
Page 13 of 13
at 16 E. Huntington Dr. The email, included in this report as Attachment No. 3,
discusses concerns regarding the potential loss of City-owned parking lots in the
Downtown.
RECOMMENDATION
It is recommended the City Council:
a. Adopt Resolution No. 7227 approving General Plan Amendment No. GPA 18-01
to increase the maximum residential density and height in the Downtown Mixed
Use Zone (“DMU”) and in the Central Business District (“CBD”) Zone, and amend
the Commercial Land Use Designation to clearly define the Central Business
District, and adopt an addendum to the 2019 General Plan update Environmental
Impact Report and 2016 Development Code update Mitigated Negative
Declaration; and
b. Introduce Ordinance No. 2356 approving Zone Change No. ZC 18-01 and Text
Amendment No. TA 18-01 to remove the Downtown Overlay from the Central
Business District Zone, and increase the maximum Residential Density and
height in the Downtown Mixed Use Zone (“DUM”) and in the Central Business
District (“CBD”) Zone, and allow an in-lieu parking fee and approve a new City
Center Design Plan.
Attachment No. 1: Resolution No. 7227
Attachment No. 2: Ordinance No. 2356
Attachment No. 3: Public Comments
Attachment No. 4: Planning Commission Minutes and Annotated Agenda Dated June
26, 2018
Attachment No. 5: Resolution No. 2017 and Planning Commission Staff Report dated
June 26, 2018
Attachment No. 6: Environmental Document - Draft Addendum to the 2010 General
Plan Update EIR and 2016 Development Code Update MND
Attachment No. 1
Attachment No. 1
Resolution No. 7227
Resolution No. 7227
EXHIBIT “A”
Draft General Plan Amendments
Arcadia General Plan – November 2010 Land Use AND Community Design | 2-1
Chapter 2:
Land Use and Community
Design Element
Arcadia General Plan
2
Introduction
Arcadia’s motto, A Community of Homes, clearly identifies the defining
characteristic of our community. From large estates to post-World War
II subdivisions to attractive condominiums and apartments, Arcadia
offers diverse places to live and enjoy the qualities of this City. The City
also has attractive parks, successful business districts, abundant
shopping and entertainment venues, and a distinguished community
aesthetic. This element focuses on identifying, preserving, and
enhancing those physical aspects of Arcadia that are highly valued by
residents and the business community. The goals and policies set forth
the City's vision and fundamental land use philosophy regarding
appropriate types, intensity, and location of development, and the
means for maintaining the community’s environmental, social, physical,
and economic health and vitality.
While the Land Use Policy Map defines the two-dimensional distribution
of uses citywide, equally important is the third dimension of character
and form. Quality design of both public places and private properties
2-2 | Land Use AND Community Design Arcadia General Plan – November 2010
enhances the visual image that Arcadia conveys to residents and
visitors to the City. Also, the form design takes can encourage walking
and use of transit. Integrating plazas, paseos, and attractive
landscaping into project design creates places that people enjoy.
Thoughtful and considerate design in all types of development can
enhance property values and encourage maintenance. This element
identifies the community design priorities for Arcadia.
Key goals relative to land use and community design are:
Creating Identifiable Places
The General Plan identifies locations where Arcadia residents
can relax, enjoy the outdoors, stroll, and meet neighbors and
socialize. These are unique places that create a sense of place,
make Arcadia more identifiable, and promote a high quality of
life.
Enhancing the Public Realm
The City has established policies and recommendations on how
to improve the public realm. The public realm encompasses
public areas and improvements such as road medians and
parkways, street trees, public signage, and public art.
Improving the Private Realm
Policies and recommendations to enhance the private realm
complement public realm improvements. The private realm
includes areas that developers and private property owners are
responsible for improving through design recommendations
which help improve Arcadia overall, creating a more aesthetic
and visually pleasing community.
Achieving Our Vision
The City’s character and amenities make Arcadia a very desirable
place to live. In Arcadia, residents value their safe and well-maintained
neighborhoods, quality housing, superior parks and recreation
resources, an unparalleled educational system, and strong sense of
community. The City is committed to preserving Arcadia as a quiet
community of homes while responding to residents’ desires for a
balance of employment, shopping, entertainment, and recreational
opportunities. The Guiding Principles that highlight this vision are:
Balanced Growth and Development
The General Plan establishes a balance and mix of land uses
that promote economic growth and maintain a high quality of life
for Arcadia residents. Our development decisions reflect Smart
Growth principles and strategies that move us toward enhanced
mobility, more efficient use of resources and infrastructure, and
healthier lifestyles.
Neighborhood Character
Arcadia General Plan – November 2010 Land Use and Community Design | 2-3
Arcadia’s single-family and multifamily residential
neighborhoods have given the City its identity as a Community
of Homes. The City protects and preserves the character and
quality of its neighborhoods by requiring harmonious design,
careful planning, and the integration of sustainable principles.
Changing Housing Needs
The City encourages the retention, rehabilitation, and
development of diverse housing that meets people’s needs in all
stages of their lives.
Scope of this Element
State planning law requires that the Land Use Element designate "the
proposed general distribution and general location and extent of the
uses of the land" for a variety of purposes (Government Code Section
65302[a]). Through maps and text, this element defines the distribution
and intensity of development of residential neighborhoods, commercial
and industrial districts, parks and other open spaces, and public or
semi-public uses of property in Arcadia. In particular, the Land Use
Plan section contains the Land Use Policy Map, which presents a
pictorial representation of land use policy. The Land Use and
Community Design Element also identifies study areas throughout the
community where specific policies will be implemented to guide the City
toward its land use (and related) goals.
Development and
Environmental Sustainability
The Land Use and Community Design Element serves as a tool to plan
for the future development of the City of Arcadia, and sets priorities and
goals for development types, locations, and character. Inherent in the
City’s long-range view of development is the concept of sustainability.
Planning for tomorrow’s Arcadia includes understanding that natural
resources are limited and that these natural resources must not be
consumed faster than they can be replenished. But sustainability does
not preclude development, growth, and advancement. Sustainability
can promote positive economic growth and can stimulate technological
innovation, advance competitiveness, and improve our quality of life.
A sustainable future for Arcadia, under this General Plan, includes
strategies to conserve and enhance local resources and safeguard the
environment. The concept of sustainability is used throughout this
General Plan and is expressed in greater detail in the Resource
Sustainability Element. The Land Use and Community Design Element
addresses sustainability and environmental conservation through
policies and programs that promote site and building design elements
in new developments that reduce or better distribute travel demand,
development design and amenities that support transit and other
alternative forms of transportation, including bicycling and walking, and
2-4 | Land Use AND Community Design Arcadia General Plan – November 2010
mixed-use developments that encourage location of employment and
commercial offerings near residential units.
Flood Management
In 2007, the State adopted legislation that strengthened the long-
existing requirement that a General Plan address flood management by
specifically mandating that the Land Use Element identify flood-prone
areas mapped by either the Federal Emergency Management Agency
(FEMA) or the State Department of Water Resources. To prepare and
mitigate hazards from flooding, the City of Arcadia participates in the
National Flood Insurance Program. Flood Insurance Rate Maps, which
are prepared by FEMA, map potential flood zones. The Safety Element
addresses this issue in detail.
Arcadia General Plan – November 2010 Land Use and Community Design | 2-5
Figure lu-1:
Block and Street Patterns
Downtown blocks and
streets form a grid pattern
that includes alleyways.
Downtown was established
in the 1920s.
Some of the early residential
neighborhoods include
meandering blocks and
streets. This neighborhood
was built in the early 1940s.
Downtown Residential Neighborhood
Land Use
Historic Growth Patterns
The land use patterns in Arcadia today reflect the City’s heritage as a
community of homes. The planning and development approaches that
date to the City’s founding established the arrangement and densities
of the single-family residential neighborhoods we see today, as well as
the concentration of commercial businesses along key corridors and as
part of a large mall. The presence of Santa Anita Park (a world-
renowned horse racing facility) and the Los Angeles County Arboretum
(formerly the Lucky Baldwin estate)—and later Los Angeles County’s
Arcadia County Park and Santa Anita Golf Course—identify Arcadia as
a place where open spaces and public gathering places are integral to
all types of development. This is evidenced in the higher-density
housing along Huntington Drive west of Santa Anita Avenue, where
generous setbacks create a grand boulevard.
As Huntington Drive crosses Santa Anita Avenue to the east, the street
and lotting patterns identify the community as one that was also built up
along the railroad, with a very traditional dense street grid and small,
walkable blocks.
Arcadia’s identity as a community of homes can be traced back to the
1930s, when the first residential subdivisions began to appear,
replacing what had previously been agricultural lands. The
neighborhoods in Arcadia today have developed over time to fill the
majority of the available land in the City. The northernmost portion of
the Baldwin Ranch, which was owned by Arcadia’s first mayor, Elias
Jackson “Lucky” Baldwin, made way for the first residential
subdivisions.
The areas nearest the Baldwin Ranch, comprising today’s Downtown
core, were the first to be settled by those outside the Baldwin family.
2-6 | Land Use AND Community Design Arcadia General Plan – November 2010
From this core, single-family residential subdivisions spread to areas
north and west of the ranch throughout the 1920s and 1930s.
The southern portion of the City was also developing at this time; its
original configuration was a grid of one-acre ranches devoted primarily
to chicken raising and light agricultural uses. During the mid-1950s to
the early 1960s, hillside residential development was most prevalent,
with neighborhoods extending into the foothills of the San Gabriel
Mountains along the City’s northern boundaries. With the construction
of these neighborhoods, the bulk of Arcadia’s land had been
developed, and from the 1980s to the present day, large areas of
vacant land for any type of development have not been available.
In 2009, residential development continued to represent the
predominant land use in Arcadia, covering about 68 percent of the
City’s land area and providing 20,3401 homes. Commercial uses
account for approximately 11 percent, with the regional mall and areas
surrounding Santa Anita Park significant contributors to this total. As
Figure LU-2 shows, Arcadia is largely built out, with less than one
percent of land within the City vacant in 2009.
Figure LU-2: Land Use Distribution (2009)
Residential
68%
Office
1%
Public Institution
13%
Commercial
11%
O pen
Space
5%Vacant
0.3%
Industrial
1.5%
Mixed Use
0.2%
Moving toward 2035
When Arcadia initiated a comprehensive General Plan update in 2008,
a key concern of residents was that land use policy changes would
result in substantial population growth. This Plan does provide for land
1 2009 estimate from State of California Department of Finance (E-5 Population and
Housing Estimates for Cities, Counties and the State, 2001-2009, with
2000 Benchmark).
Arcadia General Plan – November 2010 Land Use and Community Design | 2-7
Figure lu-3:
examples of
Residential Densities
use transitions in targeted areas of the City, but accommodates only
modest population growth. The anticipated growth will result from
natural birth and death rates, new people moving into Arcadia to enjoy
the benefits it offers, and multigenerational households.
The City has taken a strategic approach to doing its part to ease
regional housing demand. This includes recognizing the desires of a
sizeable older population to remain in Arcadia, but to do so in smaller
homes with very limited maintenance responsibilities. It also includes
responding to a younger population’s growing interest in more dense,
urban-type development located near transit, restaurants, and
entertainment.
With regard to commercial and business uses, Arcadia has long been a
regional hub, with a large mall attracting visitors from throughout the
San Gabriel Valley. Santa Anita Park has for many years been the
premier horse racing track in California, although changes in the horse
racing industry in the last 20 years have caused attendance to decline
at venues throughout the State, and portions of the property now offer
opportunities to further enhance Arcadia’s place as a destination
shopping and entertainment location. This General Plan establishes
policy direction to build upon the commercial base that has allowed
Arcadia to thrive, and to balance that with office, medical, and industrial
uses that provide additional professional and skilled labor jobs.
The subsequent land use discussion in this element provides an
overview of the planned land use patterns and distribution to achieve
the vision stated above, followed by detailed discussion of modest
changes planned for the focus areas identified in Figure LU-7.
Land Use Plan
In response to the community’s desire to maintain Arcadia’s long -
established land use patterns and identity as a community of homes,
preserve the attractiveness of the City’s neighborhoods and districts,
maintain a sound economic base, and enhance the pedestrian
environment, this Land Use Plan has been crafted to guide the
development, maintenance, and improvement of land and properties.
The Land Use Policy Map, illustrated in Figure LU-4, with the
designations described in Table LU-1, will allow the community to
preserve those qualities that define Arcadia.
Understanding Density and Intensity
When describing areas of Arcadia, we differentiate one area from
another by the principal use, such as homes (residential), shops and
restaurants (commercial), manufacturing businesses (business park), a
park, or a school. To describe the level of use, that is, how much
development is allowed on a property (and presumably, what the
associated activity level is), land use planners have developed
measures called density and intensity. The term density, illustrated in
Figure LU-3, typically applies to residential uses and refers to the
population and development capacity of residential land.
2-8 | Land Use AND Community Design Arcadia General Plan – November 2010
`
Monrovia
El Monte
Temple City
Irwindale
Sierra Madre
Pasadena
Los Angeles
County
Duarte Rd
Live Oak Ave
Baldw
in
Av
Longden Av
Foothill Blvd Myrtle AvPeck RdOl
i
v
e
S
t 6th AvHolly AvLas Tunas Dr 10th AvBaldwin AvFOOTHILL FRWY
SAN GABRIEL FRWYColorado Blvd
Encinita AvMountain AvCalifornia AvTemple City BlvdMichillinda Av5th AvSierra Madre Blvd
Grandview Av
Mayflower AvOrange Grove Av
El Monte AvSanta Anita AvDuarte Rd
2nd AvSanta Anita AvLive Oak Ave
Foothill Blvd
FOOTHILL FRWY
Hillcrest
Bl
v
d
Campus Dr Grand AvSunset BlvdHugo OaksGoldenElkins Av
ell RdCo
l
o
r
ado
P
l
Harvard Dr
Anita AvRosemead BlvdOld Ranch RdHighland Baldwin AvEl Monte AvLower Azusa Rd
Cami no RealRosemead BlvdSanta Anita AvDrReid Dr
WestAv Vaquero Dr Paloma Dr
Huntington DrHuntington Dr
Longden Av
0 1,000 2,000 3,000 4,000 Feet
Mapped by: Hogle-Ireland Inc., 2010.
Data Sources: City of Arcadia, 2008.
City Boundary
Sphere of Influence
Residential Estate (up to 2 du/ac)
Very Low Density Residential (2-4 du/ac)
Low Density Residential (4-6 du/ac)
Medium Density Residential (6-12 du/ac)
High Density Residential (12-30 du/ac)
Commercial (0.5 FAR)
Regional Commercial (0.5 FAR)
Horse Racing
Mixed Use (22-30 du/ac & 1.0 FAR)
Downtown Mixed Use (30-50 du/ac & 1.0 FAR)
Mixed Use Notes:
- Mixed Use FAR is for non-residential uses.
- Mixed Use designations requires the inclusion
of a ground-floor, street frontage commercial
component for all projects. Commerial uses
are allowed. Stand alone residential uses are
not allowed.
Land Use Designations
Commercial/Light Industrial (0.5 FAR)
Industrial (0.5 FAR)
Public/Institutional
Open Space - Outdoor Recreation
Open Space - Resources Protection
Rail Right-of-Way
Downtown Overlay (1.0 FAR)
Santa Anita Commercial (0.3 FAR)
Figure LU-4: Land Use Policy Map
Commercial (80 du/ac & 1.0 FAR)
Arcadia General Plan – November 2010 Land Use and Community Design | 2-9
Figure lu-5:
Floor-Area Ratio
Density is described in terms of the dwelling units that can be
accommodated on one acre of land (dwelling units per acre or du/ac)
and the population associated with that density (population per acre or
pop/ac).
Development intensity refers to the extent to which a property is or can
be developed. While intensity generally describes nonresidential
development levels, in a broader sense, intensity also can be used to
express overall levels of both residential and nonresidential
development types. For land uses in Arcadia, the measure of intensity
used is the floor-area ratio. The floor-area ratio, or FAR, describes the
relationship between the total square feet of development on a lot and
the area of that lot. The FAR is determined by dividing the gross floor
area of all buildings on a lot by the land area of that lot. Figure LU-5
illustrates different FAR calculations; FAR and factors such as building
square footage, building height, and the percent of lot coverage are all
interrelated. For example, a 20,000-square-foot building on a 40,000-
square-foot lot yields a FAR of 0.50:1. A 0.50:1 FAR allows, for
example, a single-story building, which covers half the lot, or a two-
story building with reduced lot coverage.
Land Use Designations
The Land Use Policy Map (Figure LU-4) graphically represents the
planned distribution and intensity of land use citywide. The colors
shown on the map correspond to land use designations that describe
the types of uses established and planned in Arcadia. The descriptions
on the following pages establish the General Plan designations and
indicate the permitted nature and intensity of development.
Five residential land use designations allow for a range of housing
types and densities, largely reflective of long-established development
approaches. In addition to the primary permitted residential uses, the
City also permits accessory units and non-residential uses such as
schools, parks, child day care, and religious and charitable
organizations, consistent with State law and as set forth in the Arcadia
Municipal Code.
The two commercial land use designations, single industrial
designation, and hybrid Commercial/Light Industrial designation are
designed to support business activity and provide tools to help
businesses and districts maximize their economic potential.
Two designations accommodate commercial and residential mixed-use
development. The mixed-use designations allow combined commercial
and residential developments and stand-alone commercial uses;
however, exclusively residential uses are not permitted in those areas.
The Downtown Mixed Use designation provides for more intense,
mixed-used development surrounding the planned Gold Line Station to
create a complete, compact, walkable neighborhood that encourages
transit use.
2-10 | Land Use AND Community Design Arcadia General Plan – November 2010
RE – Residential Estates
The Residential Estates designation accommodates
low-density single-family residential neighborhoods.
Development is typified by large lot, detached single-
family residences on estate-type lots of 22,000 square
feet or larger. Permitted uses include single-family
residences on a single lot and private tennis courts and
similar facilities.
Other uses that may be appropriate, consistent with
zoning regulations, include public and private schools,
public parks, and other open space uses.
Unit Density: up to 2 du/ac
Typical Population Density: 3-6 persons per acre2
VLDR – Very Low Density Residential
The Very Low Density Residential designation
accommodates low-density single-family residential
neighborhoods. Development is typified by large lot,
detached single-family residences on lots ranging from
10,000 to 22,000 square feet or larger. Permitted uses
include single-family residences on a single lot and
private tennis courts and similar facilities.
Other uses that may be appropriate, consistent with
zoning regulations, include public and private schools,
public parks, and other open space uses.
Unit Density: up to 4 du/ac
Typical Population Density: 6-12 persons per acre
LDR – Low Density Residential
The Low Density Residential designation
accommodates low-density single-family residential
neighborhoods. Development is typified by detached
single-family residences on lots 7,200 to 10,000 square
feet in size. Permitted uses are limited to single-family
residences on a single lot.
Other uses that may be appropriate, consistent with
zoning regulations, include public and private schools,
public parks, and other open space uses.
Unit Density: up to 6 du/ac
Typical Population Density: 12-17 persons per acre
2 For land use categories that allow residential development, population density estimates are
stated as required by State General Plan law. Population density has been calculated based
on the development density range and the average persons per household estimate for
Arcadia reported by the California Department of Finance (2.872 persons per household in
2008).
Arcadia General Plan – November 2010 Land Use and Community Design | 2-11
MDR – Medium Density Residential
The Medium Density Residential designation
accommodates varied housing types and sizes within a
suburban neighborhood context. Permitted residential
uses include detached and attached residences with
private and/or shared yards and open space areas.
Other uses that may be appropriate, consistent with
zoning regulations, include public and private schools,
public parks, and other open space uses.
Unit Density: 6 to 12 du/ac
Typical Population Density: 17-35 persons per acre
HDR – High Density Residential
The High Density Residential designation
accommodates higher-density attached housing types
for both renter and owner households within a
neighborhood context. Such housing types generally
are located near transit stops, along arterials and transit
corridors, and within easy walking distance of shops
and services. Appropriate transition to adjacent lower-
density neighborhoods is required through the use of
yards, other open areas, and building heights.
Other uses that may be appropriate, consistent with
zoning regulations, include public and private schools,
public parks, and other open space uses.
Unit Density: 12 to 30 du/ac
Typical Population Density: 34-86 persons per acre
C – Commercial (0.5 FAR)
The Commercial designation with a 0.5 Floor Area Ratio
(FAR) is intended to permit a wide range of commercial
uses which serve both neighborhood and citywide
markets. The designation allows a broad array of
commercial enterprises, including restaurants, durable
goods sales, food stores, lodging, professional offices,
specialty shops, indoor and outdoor recreational
facilities, and entertainment uses.
Adjacent to Downtown, the Commercial designation is
intended to encourage small-scale office and
neighborhood-serving commercial uses that
complement development in the Downtown Mixed Use
areas. While the land use designation provides the
general parameters within which development must
take place, the Zoning Code or other land use
regulatory document specifies the type and intensity of
uses that will be permitted in a given area. In the
Downtown area, for example, where properties are
2-12 | Land Use AND Community Design Arcadia General Plan – November 2010
designated Commercial, land use regulations might
specify that restaurants and cafes are permitted, but
secondhand stores are not. The Zoning Code and other
regulatory documents also indicate permitted building
height limits for specific properties.
Maximum FAR – 0.50
(0.30 FAR for Santa Anita Park)
Higher intensity overlays are applied to portions of
Downtown along Santa Anita Avenue, Colorado Place,
and Huntington Drive (1.0 FAR).
Building Height: up to 48 feet in the Downtown area
(including Santa Anita Avenue, Colorado Place, and
Huntington Drive); up to 40 feet for commercial uses
outside of Downtown
C – Commercial (80 du/acre and 1.0 FAR)
The Commercial designation that allows mixed-use
development with a density of 80 du/acre and a 1.0
Floor Area Ratio (FAR) is within the City’s Downtown
area. This Commercial designation is intended to
encourage a strong pedestrian-oriented environment
that provides a variety of retail and service uses,
restaurants, and neighborhood-serving commercial
uses that complement development in the Downtown
Mixed Use areas. In order to provide the residential
population that is required to support the uses in the
downtown and around the Metro Gold Line transit
station, residential uses in a mixed-use development
are permitted above ground floor commercial or
adjacent to a commercial use. The Development Code
and other regulatory documents also indicate permitted
building height limits for specific properties.
Maximum FAR – 1.0 (only commercial square footage
is counted in calculation of FAR)
Unit Density: Up to 80 du/ac
Maximum Height: Up to 55 feet
RC – Regional Commercial
The Regional Commercial designation applies only to
the regional shopping center located east of Baldwin
Avenue and north of Huntington Drive. The designation
provides for regional commercial centers intended to
serve a regional market and that offer a depth and
variety of retail goods, general merchandise, apparel,
entertainment center, and home furnishings businesses.
Development within the Regional Commercial
designation is characterized by large, multi-tenant
centers anchored by one or more major retailers as key
tenants.
Arcadia General Plan – November 2010 Land Use and Community Design | 2-13
Maximum FAR – 0.50 (Based on gross leasable floor
area for regional shopping center)
HR – Horse Racing
The Horse Racing designation provides for the
continued operation of the Santa Anita Park race track
for horse racing and related activities and special
events. Permitted uses include stabling and training of
race and show horses, horse racing, pari-mutuel
wagering on horse racing, horse shows and equestrian
events, and special events. Permitted ancillary uses
include seasonal housing for employees, per Municipal
Code standards.
Maximum FAR – N/A
MU - Mixed Use
The Mixed Use designation provides opportunities for
commercial and residential mixed-use development that
takes advantage of easy access to transit and proximity
to employment centers, and that provide
complementary mixes of uses that support and
encourage pedestrian activity. Mixed-use districts
support commercial uses that integrate well with
residential activity without creating conflicts.
Development approaches encourage shared use of
parking areas and public open spaces, pedestrian
movement, and interaction of uses within a mixed-use
district. Design approaches should minimize or limit
curb cuts/driveways at the front of the development
when rear or side egress options are available.
Mixed Use Residential uses in a mixed-use
development are permitted above ground floor
commercial or adjacent to a commercial use.
requires the inclusion of a ground-floor, street-frontage
commercial component for all projects. Mixed
commercial/office and residential tenancies and stand-
alone commercial or office uses are allowed. However,
exclusively residential buildings are not.
Maximum FAR – 1.0 (only commercial square footage
is counted in calculation of FAR)
Unit Density: 22 -30 du/ac
Typical Population Density: 63-86 persons per acre
Maximum Height: up to 40 feet
2-14 | Land Use AND Community Design Arcadia General Plan – November 2010
DMU – Downtown Mixed Use
The Downtown Mixed Use designation provides
opportunities for complementary service and retail
commercial businesses, professional offices, and
residential uses to locate within the City's downtown.
Downtown Mixed Use encourages requires the
inclusion of a ground-floor, street-frontage commercial
component, but is not required for all projects.
Residential uses in a mixed-use development are
permitted above ground floor commercial or
adjacent to a commercial use. Mixed
commercial/office and residential tenancies and stand-
alone commercial or office uses are allowed. However,
exclusively residential buildings are not allowed.
Development approaches encourage shared use of
parking areas and public open spaces, pedestrian travel
ways, and interaction of uses within the district.
Particular features that will define Downtown include
public open space as an integral component of the Gold
Line station, as well as any larger mixed-use or
commercial developments.
Guided by the policies and vision of the General Plan, a
specific plan or subsequent zoning changes for
Downtown will contain detailed development standards,
infrastructure requirements, land use regulations, and
implementation measures for coordinated development.
Maximum FAR: 1.0 (only commercial square footage is
counted in calculation of FAR)
Unit Density: 30-50 Up to 80 du/ac
Typical Population Density: 86-144 persons per acre
Maximum Height: up to 50 55 feet
C/LI – Commercial/Light Industrial
The Commercial/Light Industrial designation provides
areas for a complementary mix of light manufacturing
businesses, limited auto service and repair, and support
office and retail uses. The designation recognizes the
importance of small-scale industrial and quasi-industrial
businesses for the community in terms of business
start-ups/entrepreneurship, job provision, residents’
access to needed goods and services, and revenue
from point-of-sales operations. Such uses are low
scale, with development and operating conditions built
into the development to minimize impact on surrounding
uses. Permitted retail uses are limited to those that
support the industrial businesses. Larger-scale
commercial uses will be considered on a case-by-case
basis in the Lower Azusa Road Reclamation area.
Maximum FAR: 0.50
Arcadia General Plan – November 2010 Land Use and Community Design | 2-15
I - Industrial
The Industrial designation provides for an array of
warehouse, distribution, manufacturing, and assembly
uses in appropriate locations.
Maximum FAR: 0.50
P/I – Public/Institutional
The Public/Institutional designation accommodates
public, semi-public, and institutional uses, including but
not limited to offices and facilities used by federal, state,
and local government; special districts; public schools;
hospitals; colleges and universities; and other public
agencies and public utilities.
Maximum FAR: as set forth in zoning regulations
OS-OR – Open Space–Outdoor Recreation
The Open Space–Outdoor Recreation designation
encompasses all City, county, state, and federal parks
and associated facilities, including private facilities on
leased public lands. The designation identifies public
lands intended to be used for active and passive
recreational activities, such as parks, golf courses,
trails, and the Arboretum. Public lands used as
detention basins may also be designated Open Space-
Outdoor Recreation when co-located with active
recreational uses or when open spaces serve two uses,
such as a sports field and a detention basin.
Maximum FAR: N/A
OS-RP – Open Space-Resource Protection
The Open Space–Resource Protection designation
applies to areas which require special management or
regulation because of unusual environmental conditions
such as earthquake fault zones, steep slopes, flood
zones, high-risk fire areas, and areas required for the
protection of water quality. While alternative uses of
such constrained areas may be allowed, the unique
character or constraints of the area must be adequately
addressed. This land use designation may also include
sensitive habitat areas, groundwater recharge basins,
hillside areas, and viewshed management areas.
Maximum FAR: N/A
2-16 | Land Use AND Community Design Arcadia General Plan – November 2010
Community Design
Why do some places feel special and distinct while others are
nondescript and uninspiring? Why do we want to spend hours walking
around some neighborhoods, while others do not captivate us?
Historically, great places have come about by following tradition—
people doing things the way that they have always done them. Over
time, people discovered and incorporated into their traditions the
principles of great place-making.
The field of community design studies the places that attract us and
extrapolates core principles that can be used to create new places that
appeal to us in the same way. This section describes how Arcadia
incorporates community design into development decisions for both
private properties and the public realm.
Citywide Design Principles
The following community design principles apply to all of Arcadia:
Creating Identifiable Places
Improving the Public Realm
Improving the Private Realm
Creating Identifiable Places
Community character is defined by the built and natural environments.
Specific attention to urban design can enhance places where people
gather, and create memorable and attractive streetscapes.
Components of citywide urban design include:
Activity Nodes and Areas
Activity Nodes are places of pedestrian activity and excitement. These
are places where people congregate, socialize, and shop. They are
also places where residents can leisurely stroll, participate in a
recreational activity, or relax and experience the outdoors. Examples of
activity nodes, identified in Figure LU-6, include:
Santa Anita Park
Downtown Arcadia
Los Angeles County Arboretum and Botanical Garden
Arcadia County Park
Regional Shopping Mall
Arcadia General Plan – November 2010 Land Use and Community Design | 2-17
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Arcadia General Plan – November 2010 Land Use and Community Design | 2-19
Major Corridors
Major Corridors are boulevards and streets that provide important multi-
modal transportation routes. They are scenic and picturesque, with
large, mature street trees on both sides of the street, with accent
plantings and landscaping. Continuous sidewalks provide pedestrian
connections along the corridor to link activity nodes, neighborhoods,
and transit stops.
Some streets include medians, where landscaping and street trees
create a grand thoroughfare, such as Huntington Drive. Many of the
City’s primary and secondary gateways are located on Major Corridors.
Focal Intersections
Focal Intersections occur at junctions of Major Corridors. They are
important focal points of the community; they provide visual anchors,
points of interest, and enhanced pedestrian connections. The following
standards should be applied at all focal intersections:
Buildings at Focal Intersections should be of the highest
architectural quality to make them memorable and
recognizable.
Buildings should be oriented toward public streets and spaces
to make the public space vibrant and pedestrian friendly.
Activities that attract or generate pedestrian traffic such as
cafés, retail functions, and public art are highly desirable at
Focal Intersections.
Define prominent intersections by locating new buildings or
other structures closer to the street and defining the
intersection space.
Main building entrances of corner buildings should be close to
the corner.
Intersections should include raised crosswalks with textured
materials to help improve pedestrian visibility and reduce
pedestrian/vehicle conflicts.
Huntington Drive is a
Major Corridor with
large, mature trees in
landscaped medians.
Photo credit:
google.com
2-20 | Land Use AND Community Design Arcadia General Plan – November 2010
Enhancing the Public Realm
The public realm consists of public property along street rights-of-way
and within medians, as well as public signage and public art. These
enhancements make Arcadia more recognizable to visitors and
distinguish the City from surrounding San Gabriel Valley communities.
Gateways
Gateways announce arrival into a community or district through
such design treatments as public signage, special landscape
treatment, and unified architecture. Streets in Arcadia continue
directly into adjacent communities, and oftentimes travelers do
not know whether they are in Arcadia or Temple City or
Monrovia. To identify Arcadia entrances, gateway treatments
can be utilized where major streets cross municipal boundaries
and at freeway ramps. District gateways should be considered
for especially recognizable districts, most notably Downtown
Arcadia. Figure LU-6 indicates potential locations for gateway
statements. A major gateway exists at the corner of Huntington
Drive at Fifth Avenue.
A hierarchy of gateway treatments will be developed that
respond to the significance of the entry point. There are two types of
gateways:
Primary Gateways. These gateways are the main entryways
into the City. These gateways can be found on major
corridors.
Huntington Drive and
Santa Anita Avenue is
a Focal Intersection.
This iconic gateway on
Huntington Drive
welcomes visitors to
Arcadia’s Downtown.
Arcadia General Plan – November 2010 Land Use and Community Design | 2-21
Trees can make commercial areas much more inviting to pedestrians. Contrast the two photos.
Secondary Gateways. The gateway treatments for each of
these entries will differ in response to their context, but will
generally be smaller in scale and lower in profile than the
primary gateways.
A particularly strong statement of arrival includes vertical design
elements. Where the City owns right-of-way to provide such
components, it can. However, private development can also contribute
to community gateway statements with strong corner massing, tower
elements, or other architectural features that create a distinct profile.
Additional approaches include using a combination of special paving,
lighting, and/or landscape treatment to augment the appearance and
visual impact at gateways.
Street Trees
Arcadia’s trees are a significant aesthetic and ecological resource.
They are one of the City’s real treasures and a key part of what
distinguishes Arcadia. There remain, however, many areas of the City
with minimal or nonexistent street tree coverage. The City has
recognized the importance of a major species of tree with the adoption
of the Oak Tree Preservation Ordinance, as well as tree maintenance
with the Comprehensive Tree Management Program. The
implementation of the Urban Forest Master Plan will complement the
positive effects of this ordinance by starting to fill in the areas of the City
that could still benefit from street trees. Street trees should be shade
trees wherever possible.
Public Signage
A coordinated program of public signage helps identify and make a
place distinct. Public signage should emphasize local history and
identity, and be placed with regard to its surroundings. Distinctive
signage should be used to identify unique districts, neighborhoods, and
locations in the City. Public signs should also be organized, have a
uniform appearance, and enhance the visual environment.
Public Art
Public art can range from the unobtrusive to the monumental. When
well executed and appropriately sited, public art distinguishes a
The Parks,
Recreation, and
Community
Resources Element
discusses street
trees and tree
preservation in
2-22 | Land Use AND Community Design Arcadia General Plan – November 2010
Public art can be decorative and whimsical, and can celebrate culture and heritage.
community and can celebrate different cultures. Large pieces can mark
a focal point of a neighborhood or serve as a landmark for navigation.
Small, out-of-the-way pieces can impart a sense of wonder and
discovery. Public art can also lead to economic benefits, as it can be
an attractor to a business area.
Improving the Private Realm
The private realm consists of privately owned areas that are generally
visible to the public and that contribute to streetscape conditions. While
properties are privately owned, the City can define its expectations
through zoning regulations and design guidelines. Enhancing these
areas with design treatments works to coordinate private improvements
with public realm investment, thereby creating more aesthetic and
attractive commercial districts and neighborhoods.
Compatibility
No development exists in isolation. Every act of construction affects
and is affected by its surroundings. Every development, therefore,
should be evaluated for its compatibility in terms of use, scale, and
aesthetics with the neighborhood or district in which it is located. For
small projects, this area of influence may be considered to be as small
as to only include the buildings directly next door. For large projects,
one must consider entire blocks or corridors. Where land use or other
Arcadia General Plan – November 2010 Land Use and Community Design | 2-23
incompatibilities exist today, the City can take action to encourage the
transition over time to a more cohesive urban form.
2-24 | Land Use AND Community Design Arcadia General Plan – November 2010
Commercial Signage
Commercial signs have a significant influence on the overall aesthetic
impact of a given street. If signs have enough uniformity and are well
proportioned and appropriate to their context, they can collectively
function much the same way as public art in providing a sense of place
and unique identity. If, on the other hand, signs are ill proportioned,
cheap looking, and an odd mix of styles (monument versus pylon
versus wall signs), they create visual “noise” and clutter that make it
difficult to see the positive qualities of the street and to locate
businesses.
Signage within the City’s commercial corridors, with Baldwin Avenue
being a particular example, has tended toward the latter rather than the
former. To address sign clutter, the City developed sign guidelines
which are integrated into the architectural guidelines for comm ercial
and industrial properties. These guidelines lay out recommendations for
everything from typefaces to materials to sign placement. If followed
citywide, these guidelines will dramatically improve the character of
Arcadia’s commercial corridors over time.
Illustrations from
Arcadia’s Architectural
Design Guidelines for
commercial and
industrial signage
Arcadia General Plan – November 2010 Land Use and Community Design | 2-25
Citywide Goals and
Policies
Goal LU-1: A balance of land uses that preserves
Arcadia’s status as a Community of
Homes and a community of opportunity
Policy LU-1.1: Promote new infill and redevelopment
projects that are consistent with the City’s
land use and compatible with surrounding
existing uses.
Policy LU-1.2: Promote new uses of land that provide
diverse economic, social, and cultural
opportunities, and that reinforce the
characteristics that make Arcadia a desirable
place to live.
Policy LU-1.3: Encourage community involvement in the
development review process.
Policy LU-1.4: Encourage the gradual redevelopment of
incompatible, ineffective, and/or undesirable
land uses.
Policy LU-1.5: Require that effective buffer areas be created
between land uses that are of significantly
different character or that have operating
characteristics which could create nuisances
along a common boundary.
Policy LU-1.6: Establish consistency between the Land Use
Plan and the Zoning Code.
Policy LU-1.7: Encourage developments to be placed in
areas that reduce or better distribute travel
demand.
Policy LU-1.8: Encourage development types that support
transit and other alternative forms of
transportation, including bicycling and
walking.
Policy LU-1.9: Establish incentives and development
standards to encourage development of land
uses that provide public amenities and/or
desirable facilities or features, as well as
private open space and recreation areas.
2-26 | Land Use AND Community Design Arcadia General Plan – November 2010
Policy LU-1.10: Require that new development projects
provide their full fair share of the
improvements necessary to mitigate project
generated impacts on the circulation and
infrastructure systems.
Policy LU-1.11: Encourage the development of a range of
childcare facilities, including infant care,
preschool care, and after-school care, to
serve the needs of Arcadia families and
workers. Encourage the development of
childcare facilities near transit-oriented
development. In accordance with the
strategic plan adopted by the Los Angeles
Child Care Planning Committee, reduce
barriers to childcare services due to zoning
regulations and expensive permit
requirements.
Goal LU-2: A City with a distinctive and attractive
public realm, with pedestrian-friendly
amenities in commercial and mixed-use
districts and single-family neighborhoods
that continue to maintain Arcadia’s
standard of architectural and aesthetic
quality
Policy LU-2.1: Ensure that trees planed in the public right-of-
way continue to be well maintained where
they exist, are planted in areas where they
are currently lacking, and encourage
replacement of undesirable tree species in
public right-of-ways.
Policy LU-2.2: Emphasize the use of public spaces and
design that are oriented toward the
pedestrian and use of transit throughout the
community.
Policy LU-2.3: Develop a public art program that encourages
and guides the creation, promotion,
implementation, and maintenance of public
art throughout the City. Emphasize art that
draws upon the local history and is placed at
locations accessible to the public.
Policy LU-2.4: Establish administrative support and
community participation systems for the
implementation of a public art program.
Develop a dedicated funding source for
Arcadia General Plan – November 2010 Land Use and Community Design | 2-27
public art to be paid for as a part of large
private and public development projects.
Policy LU-2.5: Develop a hierarchy of gateways to mark
entrances into the City, as illustrated by
Figure LU-6.
Policy LU-2.6: Ensure the aesthetic quality and pedestrian
orientation of the City’s commercial corridors
by implementing the recommendations of this
Community Design section, as well as the
Architectural Design Guidelines for
commercial and industrial properties.
Policy LU-2.7: Through a combination of incentives to
business owners and enforcement measures,
attain compliance with signage standards and
guidelines throughout the City, with a priority
placed on high-traffic commercial corridors
and gateway areas.
Single-Family Residential
Development
Arcadia’s long-established, single-family residential neighborhoods are
at the core of the City’s identity. These stable neighborhoods, many of
which boast block after block of mature trees planted in the public right-
of-way, are what the City means when it refers to itself as a
“Community of Homes.” Protection of these most prized assets of the
City is a primary objective of this General Plan.
In 2006, largely as a response to community concerns over
“mansionization” and tree destruction on single-family properties, the
City adopted Single-Family Residential Design Guidelines. The core
issues that these guidelines address are:
Mass and scale: Building mass and scale are required to relate
to established homes in the neighborhood and natural site
features. Design approaches, particularly for two- and three-
story structures, should consist of articulated building planes,
roof and façade offsets, and other techniques that break up
building masses.
Front entry: Building entries and entry features should not
dominate the front façade. Architectural enhancements must
blend with the overall home style and not use monumental or
large vertical components.
Garages: As street-facing garages tend to be uninviting and
have the potential to dominate the front elevation of a house,
the guidelines encourage garages to be set back from the front
façade or tucked in the back yard.
2-28 | Land Use AND Community Design Arcadia General Plan – November 2010
Architectural style and design: As many new homes built
during the 1980s and 1990s lacked a coherent architectural
style, attempted to combine too many different styles, or had a
style clearly incompatible with surrounding homes, the
guidelines establish preferred styles and stress the importance
of maintaining a consistent style in a single structure or group of
structures.
Additions and accessory buildings: Additions, as opposed to
new homes, have their own set of design challenges. The City
requires additions to blend with the original structure as outlined
in the guidelines.
Colors and materials: Regulating color is tricky, but the City
recognizes that the use of bright or strong paint colors and/or
unnatural building materials can result in a house that looks out
of place in a more traditional neighborhood setting.
Landform and tree preservation: Careless removal of mature
trees and severe grading of hillside properties show little regard
for a site’s natural attributes. The guidelines emphasize
working with environmental conditions on a site rather than
against them.
In addition to application of the City’s guidelines, five homeowners
associations in Arcadia enforce private, neighborhood-specific design
standards through adopted covenants, conditions, and restrictions
(CC&Rs). These associations have played an important role in
preserving the character of the residential neighborhoods in the
northern portion of the City.
Arcadia’s five homeowners associations are (as of 2010):
Highland Homeowners Association
Rancho Santa Anita Property Owner’s Association
Santa Anita Oaks Association
Rancho Santa Anita Residents Association
Santa Anita Village Association
Goal LU-3: Preservation and enhancement of
Arcadia’s single-family neighborhoods,
which are an essential part of the City’s
core identity
Policy LU-3.1: Protect the character of single-family
residential neighborhoods through the
preservation and improvement of their
character-defining features. Such features
include but are not limited to tree-lined
streets, building orientation, sidewalks, and
architectural scale and quality.
Arcadia General Plan – November 2010 Land Use and Community Design | 2-29
Policy LU-3.2: Implement design guidelines to keep new
homes and home additions consistent in
scale, massing, and architectural quality with
prevailing conditions in a neighborhood.
Policy LU-3.3: Encourage a variety of architectural styles for
new and renovated structures that reflect
local architectural characteristics.
Policy LU-3.4: Strengthen neighborhood identity with new
development that is compatible with
surrounding structures through scale,
massing, and preferred architectural style.
Policy LU-3.5: Require that new construction, additions,
renovations, and infill developments be
sensitive to neighborhood context, building
forms, scale, and colors.
Policy LU-3.6: Encourage preservation of the natural
topography of a site and existing mature
trees.
Policy LU-3.7: Ensure that the design and scale of new and
remodeled single-family residential buildings
are appropriate to their context.
Multifamily Residential
Development
The City has a goal of improving the quality of the community’s
multifamily developments. Multifamily residential developments should
exhibit quality in architectural design, the use of quality building and
landscape materials, and balance the relationship of buildings to their
environmental setting and their neighborhood. Multifamily residential
developments need to respect the scale and character of adjacent
residential neighborhoods through attention to views, building scale and
orientation, proximity to adjacent uses, location of driveways, noise and
lighting mitigation, and landscape buffering.
Goal LU-4: High-quality and attractive multifamily
residential neighborhoods that provide
ownership and rental opportunities for
people in all stages of life
Policy LU-4.1: Require that new multifamily residential
development be visually and functionally
integrated and consistent in scale, mass, and
Policies specific to
housing issues can be
found in the Housing
Element.
2-30 | Land Use AND Community Design Arcadia General Plan – November 2010
character with structures in the surrounding
neighborhood.
Policy LU-4.2: Encourage residential development that
enhances the visual character, quality, and
uniqueness of the City’s neighborhoods and
districts.
Policy LU-4.3: Require the provision of adequate private and
common open space for residential units.
Require sufficient on-site recreational
facilities to meet the daily needs of residents,
if possible, commensurate with the size of the
development.
Policy LU-4.4: Strictly enforce City codes, including building
and safety, zoning and land use regulations,
and property maintenance codes, to maintain
safe, high-quality residential neighborhoods.
Policy LU-4.5: Provide amenities that make a multifamily
development a fully functional residential
community.
Policy LU-4.6: Encourage multifamily projects built with
quality materials that will physically endure
and provide a positive long-term living
environment for residents.
Policy LU-4.7: Arrange multifamily buildings on a site to
meet the following criteria:
Provide interest to the “street scene”
within the development and give as open
a feel as possible to the site.
Create a sense of place by relating
buildings to each other and to adjacent
open space.
Provide a variety of open spaces of
different sizes and shapes that perform
different functions on the site, including
contiguous areas large enough to be
used for both active and passive
recreation.
Separate balconies and patios on
adjacent buildings from one another to
increase the privacy of these spaces.
Hillside Development
Arcadia General Plan – November 2010 Land Use and Community Design | 2-31
Hillside areas in Arcadia offer reduced densities, a more rural
character, significant views of valleys and hills, proximity to large
natural open space areas, and privacy. However, if hillside
development is improperly planned, the very amenities that people
seek as precious attributes of foothill living can be destroyed. In
addition, the cumulative effect of improper hillside development can
result in significant destruction of sensitive biological habitats and
habitat linkages, erosion and degradation of water quality, increased
downstream runoff and flooding problems, slope failure, fire hazards,
high utility costs, and inadequate access for emergency vehicles.
Arcadia’s approach to hillside management is to require preservation of
the natural character of hillside areas, and to require full mitigation
against hazards from wildland fires, landslides, earthquake faults, and
other environmental conditions.
Goal LU-5: Hillside management approaches that
balance desires for unique neighborhoods
and home sites with the need to protect
residents from environmental hazards and
to respect wildlife habitat and viewsheds
Policy LU-5.1: Maintain the visual character of hillsides,
recognizing both the importance of the
exposure of hillside development from off-site
public views and the importance of providing
panoramic public views from and of hillsides.
Policy LU-5.2: Minimize the alteration of existing landforms
and maintain the natural topographic
characteristics of hillside areas, allowing only
minimal disruption.
Policy LU-5.3: Protect the natural character of hillside areas
by means of contour grading to blend graded
slopes and terraces with the natural
topography.
Policy LU-5.4: Avoid mass graded pads within hillside areas.
Smaller steps or grade changes should be
used over single, large, slope banks to the
greatest extent feasible.
Policy LU-5.5: Ensure that any change in hillside land use is
accompanied by appropriate safety measures
and that the environmental constraints are
adequately addressed especially with respect
to runoff and erosion
Policy LU-5.6: Require hillside development to incorporate
architecture, scale, massing, building form,
building color, roof materials, and
2-32 | Land Use AND Community Design Arcadia General Plan – November 2010
landscaping to reflect the natural hillside
setting.
Commercial Corridors and
Districts
With the exception of the regional mall, most commercial development
in Arcadia occurs along the major streets and corridors. These corridors
represent the “face” of the City to the many visitors who come to shop,
work, or do business. The corridors support businesses that provide
local jobs and services to Arcadia residents, and are a significant
source of tax revenue. Revenues from commercial businesses support
the maintenance of infrastructure, fire and police services, community
services, and public facilities. Given the uncertainty surrounding future
revenue from Santa Anita Park, Arcadia’s long-term fiscal stability is
closely tied to the continued stable financial performance of its
commercial areas.
Two corridors—Live Oak Avenue and First Avenue—offer opportunities
for the incorporation of residential uses with commercial activity. Such
mixed-use development will allow the City to diversify its housing base
while enhancing the aesthetic quality of these corridors. Mixed use will
also help enliven the commercial market in these areas by providing a
ready customer base within walking distance. New mixed-use
developments will require a commercial component to ensure that new
retail or office space is provided to the area.
Goal LU-6: Attractive and vibrant commercial
corridors that provide for the retail,
commercial, and office needs of Arcadia
with expanded opportunities for mixed-
use development
Policy LU-6.1: Encourage all new commercial development,
through the use of entitlement incentives
and/or requirements, to provide public
gathering spaces and pedestrian facilities
and connections.
Policy LU-6.2: Use code enforcement to address
maintenance issues and to improve the
overall appearance of the City’s commercial
corridors.
Policy LU-6.3: Establish parking districts in key commercial
areas to make use of shared parking, public
parking lots, and other creative approaches to
parking. The aim of such an approach should
be twofold: to reduce problems associated
with parking and to create incentives for
development.
Policies specific to
economic
development within the
commercial districts
are in the Economic
Development Element.
Arcadia General Plan – November 2010 Land Use and Community Design | 2-33
Policy LU-6.4: Encourage design approaches that create a
cohesive, vibrant look and that minimize the
appearance of expansive parking lots on
major commercial corridors for new or
redeveloped uses.
Policy LU-6.5: Where mixed use is permitted, promote
commercial uses that are complementary to
adjacent residential uses.
Policy LU-6.6: Develop landscaping that is compatible with
the City’s water efficient landscape ordinance
and façade standards for commercial
properties, and require all new development
to adhere to them. Encourage the
improvement of rundown buildings by offering
entitlement incentives.
Policy LU-6.7: Encourage a balanced distribution of
commercial development throughout the City,
ensuring that neighborhoods and districts
have adequate access to local-serving
commercial uses.
Policy LU-6.8: Encourage the intensification of commercial
uses on underutilized commercial properties
and the transitioning of non-commercial uses
on commercial properties in accordance with
the Land Use Policy Map and all applicable
regulations.
Policy LU-6.9: Pursue public/private partnerships aimed at
creating an investment strategy for the City’s
commercial corridors.
Policy LU-6.10: Identify and provide appropriate
monumentation and signage for major City
gateways where commercial corridors enter
Arcadia from neighboring cities.
Policy LU-6.11: Provide mature street trees, continuous
landscaping (that includes drought-tolerant
plants), and pedestrian amenities along
corridors and within districts to create a more
visually pleasing and cohesive streetscape.
Policy LU-6.12: Create pedestrian connections along
corridors and districts that link surrounding
neighborhoods and provide a more
pedestrian-friendly atmosphere.
2-34 | Land Use AND Community Design Arcadia General Plan – November 2010
Policy LU-6.13: Redesign focal intersections and public areas
to create outdoor amenities and improve the
pedestrian experience.
Industrial Districts
Industrial businesses play an important part in job creation and revenue
generation. Arcadia has no heavy industrial uses and only a few areas
where light industrial uses, such as manufacturing and warehousing,
occur: north of the Downtown, along portions of Live Oak Avenue, and
in the southeastern limits of the City around Goldring Road, Clark
Street, and Lower Azusa Road.
Arcadia has done well attracting light manufacturing businesses to its
industrial areas. In fact, while this City is known for its homes and
regional mall, one of its largest revenue producers is a manufacturer of
fire safety equipment. The City can become even more attractive to
such businesses, as well as those in the technology incubator sector of
the market, through a focus on infrastructure improvements.
Particularly in regards to the development of the Lower Azusa Road
Reclamation Area, roadway and other infrastructure improvements will
help ensure that Arcadia remains able to take best advantage of its
location in the San Gabriel Valley, a significant regional center for
manufacturing with more than a proportional share of Los Angeles
County manufacturing businesses. According to a report3 from the Los
Angeles County Economic Development Corporation, the San Gabriel
Valley claims 17.9 percent of Los Angeles County manufacturing
establishments although it only has 10.4 percent of all County
establishments.
Goal LU-7: Industrial areas that encourage local, well-
paying employment while providing for
the other industrial service needs of the
Arcadia community
Policy LU-7.1: Require the use of buffers and transition in
industrial developments to minimize impacts
on surrounding residential neighborhoods.
Policy LU-7.2: Encourage industrial uses that provide
employment and revenue benefits to the City.
Policy LU-7.3: Require quality industrial development that
includes visually appealing architectural
design, site design, scale and massing, and
landscaping design features consistent with
the City’s ordinance
3 San Gabriel Valley Economic Partnership: Economic Outlook, Los Angeles County
Economic Development Corporation. November 2008.
Arcadia General Plan – November 2010 Land Use and Community Design | 2-35
Policy LU-7.4: Require aggregate mining facilities to
adequately buffer operations and facilities
with appropriate landscaping and grading
techniques.
Public/Institutional Uses
Public and institutional uses include those dedicated to government
purposes, such as the Civic Center and public schools. Quasi-public
and private uses that provide an essential community function similar to
government, such as private utilities and hospitals, are also included in
this category.
In response to changing demographics over time, the City will re-
evaluate the public services and facilities it provides to best serve the
community. For example, an increase in senior-aged residents will
necessitate community facilities that can serve the health, education,
and cultural enrichment needs of older residents.
The City’s foremost Public/Institutional area is the Civic Center campus
on Huntington Drive, which includes City Hall, the Council Chambers,
and Arcadia’s police department headquarters building. The current site
is the fourth location of City Hall in Arcadia’s history. When the City
incorporated in 1903, Arcadia’s population was approximately 400
people. City Hall moved from the Hotel Oakwood on the southeast
corner of First Avenue and Santa Clara Street to the McCoy Building at
First Avenue and La Porte Street, which housed a general store at the
street level and offices on a second floor, the first new City Hall building
was constructed on the corner of First Avenue and Huntington Drive in
1918. City Hall moved to its current location in 1949. The City plans to
rebuild City Hall at its existing location.
In addition to the Police Department building, which was completed in
2003, the City constructed a Fire Department headquarters station in
2008 and extensively remodeled the main library in 1996.
Founded in 1903 in Los Angeles and moved to Arcadia in 1957, the
Methodist Hospital, located on Huntington Drive just south of City Hall,
is a long-time Arcadia institution that serves as a not-for-profit hospital.
This important regional facility provides a full complement of medical
services, and is a major provider of quality jobs in the community. With
the growth of the healthcare industry, the City looks to accommodate
medical office spaces and facilities that supplement the services that
Methodist Hospital provides. The Downtown Overlay applied to
properties designated Commercial offers an FAR of 1.0 as an incentive
to development of such complementary uses near the hospital.
Goal LU-8: Public and institutional uses that provide
community-wide benefits and meet the
needs of Arcadia residents and
businesses
2-36 | Land Use AND Community Design Arcadia General Plan – November 2010
Policy LU-8.1: Protect and maintain properties for public and
institutional services which benefit the City as
a whole.
Policy LU-8.2: Accommodate the provision of public and
institutional uses that meet the needs of a
changing demographic, such as those aimed
at senior populations and day-care facilities to
meet the needs of Arcadia families and
workers.
Policy LU-8.3: Pursue the policies in the Parks, Recreation,
and Community Resources Element
regarding park lands and public school
facilities.
Policy LU-8.4: Permit the orderly expansion and
establishment of medical facilities to meet the
growing demand for hospital and medical
services.
Policy LU-8.5: Coordinate with the Arcadia Unified School
District for the use of school facilities during
off hours for City-sanctioned recreational and
civic activities.
Policy LU-8.6: Continue to pursue the funding necessary to
complete the planned construction of a new
City Hall.
Policy LU-8.7: Incorporate outdoor public spaces designed
for public use into civic and public institutions.
Policy LU-8.8: Minimize the visual impacts of parking, and
locate primary entrances of public buildings to
face the street, not a parking lot.
Policy LU-8.9: Incorporate design strategies to achieve
compatibility between public and institutional
uses and residential neighborhoods.
Open Space
Open Space uses such as public parks are located in many
neighborhoods, providing places for recreation, relaxing with friends
and family, and enjoying nature. The largest open space areas are
located in the center of the City (Arcadia County Park and Santa Anita
Golf Course) and on the north and south ends of the City (Arcadia
Wilderness Park and Peck Road Conservation Park).
For more policies
addressing open
space, see the Parks
and Recreation, and
Community Resources
Element.
Arcadia General Plan – November 2010 Land Use and Community Design | 2-37
Goal LU-9: Preservation of the City’s existing natural
and recreation-oriented open space areas
Policy LU-9.1: Ensure that new development does not
infringe upon open space areas.
Policy LU-9.2: Maintain open spaces consistent with the
Parks, Recreation, and Community
Resources Element and the Resource
Sustainability Element.
Policy LU-9.3: Consider creative open space uses such as
native landscaping, community gardens, or
creation of wildlife habitat along right-of-ways
or other public spaces.
2-38 | Land Use AND Community Design Arcadia General Plan – November 2010
Land Use Focus Areas
As embodied by the City’s motto, one of Arcadia’s most treasured
resources is its single-family residential neighborhoods. As such, a
primary goal of this General Plan is to provide the necessary
opportunities for the City to grow and thrive economically while
preserving the quality and character of the single-family residential
neighborhoods. Recognizing the stability of the City, this Plan focuses
on very specific areas where change is desired to diversify housing and
businesses, and to take advantage of benefits the Gold Line station at
Santa Clara Street and First Avenue will bring. Figure LU-7 identifies
the following focus areas:
Downtown Arcadia
First Avenue and Duarte Road
Live Oak Avenue
Lower Azusa Road Reclamation Area
Baldwin Avenue and Duarte Road
Santa Anita Park
Identification of these focus areas arose from extensive analysis and
discussion conducted with the General Plan Advisory Committee during
the summer of 2008, and subsequently later confirmed by the City
Council and Planning Commission. For the focus areas, the General
Plan Advisory Committee, City leaders, City staff, and the community
developed strategies to:
Achieve more efficient or productive use of land resources.
Encourage uses that would benefit the City through increased
revenue, employment, and/or housing opportunities.
Incentivize innovative mixed-use projects.
Enhance select commercial corridors.
Establish a vision for future land uses on properties that will
experience significant transition, such as reclamation area.
Arcadia General Plan – November 2010 Land Use and Community Design | 2-39
Monrovia
El Monte
Temple City
Irwindale
Sierra Madre
Pasadena
Los Angeles
County
Duarte Rd
Live Oak Ave
Baldw
in
Av
Longden Av
Foothill Blvd Myrtle AvPeck RdOl
i
v
e
St 6th AvHolly AvLas Tunas Dr 10th AvBaldwin AvFOOTHILL FRWY
SAN GABRIEL FRWYColorado Blvd
Encinita AvMountain AvCalifornia AvTemple City BlvdMichillinda Av5th AvSierra Madre Blvd
Grandview Av
Mayflower AvOrange Grove Av
El Monte AvSanta Anita AvDuarte Rd
2nd AvSanta Anita AvLive Oak Ave
Foothill Blvd
FOOTHILL FRWY
Hillcrest
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v
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Campus Dr Grand AvSunset BlvdHugo OaksGoldenElkins Av
ell RdCol
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Harvard Dr
Anita AvRosemead BlvdOl d Ranch RdHighland Baldwin AvEl Monte AvLower Azusa Rd
Cami no RealRosemead BlvdSanta Anita AvDrReid Dr
WestAv Vaquero Dr Paloma Dr
Huntington DrHuntington Dr
Longden Av
7436
0 1,000 2,000 3,000 4,000 Feet
Focus Areas
Mapped by: Hogle-Ireland Inc., 2010.
Data Sources: City of Arcadia, 2008.
Downtown Arcadia
First Avenue and Duarte Road
Live Oak Avenue
Lower Azusa Road Reclamation Area
Baldwin Avenue and Duarte Road
Santa Anita Park
City Boundary
Sphere of Influence
Freeway
Major Road
Railroad
Water Feature Figure LU-7: Land Use Focus Areas
2-40 | Land Use AND Community Design Arcadia General Plan – November 2010
Downtown Arcadia
The traditional core of Downtown has long been centered at Huntington
Drive and First Avenue, before City Hall was established at its current
location between East and West Huntington Drive. This core extends
along Huntington Drive for one block in either direction and three blocks
south along First Avenue. These blocks have buildings of a scale and
street orientation that create a wonderful walking environment, and the
City has made extensive efforts to create a pleasant pedestrian
experience and attractive business fronts. However, the area has
struggled commercially and has never really found the right mix of
businesses to allow the corridor to thrive. The proximity of the regional
mall, with its many national retailers and restaurants, creates
competition for smaller, independent businesses. Just behind the
Huntington Drive frontage, several properties are underutilized or have
uses, such as inventory warehousing, that do not foster a thriving
pedestrian commercial neighborhood. Parking is not convenient despite
the presence of City-owned lots.
The most important and anticipated development in Downtown is the
Metro Gold Line extension and Arcadia station. The Metro Gold Line
light rail system runs from Union Station in downtown Los Angeles to
Pasadena, with the extension planned to add more than 24 miles to the
system, with a terminus in Montclair and possibly beyond to the Ontario
Airport via either bus or rail. The Arcadia station platform at the
northwest corner of First Avenue and East Santa Clara Avenue will
access a planned parking structure adjacent to a public transit plaza.
The City envisions the Downtown Arcadia station as a destination for
visitors and a catalyst for transit-oriented development in the
surrounding district. For visitors, clearly marked travel ways will direct
Figure lu-8:
Downtown arcadia 1ST AV2ND AVM
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COLORADO BLVD
HUNTINGTON DR
SANTA ANITA AVALTA ST
SANTA CLARA STCOLORADO PL
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CALIFORNIA STSANTA CRUZ RDROLYN PLSANTA ROSA RDWHEELER AV
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AN LUIS REY RDHigh Density Residential (12-30 du/ac)
Commercial (0.5 FAR)
Mixed Use (22-30 du/ac & 1.0 FAR)
Downtown Mixed Use (30-50 du/ac & 1.0 FAR)
Public/Institutional
Rail Right-of-Way
Downtown Overlay (1.0 FAR)
Arcadia General Plan – November 2010 Land Use and Community Design | 2-41
them to shops and attractions in Downtown, as well as to Santa Anita
Park and the regional mall.
To revitalize Downtown and move
forward with this vision, broad-based
land use changes are required,
together with a comprehensive
parking strategy and coordinated
public signage improvements, as
well as possibly economic
development incentives (see the
Economic Development section of
this Element). The Downtown Mixed
Use land use designation allows
retail and service commercial, office,
entertainment, and residential uses
at development intensities and
densities—up to a 1.0 FAR and 50
80 units per acre—that are higher
than previously permitted. Along the
Huntington Drive frontage, which is designated Commercial, land use
policy allows a higher FAR than in other commercial areas.
The land use plan for Downtown revolves around the Gold Line station
and the tremendous opportunity it presents for Downtown
enhancement. Supported by appropriate land uses, the station will
attract both commuters to shop or dine and residents who want to live
within walking distance of commercial amenities and be able to ride the
train to work.
The first step to realizing the full potential of transit-oriented
development in Downtown is to create capacity for more people in the
area on a 24-hour basis. The Downtown Mixed Use land use
Figure LU-9: Gold Line station Planned Configuration
2-42 | Land Use AND Community Design Arcadia General Plan – November 2010
designation focuses the most intense mixed-use development potential
around the station. The 1.0 FAR accommodates sufficient development
intensity for projects with ground-floor commercial and up to three
additional stories of residential use. Alternatively, individual projects
may consist of combined retail/office or stand-alone office. In
Downtown Mixed Use areas, residential uses are permitted above
ground floor commercial or adjacent to a commercial use;
however, ground-floor, street-frontage commercial is required in mixed
use developments to lend a lively street scene. Sstand-alone
residential uses are not permitted.
Properties along First Avenue (south of Huntington Drive to Diamond
Street) are designated Mixed Use, which allows mixed uses (residential
and commercial) and stand-alone commercial uses. Developments
consisting solely of residential uses are not allowed, as the intent is to
create pedestrian activity between the ground-floor, street-fronting
commercial uses. Shared parking lots are encouraged to allow new
development to take maximum advantage of the shallow lots.
North of La Porte Street, between Saint Joseph and Santa Clara
Streets, properties are designated Commercial. The mix of light
industrial and residential uses historically comprising this sub-area are
envisioned to transition to small-scale office and neighborhood-serving
commercial uses that support the surrounding established
neighborhoods and new residential development in Downtown. The
long-established uses will be permitted to remain consistent with zoning
regulations.
The extension of the Downtown focus area north and west along Santa
Anita Avenue, Huntington Drive and Colorado Place are designated
Commercial with an FAR overlay of 1.0 to allow a modest increase in
development intensity. The increase in intensity should encourage
owners of older buildings to pursue private redevelopment efforts that
will provide additional hospitality uses and office space—and medical
office space in particular on Santa Anita Avenue—to enhance the
function and appearance of these corridors.
Downtown Community Design
As described in the Land Use Focus Areas discussion above, the
single-most important factor necessary for the creation of a thriving
commercial district is people, and people walking is even better. The
Gold Line station represents the key opportunity to generate pedestrian
activity Downtown, combined with creation of a distinct, fun, safe, and
multi-functional outdoor public gathering place. The station and land
use policy that allows for higher-density residential development in
Downtown will generate the critical mass of people that small-scale
retail businesses, cafes, and restaurants require.
Good community design alone will not revitalize Downtown, but it can
complement the transit accessibility and mix of uses that will make
Arcadia a destination stop on the Gold Line, rather than merely a pass-
through or place where commuters from surrounding cities park their
Arcadia General Plan – November 2010 Land Use and Community Design | 2-43
Quality public
spaces attract
people.
cars to travel into Los Angeles. Good community design will make it
more likely that the new residents of Downtown will spend their leisure
hours walking around (and spending money in) their neighborhood,
rather than going somewhere else with more appeal.
The following are the key elements of a successful community design
for Downtown.
Public Spaces
Public spaces include publicly accessible plazas, courtyards, and
similar outdoor spaces that form a vital component of a community’s
public life. Such spaces attract people. As well-defined outdoor rooms,
they may accommodate public gatherings and celebrations, or serve as
retreats from urban activity. Shade trees and other means of escaping
the sun should be integral to all public spaces. Fountains and water
follies, especially ones which children can play in, can be a major draw
for families on hot days.
Signage
In addition to the primary use of providing
direction, a program of public signage helps to
mark and make a location distinct. Key locations
in Downtown, in particular the Gold Line Station
and the Huntington Drive and First Avenue
shopping districts, should be well marked. Signs
used should be attractive and coordinated with
the overall aesthetic of the area.
Pedestrian Connectivity
Successful places include safe and convenient
connections from parking areas to shops and
restaurants, and among the shops and
restaurants themselves. Generally, people’s
walking tolerance to their destination is about
one-quarter mile, but they can be encouraged to
continue walking if the paths are clear and they
can find excitement along the way. Public
plazas, courtyards, and pocket parks in
Downtown need to be connected via sidewalks
and paseos to create a network of pedestrian
spaces. Particular attention will be paid to the
2-44 | Land Use AND Community Design Arcadia General Plan – November 2010
Paseos work
especially well to
connect parking
lots with
commercial
areas.
connections between parking lots and commercial areas.
Parking
The goal for Downtown is to have visitors park once and be able to
walk to any destination in the district, such as people do at a shopping
mall. One method for achieving this is shared parking, whereby a
business’s parking requirement could be fulfilled offsite at a common lot
shared with the other businesses in the neighborhood. In addition to
ensuring that customers do not have to drive and re-park to patronize
more than one establishment, shared parking also makes it possible for
businesses to use commercial space that they would not be able to if
they had to provide parking onsite. This helps to remove a major
obstacle to commercial vitality while continuing to ensure that sufficient
parking is available to serve the district as a whole.
Where parking structures are used, they should be fronted by active
uses, such as storefronts along pedestrian walkways so as not to
disrupt the pedestrian experience.
For mixed-use buildings, subterranean or interior parking courts should
be used to minimize the visual impact of parking. The location and
design of parking should not prohibit the desired street-oriented
development pattern nor inhibit the provision of comfortable and
functional outdoor spaces.
Parking structures should be fronted by active uses such as
storefronts.
Arcadia General Plan – November 2010 Land Use and Community Design | 2-45
Building Orientation
Buildings should be oriented to the pedestrian and the street. Buildings
act to define the boundaries of the public “room” of the street. They
should therefore be designed to function as a part of that room,
enhancing the public space. They should not turn their backs to the
street, but should offer the pedestrian something to interact with. Rather
than having an uninterrupted blank wall, the windows or landscaping of
projects should face the street.
Architecture
Rather than have rigid architectural guidelines or standards for
Downtown that would create almost a theme park appearance, the City
will allow for individual expression. Constants will be:
The use of quality, lasting building materials
Building scale that relates to the almost intimate nature of
Downtown and the generally narrower street widths
Avoidance of “kitsch” or other design elements that will not
easily stand the test of time
Unified themes within a development, including ensuring that
window treatments and detailing comport with the overall
building style
Downtown Conceptual Community Design Study
Figures LU-10, LU-11, and LU-12 present a conceptual plan for
Downtown Arcadia. This is not a prescriptive plan for the area; it is
meant to illustrate the types of design elements desired. The plan
emphasizes pedestrian access and open space and integrating the
Gold Line Station with high-density residential, mixed-use, and
commercial areas via a system of pedestrian alleyways and plazas.
These diagrams identify models to guide development decisions for the
area; the City may adopt a more definitive specific plan document, or
associated zoning standards, for Downtown.
Figure LU-10 is an overall conceptual plan depicting the central
Downtown area between East Colorado Boulevard and Huntington
Drive and Santa Anita Avenue and Second Avenue. The focal point is
the Gold Line station, which the study envisions as being surrounded
by large plazas on both sides of the tracks. The central features are
pedestrian alleys and breezeways that radiate from the station plazas
to the south, connecting the plazas to mixed-use and commercial areas
south of the station and along Huntington Drive.
Figure LU-11 illustrates the types and scale of land uses envisioned for
each area of Downtown. A well-designed Gold Line station surrounded
by areas of public open space is a crucial component of the plan.
Photographs of potential examples for this kind of station are presented
in the lower right hand corner of the figure. Just above this on the right-
hand side are examples of features that could enhance the pedestrian
alleys, including fountains, benches, trees, and other landscaping.
Figure LU-12 is a study of edge conditions―or the interfaces between
land uses―between the street and the buildings facing it, for example.
2-46 | Land Use AND Community Design Arcadia General Plan – November 2010
Section A illustrates the proposed pedestrian alley walk, which should
be a minimum of 20 feet wide. Key features of the alley walk include
street furniture and planters attached to the face of the future parking
structure; this adds aesthetic value for pedestrians. Another feature is
the use of trees and groundcover to provide shade and visual variety.
Section B depicts a cross-section of a pedestrian breezeway. This
feature allows for pedestrian access/connection from parking lots or
alley walks in the rear of retail stores to the street. Street furniture and
landscaping are used to “soften” the experience of walking between
buildings.
Section C shows the relationship of building to street, with awnings and
street trees providing shelter for pedestrians. The trees and street
parking also form a physical buffer between automobile traffic and
people on the sidewalk. Adjacent to the building, an amenity zone
provides room for street furniture such as planters and benches.
Section D depicts the interface between a parking lot and the street.
The key feature is a bioswale that catches surface runoff from the
parking lot, preventing polluted water from running directly into the
storm drain system and eventually, into the ocean. Hedges and trees
screen the parking lot from the street.
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2-54 | Land Use AND Community Design Arcadia General Plan – November 2010
Goal LU-10: A thriving Downtown, with healthy
commercial areas supported by high-
quality, residential uses and supportive of
the Metro Gold Line transit station
Policy LU-10.1: Provide diverse housing, employment, and
cultural opportunities in Downtown, with an
emphasis on compact, mixed-use, transit-
and pedestrian-oriented development
patterns that are appropriate to the core of
the City.
Policy LU-10.2: Promote the Metro Gold Line Extension and
establishment of a transit station in
Downtown Arcadia, and take full advantage
of the opportunities the Gold Line station will
bring to Downtown and the City as a whole.
Policy LU-10.3: Work toward the establishment of public
gathering areas in Downtown to bring public
activities and civic events into Downtown.
Policy LU-10.4: Establish commercial uses that complement
the vision of the Downtown core with
opportunities for more intense, quality
development at key intersections that are
unique from the regional offerings at the
regional mall.
Policy LU-10.5: Encourage the transformation of Santa Anita
Avenue into a premier office corridor by
offering incentives for development while at
the same time requiring the high-quality
amenities that will attract the kinds of
businesses the City would like to see.
Policy LU-10.6: Encourage high standards for property
maintenance, renovation and redevelopment.
Policy LU-10.7: Provide accessible plazas and public spaces
throughout Downtown that provide both
intimate, outdoor rooms and larger spaces
that could accommodate public gatherings
and celebrations.
Policy LU-10.8: Establish an attractive and coordinated
wayfinding sign program in Downtown with an
overall consistent design theme.
Arcadia General Plan – November 2010 Land Use and Community Design | 2-55
Policy LU-10.9: Connect various activity areas and plazas via
sidewalks, paseos, and pedestrian alleys to
create a comprehensive pedestrian network.
Policy LU-10.10: Establish a “park once” system in Downtown
with a collection of shared surface and
parking structures.
Policy LU-10.11: Buildings should be oriented to the
pedestrian and the street.
Policy LU-10.12: Encourage architecture that uses quality,
lasting building materials; provides building
scale that relates to intimate nature of
Downtown; and applies a unified theme.
Policy LU-10.13: Recognize that well-designed public open
spaces are vital to the success of Downtown.
Work with private developers and landowners
to facilitate the construction of such spaces.
Policy LU-10.14: Create a high-quality pedestrian experience
in Downtown through the use of street trees,
public art, street furniture, and public
gathering spaces. Using signage, art, and
unique uses, entice and encourage people to
walk and explore the commercial core of
Downtown.
First Avenue and Duarte Road
The First Avenue and Duarte Road corridors provide local commercial
services and retail uses that support the surrounding residential
neighborhoods. First Avenue is envisioned as a mixed-use street that
complements the surrounding residential properties. Duarte Road is
envisioned as a neighborhood-serving commercial node with uses that
require additional traffic presence.
First Avenue between Huntington Drive and Duarte Road represents
the proving ground for mixed-use development in Arcadia, with the first
projects constructed in the early 2000s. Residential development is
required to have a ground-floor commercial component. The
streetscape improvements north of California Street, completed also in
the early 2000s, have created a very pleasant pedestrian environment,
with shops, cafes, and services within easy walking distance from
neighborhoods on either side of First Avenue. However, visitors who
drive to the district have trouble with the angled parking. The concern is
that exiting from such spaces into traffic can be daunting. The City will
examine options to mitigate this problem, as well as public or shared
lots. In addition, the City will look into extending the streetscape
improvements south to Duarte Road.
2-56 | Land Use AND Community Design Arcadia General Plan – November 2010 1ST AV2ND AV3RD AVALICE ST
GENOA ST
DUARTE RD
FANO ST
CALIFORNIA ST
DIAMOND ST
EL DORADO ST
LUCILLE ST
CHRISTINA ST
ELDORADO ST
LOUISE AVGREENFIELD AVMAGNA VISTA AV
ELLEN WY
LELAND WY
GREENFIELD PL
MAGNA VISTA AV
CHRISTINA ST
MAGNA VISTA AV Commercial (0.5 FAR)
Mixed Use (22-30 du/ac & 1.0 FAR)
Figure lu-13:
First Avenue
And Duarte Road
Goal LU-11: An economically vibrant neighborhood
with a mix of residential and commercial
uses along First Avenue
Policy LU-11.1: Work to improve the pedestrian experience
along First Avenue between California Street
and Duarte Road by looking for funding to
extend the streetscape improvements already
in place north of California Street.
Policy LU –11.2: Examine alternative parking options such as
public/shared parking lots along First Avenue
to help improve safety and traffic flow.
Arcadia General Plan – November 2010 Land Use and Community Design | 2-57
Live Oak Avenue
Live Oak Avenue has supported a mix of low-intensity businesses for
many years, although a new retail center at Santa Anita Avenue and
Live Oak has established site design and architectural cues that should
inspire new development along the corridor. Along the approximately
one-mile stretch that Live Oak Avenue runs along the southern edge of
the City, one can find everything from light-industrial manufacturing and
auto repair to medical offices and apartments. Live Oak Avenue is also
a major commuter thoroughfare that provides direct access to the I-605
freeway.
The City has completed landscaping, median, and other streetscape
improvements to enhance the public realm, but the pedestrian
experience is less than optimal due to a narrow sidewalk, an absence
of shade trees, and a lack of interesting places to walk to. The area
serves residents of neighborhoods north and south of Live Oak Avenue
(with neighborhoods to the south in Los Angeles County but also in
Arcadia’s sphere of influence). In particular, the avenue’s two
supermarkets are major local shopping destinations. There remains,
however, a significant opportunity to improve the other shopping and
service options for the people who live nearby.
In 2002, the City attempted to establish a redevelopment area along the
Live Oak corridor as a means of financing improvements there. This
move, however, was blocked by the County of Los Angeles.
The vision for a reinvented Live Oak Avenue corridor provides for a
livelier, more diverse mix of retail and service commercial uses that
better serve local residents, together with new residential uses in select
locations along the corridor in mixed-use developments.
Enhancements to accommodate and promote pedestrian activity will be
balanced with recognition of the roadway as a major east-west
connector.
Figure lu-14: Live Oak Avenue
LIVE OAK AV
LYNROSE ST
DAINES DREL MONTE AV2ND AVLAS TUNAS DR
WOODRUFF AV
SANTA ANITA AV3RD AVFARNA AV4TH AVLENORE AVTYLER AVSANDRA AV LEE AV6TH AVHEMPSTEAD AVDANBURY STLOUISE AVCOCHIN AVDANESWOOD
D
RGREENFIELD AVWELLAND AVHUDDART AV8TH AVMARSHBURN AVGARYPARK AVMCCULLOCH AVFLORINDA AVRODELL PL
PERSIMMON AVEL CAPITAN AVMYRTUS AVWOODRUFF LNLENTA LNWOODRUFF PLBISHOP CTLONGLEY WY
RODELL PL
SANDRA AVLOUISE AVEL CAPITAN AVHigh Density Residential (12-30 du/ac)
Commercial (0.5 FAR)
Mixed Use (22-30 du/ac & 1.0 FAR)
Commercial/Light Industrial (0.5 FAR)
Open Space - Resources Protection
2-58 | Land Use AND Community Design Arcadia General Plan – November 2010
The Mixed Use designation applies only to those properties that have
sufficient depth to accommodate a combination of uses; stand-alone
residential is not permitted but can be integrated either vertically or
horizontally into a comprehensive development scheme, with
relationships to the adjoining lower-scale development clearly
recognized and respected for any new development.
The Land Use Plan acknowledges and retains compatible business
park uses between Santa Anita and El Monte Avenues, as well as
established multifamily housing and low-scale office buildings along the
north side of Live Oak Avenue. Where the Commercial designation
applies, the City supports and encourages the private redevelopment of
commercial centers. Complementary policy direction is included in the
Commercial Corridors section. Applicable policies and programs
include:
Use code enforcement activities to address maintenance
issues.
Pursue public/private partnerships aimed at creating an
investment strategy for the corridor.
Transition non-commercial uses on commercial properties.
Encourage the improvement or replacement of older buildings
by offering entitlement incentives.
Encourage landscaping and facade improvements.
Require appropriate and coordinated landscape and design
standards.
Live Oak Avenue is the boundary between the Arcadia Unified School
District and El Monte K-8 and high school districts. Arcadia residents
have expressed their desire to have City boundaries and school district
boundaries coincide. While the City of Arcadia has no jurisdiction to
effectuate such an adjustment, the City recognizes the value that the
Arcadia Unified School District brings.
Live Oak Avenue is major cross-town thoroughfare, yet the mix of uses
that has evolved along the corridor suggests that sections can be more
pedestrian focused and neighborhood serving, as discussed above.
Also, a unifying streetscape the length of Live Oak Avenue, and along
Las Tunas Drive from El Monte Avenue east to Santa Anita Avenue,
would enhance the driving and pedestrian experiences, and would
create a better visual image of this section of Arcadia. This will include
coordinated landscaping within parkways and medians, quality street
lighting and street furniture, and well-marked pedestrian crossings.
Pedestrian District
Between Santa Anita Avenue and Fifth Avenue, the plans for mixed-
use development will emphasize more of a pedestrian environment,
with buildings fronting the street. As with Downtown and Baldwin
Avenue, pedestrian connectivity, especially between established and
new residential uses and commercial uses along the corridor, should be
the main focus of community design efforts. The provision of awnings
should be encouraged, which in combination with a street tree plan for
the avenue, will provide areas where pedestrians can shelter from the
Arcadia General Plan – November 2010 Land Use and Community Design | 2-59
sun. Benches and other places where people can rest will also work to
encourage walking.
For those sections along the corridor where development is more
oriented toward auto traffic, all development should have visually
interesting street frontage as well (for example, windows, variation of
design, artistic elements), with no blank walls. All development shall
feature quality building materials and attractive, well-designed
landscapes.
Goal LU-12: An attractive and economically thriving
Live Oak Avenue
Policy LU-12.1: Encourage mixed-use development on lots
that have the size to support a higher
intensity of development. Encourage lot
consolidation to facilitate such development.
Policy LU-12.2: Encourage and support the private
redevelopment of commercial properties in
areas not designated appropriate for mixed-
use.
Policy LU-12.3: Encourage the improvement of the pedestrian
environment between Santa Anita Avenue
and Fifth Avenue by requiring new
developments to be designed with an
emphasis on pedestrian connectivity with
neighboring uses.
Policy LU-12.4: Develop a streetscape improvement plan for
Live Oak Avenue. Such a plan should
address street trees, street furniture such as
benches and planters, and pedestrian-
friendly amenities such as awnings.
Policy LU-12.5: Encourage the creation of public driveways to
shared parking behind businesses between
Santa Anita and El Capitan Avenue on the
south-side of Live Oak Avenue.
2-60 | Land Use AND Community Design Arcadia General Plan – November 2010
Figure lu-15:
Lower Azusa
Road Reclamation
Area
LOWER AZUSA RD
CELI
N
E
S
T DURFEE AVSAN GABRIEL RIVER FRWYRDHEM
L
O
C
K
S
T
SAN
R
I
O
S
T
RIO
H
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N
D
O
P
K
W
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CHE
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R
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L
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D
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HAL
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W
O
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D
R RIVERGRADE RDROS
E
G
L
E
N
S
T
CON
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R
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N
C
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S
T CLARK STSTAN
DELL AVBANNISTER AV
KIMBERLY CIR
DURFEE AVSAN GABRIEL RIVER FRWYCommercial/Light Industrial (0.5 FAR)
Lower Azusa Road
Reclamation Area
The southern portion of this former quarry, the 10 acres south of Lower
Azusa Road has already been developed with light industrial uses. The
approximate 80-acre northern portion will continue to be filled in with
inert materials (concrete, asphalt and dirt) as
part of a reclamation plan that will create a
sizable development site.
With immediate visibility and access from I-605,
the site offers the opportunity for several uses.
Any new uses in this location, however, will have
to ensure adequate buffering for the surrounding
residential neighborhoods of the City of El
Monte.
Though this site was historically designated for
industrial and extractive uses, the
Commercial/Light Industrial designation expands
the potential for light industrial business activity
while allowing supportive and regional-serving
commercial uses. The designation recognizes
the importance that small-scale industrial and
quasi-industrial businesses have in the
community in terms of jobs provision, access to
needed goods and services, and revenue from
point-of-sales operations. Industrial uses are
expected to be in high demand due to the increasing conversion of
industrial lands throughout the San Gabriel Valley. The designation also
allows for large-scale, regional-serving retail at this location, providing
options for reuse that will further the City’s economic development
objectives.
Complementary policy direction is established in the goals and policies
for Industrial Districts below. Key considerations for reuse of the site
include:
Buffering and providing appropriate transition from any new
industrial use to minimize impacts on surrounding residential
neighborhoods
Encouraging uses that provide employment and revenue
benefits to the City
Improvement of roadway access to the site, in particular
upgrading the connection to the freeway
Requiring high-quality site and architectural design, combined
with substantial landscaping, to create showpiece development
Arcadia General Plan – November 2010 Land Use and Community Design | 2-61
Goal LU-13: A developed Lower Azusa Road
Reclamation Area that maximizes revenue
to the City while minimizing negative
impacts on surrounding neighborhoods
Policy LU-13.1: Require that developers of properties within
the Lower Azusa Road Reclamation Area
provide infrastructure at the time of
development that meets requirements
specific to the uses planned, including road
pavement that may be needed to support
truck traffic for industrial uses.
Policy LU-13.2: Improve access to the Lower Azusa Road
Reclamation Area through the upgrade of the
roadway connection to the I-605 Freeway.
Baldwin Avenue/Duarte Road
Baldwin Avenue between Huntington Drive and Camino Real Avenue is
a very economically successful commercial district. This stretch
functions as a restaurant row, with numerous examples of thriving
establishments. The restaurants may primarily serve Arcadia’s booming
Asian population, but they also draw many patrons from all over the
San Gabriel Valley.
Immediately behind the commercial corridors are well-established
multifamily neighborhoods. Townhomes and two- and three-story
apartment buildings, many dating from the 1960s and 1970s, are built
on most of the properties. A large percentage of these older properties
were built at densities at or near 30 dwelling units per acre. In
recognition of this condition and to give property owners the opportunity
to recycle some of the most dilapidated of these structures, the
maximum density for the High Density Residential category has been
increased from 24 to 30 dwelling units per acre. Even with this
improved incentive to rebuild, it is unlikely to result in much
redevelopment of apartment buildings, except for in the most extreme
cases. If over the life of this General Plan the City faces a problem in
this or other neighborhoods with apartment buildings that have become
run down, but for which there is not adequate incentive to spur
wholesale redevelopment, the City may look at other options, such as
the allowance of smaller unit sizes. As always, guiding this process will
be the desire to balance the aesthetic and economic benefits of new
development with the potential negative consequences of increased
densities.
This section of Baldwin Avenue has evolved into a vigorous, busy
commercial corridor, driven to a large degree by the influx of Chinese
and other immigrant-owned businesses, and by a volume of ethnic
restaurants that attract people from throughout the San Gabriel Valley.
From the perspective of community design, however, Baldwin Avenue
leaves much to be desired. Development is primarily auto-centered,
2-62 | Land Use AND Community Design Arcadia General Plan – November 2010
Figure lu-16:
Baldwin Avenue/
Duarte road
with many buildings oriented away from the street. Adjacent buildings
do not relate to each other. Several developments have occurred as
mini-malls that are internally focused, turning their backs on neighbors
and sometimes presenting long, blank street walls. Few pedestrian or
auto connections exist between developments. Once a customer has
arrived, he or she is actively discouraged by the built environment to
walk to adjacent stores. It is easier to drive back onto Baldwin Avenue
and drive to the next destination, even if it is a short distance away.
BALDWIN AVDUARTE RD
NAOMI AV
FAIRVIEW AVGOLDEN WEST AVLOVELL AVARCADIA AV
NORMAN AV
HUNTINGTON DR
CAMINO REAL
LA CADENA AVLE ROY AV
W I N N IE W Y
SOUTHVIEW RD
CALLITA ST
A R D E N D A L E A V HUNGATE LNKIA ORA PL MELANIE STMELANIE LNCHRISTI
NE
L
NMCCLEAN DRNAOMI AV
CALLITA ST
ARCADIA AV
HUNTINGTON DR
CAMINO REAL HUNGATE LNMedium Density Residential (6-12 du/ac)
High Density Residential (12-30 du/ac)
Commercial (0.5 FAR)
Open Space - Outdoor Recreation
Along the commercial corridors, the Commercial designation supports
continued economic vitality of the diverse businesses. Increased focus
is needed, however, on orienting new developments toward Baldwin
Avenue and Duarte Road, enhancing the streetscape for pedestrians,
and creating better physical relationships and ties among
developments, including reciprocal access between adjacent parking
lots and even establishing shared or public parking lots. Reciprocal and
shared parking approaches will help reduce circulating auto traffic as
people look for parking spaces.
The improvement of pedestrian connections between the residential
neighborhoods and the commercial businesses along Baldwin Avenue
Arcadia General Plan – November 2010 Land Use and Community Design | 2-63
is another important community design goal for this area. The
strengthening of pedestrian connectivity through directional signage,
street trees, benches, distinctively marked intersections, and other
streetscape improvements, will have positive effects in terms of
economic development and traffic mitigation, as local people are
encouraged to walk to nearby restaurants and businesses.
Clearly, improvements to the urban design quality of Baldwin Avenue
will be incremental over a period of many years. Nevertheless, the
following development approaches, when applied to new projects and
the rehabilitation of existing development, will make gradual
improvements.
Shared Parking
As with Downtown, Baldwin Avenue businesses could benefit from
shared parking. A single parking structure or lot that could serve the
businesses on an entire block would allow an escape from the mini-
mall-surrounding-a-parking-lot paradigm that dominates.
Pedestrian Connectivity
Pedestrian connections between developments should be encouraged.
Buildings should be oriented toward the sidewalk, and businesses
should not be permitted to impede or eliminate sidewalk ingress and
egress. Walls or other barriers that disrupt pedestrian connectivity
should not segregate parking lots from one another.
Goal LU-14: Maintaining the economic success of
Baldwin Avenue while enhancing design
Policy LU-14.1: Encourage new developments to incorporate
public gathering spaces as part of their design.
Policy LU-14.2: Use code enforcement to address maintenance
issues.
Policy LU-14.3: Facilitate landscaping and facade improvements
through a combination of incentives and code
enforcement.
Policy LU-14.4: Require traffic mitigation and landscape and
design standards. Encourage design approaches
that minimize expansive parking lots fronting
Baldwin Avenue.
Policy LU-14.5: Require new developments on Baldwin to place
entries on Baldwin Avenue to encourage
increased pedestrian use of Baldwin Avenue.
Policy LU-14.6: Establish a marketing and branding strategy to
unify Baldwin Avenue as a key shopping and
dining destination
2-64 | Land Use AND Community Design Arcadia General Plan – November 2010
Santa Anita Park
The Santa Anita race track is a key community feature and an
important component of Arcadia’s character. The retention of live horse
racing at this facility and the ongoing economic vitality of the race track
are part of Arcadia’s plan for a strong economic base. Since the advent
of off-track wagering facilities and a long-term downturn in the racing
industry, attendance at the Santa Anita race track has declined. As a
result, it is no longer necessary to reserve both of the race track’s large
open parking areas exclusively for race track event parking. The
combination of lower attendance and the potential availability of a
portion of the race track’s parking areas for other uses have given rise
to much community discussion regarding the positives and negatives of
permitting new uses within the race track’s parking areas.
Arcadia’s long-term vision is to retain live horse racing at the Santa
Anita race track, and to preserve the existing grandstand structure. The
opportunity also exists to create a development of urban intensity on
the race track’s southerly parking lot which responds to the unique
attributes of the race track to the north and the shopping mall to the
west, and to cultivate this unique combination of regional attractions
into a cohesive center. The City’s goal is to ensure that new
commercial development within the southerly race track parking area is
respectful of Arcadia's existing community character, one of well-
Figure lu-17: Santa Anita Park
***
*
*
HUNTINGTON DRCOLORADO PL
HA RVA R D D R
SANTA CRUZ RDCOLORADO BLVD
SANTA ROSA RDS T A N F O R D D R
SAN LUIS REY RDSAN RAFAEL RDS A N J U A N D R
CI
V
I
C
C
E
N
T
E
R
P
LSANTA MARIA RDHUGO REID DR SAN LUIS REY RDCommercial (0.5 FAR)
Horse Racing
Santa Anita Commercial (0.3 FAR)
Arcadia General Plan – November 2010 Land Use and Community Design | 2-65
preserved, peaceful, and safe residential neighborhoods. Because
future development within the southerly race track parking lot has the
potential for impacting the community, future development must
address the following needs:
Achieving land use compatibility with, and a logical physical
relationship to the adjacent mall and residential uses
Retaining the ability of area roadways to maintain Level of
Service D (Level of Service C on local residential streets), as
outlined in the Circulation and Infrastructure Element
Providing sufficient on-site parking so as not to exacerbate
existing problems of race track patrons parking offsite
Maintaining architectural compatibility with the existing race
track grandstands
Preserving important community views of the existing race track
grandstands such that the race track grandstands remain
recognizable from locations along Huntington Drive
Providing sufficient on-site security so as not to impact the
services of the Arcadia Police Department
The purpose of designating the area south of the race track
grandstands Commercial is to assist in facilitating free market forces to
introduce new, compatible uses with complementary market segments
to the existing mall, Downtown, and other commercial areas within the
City. Overall, the Commercial designation of the southerly race track
parking lot is intended to assist in achieving the City's mission and the
related economic development and public infrastructure goals that are
included in the Mission Statement. By reinforcing the need to establish
linkages between new uses and existing ones, and between the race
track and mall, the General Plan also seeks to create a synergistic
economic relationship between the mall, race track, and new
commercial uses in the race track’s southerly parking area.
New development within the portion of the race track designated
Commercial is to be implemented through a specific plan pursuant to
the California Government Code or an equivalent master planning
process adopted by the City, and is to be consistent with the following
provisions.
Community Context
Santa Anita Park is a vital component of the community's identity, its
cultural heritage, and its economic well-being. Further, it is a bonafide
regional destination, drawing visitors from throughout Southern
California. The race track is one of three major live horse racing venues
in Southern California, and possesses a distinct cultural heritage and
recreational identity. It consists of the grandstands, track, paddock
area, stables, other ancillary buildings, and two large surface parking
areas, one to the north and one to the south of the track itself. The
southerly surface parking area provides a unique physical opportunity
for master planned infill development which builds upon the site’s
regional identity and central location. Development within the site’s
southerly parking area needs to be carefully planned so as to avoid or
2-66 | Land Use AND Community Design Arcadia General Plan – November 2010
minimize adverse impacts to existing and established neighborhoods
and commercial areas within Arcadia.
Located immediately southwest of the race track, the regional shopping
mall is Arcadia's primary retail sales tax generator; it consists of
approximately 1.4 million square feet with three major anchors. It
serves Arcadia residents, as well as residents from surrounding
communities. Although the race track and mall are contiguous to each
other, each has a large common boundary, and shares a common set
of access roadways, there are no common activities or functional
linkages between these two uses. A chain link fence topped with
barbed wire currently separates the southerly parking lot of the race
track from the easterly mall parking area.
Large arterial roadways separate the race track/mall complex from
adjacent uses. These roadways, Baldwin Avenue and Huntington Drive,
are wide with landscaped medians, and represent the public/private
edge for the race track and mall. Both the race track and mall are set
far back from Huntington Drive and Baldwin Avenue, minimizing visual
impacts. The location of the race track parking areas to the north and
south of the race track and grandstands has increased the visibility of
these features. The unique architecture of the southerly grandstand
facade has become an important community landmark. Views of this
facade are an important attribute of the site that needs to be protected
in planning for development of the southerly parking area, such that the
grandstands remain a recognizable community feature.
The architectural design of commercial buildings that are introduced to
the southerly race track parking area needs to be compatible with
existing race track architectural design, and functionally build upon the
race track’s attributes. The mall has a significant setback with a fairly
dense landscaped buffer at the roadways' edge, limiting visibility of the
mall, particularly from Baldwin Avenue. Of utmost concern to the City is
the continued success of the mall and race track.
Proposed Commercial Uses
The approximate 85-acre development area within the southerly portion
of the Santa Anita race track is strategically located between an
established commercial use (race track) and commercial retail use
(mall). The mix of uses within this development area should add to and
enhance the range of existing retail in the City, and provide uses which
can draw from and contribute to existing patronage at the mall and race
track. The mix of uses and the design of new commercial development
should work together to create a place where people can and will want
to come for shopping and enjoyment. A wide range of compatible land
uses is desired that will increase the area's retail sales potential by
bringing more activity and buyers to the area. Thus, the retail
component of new development within the southerly portion of the race
track should provide a unique shopping experience, emphasizing a mix
of general retailing and specialty goods.
Attracting a wide variety of sit-down restaurants and other types of
eating establishments is important to the success of establishing a
Arcadia General Plan – November 2010 Land Use and Community Design | 2-67
functional link between the mall's commercial uses and the race track's
entertainment identity. A variety of entertainment experiences are
desired to support the dominant commercial use of the site, and to
increase patronage of the area’s retail sector without creating a "theme
park" or "amusement park." Desirable entertainment uses include both
ticketed and non-ticketed venues. Office uses should, at most, be a
minor portion of new development, and be supportive of the overall
commercial character of the site. It is understood that, although market
forces will bring an array of new and unique uses to the area, other
uses will invariably compete with existing commercial areas in the City.
Emphasis should be placed upon new uses and uses either having
complementary market segments or a different scale and character
than those currently existing within the City of Arcadia.
Community Design
There are several strong existing attributes that influence the potential
new Commercial area's design. At this time, the mall and race track are
two separate entities with no physical or commercial linkage.
Development of new commercial uses in the southerly portion of the
race track property represents a potential third major entity in the center
of Arcadia. In order to benefit from the locale of the two existing
regional attractions, and to maximize potential economic benefits, new
commercial uses should be designed to establish linkages with the two
existing major attractions (mall and race track), rather than simply
create a third entity in the same area. The intent of such linkages is to
facilitate each attraction’s ability to draw patronage from, as well as
contribute patronage to the other attractions, thereby increasing the
success of the mall, race track, and new commercial development.
New commercial buildings and structures in the southerly portion of the
race track property need to respect the architectural and cultural
heritage represented by existing race track buildings. Because any
proposed development would be located closer to Huntington Drive
than the existing race track structures, potential visual impacts of new
development must be carefully analyzed. An appropriate building
setback buffer and/or public edge landscape treatment needs to be
provided to minimize potential visual impacts along Huntington Drive,
and new development needs to protect public views of the race track
grandstands. While it is not possible for new development south of the
grandstands to preserve unobstructed views of the entire grandstand
structure, it is important that the grandstands remain recognizable from
key locations along the perimeter of the race track. Key views which
merit preservation include the first views travelers get of the
grandstands from Huntington Drive/Colorado Place, directly east of the
track (Gate 5) and views of the unique architecture of the southerly
grandstand facade, particularly those of architectural details toward the
center and easterly portion of the grandstands. Views of these key
architectural details from locations along Huntington Drive should be
preserved.
Exposed elevations of new commercial buildings to Huntington Drive,
the race track, and the mall should avoid long, uninterrupted planes,
using articulated components such as staggered setbacks for different
2-68 | Land Use AND Community Design Arcadia General Plan – November 2010
building levels, recessed windows, projecting balconies, arcades, etc.
The design of the rear of buildings and loading or service areas should
be cognizant and respectful of adjacent uses, and the need for
establishing viable linkages with the mall and race track. The size and
design of exterior building and project signage exposed to public
roadways for new development within the southerly portion of the race
track needs to be compatible with the immediately adjacent
architecture. Thus, while signage is important to assist visitors to the
site, signs should not be the dominant visual feature of the built
environment. Landscaping for new commercial development should
establish a project identity along the public edge and at the entries, and
identify the vehicular roadways, pedestrian walkways, building entries,
and plazas. Development of this site should also provide the
opportunity to construct an integrated and consistent landscape
treatment along Huntington Drive. The General Plan acknowledges that
new commercial development south of the race track grandstands will
introduce a new and potentially substantial source of nighttime lighting.
Lighting needs to be integrated into project design, and not appear to
be tacked on as an "afterthought." Lighting structures need to be in
scale with the surrounding buildings. Also, while on-site lighting needs
to be bright enough to promote the general safety of new uses, great
care must be taken to prevent "spillage" of lighting and glare into
nearby residential neighborhoods.
Circulation and Parking
Given the potential intensity of new development south of the race track
grandstands, new commercial uses could generate a substantial
amount of traffic. Because of the key location of the commercial
development area, and its proximity to two major traffic generators
(race track and mall), if not properly managed, traffic from new
commercial development could result in traffic congestion.
Arcadia General Plan – November 2010 Land Use and Community Design | 2-69
Figure lu-18: Santa Anita Park Linkages
Traffic resulting from new commercial development needs to be
analyzed and mitigated from both a roadway capacity perspective (both
average daily traffic and peak-hour traffic), and from a land use
compatibility perspective. Thus, new commercial development must not
exceed the roadway performance capacity thresholds identified in the
Circulation and Infrastructure Element. In addition emergency response
vehicle access, and to the maximum possible extent, commercial traffic
needs to be accommodated on existing roadways serving commercial
uses. Existing residential neighborhoods and the hospital should not be
adversely affected by new commercial traffic. These neighborhoods
and their established character need to be protected from adverse
traffic impacts generated by potential commercial development.
Because access points are well established and appropriately spaced,
the internal circulation system for new development south of the race
track grandstands should be connected to existing points of
ingress/egress. Because commercial uses are often characterized by
significant pedestrian traffic, the internal circulation system of any new
commercial project (or increment thereof) needs to assign a high
priority to pedestrian movement in terms of ease, safety, and legibility.
As the result of new development, on-site merging of race track related
traffic with traffic from new commercial uses and the mall will occur. It is
the intent of the General Plan that patrons of the race track, mall, and
new commercial development be able to walk between these uses, and
that automobile traffic between these uses not be forced to use the
2-70 | Land Use AND Community Design Arcadia General Plan – November 2010
external public roadway system as the only means of access between
them.
The General Plan recognizes that, by encouraging development within
an 85-acre area south of the race track grandstands, a substantial
amount of race track parking will be diverted from the track's southerly
parking area to its northerly parking area on a daily basis. Because of
the proximity of residential neighborhoods north of the race track, race
track-related traffic increases onto Colorado Place need to be limited.
Thus, access to the race track parking area needs to continue to be
provided from Huntington Drive and Baldwin Avenue. At the same time,
it is important that the internal circulation system south of the race track
efficiently move traffic from parking entries along Baldwin Avenue and
Huntington Drive through or around new commercial development into
race track parking areas, and that traffic queuing up to enter race track
parking areas not block entries into the commercial area parking or
uses. It is also important that an efficient system of pedestrian access
routes connecting mall and commercial parking and uses be provided,
and that safe crossings of vehicular access routes are provided.
All requisite parking for new commercial uses must be accommodated
on site. The net effect of the physical arrangement of commercial, race
track, and mall parking must not exacerbate the problem of race track
patrons parking off site.
A number of race track patrons use public transit. This mode of
transportation needs to be preserved and enhanced through the
provision of safe and adequate staging areas for buses as determined
by the Foothill Transit District and the Metropolitan Transportation
Authority, and through the provision of safe and convenient pedestrian
access from these staging areas to the race track and commercial
uses.
Public Safety
An important objective and benefit of new commercial development is
municipal revenue generation. However, there are often significant
public safety demands and costs associated with these types of
projects. Large commercial venues have the potential to generate large
numbers of people within a relatively small area. While this may be an
objective of the new commercial development, the maintenance of a
high level of public safety within the commercial area and surrounding
lands is imperative. New commercial development south of the race
track grandstands will be required to maintain an adequate level of
security and fire protection as determined by the City of Arcadia Police
and Fire departments.
Phasing and Intensity
The commercially designated portion of the race track’s southerly
parking lot is large (85 acres) and potentially able to accommodate
significant new development. It is thus likely that new development will
occur in a number of increments. Individual development increments
need to yield a cohesive, viable mix of uses, and should not be
predicated upon the construction of a subsequent increment. Thus, with
Arcadia General Plan – November 2010 Land Use and Community Design | 2-71
the completion of any individual development increment, the whole of
the commercial area needs to appear to be "complete." Simultaneously,
each development increment needs to represent a rational step that
provides linkages to previous commercial development within the race
track, as well as to subsequent development increments, the mall, and
to the race track itself. In addition, this guideline will minimize visual
impacts on the public roadways.
In order to ensure that new commercial development is respectful of
Arcadia's existing community character, and is compatible with the
community’s well preserved, peaceful, and safe residential
neighborhoods, new commercial uses south of the race track
grandstands are to be concentrated away from existing residential uses
along Huntington Drive, although small freestanding pads may be
located along the Huntington Drive frontage. As development
approaches exterior portions of the site nearest to existing residential
uses, the intensity of new commercial uses needs to be significantly
reduced.
Future of the Race Track
Arcadia remains firmly committed to the continuation of a thriving
horse-racing enterprise at Santa Anita Race Track. Given the long-term
trends in the sport, which has seen many venerable courses closed in
recent decades, it is prudent to address the possibility that horse racing
will cease to be viable at Santa Anita at some point over the life of this
plan.
The site offers tremendous potential due to its size, access, and central
location in the San Gabriel Valley; because of this, any use in the Horse
Racing designated portion of the property must meet the following
performance criteria:
The appropriate uses will be determined through an
extensive process of citywide community engagement.
The uses will be a major and continual revenue source for
the City, comparable to the race track in its heyday.
The uses will be world class in scope and appeal, with a
regional draw, appropriate to the scale and unique nature of
the site
The uses will be compatible with the character of the
Arcadia community, which is made up of safe and attractive
residential neighborhoods.
The uses will complement existing major activity centers
throughout the City.
The existing grandstand will be preserved to the maximum
extent feasible.
Design will put a priority on creating public gathering
spaces, especially ones that are designed to be used by
Arcadia residents.
Planning will incorporate educational and civic uses (e.g.
museums and school facilities).
The uses will not place an additional burden on the City’s
water supply.
2-72 | Land Use AND Community Design Arcadia General Plan – November 2010
Development will preserve views of the mountains and
views of the grandstand from surrounding streets and from
within the site.
Site design and uses will accommodate alternative modes of
transportation, and will be linked with transit and the Gold
Line station.
Goal LU-15: Maintenance of the many benefits—
cultural, fiscal—that live horse racing at
Santa Anita Park brings to Arcadia
Policy LU-15.1: Promote continued economic viability of the
Santa Anita Park race track by providing
opportunities for compatible commercial
uses.
Policy LU-15.2: Recognize that Santa Anita Park and live
horse racing are historically and commercially
important to the community, and that the race
track facility—and the grandstand in
particular—is a significant community feature
worthy of preservation.
Policy LU-15.3: In the event that horse racing is no longer a
viable option at Santa Anita Park, any future
alternative use of the site will meet the
performance criteria set forth above in this
Element for reuse of the site.
Regional Coordination and
Cooperation
The City’s policies regarding land use, mobility, and resource use and
preservation recognize that Arcadia is part of a large metropolitan
region, and that by working with its neighbors and regional agencies,
the City can effectively address issues that affect all.
Of particular significance to the City is the increasing role of State
mandates (or potential mandates) to address housing availability and
global warming. The most important of these State-legislature directed
efforts are the following:
Regional Housing Needs Allocation
The Regional Housing Needs Allocation, or RHNA, developed through
a process directed by the Southern California Association of
Governments (SCAG), represents the number of housing units—
divided into various household income categories—that have been
calculated to represent every jurisdiction’s “fair share” of the regional
housing need during a Housing Element planning period. By law, the
City is required to show in the Housing Element that adequate sites are
Refer to the Housing
Element for discussion
of Arcadia’s Regional
Housing Needs
Allocation.
Arcadia General Plan – November 2010 Land Use and Community Design | 2-73
available in Arcadia to accommodate the construction of new housing
units consistent with the RHNA. Recognizing that development is often
constrained by the market and environmental and other factors, the law
makes no mandate that these units actually be built. Rather, housing
law merely requires that the City do its part to facilitate housing
construction by designating and zoning land for residential use at
appropriate densities, and by eliminating impediments to housing
development.
The RHNA is based on population and housing needs projections made
by the State and assigned to the regional Councils of Government
(COGs) throughout California. The regional COGs, in turn, allocate
housing absorption to its member jurisdictions. SCAG fulfills this role
for the six-county region that includes Arcadia.
AB 32
Assembly Bill 32, the Global Warming Solutions Act (passed in 2006),
sets the target of reducing emissions of greenhouse gases statewide to
1990 levels by 2020. The bill assigned the task of coming up with a
scoping plan for this reduction to the California Air Resources Board
(CARB). This plan, which CARB’s board approved in December 2008,
has a range of greenhouse gas (GHG) reduction actions which
include direct regulations, alternative compliance mechanisms,
monetary and non-monetary incentives, voluntary actions, market-
based mechanisms such as a cap-and-trade system, and an AB 32
cost of implementation fee regulation to fund the program.
2-74 | Land Use AND Community Design Arcadia General Plan – November 2010
SB 375
Senate Bill 375 (2008) takes aim at reducing the single largest source
of greenhouse gases in California—emissions from passenger
vehicles—by working to reduce vehicle miles traveled. The law prompts
California regions to work together to lower these emissions, and
requires the integration of planning processes for transportation, land
use, and housing. SB 375 requires CARB to develop regional reduction
targets for automobiles and light trucks GHG emissions. The regions, in
turn, are tasked with creating “sustainable communities strategies,”
which combine transportation and land use elements to achieve the
emissions reduction target, if feasible. Arcadia is cooperating with these
efforts.
Goal LU-16: Regional coordination and cooperation
that represent Arcadia’s interests at
regional and statewide levels
Policy LU-16.1: Work with lawmakers to provide the City the
opportunity to contribute to legislation
affecting the City.
Policy LU-16.2: Work with Los Angeles County, Caltrans,
Metro, the South Coast Air Quality
Management District, and other public
agencies to ensure that actions taken by
these agencies do not adversely affect
Arcadia’s quality of life or are inconsistent
with policies contained in the General Plan.
Policy LU-16.3: Identify opportunities for joint programs to
further common interests in a cost-efficient
manner.
Policy LU-16.4: Assist agencies providing services within the
City of Arcadia, as well as agencies involved
in land use, transportation, and the provision
of public services and facilities within the City,
to understand the importance of the physical
components of Arcadia’s character, as well
as the potential impacts of their actions on
Arcadia.
Policy LU-16.5: Foster systems of inter-jurisdictional
communications and development review,
and provide that such review respects the
values of adjacent municipalities and
equitably distributes both the benefits and
impacts associated with a given project.
Arcadia General Plan – November 2010 Land Use and Community Design | 2-75
Implications of Land
Use Policy
Over time, as properties transition from one use to another or property
owners choose to rebuild, land uses and intensities will gradually shift
to align with the intent of this element. Given the built-out character of
Arcadia, significant development activities may not occur over the life of
this General Plan and certainly, not all properties will be developed to
the maximum permitted intensities and densities. Table LU-1
summarizes the land use distribution, expected level of development
anticipated within each designation, and the resulting residential and
nonresidential outcomes that can be expected through approximately
2035.
Implementation of the General Plan Land Use Plan, with the
assumptions described below, is projected to potentially result in 3,624
additional dwelling units, 9,916 new residents, and 3.5 million additional
square feet of non-residential development in the City of Arcadia,
relative to 2008 conditions. Over a 25-year period, this averages about
145 units and 140,000 square feet of non-residential development per
year. Although most new development will be channeled toward the
focus areas, scattered private redevelopment actions will create new
units and new business opportunities citywide.
Projected Future Conditions
To define a realistic build-out scenario, assumptions about density and
intensity levels were made. Factors used to establish potential future
conditions include policies in this element, established land use
patterns, and past development trends.
Within single-family residential neighborhoods, the expected density
largely reflects established conditions, as most single-family
neighborhoods in Arcadia have lotting patterns and sizes that do not
lend themselves to new land divisions. For the multiple family
residential neighborhoods, expected density assumes 80 percent of
maximum allowable density for all multifamily land use designations.
While some private redevelopment activity may occur, particularly in
areas that allow up to 30 units per acre, physical conditions and zoning
requirements for on-site improvements will limit the ability of some
properties to achieve the maximum densities.
With regard to the non-residential designations, an assumption of 80
percent of maximum allowed intensities has been made, recognizing
the well-developed character of several business districts and the fact
that land use policy does not change long-applied FAR limits.
Table LU-1 indicates the projected future number of residential units,
people, and square footage on non-residential uses based on the
2-76 | Land Use AND Community Design Arcadia General Plan – November 2010
assumptions described above. Projected dwelling units have been
calculated by multiplying the acres of residential land by the expected
density for each designation. For the mixed-use designations, the
assumed ratio of residential to non-residential development was 40 to
60 percent. This assumption reflects the requirement for a commercial
component for all mixed-use developments and the fact that stand-
alone residential development is not permitted.
For non-residential uses (commercial, industrial, and institutional uses),
the projection represents a factor of the land use, in acres, for each
designation and the expected FAR.
The projected population figure takes into account the average number
of persons per household (2.872 in 2008) and the occupancy rate
(95.9% in 2008). The number of persons per household and the
occupancy rate will change year to year, but for projection purposes,
the City has used estimates available from the California Department of
Finance, Demographic Unit at the time of General Plan adoption.
Table LU-2 compares buildout for the 2010 General Plan with that of
the 1996 General Plan.
Arcadia General Plan – November 2010 Land Use and Community Design | 2-77
Table LU-1: Buildout by Land Use Designation
Land Use Designations
Acres Dwelling Units Population1
Non-Residential Building Square
Feet3
City SOI2 Total City SOI Total City SOI Total City SOI Total
Residential
Residential Estates 545.21 -- 545.21 709 -- 709 1,950 -- 1,950 -- -- --
Very Low Density
1038.1
3 -- 1038.13 2,907 -- 2,907 7,997 -- 7,997 -- -- --
Low Density 1927.6 550.37 2477.97 7,132 2,036 9,168 19,621 5,602 25,223 -- -- --
Medium Density 63.32 -- 63.32 608 -- 608 1,672 -- 1,672 -- -- --
High Density 431.86 -- 431.86 10,365 -- 10,365 28,514 -- 28,514 -- -- --
Commercial
Commercial 396.41 49.3 445.71 -- -- -- -- -- -- 7,233,186 859,003 8,092,189
Regional Commercial 79.11 -- 79.11 -- -- -- -- -- -- 1,378,238 0 1,378,238
Mixed-Use
Mixed-Use 45.08 -- 45.08 433 -- 433 1,191 -- 1,191 859,400 -- 859,400
Downtown Mixed Use 23.85 -- 23.85 382 -- 382 1,050 -- 1,050 478,655 -- 478,655
Industrial
Commercial/Light Industrial 97.02 -- 97.02 -- -- -- -- -- -- 1,690,476 -- 1,690,476
Industrial 104.44 -- 104.44 -- -- -- -- -- -- 1,819,763 -- 1,819,763
Public/Institutional
Public/Institutional 185.82 -- 185.82 -- -- -- -- -- -- -- -- --
Open Space
Open Space - Outdoor
Recreation 511.4 -- 511.4 -- -- -- -- -- -- -- -- --
Open Space - Resources
Protection 160.79 3.63 164.42 -- -- -- -- -- -- -- -- --
Other
Horse Racing 219 -- 219 -- -- -- -- -- -- -- -- --
Rights-of-way, wash, etc. 24.25 1.87 26.12 -- -- -- -- -- -- -- -- --
Notes: 1. Based on 2.869 persons per household and an occupancy rate of 0.9589 (California Department of Finance, 2008)
2. The General Plan addresses issues within a “Planning Area” that includes areas outside the official City limits known as the Sphere of Influence. The City’s sphere of
influence includes an area to the west bounded by Foothill Boulevard, Rosemead Boulevard, Michillinda Avenue, and Duarte Road, and an area located on the
southeastern end of the City, around Live Oak Avenue and divided by a small strip of land in Arcadia that connects the majority of the City with the industrial/quarry
areas in the south. Figure LU-4 shows the sphere of influence area on the Land Use Map. For purposes of the General Plan Housing Element, only land within City
limits applies.
3. The figures presented in the table are derived from the 80% buildout factor that has been applied to all commercial development. These figures do not take into
account precise entitled square footage for individual development projects. Such projects ―such as the regional shopping mall―are permitted to develop consistent
2-78 | Land Use AND Community Design Arcadia General Plan – November 2010
with entitlements granted.
Table LU-2: Current and Prior Buildout Projections
Area
1996 General Plan 2010 General Plan Increase/Decrease
Dwelling
Units
Non-Res.
Square
Feet
Populatio
n
Dwellin
g Units
Non-Res.
Square
Feet1
Populatio
n
Dwelling
Units
Non-Res.
Square Feet Population
1 Santa Anita Park2 888,624 888,624
2 Downtown Arcadia 206 1,672,732 567 525 3,044,800 1,445 319 1,372,068 878
3 Duarte Rd./First Ave. 125 280,645 343 93 356,739 256 (31) 76,094 (87)
4 Baldwin Ave./Duarte Rd. 2,039 1,338,163 5,615 2,816 1,311,853 7,748 778 (26,310) 2,133
5 Live Oak Ave. 80 971,994 222 461 1,071,924 1,269 381 99,930 1,047
6
Lower Azusa Rd. Reclamation
Area 1,449,137 1,610,152 161,015
7 City (outside focus areas)2 17,531 4,685,707 48,279 18,639 5,175,625 51,277 1,108 489,918 2,997
8 Sphere of Influence 2,147 859,003 5,914 2,036 859,003 5,602 (111) (312)
City Limits Total 19,981 11,287,002 55,026 22,535 13,459,717 61,994 2,554 2,172,715 6,968
Sphere of Influence Total3 2,147 859,003 5,914 2,036 859,003 5,602 (111) (312)
Planning Area Total 22,128 12,146,005 60,940 24,571 14,318,720 67,597 2,443 2,172,715 6,656
Notes:
1. The figures presented in the table are derived from the 80% buildout factor that has been applied to all commercial
development. The figures do not take into account precise entitled square footage for individual development projects. Such
projects―such as the regional shopping mall―are permitted to develop consistent with entitlements granted.
2. Development assumptions for the Santa Anita Park Area
No land use changes are proposed for this area.
0.3 FAR allowed for the Commercial portion of Santa Anita Park.
FAR not applicable for the Horse Racing portion of Santa Anita Park and existing structures related to Santa Anita Park
have not been included in the square-footage calculation .
Regional Shopping Mall not included in this focus area.
SCAG Population Projection
SCAG 2035 64,845
SCAG Household Projection
SCAG 2035 22,566
2012 RTP Forecasts
3. Within the Sphere of Influence, the projected decrease in dwelling units and population reflects a difference in methodologies used to make the projections and to
report the number of actual number of units within the Sphere. The City does not anticipate any actions to remove units.
Arcadia General Plan – November 2010 Land Use and Community Design | 2-79
General Plan and
Zoning Consistency
The zoning regulations within the Arcadia Municipal Code serve as the
primary implementation tool for the General Plan. Whereas the General
Plan is a policy document and sets forth direction for development
decisions, the Arcadia Municipal Code is a regulatory document that
establishes specific standards for the use and development of all
properties in the City. The Code regulates development intensity using
a variety of methods, such as setting limits on building setbacks, yard
landscaping standards, and building heights. The Code also indicates
which land uses are permitted in the various zones.
The City of Arcadia is a charter city and is governed on the basis of a
charter that establishes its powers and authorities, as contrasted with a
general law city, which enjoys only those powers specifically granted to
it by the State. While general law cities are required by Section 65860
of the California Government Code to have zoning ordinances that are
consistent with a city’s general plan, zoning ordinances in charter cities
like Arcadia are not required to be consistent with the General Plan.
Nonetheless, the City of Arcadia strives to have a zoning ordinance that
is compatible with the goals and policies in the General Plan, as the
Municipal Code provides the primary means for implementing land use
goals. The City will work to ensure General Plan and zoning
consistency by prohibiting zoning of properties in a manner which is
inconsistent or incompatible with surrounding zoning or land uses, and
reviewing development proposals for consistency with all applicable
land use regulations.
Table LU-3 identifies the correlation between Arcadia’s zoning districts
and the General Plan land use designations.
2-80 | Land Use AND Community Design Arcadia General Plan – November 2010
Table LU-3: General Plan and Zoning Ordinance Consistency
General Plan Land Use Designations Corresponding Zone Districts
RE Residential Estates
R-M
R-O. 30,000
R-O. 22,000
Residential Mountainous Single Family
First One Family 30,000
First One Family 22,000
VLDR Very Low Density Residential
R-O. 22,000
R-O. 15,000
R-O. 12,500
R-1. 15,000
R-1. 12,500
R-1. 10,000
R-1. 7,500
First One Family 22,000
First One Family 15,000
First One Family 12,500
Second One Family 15,000
Second One Family 12,500
Second One Family 10,000
Second One Family 7,500
LDR Low Density Residential
R-O. 12,500
R-O. 15,000
R-1. 12,500
R-1. 10,000
R-1. 7,500
First One Family 12,500
Second One Family 15,000
Second One Family 12,500
Second One Family 10,000
Second One Family 7,500
MDR Medium Density Residential R-2 Medium Density Multiple Family
HDR High Density Residential R-3 Multiple Family
C Commercial
CPD-1
C-O
C-1
C-2
Commercial Planned Development – 1
Professional Office
Limited Commercial
General Commercial
C
Commercial (Santa Anita Av,
Huntington Dr. Colorado Pl. 1.0
FAR)
C-M
C-2
CBD
Commercial Manufacturing
General Commercial
Central Business District
New Overlay Zone Required
RC Regional Commercial C-2
General Commercial
Special Height
HR Horse Racing
S-1
H
SP
Special Use Zone
Special Height Zone
Specific Plan
MU Mixed Use MU
DMU
Mixed Use
Downtown Mixed Use DMU Downtown Mixed Use
C/LI Commercial/Light Industrial
C-M
Commercial Manufacturing
I Industrial M-1 Planned Industrial District
P/I Public/Institutional S-2 Public Purpose Zone
OS-OR Open Space - Outdoor
Recreation OS Open Space
OS-RP Open Space - Resources
Protection OS Open Space
Arcadia General Plan – November 2010 Land Use and Community Design | 2-81
Introduction ....................................................................................... 2-1
Achieving Our Vision ......................................................................... 2-2
Scope of this Element ....................................................................... 2-3
Land Use ........................................................................................... 2-5
Community Design .......................................................................... 2-16
Citywide Goals and Policies ............................................................ 2-25
Land Use Focus Areas .................................................................... 2-39
Implications of Land Use Policy ....................................................... 2-75
General Plan and Zoning Consistency ............................................ 2-79
Table LU-1: Buildout by Land Use Designation ............................... 2-77
Table LU-2: Current and Prior Buildout Projections ......................... 2-78
Table LU-3: General Plan and Zoning Ordinance Consistency ........ 2-80
Attachment No. 2
Attachment No. 2
Ordinance No. 2356
Ordinance No. 2356
EXHIBIT “A”
Draft Development Code Amendments
November 2016 2-35 Division 2 – Zones/Allowable Uses/Development Standards
Section 9102.05 – Downtown Zones
Subsections:
9102.05.010 Purpose and Intent
9102.05.020 Land Use Regulations and Allowable Uses in Downtown Zones
9102.05.030 Development Standards in Downtown Zones
9102.05.040 Additional Development Standards in Downtown Zones
9102.05.050 Mixed-Use Lot Consolidation Incentive Program
9102.05.060 Site Plan and Design Review
9102.05.070 Other Applicable Regulations
9102.05.010 Purpose and Intent
The purposes of the Downtown zones are to:
1. Promote mixed use residential, retail, and office development at locations that will support transit use; and
2. Promote commercial and mixed-use development that will foster and enhance surrounding residential neighborhoods
by improving access to a greater range of facilities and services.
A. CBD Commercial Business District Zone. The Commercial Business District zone is intended to promote a strong
pedestrian-oriented environment and to serve community and regional needs for retail and service uses, professional
offices, restaurants, public uses, and other similar and compatible uses. Residential uses are permitted on upper floors only
above ground floor commercial or adjacent to a commercial development. Both uses must be located on the
same lot or on the same project site. This zone implements the General Plan Commercial designation.
B. MU Mixed Use Zone. The Mixed Use zone is intended to provide opportunities for commercial and residential mixed-use
development that takes advantage of easy access to transit and proximity to employment centers, and encourages
pedestrian activity. A wide range of integrated commercial and residential uses are appropriate. The Mixed Use zone
requires the inclusion of a ground-floor, street-frontage commercial components for all projects Residential uses are
permitted above ground floor commercial or adjacent to a commercial development. Both uses must be located on
the same lot or on the same project site, and exclusive residential structures are not allowed. This zone implements the
General Plan Mixed Use designation.
C. DMU Downtown Mixed Use Zone. The Downtown Mixed Use zone is intended to provide opportunities for complementary
service and retail commercial businesses, professional offices, and residential uses located within the City’s downtown. A
wide range of commercial and residential uses are appropriate, oriented towards pedestrians to encourage shared use of
parking, public open space, and interaction of uses within the zone. Mixed use requires the inclusion of a ground-floor,
street-frontage commercial components for all projects Residential uses are permitted above ground floor commercial
or adjacent to a commercial development. Both uses must be located on the same lot or on the same project site,
and eExclusive residential structures are not allowed. This zone implements the General Plan Downtown Mixed Use
designation.
D. C-M Commercial Manufacturing Zone. The C-M zone is intended to provide areas for a complementary mix of light
manufacturing businesses, minor vehicle service and repairs, and support office and retail uses. A wide range of small-scale
industrial and quasi-industrial uses with minimal impact to surrounding uses are appropriate. Retail uses are limited to
business services, food service, and convenience goods for those who work in the area. Residential uses are not permitted
in this zone. This zone implements the General Plan Commercial/Light Industrial designation.
9102.05.020 Land Use Regulations and Allowable Uses in Downtown Zones
Amended by Ord. No. 2348
A. Allowed Uses. Table 2-10 (Allowed Uses and Permit Requirements for Downtown Zones) indicates the land use
regulations for the Downtown zones and any permits required to establish the use, pursuant to Division 7 (Permit
Processing Procedures). The regulations for each zone are established by letter designations as follows:
“P” represents permitted (allowed) uses.
9102.07 – Special Use Zones 2-36 November 2016
“A” represents accessory uses.
“M” designates uses that require the approval of a Minor Use Permit subject to requirements of Section 9107.09
(Conditional Use Permits and Minor Use Permits) of this Development Code.
“C” designates uses that require the approval of a Conditional Use Permit subject to requirements of Section 9107.09 09
(Conditional Use Permits and Minor Use Permits) of this Development Code.
“UF” designates uses that are permitted on upper floors only, and are not allowed on the ground floor of a structure.
“--” designates uses that are not permitted.
B. Director Determination. Land uses are defined in Division 9 (Definitions). In cases where a specific land use or activity is
not defined, the Director shall assign the land use or activity to a classification substantially similar in character. Land uses
not listed in the table or not found to be substantially similar to the land uses below are prohibited.
C. Specific Use Regulations. Where the last column in Table 2-10 (Allowed Uses and Permit Requirements for Downtown
Zones) includes a Section, Subsection, or Division number, the regulations in the referenced Section, Subsection, or
Division shall apply to the use.
Table 2-10
Allowed Uses and Permit
Requirements for Downtown Zones
P
A
C
M
--
(UF)
Permitted by Right
Permitted as an Accessory Use
Conditional Use Permit
Minor Use Permit
Not Allowed
Upper Floor Permitted, Not Allowed on Ground Floor
Land Use
CBD
MU
DMU
CM
Specific Use Regulations
Business, Financial, and Professional
Automated Teller Machines (ATMs) P P P P
Check Cashing and/or Payday Loans -- -- -- -
Financial Institutions and Related Services M M M -
Government Facilities C C C C
Offices, Business and Professional P (UF) P (UF) P P
Eating and Drinking Establishments
Accessory Food Service A A A A
Alcohol Sales (On-Sale, Accessory Only) M M M M
Bars, Lounges, Nightclubs, and Taverns C C C C
Outdoor Dining (Incidental and on Public Property) –
12 seats or fewer
P
P
P
P
See Subsections 9104.02.230
(Outdoor Dining Uses on Public
Property) and 9104.02.240 (Outdoor
Dining – Incidental)
Outdoor Dining (Incidental and on Public Property) –
more than 12 seats
M
M
M
M
See Subsections 9104.02.230
(Outdoor Dining Uses on Public
Property) and 9104.02.240 (Outdoor
Dining – Incidental)
Restaurant – Small (with no Alcohol Sales) P P P P
Restaurant – Large (with no Alcohol Sales) P P P P
November 2016 2-37 Division 2 – Zones/Allowable Uses/Development Standards
Table 2-10
Allowed Uses and Permit
Requirements for Downtown Zones
P
A
C
M
--
(UF)
Permitted by Right
Permitted as an Accessory Use
Conditional Use Permit
Minor Use Permit
Not Allowed
Upper Floor Permitted, Not Allowed on Ground Floor
Land Use
CBD
MU
DMU
CM
Specific Use Regulations
Restaurant – Small or Large
With late hours – open between midnight and 6:00
A.M.)
M
C
M
C
See Subsection 9104.02.150
(Extended Hours Uses)
Restaurant – Small or Large
Serving Alcohol, within 300 ft of residential zone
M
M
M
C
See Subsection 9104.02.040 (Alcoholic
Beverage Sales) Restaurant – Small or Large
Serving Alcohol, not within 300 ft of residential zone
P
M
P
C
Education
Schools, Public and Private -- -- -- --
Trade and Vocational Schools C (UF) -- C (UF) C
Tutoring and Education Centers
C (UF)
--
-- C
(UF)
Industry, Manufacturing and Processing, and Warehousing Uses
Brewery and Alcohol Production, with or without
onsite tasting and associated retail commercial use
M
--
M
C
Data Centers -- -- -- C
Food Processing -- -- -- C
Fulfillment Centers -- -- -- C
Light Industrial -- -- -- M
Heavy Industrial (under 40,000 square feet) -- -- -- P
Heavy Industrial (40,000 square feet and over) -- -- -- C
Recycling facilities
Heavy processing -- -- -- --
Large collection -- -- -- C
Light processing -- -- -- --
Reverse Vending Machine(s) -- -- -- P
Small collection -- -- C P
Research and Development -- -- C P
Storage – Accessory A A A A
Storage – Personal -- -- -- M
Wholesaling -- -- -- C
Medical-Related and Care Uses
Day Care, General -- -- -- C
Hospitals and Medical Clinics -- -- -- C
Medical and Dental Offices
P (UF)
P (UF)
P (UF) P
(UF)
Recreation and Entertainment
Arcade (Electronic Game Center) M M M C
9102.07 – Special Use Zones 2-38 November 2016
Table 2-10
Allowed Uses and Permit
Requirements for Downtown Zones
P
A
C
M
--
(UF)
Permitted by Right
Permitted as an Accessory Use
Conditional Use Permit
Minor Use Permit
Not Allowed
Upper Floor Permitted, Not Allowed on Ground Floor
Land Use
CBD
MU
DMU
CM
Specific Use Regulations
Commercial Recreation C C C C
Karaoke and/or sing-along uses
M
M
M
C See Subsection 9104.02.190 (Karaoke
and/or Sing-Along Uses)
Health/Fitness Facilities, Small M M M M
Health/Fitness Facilities, Large M (UF) M (UF) CUP C
Indoor Entertainment C C C M
Studios – Art and Music M M M P
Residential Uses
Live/Work Unit
--
M (UF)
M (UF)
-- See Subsection 9104.02.210
(Live/Work Units)
Multifamily Dwelling M (UF) M (UF) M (UF) -- Permitted only in conjunction with a
ground-floor commercial use. See
Subsection 9102.05.040.A
(Commercial Uses along Street
Frontages). Residential uses are
permitted above ground floor
commercial or adjacent to a
commercial development. Both
uses must be located on the
same lot or on the same project
site. See Section 9102.05.010
Supportive Housing – Housing Type M (UF) M (UF) M (UF) --
Transitional Housing – Housing Type
M (UF)
M (UF)
M (UF)
--
Short-Term Rental
--
--
--
--
No Person shall post, publish, circulate,
broadcast, or maintain any
advertisement of a Short-Term Rental
in any zone allowing residential uses.
See Section 9104.02.300
Home Sharing
--
--
--
--
No Person shall post, publish, circulate,
broadcast, or maintain any
advertisement for Home Sharing in any
zone allowing residential uses. See
Section 9104.02.300
Retail Uses
Alcohol Beverage Sales
Alcohol Sales (off-sale) M M M C See Subsection 9104.02.040 (Alcoholic
Beverage Sales) Alcohol Sales (off-sale, accessory only) M M M M
Building Material Sales and Services -- -- -- --
Pawn Shop -- -- -- --
Plant Nursery -- -- -- --
Pet Stores, without grooming P P P --
Pet Stores, inclusive of grooming services M M M P
Recreational Equipment Rentals P P P P
Retail Sales P P P P
Retail Carts and Kiosks – Indoor P P P P
9102.07 – Special Use Zones 2-38 November 2016
Retail Carts and Kiosks – Outdoor
M
M
M
M See Subsection 9104.02.110 (Displays
and Retail Activities – Outdoor)
Secondhand Stores -- -- -- M
November 2016 2-39 Division 2 – Zones/Allowable Uses/Development Standards
Table 2-10
Allowed Uses and Permit
Requirements for Downtown Zones
P
A
C
M
--
(UF)
Permitted by Right
Permitted as an Accessory Use
Conditional Use Permit
Minor Use Permit
Not Allowed
Upper Floor Permitted, Not Allowed on Ground Floor
Land Use
CBD
MU
DMU
CM
Specific Use Regulations
Swap Meets -- -- -- --
Vehicle Rentals -- -- -- P
Vehicle Sales – New and/or Used
C
--
--
C
At least 50% of the vehicles sold or
leased from the applicable site during
each calendar year shall be new
automobiles.
Service Uses
Animal Boarding/Kennels -- -- -- C
Animal Grooming M M M P
Bail Bond Services -- -- -- --
Funeral Homes and Mortuaries -- -- -- --
Hotels and Motels C C C C
Maintenance and Repair Services, Large Appliance -- -- -- P
Maintenance and Repair Services, Small Appliance P P P P
Personal Services, General P P P P
Personal Services, Restricted -- -- -- C
Postal Services P P P P
Printing and Duplicating Services P P P P
Veterinary Services -- -- -- C
Vehicle Repair and Services
Service/Fueling Station C -- -- --
Vehicle Washing/Detailing A -- -- C
Vehicle Repair, Major -- -- -- M
Vehicle Repair, Minor A -- -- P
Transportation, Communication, and Infrastructure Uses
Antennas and Wireless Communication Facilities -
Co-location
P
P
P
P Exception: All facilities are permitted on
City-owned properties and public
rights-of-way. New standalone facilities
are not permitted in Architectural
Design (D) overlay zones.
See Subsection 9104.02.050
(Antennas and Wireless
Communication Facilities)
Antennas and Wireless Communication Facilities –
Panel
P
P
P
P
Antennas and Wireless Communication Facilities -
Standalone Facility
--
--
--
C
Car Sharing
P
P
P
P
Car sharing parking spaces may not
occupy any space required for another
use.
Off-Street Parking Facilities (not associated with a
primary use)
C
C
C
C
Recharging Stations P P P P
9102.11 – Specific Plans 2-60 November 2016
Table 2-10
Allowed Uses and Permit
Requirements for Downtown Zones
P
A
C
M
--
(UF)
Permitted by Right
Permitted as an Accessory Use
Conditional Use Permit
Minor Use Permit
Not Allowed
Upper Floor Permitted, Not Allowed on Ground Floor
Land Use
CBD
MU
DMU
CM
Specific Use Regulations
Utility Structures and Service Facilities
P
P
P
P
Subject to Site Plan and Design
Review pursuant to Section 9107.19
(Site Plan and Design Review).
Other Uses
Assembly/Meeting Facilities, Public or Private -- -- -- M
Donation Box – Outdoor -- -- -- M
Extended Hours Use
M
C
M
C See Subsection 9104.02.150
(Extended Hours Uses)
Places of Religious Assembly -- -- -- M
Drive-Through or Drive-Up Facilities
--
--
--
C See Subsection 9104.02.130 (Drive-
through and Drive-up Facilities)
Reverse Vending Machines – Consumer Goods
P
P
P
P
Allowed indoors only
Vending Machines
P
P
P
P
Allowed indoors only
Urban Agriculture A A A A
9102.05.030 Development Standards in Downtown
Zones
New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed,
and/or established in compliance with the requirements in Table 2-10 (Allowed Uses and Permit Requirements for
Downtown Zones) and Table 2-11 (Development Standards for Downtown Zones) and the development standards in
Division 3 (Regulations Applicable to All Zones – Site Planning and General Development Standards). Additional
regulations are denoted in the right- hand column of Table 2-11 (Development Standards for Downtown Zones); section
and subsection numbers in this column refer to other sections and subsections of this Code.
9102.11 – Specific Plans 2-60 November 2016
Table 2-11
Development Standards for
Downtown Zones
Development Feature
CBD(1)
MU
DMU(1)
CM Additional
Requirements
Lot Standards
Minimum Lot Area 5,000 sf 5,000 sf 10,000 sf 5,000 sf
Structure Form and Location Standards
Maximum Residential
Density
13 80
units/acre
30 units/acre
50 80 du
units/acre
Residential not
allowed
Maximum FAR (1) (2) 1.0 1.0 1.0 0.5
Minimum Storefront Width 25 ft N/A N/A N/A
Minimum Setback
Table 2-11
Development Standards for
Downtown Zones
Development Feature
CBD(1)
MU
DMU(1)
CM Additional
Requirements
Front or adjacent to a street
0 ft (10 ft
maximum)
0 ft (10 ft
maximum)
0 ft (10 ft
maximum)
10 ft
Side (Interior)
Abutting nonresidential or
mixed-use zone
0 ft
0 ft
0 ft
0 ft
Abutting residential zone 10 ft 10 ft 10 ft 10 ft
Side (Street side)
0 ft (10 ft
maximum)
0 ft (10 ft
maximum)
0 ft (10 ft
maximum)
5 ft
Rear
Abutting Nonresidential or
Downtown zone
0 ft
0 ft
0 ft
0 ft
Abutting residential zone 20 ft 15 ft 15 ft 10 ft
Maximum Height 45 55 ft 40 ft 50 55 ft 40 ft
Minimum Open Space for
Residential Uses
100 sf per
unit
100 sf per unit
100 sf per unit
N/A
See Subsection
9102.05.040.D (Open
Space Requirements
for Residential Uses in
CBD, MU, and DMU
Zones)
Notes:
(1) See City Center Design Plan for additional design guidelines.
(1)(2) FAR maximum is applicable only to nonresidential component of a development.
9102.11 – Specific Plans 2-60 November 2016
9102.05.040 Additional Development Standards in Downtown Zones
A. Commercial Uses along Street Frontages. In order to maintain an active pedestrian environment within all Downtown
Zones, commercial uses shall be encouraged, but not required along street frontages. Residential may be permitted
above ground floor commercial or adjacent to a commercial development, where allowed per Table 2-10 and in
compliance with development standards set forth in Table 2-11. Development on the ground floor is limited to
commercial uses, except as otherwise allowed by Subsection 9104.02.210 (Live/Work Units).
B. Setbacks When Abutting a Residential Zone
1. When abutting a residential zone, no portion of any structure shall encroach through a plane projected from an angle of
45 degrees, as measured at the ground level along the residentially zoned abutting property line.
2. Where a property line abuts a dedicated alley which separates the property from abutting residential zoned property,
the setback shall be measured from the centerline of the alley, and no portion of any structure shall encroach through a
plane projected from an angle of 45 degrees, as measured at the ground level along the centerline of the alley.
C. No Parking within Front and/or Street Side Setbacks. No parking shall be allowed within required front and/or street
side setbacks, or within any landscaped area not designated as a driveway or vehicle parking area.
D. Minimum Ground Floor Height. The minimum ground-floor height for structures with commercial uses on the ground floor
shall be not less than 12 feet, six inches.
E. Open Space Requirements for Residential Uses in CBD, MU and DMU Zones
1. Type. Open space shall be in the form of private or common open space via balconies, courtyards, at-grade patios
(rear and side of the units), rooftop gardens, or terraces.
2. Minimum Dimension. Balconies that are 30 inches or less in width or depth shall not be counted as open space.
3. Encroachment. Balconies that project over a public right-of-way shall be subject to approval by the City Engineer.
F. Roof Decks. Roof decks are permitted, subject to Site Plan and Design Review, in the MU and DMU zones provided that
roof decks meet the following development standards:
1. Location. Roof decks shall be set back five feet from all building lines of the structure. The building line shall be
measured from the roof edge of the story directly below the deck.
2. Height Limits. The guardrail and other objects, whether permanent or temporary, which rest upon the roof deck such
as patio furniture, landscaping, swimming pool features, and storage, shall be allowed to exceed the maximum height
limit specified in Subsection 9102.05.030 (Development Standards in Downtown Zones) by up to five feet. Exterior
stairways and other access features such as stairwells or elevators for access to roof decks shall not exceed the
residential zoning district’s height limit by more than 10 feet and shall be architecturally integrated into the design of the
structure.
3. Screening. The roof deck area shall be appropriately designed so as not to be visible from all sides of the structure or
from the grade below. Appropriate screening shall be architecturally compatible with and integrated into the existing
structure as determined by the Director. The solid screening may include roofing, solid parapet walls, or other methods
architecturally compatible with the design of the structure.
4. Architecturally Compatible. The roof deck shall be architecturally compatible with the existing exterior materials and
colors of the existing structure, and appear as an integral part of the roof system.
5. Furniture. All furniture and accessories located on a roof deck shall be secured as necessary to prevent wind damage
or dislocation.
9102.11 – Specific Plans 2-60 November 2016
9102.05.050 Mixed-Use Lot Consolidation Incentive Program
To encourage the assemblage of smaller lots into larger lots that can be developed more efficiently into a mixed-use project, the
following incentives may be provided to a qualifying development at the Director’s discretion:
A. Waiver of planning permit application fees.
B. Priority in permit processing.
9102.05.060 Site Plan and Design Review
Structures erected or modified to accommodate the land use activities listed in Division 2 (Zones, Allowable Uses, and
Development Standards) shall require the approval of a Site Plan and Design Review subject to the requirements of Section
9107.19 (Site Plan and Design Review) of this Development Code.
9102.05.070 Other Applicable Regulations
In addition to the requirements contained in this Section 9102.05 (Downtown Zones), regulations contained in the following
Divisions may apply to development in mixed use zones.
Division 2 – Zones, Allowable Uses, and Development Standards (Section 9102.11 Overlay Zones)
Division 3 – Regulations Applicable to All Zones - Site Panning and General Development Standards
Division 4 – Regulations for Specific Land Uses and Activities
9103.07.090 Shared/Joint Use, and Off-site Parking, and In-Lieu Parking
A. Authority. The Director shall be the designated Review Authority for the review and approval of any proposal shared, joint
use, on or or off-site parking arrangements, or In-lieu parking fee, unless parking is included in an application requiring
approval of another Review Authority. In these cases, the ultimate Review Authority per Division 7 (Permit Processing
Procedures) shall be the Review Authority for the shared, joint use, or off-site parking agreement, or In-lieu payment.
B. Eligibility for Shared/Joint Use and Off-site Parking. Where it can be demonstrated that two or more land uses can
effectively share common parking facilities due to the nature of the uses and distinctly different demand for parking, or
where off-site parking is proposed to meet parking requirements, then an application may be filed for such parking
arrangement. Such application shall include a parking study that identifies the parking demand of all subject land uses and
that clearly demonstrates how and why parking facilities can be shared.
1. The following categories of development shall be eligible to use shared use and/or off-site parking arrangements to
meet parking requirements:
a. Nonresidential new construction.
b. Additions to existing structures, rehabilitation of existing structures, or changes in use or occupancy in existing
structures.
2. New and existing residential uses are not eligible to use shared use or off-site parking arrangements.
C. Eligibility for In-Lieu Parking. For any new developments that are within the Central Business District or Downtown
Mixed Use zones, the property owners may make an in-lieu payment for future construction, maintenance and
operation of public off-street parking instead of providing off-street parking spaces.
D.C. Circumstances and Requirements for Allowing Shared Parking Arrangements
1. Off-site parking spaces may be relied upon to serve commercial uses, provided a shared parking study is completed by
the applicant/developer and approved by the Director. The parking study shall be prepared by a registered traffic
engineer and shall specifically analyze the parking demand for each use proposing to share the parking, each use’s
hours of operation, and other related issues of all involved uses.
2. No joint use or shared facility shall be located more than 1,500 feet from the use it is intended to serve unless located
within the Downtown Parking Overlay.
3. Shared use parking standards are based on the assumption that patrons will use a single parking space for more than
one destination and that one parking space will be open and available for short-term parking to serve many different
uses which may have different peak hours.
E.D. Findings for Granting Shared/Joint Use and Off-site Parking Arrangements. In granting a request for shared/joint use
or off-site parking, the Review Authority shall make all of the following findings:
1. There is clear and convincing evidence that peak hour parking demand from all uses does not coincide and/or the uses
are established in a way that the hours of operation are different for the various businesses or uses.
2. There is adequate parking provided for all participating users.
3. The shared/joint use or off-site parking arrangement will be an incentive to, and a benefit for, the nonresidential
development.
4. Adjacent or nearby properties will not be adversely affected by the shared/joint use or off-site parking.
5. The parking arrangement is consistent with the General Plan and all requirements of this Code.
9103.15 – Density Bonuses for Affordable or Senior Housing 2 November 2016
F. In-Lieu Parking Fee. In-lieu fees, at the owner’s option, may be paid in a lump sum or in annual installments, and
may be adjusted annually for inflation. If paid annually, the first annual payment of an in-lieu fee shall be due as a
condition of occupancy, and subsequent payment shall be made per the agreement the City enters into with the
owner. In-lieu payment under the In-Lieu Parking program shall be used for establishing such public parking funds,
as established by the City Council.
G.E. Legal Agreement Required.
1. All joint, shared, and off-site parking arrangements shall be required to enter into an agreement with the City and
recorded with the Office of the County Recorder, requiring the parking to be operated on a nonexclusive basis, to be
open and available to the public for shared use, short-term parking during normal business hours.
2. All In-Lieu parking arrangements shall be required to enter into an agreement with the City.
H.F Change in Use. In the event of a change in use, a new application shall be filed or the existing agreement amended to the
satisfaction of the Director.
Ordinance No. 2356
EXHIBIT “B”
Draft City Center Design Plan
02 APRIL
2018
CITY CENTER DESIGN PLAN
ARCADIA,
CALIFORNIA
ONYX ARCHITECTS
TABLE OF CONTENTS
COVER SHEET
DOWNTOWN ZONE BASIC
INFORMATION
1. EXECUTIVE SUMMARY +
STUDY OBJECTIVES
2. GENERAL PLAN GOALS AND
DESIGN GUIDELINES
3. DOWNTOWN ARCADIA MAP
4. CITY CENTER ZONING PLAN
5. DOWNTOWN CORE / PLAN
AREA
6. EXISTING MASSING DIAGRAM
CITY GOALS + CONCEPTUAL
ZONING
7. GOALS SITE PLAN
8. MOBILITY/OPEN SPACE PLAN
9. LAND USE GOALS SITE PLAN
10. PROPOSED MASSING
DIAGRAM
PROPOSED STREET PROFILES
RELATING TO PROPOSED ZONING
11. STREET PROFILE MAP
12. SECTION A: GOLD LINE
13. SECTION B: SANTA ANITA
14. SECTION C: WHEELER AVE.
15. SECTION D: ALLEY
16. SECTION E: HUNTINGTON
DRIVE
STREET VIEWS SHOWING
PROPOSED ZONING OVERLAY
17. CONCEPTUAL VIEW: FIRST
STREET
18. CONCEPTUAL VIEW:
HUNTINGTON DRIVE
INSPIRATIONAL IMAGERY
19. INSPIRATIONAL IMAGERY
20. IMPLEMENTATION
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EXECUTIVE SUMMARY
PLAN OBJECTIVES
1
EXECUTIVE SUMMARY
Arcadia’s Downtown is going through some rethinking due to
changing land use economics, and the introduction of the Gold
Line transportation system.
This plan makes an effort to address these issues, utilizing a few
categories of suggestions and ideas, so as to inform future
decisions on how this part of town is developed. The categories
are:
ವ IMPROVING WALKABILITY + MOBILITY
ವ INCREASING DENSITY
ವ IMPROVING DESIGN QUALITY FOR ALL FUTURE
PROJECTS
The exhibits in this plan provide context, basic urban design
principles and examples applicable to specific needs, along with
illustrations showing the proposed scale and design concepts
proposed by this plan to address these opportunities and
concerns.
GOALS FOR DOWNTOWN ARCADIA
The City of Arcadia has undertaken this plan to determine
how to improve its downtown, in part to take advantage of
the economic, aesthetic, and quality of life advantages
afforded by the newly opened Gold Line light-rail transit
system stop. The introduction of this major amenity to the
downtown calls into question a number of urban design
issues, yet it also points out a number of potential
opportunities.
Even without the advantage of the new transit stop, the
area is in need of some new thinking to meet the demands
of our time (specifically in terms of development), and is
needed to keep the local businesses well supported so that
they can continue to thrive and serve the community.
Note that the actual City General Plan Design Goals are
excerpted on page 2 of this plan.
MAKING A WALKABLE DOWNTOWN
One of the opportunities and responsibilities afforded with
the introduction of the connection to the rail transit within
the downtown district is the need to make things more
walkable- so more people will conduct more of their daily
lives without the use of a passenger car. Increased density,
a more thoughtful approach to parking, and paying attention
to the experience of walking can help with that. Walking
should be safe, easy, and fun to do. The study has been
undertaken with this in mind.
MOBILITY
The Gold Line stop now makes the downtown a real transit
hub. This important first step must be followed through with
other elements put in place to improve mobility through the
district, and indeed through the whole community.
Improving walkability has been discussed, and is a key
element to a new mobility plan. The existing street grid is
already in place, and there are opportunities to improve on
the work with sidewalks and landscaping that has already
been done. This study will recommend that part of the
design standards include mid-block passages, alcoves, and
courtyards be part of new development to create interesting
places for people and ‘shortcuts’ for those on foot to get to
and from the transit stop.
Southern California has an ideal climate for the use of
bicycles as part of the transportation system, and as part of
the ‘last mile’ portion of a trip that includes the use of the
light rail system. The flat topography of Downtown Arcadia
is also great for bicycle use. While this study makes a few
references to this mode of transportation, additional study
and implementation should be undertaken.
Car travel is part of the planning and the culture of Southern
California. Yet we are now in an era where this form of
transportation must be augmented by other forms of
transportation, and we need to get smarter about how we
use cars. Parking and deliveries of goods and services can
make or break how one perceives and uses a place where
more density is to occur. This study will recommend that
the principles of centralized parking and delivery (use of
larger and fewer facilities, shared by the varying facilities
within the local district). These principles will greatly
decrease the number of vehicle trips, and improve the
walking experience by decreasing the number of driveways
and other unattractive utilitarian elements.
INCREASING DENSITY
A basic increase in density is needed to provide sufficient
residential occupants, along with the activity and support for
commerce that this gives. It provides growth for the
community while taking the pressure off the surrounding
suburban neighborhoods, thereby helping preserve these
places that the community is so rightly proud.
This area can support up to 80 dwelling units per acre in the
appropriate locations with the appropriate design standards.
IMPROVING DESIGN STANDARDS
The trade-off for increasing density and affording
development projects with increased economic upsides
must be offset with the requirement of providing better
design; the success of re-envisioning this district relies on
thoughtful design responses in every new project.
Goals for the new design standards are:
ವ Embrace the scale and architecture of the existing
downtown buildings, especially the ones that give the
district its identity and character!
ವ Support the block-face and general scale and character
of each of the streets, avenues, and even alleys of the
district.
ವ Provide spaces for public interaction, and to encourage
foot traffic through blocks.
ವ Interact with the City’s street design and citywide
landscape design standards.
CITY OF ARCADIA CALIFORNIA
CITY
CENTER
DESIGN PLAN
02 APRIL
2018
ARCADIA GENERAL PLAN
DESIGN GOALS
2
The City’s General Plan Land Use and Community
Design Element focuses on identifying, preserving
and enhancing certain focus areas in the City by
creating community design priorities that create
identifiable places, and enhance and improve the
Public and Private realm. One area of focus is the
Downtown area. The Element’s goals and policies
work towards achieving the City’s land use vision.
In particular, Land Use Goal #10 identifies key
elements, including the Gold Line Station to
revitalize the Downtown Area. The City Center
Design Plan builds upon these elements by providing
additional criteria to determine how to improve the
Downtown.
ARCADIA GENERAL PLAN (NOVEMBER 2010)
DOWNTOWN LAND USE AND COMMUNITY DESIGN
GOALS
GOAL LU·l0: A thriving Downtown, with healthy
commercial areas supported by high-
quality, residential uses and supportive of
the Metro Gold Line transit station.
Policy LU-l0.l: Provide diverse housing, employment,
and cultural opportunities in Downtown,
with an emphasis on compact, mixed-
use, transit- and pedestrian-oriented
development patterns that are
appropriate to the core of the City.
Policy LU-l0.2: Promote the Metro Gold Line and
establishment of a transit station in
Downtown Arcadia, and take full
advantage of the opportunities the Gold
Line station will bring to Downtown and
the City as a whole.
Policy LU-l0.3: Work toward the establishment of public
gathering areas in Downtown to bring
public activities and civic events into
Downtown.
Policy LU-l0.4: Establish commercial uses that
complement the vision of the Downtown
core with opportunities for more intense,
quality development at key intersections
that are unique from the regional offerings
at the regional mall.
Policy LU-l0.S: Encourage the transformation of Santa
Anita Avenue into a premier office
corridor by offering incentives for
development while at the same time
requiring the high-quality amenities that
will attract the kinds of businesses the
City would like to see.
Policy LU-l0.6: Encourage high standards for property
maintenance, renovation and
redevelopment.
Policy LU-l0.7: Provide accessible plazas and public
spaces throughout Downtown that
provide both intimate, outdoor rooms and
larger spaces that could accommodate
public gatherings and celebrations.
Policy LU-l0.8: Establish an attractive and coordinated
wayfinding sign program in Downtown
with an overall consistent design theme.
Policy LU-l0.9: Connect various activity areas and plazas
via sidewalks, paseos, and pedestrian
alleys to create a comprehensive
pedestrian network.
Policy LU-l0.l0: Establish a "park once" system in
Downtown with a collection of shared
surface and parking structures.
Policy LU-l0.11: Buildings should be oriented to
the pedestrian and the street.
Policy LU-l0.12: Encourage architecture that uses
quality, lasting building materials;
provides building scale that relates to
intimate nature of Downtown; and applies
a unified theme.
Policy LU-l0.13: Recognize that well-designed
public open spaces are vital to the
success of Downtown. Work with private
developers and landowners to facilitate
the construction of such spaces.
Policy LU-l0.14: Create a high-quality pedestrian
experience in Downtown through the use
of street trees, public art, street furniture,
and public gathering spaces. Using
signage, art, and unique uses, entice and
encourage people to walk and explore the
commercial core of Downtown.
CITY OF ARCADIA CALIFORNIA
CITY
CENTER
DESIGN PLAN
02 APRIL
2018
CITY OF ARCADIA
DOWNTOWN LOCATION PLAN
F ARCADIA
TOWN LOCATION PLAN
DOWNTOWN ARCADIA
GOLD LINE
210 FREEWAY
3
CITY OF ARCADIA CALIFORNIA
CITY
CENTER
DESIGN PLAN
02 APRIL
2018
CITY OF ARCADIA
CITY CENTER DESIGN PLAN
ZONING
4
CITY OF ARCADIA CALIFORNIA
CITY
CENTER
DESIGN PLAN
02 APRIL
2018
CITY OF ARCADIA
DOWNTOWN CORE / PLAN
AREA
GOLD LINE
5
CITY OF ARCADIA CALIFORNIA
CITY
CENTER
DESIGN PLAN
02 APRIL
2018
EXISTING MASSING DIAGRAM
6
HUNTINGTON DRIVE
WHEELER AVE. SANTA ANITA AVE. 1ST AVE. SANTA CLARA ST.
ARCADIA STATION
ARCADIA STATION
BUILDING HEIGHT LEGEND:
1 STORY
2 STORIES
3 + 4 STORIES
5 OR MORE STORIES
CITY OF ARCADIA CALIFORNIA
CITY
CENTER
DESIGN PLAN
02 APRIL
2018
CITY’S ARCHITECTURAL GOALS SITE PLAN
FUTURE PROJECTS CONFORM TO
THESE GOALS
1
1
2
2
3
3 4
4
1
2
3
4
COMMENTS:
GOAL 1: UTILIZE EXISTING ‘URBAN
FABRIC’ (EXISTING LOW SCALE
COMMERCIAL BUILDING) TO
COMPLETE AN ATTRACTIVE LOW-
SCALE BLOCK-FACE ALONG
HUNTINGTON AND SANTA ANITA.
INCENTIVIZE NEW DEVELOPMENT
TO DO THIS
GOAL 2: ALLOW DEVELOPMENTS
WITH UP TO THE MAXIMUM
HEIGHT AND DENSITY AT THE
CENTER OF THE DISTRICT +
ADJACENT TO THE LIGHT RAIL
STOP; INTRODUCE MF HOUSING
INTO THE DISTRICT
GOAL 3: IMPROVE THE
ARCHITECTURAL QUALITY OF
BUILDINGS THROUGHOUT IN
EXCHANGE FOR INCREASED
DEVELOPMENT RIGHTS
GOAL 4: IMPROVE WALKABILITY
AND MOBILITY IN GENERAL
AREA WHERE DEVELOPMENTS
MAY BE DEVELOPED UP TO THE
INCREASED HEIGHT AND DENSITY
IMPROVED BLOCK FACES; THE
UTILIZATION OF EXISTING
BUILDINGS IS DESIRABLE
7
3
‘GRANDFATHERED’
EXISTING 8-STORY
OFICE BUILDING
1
1
NOTE: SOME FLEXIBILITY IS
NECESSARY FOR
INDIVIDUAL PROJECTS, AND
WHERE PROJECTS ARE
INTERFACING WITH
EXISTING BUILDINGS AS TO
HEIGHT AND SETBACKS
CITY OF ARCADIA CALIFORNIA
CITY
CENTER
DESIGN PLAN
02 APRIL
2018
MOBILITY / OPEN SPACE PLAN
FUTURE PROJECTS CONFORM TO THESE
GOALS
1
1
1
2
2
2
3
3
4
1
2
3
4
COMMENTS:
BLOCK FACES ARE TO BE BUILT
OUT TO THE GREATEST EXTENT
POSSIBLE TO ALLOW FOR
INTEREST AND SAFETY OF THOSE
ON FOOT
BLOCK FACES ARE RELIEVED,
NOT BY PARKING LOTS AND
DRIVEWAYS, BUT BY PLAZAS AND
PASSAGEWAYS
MID-BLOCK PASEOS ARE
ENCOURAGED USING NEW
PASSAGES AND EXISTING
ALLEYS, ETC. IN ORDER TO
PROMOTE EASY ACCESS TO
THOSE ON FOOT.
SPECIAL EMPHASIS SHOULD BE
PLACED ON PEDESTRIAN
MOBILITY FROM THE GOLD LINE
STATION TO THE EXTENT OF THE
DISTRICT
NORMAL BLOCK DEVELOPMENT;
AVOID PARK LOTS AND
APPROACHES
OPEN PLAZA AREAS
AREAS FOR CENTRALIZED
PARKING
8
CITY OF ARCADIA CALIFORNIA
CITY
CENTER
DESIGN PLAN
02 APRIL
2018
CITY GOALS SITE PLAN
FUTURE PROJECTS CONFORM TO
THESE GOALS
1
1
1
2
2
3
3
2 1
2
3
COMMENTS:
LOWER DENSITY AND MAXIMUM
HEIGHT ARE PRESCRIBED ALONG
SANTA ANITA AVENUE + HUNTING
TON DRIVE TO ALLOW NEW
DEVELOPMENT TO BLEND IN WITH
EXISTING BUILDINGS (INCLUDING
STAND ALONE BUILDINGS) AND
SURROUNDING LOWER SCALE
NEIGHBORHOODS
HIGHER BUILDING MASS IN THE
CENTER OF THE AREA, ALONG
THE GOLD LINE LIGHT RAIL
PROVIDING CENTRALIZED
PARKING FACILITIES ALLOWS FOR
FEWER INTERRUPTIONS IN THE
PEDESTRIAN PATHWAYS;
CONNECTIVITY WITHIN BLOCKS
SHOULD NOT BE INTERRUPTED
2-3 STORY DEVELOPMENT
4-5 STORY DEVELOPMENT
CENTRALIZED PARKING / BELOW
4-5 STORY DEVELOPMENT /
SHARED WITHIN NEIGHBORHOOD;
THE ULTIMATE PARKING GOALS
FOR THE DISTRICT ARE TO
ALLOW A ‘PARK-ONCE’
APPROACH—EVERY PARKING
STALL CAN SERVE SEVERAL
USES WITHIN THE AREA— AS
MUCH AS POSSIBLE
9
CITY OF ARCADIA CALIFORNIA
CITY
CENTER
DESIGN PLAN
02 APRIL
2018
PROPOSED MASSING DIAGRAM
10
HUNTINGTON DRIVE
WHEELER AVE. SANTA ANITA AVE. 1ST AVE. SANTA CLARA ST.
ARCADIA STATION
ARCADIA STATION
BUILDING HEIGHT LEGEND:
1 STORY
2 STORIES
3 STORIES MAX
UP TO 5 STORIES MAX
CITY OF ARCADIA CALIFORNIA
CITY
CENTER
DESIGN PLAN
02 APRIL
2018
NOTE: SOME FLEXIBILITY IS
NECESSARY FOR
INDIVIDUAL PROJECTS, AND
WHERE PROJECTS ARE
INTERFACING WITH
EXISTING BUILDINGS AS TO
HEIGHT AND SETBACKS
STREETSCAPE ‘PROFILE’ MAP
REFERENCING SECTIONS SHOWN ON
FOLLOWING PAGES
B
C
D
E
11
B DB
CITY OF ARCADIA CALIFORNIA
CITY
CENTER
DESIGN PLAN
02 APRIL
2018
STREET SECTION A
GOLD LINE ROW
STREET PROFILE
1
2
3
COMMENTS:
UP TO 5 STORY MAX HEIGHT
ZONE. MASSING INDENTATIONS,
COURTYARDS, PASSAGEWAYS,
AND OTHER VARIABLES TO THE
BLOCK FACE ARE ENCOURAGED,
AND REQUIRED BY THE DESIGN
PLAN
3 STORY MAX HEIGHT ZONE.
MASSING INDENTATIONS,
COURTYARDS, PASSAGEWAYS,
AND OTHER VARIABLES TO THE
BLOCK FACE ARE ENCOURAGED,
AND REQUIRED BY THE DESIGN
PLAN
GOLD LINE TRACK ROW
VEHICLE TRAFFIC LANE
BIKE LANE (ONE SIDE)
PEDESTRIAN SIDEWALK,
SHELTERED BY TREES AND
BUILDING CANOPIES / HIGH
QUALITY LANDSCAPE AND
HARDSCAPE, SIGNAGE AND
‘STREET FURNITURE’ TO BE
USED; MINIMIZE INTERRUPTIONS
TO IMPROVE WALKABILITY
CENTRAL MEDIAN: HIGH QUALITY
LANDSCAPE AND SIGNAGE TO BE
USED; MINIMIZE INTERRUPTIONS
TO IMPROVE WALKABILITY
TRANSIT STOP
GROUND FLOOR TO PROVIDE
COMMERCIAL OR RESIDENTIAL
INTERFACE THAT CONTRIBUTE
LIFE AND ACTIVITY TO THE
STREET
1
4
5
6
7
8
3 3 8
9
5 6 9
GOLD LINE PROFILE: 1.5w x 1.0h
THE GOLD LINE ‘OUTDOOR ROOM’ IS ONE OF
THE MAJOR ‘ENTRANCES’ INTO THE CITY. IT IS
PROPORTIONED IN A MUCH WIDER WAY THEN
MANY OF THE SURROUNDING STREETS. AN
IMPORTANT OBJECTIVE IS TO PROVIDE EASY TO
USE PASSAGEWAYS AND AMENITIES, ALLOWING
ACCESS THROUGHOUT THE DISTRICT
12
CITY OF ARCADIA CALIFORNIA
CITY
CENTER
DESIGN PLAN
02 APRIL
2018
STREET SECTION B
SANTA ANITA AVENUE
STREET PROFILE
1
2
3
4
5
6
7
8
9
5 6 9 4 7 4 6
2
THE SANTA ANITA ‘OUTDOOR ROOM’ TIES THE
DOWNTOWN DISTRICT INTO THE SURROUNDING
COMMUNITY, AND SHOULD BE PROPORTIONED
AS A TRANSITION INTO THE REST OF THE
COMMUNITY. IT IS PROPORTIONED IN A MUCH
WIDER WAY THAN MANY OF THE SURROUNDING
STREETS.
13
COMMENTS:
UP TO 5 STORY MAX HEIGHT
ZONE. MASSING INDENTATIONS,
COURTYARDS, PASSAGEWAYS,
AND OTHER VARIABLES TO THE
BLOCK FACE ARE ENCOURAGED,
AND REQUIRED BY THE DESIGN
PLAN
3 STORY MAX HEIGHT ZONE.
MASSING INDENTATIONS,
COURTYARDS, PASSAGEWAYS,
AND OTHER VARIABLES TO THE
BLOCK FACE ARE ENCOURAGED,
AND REQUIRED BY THE DESIGN
PLAN
GOLD LINE TRACK ROW
VEHICLE TRAFFIC LANE
BIKE LANE (BOTH SIDES)
PEDESTRIAN SIDEWALK,
SHELTERED BY TREES AND
BUILDING CANOPIES / HIGH
QUALITY LANDSCAPE AND
HARDSCAPE, SIGNAGE AND
‘STREET FURNITURE’ TO BE
USED; MINIMIZE INTERRUPTIONS
TO IMPROVE WALKABILITY
CENTRAL MEDIAN: HIGH QUALITY
LANDSCAPE AND SIGNAGE TO BE
USED; MINIMIZE INTERRUPTIONS
TO IMPROVE WALKABILITY
TRANSIT STOP
GROUND FLOOR TO PROVIDE
COMMERCIAL OR RESIDENTIAL
INTERFACE THAT CONTRIBUTE
LIFE AND ACTIVITY TO THE
STREET
5
SANTA ANITA AVE. PROFILE: 2.5w x 1.0h
CITY OF ARCADIA CALIFORNIA
CITY
CENTER
DESIGN PLAN
02 APRIL
2018
STREET SECTION C
WHEELER AVE
STREET PROFILE
1
6 9 4 6
1 1
THE FIRST STREET ‘OUTDOOR
ROOM’ HAS THE FEEL OF BEING
IN THE CENTER OF THE DISTRICT.
AS SUCH, IT IS PROPORTIONED
HIGHER AND NARROWER.
COURTYARDS AND RECESSES
ARE REQUIREMENTS OF FUTURE
PROJECTS TO RELIEVE THESE
PROPORTIONS
14
WHEELER AVE. PROFILE: 1.0w x 1.5h
5
COMMENTS:
UP TO 5 STORY MAX HEIGHT
ZONE. MASSING INDENTATIONS,
COURTYARDS, PASSAGEWAYS,
AND OTHER VARIABLES TO THE
BLOCK FACE ARE ENCOURAGED,
AND REQUIRED BY THE DESIGN
PLAN
3 STORY MAX HEIGHT ZONE.
MASSING INDENTATIONS,
COURTYARDS, PASSAGEWAYS,
AND OTHER VARIABLES TO THE
BLOCK FACE ARE ENCOURAGED,
AND REQUIRED BY THE DESIGN
PLAN
GOLD LINE TRACK ROW
VEHICLE TRAFFIC LANE
BIKE LANE (ONE SIDE)
PEDESTRIAN SIDEWALK,
SHELTERED BY TREES AND
BUILDING CANOPIES / HIGH
QUALITY LANDSCAPE AND
HARDSCAPE, SIGNAGE AND
‘STREET FURNITURE’ TO BE
USED; MINIMIZE INTERRUPTIONS
TO IMPROVE WALKABILITY
CENTRAL MEDIAN: HIGH QUALITY
LANDSCAPE AND SIGNAGE TO BE
USED; MINIMIZE INTERRUPTIONS
TO IMPROVE WALKABILITY
TRANSIT STOP
GROUND FLOOR TO PROVIDE
COMMERCIAL OR RESIDENTIAL
INTERFACE THAT CONTRIBUTE
LIFE AND ACTIVITY TO THE
STREET
MASSING OF 5 STORY HEIGHT IS
RELIEVED BY THE REQUIREMENT
OF STREET FACING
COURTYARDS AND PASEOS
CITY OF ARCADIA CALIFORNIA
CITY
CENTER
DESIGN PLAN
02 APRIL
2018
2
3
4
5
6
7
8
9
STREET SECTION D
ALLEY
STREET PROFILE
1
5 9 4 6
THE ALLEY ‘OUTDOOR ROOM’ HAS
THE FEEL OF BEING IN THE
CENTER OF THE DISTRICT. AS
SUCH, IT IS PROPORTIONED
HIGHER AND NARROWER.
COURTYARDS AND RECESSES
ARE REQUIREMENTS OF FUTURE
PROJECTS TO RELIEVE THESE
PROPORTIONS AIR-RIGHTS
CONSTRUCTION OVER ALLEYS
MAY BE APPROVED IF ALL FIRE
DEPARTMENT, PUBLIC WORKS,
DESIGN AND OTHER
CONSIDERATIONS ARE MET
15
ALLEY PROFILE PROPORTIONS ARE RELIEVED BY COURTYARDS
AND PASSAGEWAYS
ALLEY PROFILE: 1.0w x 2.0h
COMMENTS:
UP TO 5 STORY MAX HEIGHT
ZONE. MASSING INDENTATIONS,
COURTYARDS, PASSAGEWAYS,
AND OTHER VARIABLES TO THE
BLOCK FACE ARE ENCOURAGED,
AND REQUIRED BY THE DESIGN
PLAN
3 STORY MAX HEIGHT ZONE.
MASSING INDENTATIONS,
COURTYARDS, PASSAGEWAYS,
AND OTHER VARIABLES TO THE
BLOCK FACE ARE ENCOURAGED,
AND REQUIRED BY THE DESIGN
PLAN
GOLD LINE TRACK ROW
VEHICLE TRAFFIC LANE
BIKE LANE (ONE SIDE)
PEDESTRIAN SIDEWALK,
SHELTERED BY TREES AND
BUILDING CANOPIES / HIGH
QUALITY LANDSCAPE AND
HARDSCAPE, SIGNAGE AND
‘STREET FURNITURE’ TO BE
USED; MINIMIZE INTERRUPTIONS
TO IMPROVE WALKABILITY
CENTRAL MEDIAN: HIGH QUALITY
LANDSCAPE AND SIGNAGE TO BE
USED; MINIMIZE INTERRUPTIONS
TO IMPROVE WALKABILITY
TRANSIT STOP
GROUND FLOOR TO PROVIDE
COMMERCIAL OR RESIDENTIAL
INTERFACE THAT CONTRIBUTE
LIFE AND ACTIVITY TO THE
STREET
CITY OF ARCADIA CALIFORNIA
CITY
CENTER
DESIGN PLAN
02 APRIL
2018
2
3
4
5
6
7
8
9
STREET SECTION E
HUNTINGTON DRIVE
STREET PROFILE
1
5 6 9 4 7 4 6 9
2 2
THE HUNTINGTON DRIVE ‘OUTDOOR ROOM’ TIES
THE DOWNTOWN DISTRICT INTO THE
SURROUNDING COMMUNITY, BUT IS MORE
INTIMATE AND PEDESTRIAN SCALED THAN
SANTA ANITA.
16
HUNTINGTON DRIVE PROFILE : 1.5w x 1.0h
COMMENTS:
UP TO 5 STORY MAX HEIGHT
ZONE. MASSING INDENTATIONS,
COURTYARDS, PASSAGEWAYS,
AND OTHER VARIABLES TO THE
BLOCK FACE ARE ENCOURAGED,
AND REQUIRED BY THE DESIGN
PLAN
3 STORY MAX HEIGHT ZONE.
MASSING INDENTATIONS,
COURTYARDS, PASSAGEWAYS,
AND OTHER VARIABLES TO THE
BLOCK FACE ARE ENCOURAGED,
AND REQUIRED BY THE DESIGN
PLAN
GOLD LINE TRACK ROW
VEHICLE TRAFFIC LANE
BIKE LANE (ONE SIDE)
PEDESTRIAN SIDEWALK,
SHELTERED BY TREES AND
BUILDING CANOPIES / HIGH
QUALITY LANDSCAPE AND
HARDSCAPE, SIGNAGE AND
‘STREET FURNITURE’ TO BE
USED; MINIMIZE INTERRUPTIONS
TO IMPROVE WALKABILITY
CENTRAL MEDIAN: HIGH QUALITY
LANDSCAPE AND SIGNAGE TO BE
USED; MINIMIZE INTERRUPTIONS
TO IMPROVE WALKABILITY
TRANSIT STOP
GROUND FLOOR TO PROVIDE
COMMERCIAL OR RESIDENTIAL
INTERFACE THAT CONTRIBUTE
LIFE AND ACTIVITY TO THE
STREET
CITY OF ARCADIA CALIFORNIA
CITY
CENTER
DESIGN PLAN
02 APRIL
2018
2
3
4
5
6
7
8
9
FIRST STREET
CONCEPTUAL VIEW
1
17
COMMENTS:
UP TO 5 STORY MAX HEIGHT
ZONE. MASSING INDENTATIONS,
COURTYARDS, PASSAGEWAYS,
AND OTHER VARIABLES TO THE
BLOCK FACE ARE ENCOURAGED,
AND REQUIRED BY THE DESIGN
PLAN
3 STORY MAX HEIGHT ZONE.
MASSING INDENTATIONS,
COURTYARDS, PASSAGEWAYS,
AND OTHER VARIABLES TO THE
BLOCK FACE ARE ENCOURAGED,
AND REQUIRED BY THE DESIGN
PLAN
GOLD LINE TRACK ROW
VEHICLE TRAFFIC LANE
BIKE LANE
PEDESTRIAN SIDEWALK,
SHELTERED BY TREES AND
BUILDING CANOPIES / HIGH
QUALITY LANDSCAPE AND
HARDSCAPE, SIGNAGE AND
‘STREET FURNITURE’ TO BE
USED; MINIMIZE INTERRUPTIONS
TO IMPROVE WALKABILITY
CENTRAL MEDIAN: HIGH QUALITY
LANDSCAPE AND SIGNAGE TO BE
USED; MINIMIZE INTERRUPTIONS
TO IMPROVE WALKABILITY
TRANSIT STOP
GROUND FLOOR TO PROVIDE
COMMERCIAL OR RESIDENTIAL
INTERFACE THAT CONTRIBUTE
LIFE AND ACTIVITY TO THE
STREET
1
4 5 6 9
CITY OF ARCADIA CALIFORNIA
CITY
CENTER
DESIGN PLAN
02 APRIL
2018
2
3
4
5
6
7
8
9
HUNTINGTON DRIVE
CONCEPTUAL VIEW
1
18
COMMENTS:
UP TO 5 STORY MAX HEIGHT
ZONE. MASSING INDENTATIONS,
COURTYARDS, PASSAGEWAYS,
AND OTHER VARIABLES TO THE
BLOCK FACE ARE ENCOURAGED,
AND REQUIRED BY THE DESIGN
PLAN
3 STORY MAX HEIGHT ZONE.
MASSING INDENTATIONS,
COURTYARDS, PASSAGEWAYS,
AND OTHER VARIABLES TO THE
BLOCK FACE ARE ENCOURAGED,
AND REQUIRED BY THE DESIGN
PLAN
GOLD LINE TRACK ROW
VEHICLE TRAFFIC LANE
BIKE LANE
PEDESTRIAN SIDEWALK,
SHELTERED BY TREES AND
BUILDING CANOPIES / HIGH
QUALITY LANDSCAPE AND
HARDSCAPE, SIGNAGE AND
‘STREET FURNITURE’ TO BE
USED; MINIMIZE INTERRUPTIONS
TO IMPROVE WALKABILITY
CENTRAL MEDIAN: HIGH QUALITY
LANDSCAPE AND SIGNAGE TO BE
USED; MINIMIZE INTERRUPTIONS
TO IMPROVE WALKABILITY
TRANSIT STOP
GROUND FLOOR TO PROVIDE
COMMERCIAL OR RESIDENTIAL
INTERFACE THAT CONTRIBUTE
LIFE AND ACTIVITY TO THE
STREET
2
2
4
6
7
9
CITY OF ARCADIA CALIFORNIA
CITY
CENTER
DESIGN PLAN
02 APRIL
2018
2
3
4
5
6
7
8
9
ARCADIA DOWNTOWN DISTRICT
INSPIRATIONAL IMAGERY
1
2
3
4
5
6
7
IMAGE COMMENTARY:
ENCOURAGE PEOPLE GATHERING
SPACES
PASSAGES THROUGH BLOCKS TO
IMPROVE PEDESTRIAN
EXPERIENCES AND IMPROVE
ACCESS TO THE GOLD LINE
ALLEY AND NARROWER STREET
RIGHTS-OF-WAYS CAN TAKE ON A
MORE VERTICAL BLOCK-FACE AS
A COMPELLING CONTRAST TO
THE HORIZONTAL CHARACTER OF
THE SURROUNDINGS
CREATE BLOCK-FACE ALCOVES
AND COURTYARDS TO PROVIDE
INTEREST AND PLACES FOR
PEOPLE
ADAPTATION OF THE NEW WITH
THE EXISTING; EACH NEW
DESIGN MUST HONOR THE
EXISTING URBAN FABRIC
ENCOURAGE THE
‘PROCESSIONAL’; GOOD DESIGN
ENCOURAGES THE EXPLORATION
OF URBAN SPACES
PAY ATTENTION TO
LANDSCAPING, HARDSCAPE, AND
WELL DESIGNED ‘STREET
FURNITURE
ESTABLISHING AND MAINTAINING
GOOD BLOCK-FACES ARE
IMPORTANT IN KEEPING THE
CHARACTER AND INTEREST OF
THE DISTRICT
19
1
2 2 3
1 7
7
7
5
8
5
7
4 4
5 8
6
6
8
4
7
CITY OF ARCADIA CALIFORNIA
CITY
CENTER
DESIGN PLAN
02 APRIL
2018
Attachment No. 3
Attachment No. 3
Public Comments
1
Luis Torrico
From:Bobby Bluehouse <bobandmaria@sbcglobal.net>
Sent:Sunday, May 27, 2018 6:53 PM
To:Luis Torrico
Cc:Maru Mitm
Subject:[POSSIBLE SPAM] Written comments for Thursday May 31st, 2018 Meeting on CBD
and Downtown Mixed Use density and height changes.
Attachments:Downtown Arcadia CBD Rezoning and Parking Concerns 5-27-2018.pdf
Bobby Bluehouse, Property Owner 16 E Huntington
P.O. Box 661937, Arcadia, CA 91066 bobandmaria@sbcglobal.net 626 560-7404
Re: Discuss changes to residential density and maximum building height for properties in the
Downtown Area zone
Central Business District and Downtown Mixed Use
Date: Thursday, May 31, 2018
Time: 5:00 to 7:00 pm Location: Council Chambers Conference Room
The City would like input on a City initiated General Plan Amendment that affects all
properties zoned Central
Business District and Downtown Mixed Use from 13 and 50 to 80 units per acre and
increase height to 55 feet.
Dear Luis Torrico, Senior Planner,
I am unable to attend this meeting.
I have concerns regarding the proposed changes that will affect the property owners and their
investment and prior parking assessments we paid that created these parking lots in the first place.
I recommend your map needs changes unless you figure out a fair way to deal with the
potential red herrings. All of the current "Public" Parking lot parcels should be marked a "P"
and used only for parking and the air rights for parking expansion when the surrounding
parcels need more parking and the owners desire to assess ourselves to build a parking
structure.
Currently we have a competitive commercial advantage in Downtown Arcadia that parking
is free to our customers. This is why we invested in Downtown Arcadia and moved our
business here 13 years ago. I believe our parking assets are one of the significant elements of
how we will ultimately revive our community.
The City who holds title for the parking lots for the benefit of the property owners should not
convert them to outside developers who have not made this investment. It creates the
appearance of a land grab by rezoning and to be making a deal with outside developers for
residential development. This alienates the current property owners that are already here and
need this parking. The adjacent property owners would end up holding the bag because we
depend on this parking lot to meet and serve our parking needs. Without it we have nowhere to
safely and cost-effectively park our commercial customers for free. When we actually need
more parking the property owners can reassess themselves to create more parking. We could
build a very cost effective parking structure in the same location. These parking lots should
continue to support our buildings and our parking requirements. They were paid for by the
property owners and maintained by the City and our tax dollars. They meet our parking
responsibility and are shared by all of us.
2
I believe converting these convenient and open parking lots to high-density residential
mixed-use would be a mistake and become very costly. People enjoy parking now in the open
for free and feel safe. Even building a 2 or 3 level parking structure should raise the security
alarms, increase crime and significantly increase our cost of parking. Building large multilevel
structure invites crime and are a security problem. They are very expensive to build and
maintain. They would also eliminate our ability to expand later. The transient and homeless
population that locates in and around transit centers is a huge growing problem and prevention
and better planning needs to go into effect or it will be a drain on our police department and
business community.
This essential taking of our parking lots would be a "no win" for the property owners who
paid for them. The City has forgotten its history and needs reinstate a parking commission
made up of property owners again. This commission was in place many years ago but the City
apparently has forgotten and needs to make sure we do not abandon our history and how the
parking lots were created in the first place. We need our parking lots in place that supports our
current and future business parking needs. Thank you.
Yours in the blues,
Have Kites Will Travel
Bobby Bluehouse
626 560-7404
bobandmaria@sbcglobal.net
info@red-entertainment.com
bobby@alwayskiting.com
IKO Instructor, Ozone, Moses, Camet, Litewave, Mystic, NSI
Belmont Shore, Ca - Az - Hi
CA Mailing Address:
P.O. Box 661837,
Arcadia, CA 91066
Attachment No. 4
Attachment No. 4
Planning Commission Minutes and
Annotated Agenda Dated June 26, 2018
ARCADIA PLANNING COMMISSION
REGULAR MEETING
ANNOTATED AGENDA
June 26, 2018
PUBLIC HEARINGS ACTION
1. Resolution No. 2016 – Approving an amendment to Conditional Use Permit
No. Cup 15-02 with a Categorical Exemption under the California
Environmental Quality Act (CEQA) to amend the approved commercial uses
for the mixed-use building At 56 E. Duarte Road.
Adopted
5 – 0
2. Resolution No. 2017 – Recommending approval of a General Plan
Amendment and Zone Change to increase the maximum residential density
and height in the Downtown Mixed Use Zone (DMU) and in the Central
Business District (CBD) Zone, remove the Downtown Overlay from the
Central Business District Zone, amend the General Plan (GP) Land Use
designation to clearly define the Central Business District, a Text Amendment
amending the City’s Development Code to allow an In-lieu Parking Fee and a
new City Center Design Plan. The Planning Commission also directed staff to
proceed with an ordinance and convey the Commission’s comments to the
City Council.
Adopted and
recommended
approval to the City
Council
5 - 0
CONSENT ITEM
1. Minutes of May 22, 2018 Arcadia Planning Commission Regular Meeting
Approved
4 – 0
(Chan Abstained)
Attachment No. 5
Attachment No. 5
Resolution No. 2017 and Planning
Commission Staff Report Dated June 26,
2018
1
RESOLUTION NO. 2017
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL
APPROVAL OF GENERAL PLAN AMENDMENT NO. GPA 18-01, ZONE
CHANGE NO. ZC 18-01, TEXT AMENDMENT NO. TA 18-01 AND
ADDENDUM TO THE 2010 GENERAL PLAN UPDATE
ENVIRONMENTAL IMPACT REPORT AND 2016 DEVELOPMENT
CODE UPDATE MITIGATED NEGATIVE DECLARATION TO INCREASE
THE MAXIMUM RESIDENTIAL DENSITY AND HEIGHT IN THE
DOWNTOWN MIXED USE ZONE (“DMU”) AND IN THE CENTRAL
BUSINESS DISTRICT (“CBD”) ZONE, REMOVE THE DOWNTOWN
OVERLAY FROM THE CENTRAL BUSINESS DISTRICT ZONE, AMEND
THE GENERAL PLAN (“GP”) LAND USE DESIGNATION TO CLEARLY
DEFINE THE CENTRAL BUSINESS DISTRICT, AND A TEXT
AMENDMENT TO THE CITY’S DEVELOPMENT CODE TO ALLOW AN
IN-LIEU PARKING FEE AND A IMPLEMENT A NEW CITY CENTER
DESIGN PLAN
WHEREAS, the City of Arcadia Development Services Department initiated a
General Plan Amendment, Zone Change and a Text Amendment (Amendments), to
increase the residential density and building height limit in the Downtown Mixed Use
(“DMU”) and Central Business District (“CBD”) Zones, remove the Downtown Overlay
from parcels with a CBD zoning classification, allow an In-lieu Parking Fee as a parking
option for new development in the DMU and CBD Zones and within the Downtown area,
and approve a new City Center Design Plan, which will provide additional design
guidelines for development in the DMU and CBD Zones described in the staff report
dated June 26, 2018, and as reflected in Exhibits “A”, “B” and “C” attached to this
Resolution; and
WHEREAS, the proposed General Plan Amendment would increase the
residential density from 50 units per acre to 80 units per acre and increase the
maximum building height from 50 feet to 55 feet in the DMU Zone, would amend the
2
Commercial Land Use designation on the General Plan (“GP”) Land Use map to better
define the CBD Zone, and would update the section in the Land Use Element to achieve
consistency with the Development Code; and
WHEREAS, the Zone Change includes changes to the Zoning Map to remove
the Downtown Overlay Zone (“Overlay”) from parcels zoned CBD. The purpose of the
Overlay was to provide an exception to the maximum building height by allowing a
building height of 48 feet. The proposed Text Amendment and General Plan
Amendment will allow a maximum building height limit of 55 feet; therefore, the
incentive provided by the Overlay is no longer needed and removal is warranted. No
other changes to development rights will be affected by the proposed Zone Change;
and
WHEREAS, the proposed Text Amendment increases the residential density
from 30-50 units per acre to 80 units per acre and increases the maximum building
height limit from 50 feet to 55 feet in the DMU Zone, and increases the residential
density from 13 units per acre to 80 units per acre and increases the maximum building
height limit from 45 feet to 55 feet in the CBD Zone; and
WHEREAS, the proposed Text Amendment also would add an In-lieu Parking
Fee option to the Development Code which will provide developments in the DMU and
CBD Zones with an alternative method of complying with parking requirements, and
create a new City Center Design Plan which will provide urban design principles to
further guide the development of the Downtown; and
WHEREAS, on June 6, 2018, an Addendum was completed to the 2010 General
Plan Update Environmental Impact Report and 2016 Development Code Update
3
Mitigated Negative Declaration (“Addendum”). Pursuant to Sections 15162 and 15164
of the CEQA Guidelines, based on analysis presented in the Addendum, no new
significant impacts would result from the Amendments. In addition, the Amendments
would not result in any substantial increase in the severity of any previously identified
significant impacts and no new mitigation measures would be required. Specifically,
transportation impacts would be reduced when compared to what was anticipated in the
impact assessments of the Certified 2010 PEIR and the Certified 2016 MND, due to a
decrease of approximately 209,764 square feet of area available for commercial
development as a result of the proposed Amendments. Therefore, the proposed
Amendments to the General Plan and Development Code would not be detrimental to
the public health, safety or welfare; and
WHEREAS, on June 26, 2018, a duly noticed public hearing was held before the
Planning Commission on said applications, including the Addendum, at which time all
interested persons were given full opportunity to be heard and to present evidence; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have
been fulfilled.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, DOES HEREBY FIND, DETERMINE AND RESOLVE AS
FOLLOWS:
SECTION 1. The factual data submitted by the Development Services
Department in the attached report and Addendum are true and correct.
SECTION 2. The Planning Commission finds, based upon the entire record:
General Plan Amendment Findings:
4
1. That amendment is internally consistent with all other provisions of the
General Plan.
FACT: The proposed Amendments will be consistent with the goals, policies and
actions of the General Plan by furthering the Land Use and Community Design
Element’s goals of activating the downtown area. The proposed Amendments will
increase the residential density to 80 units per acre and the maximum building height to
55 feet in the DMU Land Use designation, and will provide further clarification by
defining the CBD in the Land Use and Community Design Element and its intent in the
General Plan Land Use Element, which will allow a residential density of 80 units per
acre and a maximum building height of 55 feet. The Amendments are in compliance
with Land Use Goal No. 10 which strives to create a thriving downtown with active
commercial areas supported by high-quality transit-oriented development supportive of
the Metro Gold Line transit station and will also make the General Plan consistent with
the Development Code’s residential allowance in the CBD zone.
In addition, the proposed Amendment to provide a Parking In-lieu Fee option for
new developments in the CBD and DMU Zones will provide the City with a financial
means to subsequently fund the future construction, maintenance and operation of
public off-street parking. This Amendment is in compliance with Policy LU-6.3 of the
Land Use Element, which encourages the establishment of parking districts in key
commercial areas. By creating the In-lieu Parking Fee program, the City will have the
opportunity to build upon the existing City parking inventory and provide additional
parking in the Downtown.
5
Lastly, the Amendments propose to create a new City Center Design Plan that
will provide additional design guidelines for developments located within the DMU and
CBD Zones. Design guidelines will include, but not limited to, addressing how parking
structures are designed and incorporated into proposed developments. This will comply
with the Land Use and Community Design Element, which states that structures should
be fronted by active uses, such as storefronts along pedestrian walkways so as not to
disrupt the pedestrian experience, and should not prohibit the desired street-oriented
development pattern nor inhibit the provision of comfortable and functional outdoor
spaces. The City Center Design Plan will encourage developments compatible with
these standards.
2. The proposed amendment would not be detrimental to the public interest,
health, safety, convenience, or welfare of the City.
FACT: The proposed Amendments are in the public interest by furthering the
General Plan’s goals of creating an active downtown by increasing the residential
density and maximum building height to allow residential developments that will support
commercial uses in the downtown and the Metro Gold Line transit station.
Included in the proposed Amendments is a proposed Parking In-lieu Fee
program. This will provide the City with a tool to directly address the new developments
that cannot comply with the minimum parking requirements and cannot find an
alternative to complying with the Development Code. By providing new developments
with an alternative method to comply with parking requirements by paying the in-lieu
fee, the City will establish a fund for the future construction, maintenance and operation
of public off-street parking for the Downtown area. By providing a method by which to
6
provide additional public parking, the Amendment will directly benefit the commercial
uses and visitors of the Downtown.
In addition, the proposed City Center Design Plan will act as a design tool to help
guide the development of the Downtown, in particular as new developments are
proposed with the intent of incorporating the proposed increases in density and building
height. The guidelines in the City Center Design Plan will ensure that as the Downtown
is further developed, it will do so by embracing the scale and architecture of the existing
downtown buildings that give the area its identity and character, and will provide space
for public interaction and to encourage foot traffic; all of which will be in the public
interest.
Text Amendment and Zoning Map Amendments Findings:
3. The proposed amendment is consistent with the General Plan and any
applicable specific plan(s).
FACT: The proposed Amendments, which consist of increasing the residential
density and maximum building height in the DMU and CBD zones, adding an In-lieu
Parking Fee option to the parking code and establishing a new regulatory document that
will provide design guidelines for developments in the Downtown, will be consistent with
the General Plan. The proposed Zoning Map Amendment will consist of removing the
Overlay from CBD zoned parcels. No specific plans will be affected by the proposed
Amendments.
The Amendments to increase the residential density and maximum building
height will provide consistency with the proposed amendments to the GP Land Use
Element, which will be in consistent with Policy LU-1.6 of the Land Use and Community
7
Development Element which requires consistency between the Land Use Plan and the
Zoning Code. The Amendment to add a Parking In-lieu Fee program as an alternative
method to comply with required parking is consistent with Policy LU-6.3 of the Land Use
Element, which encourages the establishment of parking districts in key commercial
areas. By introducing this parking option to the Development Code, the City will have a
means by which to fund the future construction, maintenance and operation of public
off-street parking. In addition, the Amendment to create a new City Center Design Plan
is consistent with the Land Use and Community Design Element, specifically Policy LU-
10.13, which encourages building scale that relates to intimate nature of Downtown.
The City Center Design Plan design will provide design principles that will assist in
creating quality development in the Downtown. Lastly, the Zoning Map Amendment to
remove the Overlay from CBD zoned parcels will provide further consistency with the
GP, as the revision to the Zoning Map will simply act as clean-up as the current Overlay
allows an increased building height of 48 feet for CBD zoned parcels. The proposed
Amendments will increase the maximum building height to 55 feet; therefore, the
Overlay is no longer needed for CBD zoned parcels.
4. For Development Code amendments only, the proposed amendment is
internally consistent with other applicable provisions of this Development Code.
FACT: The proposed Amendments to the Development Code include increasing
the residential density and maximum building height in the DMU and CBD zones,
adding an In-lieu Parking Fee option to the parking code and establishing a new
regulatory document that will provide design guidelines for developments in the
Downtown. The Amendments will not be in conflict with and will be consistent with other
8
applicable provisions of the Development Code. The Amendments will revise current
development standards for the DMU and CBD zones and provide new developments in
the DMU and CBD Zones an alternative method to comply with parking requirements by
paying the in-lieu fee. In addition, the introduction of a new City Center Design Plan will
further the design development goals of the Development Code by providing additional
design principles to assist in the development of the Downtown.
5. Pursuant to the provisions of the CEQA, the Development Services
Department prepared an Addendum. Pursuant to Sections 15162 and 15164 of the
CEQA Guidelines, based on analysis presented in the Addendum, the proposed Project
would not result in new significant impacts. In addition, it would not result in any
substantial increase in the severity of any previously identified significant impacts and
no new mitigation measures would be required; therefore, a Subsequent or
Supplemental EIR is not required and the Addendum will satisfy the CEQA
requirements for the proposed Amendments.
SECTION 3. That for the foregoing reasons the Planning Commission
recommends to the City Council approval of General Plan Text Amendment No. TA 18-
01, Zone Change No. ZC 18-01, Text Amendment No. TA 18-01 and the Addendum to
the 2010 General Plan Update Environmental Impact Report and 2016 Development
Code Update Mitigated Negative Declaration for the proposed Amendments.
SECTION 4. The Secretary shall certify to the adoption of this Resolution.
[SIGNATURES ON THE NEXT PAGE]
DATE: June 26, 2018
TO: Honorable Chairman and Planning Commission
FROM: Lisa L. Flores, Planning & Community Development Administrator
Prepared By: Luis Torrico, Senior Planner
SUBJECT: THE CITY OF ARCADIA PROPOSES A GENERAL PLAN AMENDMENT
AND ZONE CHANGE TO INCREASE THE MAXIMUM RESIDENTIAL
DENSITY AND HEIGHT IN THE DOWNTOWN MIXED USE ZONE (DMU)
AND IN THE CENTRAL BUSINESS DISTRICT (CBD) ZONE, REMOVE
THE DOWNTOWN OVERLAY FROM THE CENTRAL BUSINESS
DISTRICT ZONE, AMEND THE GENERAL PLAN (GP) LAND USE
DESIGNATION TO CLEARLY DEFINE THE CENTRAL BUSINESS
DISTRICT, AND A TEXT AMENDMENT AMENDING THE CITY’S
DEVELOPMENT CODE TO ALLOW AN IN-LIEU PARKING FEE AND A
NEW CITY CENTER DESIGN PLAN
RECOMMENDATION: Adopt Resolution No. 2017 and Recommend
Approval to the City Council
SUMMARY
The Development Services Department has prepared a General Plan Amendment No.
GPA No. 18-01, Zone Change No. 18-01, and Text Amendment No. TA 18-01
amending various sections of the General Plan Land Use and Community Design
Element and the Development Code to increase the residential density and height for
the properties located within the Downtown area that are zoned Downtown Mixed Use
(DMU) and Central Business District (CBD) and remove the Downtown Overlay Zone
from CBD zoned parcels. Residential density in the DMU zone will be increased from
30-50 units per acre to 80 units per acre and the building height limit will be increased
from 50 feet to 55 feet, and residential density in the CBD zone will be increased from
13 units per acre to 80 units per acre and the building height limit will be increased from
45 feet to 55 feet. The amendments will also include minor changes to the General Plan
(GP) Land Use and Community Design Element to clearly define the Central Business
District and provide consistency with the Development Code. In addition, the proposed
Text Amendment will allow an In-lieu Parking Fee as a parking option in the Downtown
area and the approval of a new City Center Design Plan, which will provide additional
design guidelines for new development in the Downtown.
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
June 26, 2018
Page 2 of 12
It is recommended that the Planning Commission adopt Resolution No. 2017
(Attachment No. 1) to recommend approval of General Plan Amendment No. GPA 18-
01, Zone Change No. ZC 18-01, and Text Amendment No. TA 18-01 to the City
Council, based on the findings listed in this staff report, and the Addendum to the
Certified 2010 Environmental Impact Report and the 2016 Mitigated Negative
Declaration in accordance with the California Environmental Quality Act (CEQA), and
direct staff to proceed with an ordinance and convey the Commission’s comments to the
City Council.
BACKGROUND
On July 10, 2017, the City Council held a public study session to discuss residential
density in mixed-use and commercial areas. As a result from the study session, the City
Council directed Staff to study the possibility of increasing density in the DMU zone and
evaluate the boundaries of the DMU zone. While it was determined that the boundaries
of the DMU zone were adequate and should remain unchanged, Staff believes that the
increase in residential density and building height limit in the Downtown would further
encourage mixed-use developments that will assist in creating a vibrant downtown. See
Figure 1 for a map of the parcels affected by the proposed amendments.
In order to obtain community input, specifically from property owners directly affected by
the proposed amendments, from the Downtown Arcadia Improvement Association
(AIA), and from the Real Estate community, Staff held a community open house. The
open house was held on Thursday, May 31, 2018, and was mainly attended by property
Figure 1 - CBD & DMU Zoned Parcels
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
June 26, 2018
Page 3 of 12
and business owners in the Downtown area. The open house consisted of an open
dialogue with the attendees to provide information and to answer questions. The overall
comments provided by the attendees related to current parking conditions and concerns
of where and how much parking would be provided for the developments that may be
developed as a result of the proposed amendments; however, no opposition to the
proposed amendments was expressed.
ANALYSIS
While the 2010 GP update increased the residential density to 50 units per acre in the
DMU land use designation to encourage mixed-use developments that would activate
the Downtown area and which would provide the residential needed to support and
complement the businesses in the Downtown area and the Metro Gold Line transit
station, such developments have not occurred. Staff has had discussions with mixed-
use developers and the consensus among them has been that in order to develop
successful mixed-use developments that the City is seeking, a higher residential density
is required to provide an adequate residential component that will support the
commercial base. In addition, the added height would allow four story developments
without seeking concessions. The proposed amendments are intended to create
development opportunities that will activate the Downtown area as envisioned in the
General Plan Update.
General Plan Amendment
The proposed amendments to increase the residential density to 80 units per acre and
increase the maximum building height to 55 feet in the Downtown area are intended to
encourage developments that will activate the area and add residents to support the
commercial base and the Metro Gold Line transit station. Over the years, the City, in
particular the Downtown area has not benefited from these types of developments
which were envisioned as part of the 2010 General Plan Update. The proposed
amendments are further described below and are attached as Attachment No. 1 of this
report.
When the GP was updated in 2010, the Land Use and Community Design Element was
created with three key goals; Creating Identifiable Places, Enhancing the Public Realm
and Improving the Private Realm. One of the focus areas identified in the Element was
the Downtown. At the time, the Element recognized that the Downtown was struggling
commercially and was in need of tools to assist in creating a pleasant pedestrian
experience with attractive business fronts. As a result of the update, the DMU Land Use
designation was created and goals were established. The DMU Land Use designation
was meant to provide opportunities for a variety of service and commercial uses and
mixed-use developments to activate the Downtown. Goal LU-10 was to create “a
thriving Downtown, with healthy commercial areas supported by high-quality, residential
uses and supportive of the Metro Gold Line transit station.”
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
June 26, 2018
Page 4 of 12
In order to encourage developments envisioned by the GP update, mixed-use
developments within the DMU Land Use designation were allowed at a residential
density of 30-50 units per acre, and a maximum building height of 50 feet. However,
even with these development standards in place, the Downtown has not benefited from
developments that would both add to the commercial base and add residential growth
that would support an active pedestrian commercial neighborhood or support the Metro
Gold Line transit station. The only development that has occurred is located at 57
Wheeler Avenue at the northwest corner of Wheeler Avenue and North First Avenue,
which consists of a four story mixed-use structure with three stories of residential units
(38 apartment units) over approximately 17,850 square feet of commercial space and
two levels of subterranean parking. This development was developed at 50 units per
acre. For comparison purposes, if the same parcel was developed at 80 units per acre,
up to 62 residential units have would have been permitted, subject to compliance will all
applicable development standards, including parking.
Downtown Mixed Use Land Use Designation
The amendments would increase the residential density from 30-50 units per acre to 80
units per acre and increase the maximum building height from 50 feet to 55 feet for
DMU Land Use designated parcels. The higher density would allow mixed-use
developments with adequate residential to support the commercial component of the
development and would add the population needed to support the commercial uses in
the Downtown and the Metro Gold Line transit station. Mixed-use developments would
still require a commercial component; however, under the proposed Text Amendment
that is part of this request, residential uses would be permitted above ground floor
commercial or adjacent to a commercial development.
Commercial Land Use Designation – 80 du/acre / Maximum Building Height of 55 feet
In addition to the changes to the DMU Land Use designation, the Commercial Land Use
designation is being amended on the GP Land Use map to better define the Central
Business District Zone and the section in the Land Use Element and Community Design
Element is being updated to achieve consistency with the Development Code. The
properties within the amended designation will allow 80 units per acre and a maximum
building height limit of 55 feet, to be compatible with and achieve the same goals as the
DMU Land Use. The changes will be reflected on the Land Use Map along with the
changes to the existing DMU land use classification. Figure 2 below shows the Land
Use map before and after the proposed amendments.
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
June 26, 2018
Page 5 of 12
Zone Change
The proposed zone change would remove the Downtown Overlay Zone (Overlay) from
all parcels zoned CBD (see Figure 2). The purpose of the Overlay was to provide
opportunities for more intense, high-quality development in the areas including and
surrounding the Downtown area. For parcels zoned CBD, the Overlay increased the
maximum building height from 45 to 48 feet. The proposed amendments to the General
Plan and Development Code will increase the maximum building height for CBD zoned
parcels to 55 feet. Therefore, the Overlay no longer serves a purpose for CBD zoned
parcels. Removing the Overlay from CBD parcels is simply a clean-up of the
Development Code and would not remove, add or change development rights to those
parcels. The Overlay would still continue to existing, just not over CBD zoned parcels.
Figure 2 - Land Use Map Changes
Land Use Map - Current
Amended Density
Land Use Map - Proposed
Revised the LU designation to
differentiate from the commercial
area that allows mixed-use
Figure 2 – Land Use Map Changes
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
June 26, 2018
Page 6 of 12
Text Amendment and City Center Design Plan
The proposed Text Amendment would bring the Development Code in compliance with
the proposed General Plan amendments, provide an alternative method of complying
with parking requirements with a Parking In-Lieu Fee option, and require that
developments within the DMU & CBD zones comply with the new City Center Design
Plan.
Changes to the DMU zone will consist of increasing the residential density from 50
dwelling units per acre to 80 dwelling units per acre and increasing the maximum
building height limit from 50 feet to 55 feet, and changes to the CBD zone will consist of
increasing the residential density from 13 dwelling units per acre to 80 dwelling units per
acre and increasing the maximum building height limit from 45 feet to 55 feet. The
proposed changes will bring the Development Code into compliance with the proposed
changes to the General Plan and further the goals of the Land Use and Community
Design Element. As previously mentioned, it’s envisioned that these changes will create
a framework for developments that will activate the Downtown area and add the
adequate residential population which is a key component to revitalizing the Downtown
area.
In addition, the amendments will include the addition of a Parking In-lieu Fee option to
the parking code. New developments constructed within the DMU and CBD zones and
the City Center Design Plan may choose to make an in-lieu payment for future
construction, maintenance and operation of public off-street parking instead of providing
off-street parking for their proposed development. Eligible developments that participate
Zoning Map - Current Zoning Map - Proposed
DT Overlay removed
from CBD parcels
Figure 3 - Zoning Map Changes
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
June 26, 2018
Page 7 of 12
in the Parking In-lieu Fee program shall be required to enter into an agreement with the
City. The agreement will include, but not limited to, payment amount, payment options
and requirements necessary to satisfy the agreement. The In-lieu Fee amount will be
established by the City Council.
Lastly, the amendments include a set of guidelines that will provide development and
design standards for new development in the Downtown area. The City Center Design
Plan will provide urban design principles with a goal of creating developments that not
only take advantage of the Gold Line transit station, but are responsive to the current
development needs of the Downtown and keep the local businesses well supported so
they can continue to thrive and serve the community.
The new City Center Design Plan that was prepared by Onyx Architects will build upon
the General Plan’s Land Use Element’s Goal No. 10, which focus es on the creating a
thriving Downtown. Design principles included in the City Center Design Plan include,
but are not limited to, addressing improving walkability and mobility, increasing density
and height in exchange for quality-type developments and improving design quality for
all future projects. In addition, the City Center Design Plan identifies areas where
density and building height should be limited and areas where it may be allowed to the
maximum height limit of 55 feet. Implementing these principles, in addition to
Development Code standards and the City’s Design Guidelines will result in quality
development that can responsibly further the Downtown’s growth. As part of the
proposed text amendments, the Development Code will be amended to require that all
developments in the DMU and CBD and zones comply with the City Center Design
Plan.
FINDINGS
Pursuant to Development Code Section 9108.03.060, the General Plan Amendments,
Zone Change, and Text Amendments may be approved if all the following findings can
be satisfied.
General Plan Amendment Findings:
1. The amendment is internally consistent with all other provisions of the
General Plan.
Facts in Support of the Finding: The City’s General Plan Land Use and
Community Design Element focuses on identifying, preserving and enhancing
certain focus areas in the City by creating community design priorities that create
identifiable places, enhance and improve the Public and Private realm. One area
of focus is the Downtown area. The Element’s goals and policies work towards
achieving the City’s land use vision. In particular, Land Use Goal No. 10 strives
to create a thriving downtown with active commercial areas supported by high-
quality transit-oriented development supportive of the Metro Gold Line transit
station. One of the key elements in realizing the full potential of transit-oriented
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
June 26, 2018
Page 8 of 12
development is to create capacity for more people. While the 2010 General Plan
Update increased the residential density to 50 units per acre in the DMU land use
designation, it is not enough to generate the type of developments envisioned by
the General Plan update.
The proposed General Plan Amendment, Zone Change and Text Amendment
will further the General Plan’s Land Use and Community Design Element’s goals
and policies by further increasing the residential density from 50 units per acre to
80 units per acre and increasing the maximum building height from 50 feet to 55
feet in the DMU land use designation. In addition, the General Plan Amendment
will provide further clarification by defining the Central Business District in the
Land Use and Community Design Element. This commercial land use designated
area will allow a residential density of 80 units per acre and a maximum building
height limit of 55 feet. This will make the General Plan consistent with the
Development Code’s residential allowance in the CBD zone and encourage
developments required to create a thriving downtown and support the Metro Gold
Line transit station.
In addition, the proposed Zone Change to remove the Overlay from CBD zoned
parcels will be consistent with the proposed amendments to the General Plan; to
allow an increased building height limit of 55 feet. The revision to the Zoning Map
will simply act as clean-up as the current Overlay allows an increased building
height of 48 feet for CBD zoned parcels. The proposed amendments will
increase the maximum building height to 55 feet; therefore, the Overlay is no
longer needed for CBD zoned parcels. No development rights will be added or
removed as part of this zone change.
Furthermore, one of the changes in the proposed Text Amendment is to provide
a Parking In-lieu Fee option for new developments in the CBD and DMU zones
and within the City Center Design Plan. Establishing a Parking In-lieu Fee
program as an alternative method to comply with required parking, will provide
the City with a financial means to subsequently fund the future construction,
maintenance and operation of public off-street parking. Policy LU-6.3 of the Land
Use Element encourages the establishment of parking districts in key commercial
areas. This program will allow the City to build upon the existing City parking
inventory and provide and maintain additional parking for the Downtown area.
This addition will assist in making parking more convenient and help remove a
major obstacle to commercial vitality by ensuring that sufficient parking is
available to serve the entire Downtown area.
Lastly, the Text Amendments will also include the creation of a set of design
guidelines for the Downtown Area. The City Center Design Plan will establish
design principles to further guide the development and redevelopment of the
Downtown. Developments located within the DMU and CBD zones will be subject
to these standards. Design guidelines will include, but not limited to, addressing
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
June 26, 2018
Page 9 of 12
how parking structures are designed and incorporated into proposed
developments. This will comply with the Land Use and Community Design
Element, which states that structures should be fronted by active uses, such as
storefronts along pedestrian walkways as not to disrupt the pedestrian
experience, and should not prohibit the desired street-oriented development
pattern nor inhibit the provision of comfortable and functional outdoor spaces.
The City Center Design Plan, as a development tool, hopes to accomplish this,
amongst many other design principles that will assist in creating quality
development in the Downtown.
2. The proposed amendment will not be detrimental to the public interest,
health, safety, convenience, or general welfare of the City.
Facts in Support of the Finding: The proposed amendments are in the public’s
interests by furthering the General Plan’s goals of creating an active downtown
by increasing the residential density and maximum building height limit to allow
residential developments that will support commercial uses in the downtown and
the Metro Gold Line transit station.
Included in the proposed amendments is a proposed Parking In-lieu Fee
program. This will provide the City with a tool to directly address the new
developments that cannot comply with the minimum parking requirements, and
cannot find an alternative to complying with the Development Code. By providing
new developments with an alternative method to comply with parking
requirements, by paying the in-lieu fee; the City will establish a fund for the future
construction, maintenance and operation of public off-street parking for the
Downtown area. By providing a method by which to provide additional public
parking, the amendment will directly benefit the commercial uses and visitors of
the Downtown.
In addition, the proposed City Center Design Plan will act as a design tool to help
guide the development of the Downtown, in particular as new developments are
proposed with the intent of incorporating the proposed increases in density and
building height limit. The guidelines in the City Center Design Plan will ensure
that as the Downtown is further developed, it will do so with goals of embracing
the scale and architecture of the existing downtown buildings that give the area
its identity and character and provides space for public interaction and to
encourage foot traffic; all of which will be in the public’s interest.
Lastly, in addition to furthering the public’s interest, the proposed amendments
were analyzed to ensure that no impacts to the public’s health, safety or welfare
of the City would result from the changes. In accordance with CEQA guidelines,
an Addendum to the 2010 General Plan Update Environmental Impact Report
and 2016 Development Code Update Mitigated Negative Declaration
(Addendum) was prepared. The Addendum concluded that no new significant
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
June 26, 2018
Page 10 of 12
impacts would result from the amendments. In addition, the amendments would
not result in any substantial increase in the severity of any previously identified
significant impacts and no new mitigation measures would be required.
Specifically, transportation impacts would be reduced when compared to what
was anticipated in the impact assessments of the Certified 2010 PEIR and the
Certified 2016 MND. Therefore, the proposed amendments to the General Plan
and Development Code would not be detrimental to the public ’s health, safety or
welfare.
Text Amendment and Zoning Map Amendments Findings:
3. The proposed amendment is consistent with the General Plan and any
applicable specific plan(s).
Facts in Support of the Finding: The proposed amendments, which consist of
increasing the residential density and maximum building height in the DMU and
CBD zones, adding an In-lieu Parking Fee option to the parking code and
establishing a new regulatory document that will provide design guidelines for
developments in the Downtown, will be consistent with the General Plan. The
proposed Zoning Map Amendment will consist of removing the Overlay from
CBD zoned parcels. No specific plans will be affected by the proposed
amendments.
The amendments to increase the residential density and maximum building
height will provide consistency with the proposed amendments to the GP Land
Use Element, which will be in consistent with Policy LU-1.6 of the Land Use and
Community Development Element which requires consistency between the Land
Use Plan and the Zoning Code. The amendment to add a Parking In-lieu Fee
program as an alternative method to comply with required parking will be
consistent with Policy LU-6.3 of the Land Use Element, which encourages the
establishment of parking districts in key commercial areas. By introducing this
parking option to the Development Code, the City will have a means by which to
fund the future construction, maintenance and operation of public off-street
parking. In addition, the amendment to create a new City Center Design Plan will
be consistent with the Land Use and Community Design Element, specifically
Policy LU-10.13, which encourages building scale that relates to intimate nature
of Downtown. The City Center Design Plan design will provide design principles
that will assist in creating quality development in the Downtown. Lastly, the
Zoning Map amendment to remove the Overlay from CBD zoned parcels will
provide further consistency with the GP as the revision to the Zoning Map will
simply act as clean-up as the current Overlay allows an increased building height
of 48 feet for CBD zoned parcels. The proposed amendments will increase the
maximum building height to 55 feet; therefore, the Overlay is no longer needed
for CBD zoned parcels.
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
June 26, 2018
Page 11 of 12
4. For Development Code amendments only, the proposed amendment is
internally consistent with other applicable provisions of this Development
Code.
Facts in Support of the Finding: The proposed amendments to the
Development Code include increasing the residential density and maximum
building height in the DMU and CBD zones, adding an In-lieu Parking Fee option
to the parking code and establishing a new regulatory document that will provide
design guidelines for developments in the Downtown. The amendments will not
be in conflict with and will be consistent with other applicable provisions of the
Development Code. The amendments will revise current development standards
for the DMU and CBD zones and provide new developments in the DMU and
CBD Zones an alternative method to comply with parking requirements, by
paying the in-lieu fee. In addition, the introduction of a new City Center Design
Plan will further the design development goals of the Development Code by
providing additional design principles to assist in the development of the
Downtown.
ENVIRONMENTAL ANALYSIS
In accordance with provisions of the California Environmental Quality Act (CEQA)
Guidelines, the Development Services Department prepared an Addendum to the 2010
General Plan Update Environmental Impact Report and 2016 Development Code
Update Mitigated Negative Declaration. The Addendum is included as Attachment No.
2. Pursuant to Sections 15162 and 15164 of the CEQA Guidelines, based on analysis
presented in the Addendum, the proposed Project would not result in new significant
impacts. In addition, it would not result in any substantial increase in the severity of any
previously identified significant impacts and no new mitigation measures would be
required; therefore, a Subsequent or Supplemental EIR is not required.
PUBLIC COMMENTS/NOTICE
Public hearing notices for this item were mailed on June 14, 2018, to all property
owners located within the DMU and CBD zones and those within 300 feet of the Project
boundary. The public hearing notice was published in the Arcadia Weekly on June 14,
2018. As of June 20, 2018, staff has not received any public comments on this project
besides what was mentioned at the Community Open House on May 31, 2018.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2017
(Attachment No. 1) to recommend approval of General Plan Amendment No. GPA 18-
01, Zone Change No. ZC 18-01, and Text Amendment No. TA 18-01 to the City
Council, based on the findings listed in this staff report, and the Addendum to the
Certified 2010 Environmental Impact Report and the 2016 Mitigated Negative
General Plan Amendment No. GPA 18-01, Zone Change No. ZC 18-01,
and Text Amendment No. TA 18-01
June 26, 2018
Page 12 of 12
Declaration in accordance with the California Environmental Quality Act (CEQA), and
direct staff to proceed with an ordinance and convey the Commission’s comments to the
City Council.
If any Planning Commissioner or other interested party has any questions or comments
regarding this matter prior to the June 26, 2018, hearing, please contact Senior Planner,
Luis Torrico, at (626) 574-5442, or by email at ltorrico@ArcadiaCA.gov.
Approved:
Lisa L. Flores
Planning & Community Development Administrator
Attachment No. 1: Resolution No. 2017
Exhibit “A” – Draft General Plan Amendments
Exhibit “B” – Draft Development Code Amendments
Exhibit “C” – Draft City Center Design Plan
Attachment No. 2: Environmental Document - Draft Addendum to the 2010 General
Plan Update EIR and 2016 Development Code Update MND
Attachment No. ϲ
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Arcadia General Plan Update
(Rev: 04/26/2018 MMD) R:\Projects\ARD\3ARD010700\Graphics\ex_RL_aerial.pdfSanta Anita AveBaldwin AveSan Gabriel RiverSan Gabriel River
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Arcadia City Boundary
Arcadia Sphere of Influence
Source: Arcadia 2010 General Plan Environmental Impact Report
2010 General Plan Downtown Arcadia Boundaries Exhibit 2
Arcadia General Plan Update
Source: Arcadia 2010 General Plan Environmental Impact Report
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(04/26/2018 MMD) R:\Projects\ARD\3ARD010700\Graphics\ex_LV_aerial.pdf\ex_downtown.pdfD:\Projects\3ARD\010700\GRAPHICS\ex_downtown_20180426.ai
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Source: City of Arcadia 2018
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