HomeMy WebLinkAbout01-23-24 Agenda PacketCITY OF ARCADIA
Arcadia Planning Commission
Regular Meeting Agenda
Tuesday, January 23, 2024, 7:00 p.m.
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CALL TO ORDER
ROLL CALL
Vincent Tsoi, Chair
Marilynne Wilander, Vice Chair
David Arvizu, Commissioner
Angela Hui, Commissioner
Domenico Tallerico, Commissioner
SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS
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concerning any of the proposed items set forth below for consideration. Separate and apart from
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1.Resolution No. 2141 – General Plan Amendment No. GPA 23-02, Zone Change No. 23-03,
and Text Amendment No. TA 23-02 for the Housing Related Citywide Rezoning Effort for the
2021-2029 Housing Cycle along with an Addendum to the adopted Negative Declaration
under the California Environmental Quality Act (“CEQA”)
Recommendation: Adopt Resolution No. 2141 Recommending Approval to the City Council
Applicant: City of Arcadia – Development Services
CONSENT CALENDAR
All matters listed under the Consent Calendar are considered to be routine and can be acted on by
one roll call vote. There will be no separate discussion of these items unless members of the
Commission, staff, or the public request that specific items be removed from the Consent Calendar
for separate discussion and action.
1. Minutes of the December 12, 2023, Regular Meeting of the Planning Commission
Recommendation: Approve
MATTERS FROM CITY COUNCIL LIAISON
MATTERS FROM PLANNING COMMISSIONERS
MATTERS FROM ASSISTANT CITY ATTORNEY
MATTERS FROM STAFF INCLUDING UPCOMING AGENDA ITEMS
ADJOURNMENT
The Planning Commission will adjourn this meeting to Tuesday, February 13, 2024, at 7:00 p.m.
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Welcome to the Arcadia Planning Commission Meeting!
The Planning Commission encourages public participation and invites you to share your views on City
business.
MEETINGS: Regular Meetings of the Planning Commission are held on the second and fourth Tuesdays of
each month at 7:00 p.m. in the City Council Chambers. A full Planning Commission agenda packet with all
backup information is available at City Hall, the Arcadia Public Library, and on the City’s website at
www.ArcadiaCA.gov. Copies of individual Agenda Reports are available via email upon request
(Planning@ArcadiaCA.gov). Documents distributed to a majority of the Planning Commission after the posting
of this agenda will be available for review at the Planning Services Office in City Hall, 240 W. Huntington Drive,
Arcadia, California.
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may also be afforded an additional opportunity for rebuttal comments.
AGENDA ITEMS: The Agenda contains the regular order of business of the Planning Commission. Items on
the Agenda have generally been reviewed and investigated by the City Staff in advance of the meeting so that
the Planning Commission can be fully informed about a matter before making its decision.
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removed from the Consent Calendar and considered and acted on separately.
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Section 403 or applicable Arcadia Municipal Code section.
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(Arcadia Public Library) (www.ArcadiaCA.gov)
(Planning@ArcadiaCA.gov)
(City Hall, 240 W. Huntington Drive, Arcadia,
California)
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DATE:January 23, 2024
TO: Honorable Chair and Planning Commission
FROM: Jason Kruckeberg, Assistant City Manager/Development Services Director
Lisa Flores, Deputy Development Services Director
SUBJECT: GENERAL PLAN AMENDMENT NO. GPA 23-02, ZONE CHANGE NO.
ZC 23-03, AND TEXT AMENDMENT NO. TA 23-02 FOR THE HOUSING
RELATED CITYWIDE REZONING EFFORT FOR THE 2021-2029
HOUSING CYCLE ALONG WITH AN ADDENDUM TO THE ADOPTED
NEGATIVE DECLARATION FOR THE HOUSING ELEMENT UPDATE
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”)
Recommendation: Adopt Resolution No. 2141 Recommending
Approval to the City Council
SUMMARY
The City is required by State law to update its General Plan Housing Element every eight
(8) years for certification by the Department of Housing and Community Development
(“HCD”). The Housing Element is one of the nine (9) “elements” of the City’s General
Plan, and it sets forth goals, policies and programs that address future housing needs for
all income levels over a planning period of 2021-2029, which coincides with a unit count
established by the Regional Housing Needs Assessment (RHNA). The RHNA is
mandated by State Housing Law as part of the periodic process of updating housing
elements of the General Plan, and Arcadia was allocated 3,214 housing units for the
2021-2029 planning period.
The City Council adopted the Housing Element Update on February 15, 2022. However,
after several iterations of review, on January 6, 2023, HCD determined that the City
needed to adopt specific rezoning strategies and complete other actions in order to
receive certification of the Housing Element. Therefore, it is recommended that the
Planning Commission adopt Resolution No. 2141 (Attachment No. 1), recommending that
the City Council adopt the Addendum to the Adopted Negative Declaration for the
Housing Element Update, and approve General Plan Amendment No. GPA 23-02, Zone
Change No. ZC 23-03 and Text Amendment No. TA 23-02 to rezone properties citywide
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Housing Element Update- Rezoning Project
January 23, 2024
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and amend the Development Code to implement the rezone strategies in the Housing
Element Update.
BACKGROUND
In January of 2021, the City retained the services of Kimley Horn & Associates to help
assist with updating the Housing Element. The City was also awarded a Local Early Action
Planning Grant (“LEAP”) in the amount of $150,000 to help with this Housing Element
Update. State law requires that all cities update their Housing Element once every eight
(8) years to be in compliance with the law. The Housing Element Update must include an
evaluation of the effectiveness of previous housing programs and existing goals and
policies, and identify revisions that are necessary to bring the Housing Element into
compliance with current State law and HCD requirements, namely:
Providing adequate housing sites to achieve a variety of housing
Preserving and improving housing and neighborhoods
Assisting in the provision of affordable housing
Removing governmental constraints to housing developments
Promoting fair and equal housing opportunities
An important component of the Housing Element is compliance with the Regional Housing
Needs Assessment (RHNA) allocation. The RHNA is the process by which each city is
assigned a share of the region’s need for additional housing units during the next Housing
Element planning period (2021-2029). RHNA allocations are determined for the City by
the Southern California Association of Governments (SCAG) based on criteria
established by State law. The City’s allocation is as follows:
Income Category Number of Units Percentage
Very Low Income Units 1,102 34%
Low Income Units 570 18%
Moderate Income Units 605 19%
Above-Moderate Income Units 937 29%
Total 3,214 100%
As mentioned above, the Housing Element Update must demonstrate site development
capacity to facilitate the construction of a variety of housing types for all income levels. It
is important to note that the City is not responsible for the production of these units; rather,
the City is obligated to provide adequate sites for the development of units through either
appropriate General Plan land use and zoning designations, or through zoning changes
to accommodate these units. Whether or not housing actually gets built, and what type of
housing gets built, is largely up to the landowners and the housing market. However, as
mentioned, the City is responsible to provide programs and policies to facilitate new
housing development, especially for low and very-low income housing.
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It was determined through a review of projects within the pipeline, as well as growth
patterns in general, that the City’s allocation of “above moderate” units would be met
through existing zoning and current policy. However, in order to meet the City’s RHNA
requirement for affordable units, additional housing programs and strategies were
needed. As a result, strategies were developed through the Housing Element Update
process that expanded high density zones, increased the allowed density in various
areas, allowed residential overlay zones in predominantly commercial or industrial areas,
and created policies to encourage affordable housing and a range of additional housing
types. In keeping with the City’s overall policy of the last 15 years or so, growth and
density continues to be directed into areas with adequate infrastructure and away from
single-family neighborhoods.
With assistance from Kimley Horn, the City progressed through its process of adopting
the updated Housing Element for the 6th Cycle. This included an extensive public outreach
component through the latter months of 2021, and study sessions with the Planning
Commission and City Council. Ultimately, a package of material was completed that
consisted of the following components:
1. The Housing Element itself (Chapter 5 of the General Plan), which sets forth the
City’s housing goals and policies to address identified housing needs.
2. The Housing Element Implementation Plan (Chapter 10), which identified 37
specific implementation programs to be pursued to achieve Housing Element goals
and policies, including a number of the aforementioned rezoning efforts to achieve
the density and residential land uses necessary to encourage housing units to be
built.
3. The Housing Element Technical Background Report, which includes the following:
An analysis of the City’s population, household and employment base, and
characteristics of the housing stock.
A review of potential market, governmental, and environmental constraints
on production, maintenance, and affordability of housing.
An analysis of fair housing issues and actions to foster inclusive
communities to achieve racial equity, fair housing choice, and opportunity
for all.
An evaluation of the land and financial resources available to address the
City’s identified housing needs.
An analysis of strategies for housing sites identified by income category to
meet the City’s RHNA allocation.
A summary of the community outreach efforts undertaken that focused on
issues relating to residential land uses and housing needs.
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A review of past accomplishments under the previously adopted Housing
Element.
The entire Housing Element update package was presented to the Planning Commission
on January 25, 2022, and was recommended for approval to the City Council. The Council
held a public hearing on February 15, 2022, where the Housing Element Update was
approved along with the provision that any additional modifications or additions required
by HCD could be approved administratively. Development Services Staff then worked
with HCD over the next eight months to achieve certification. Several complete iterations
were provided to HCD based on technical comments provided. Ultimately, the City
submitted what was believed to be a final and compliant version of the documents, and
re-adopted the Housing Element on November 1, 2022 at HCD’s request. However, HCD
ultimately determined through a letter dated January 6, 2023, that the rezoning strategies
outlined in the Element must be completed prior to receiving certification. While the City
disagreed with this determination, since that time the Development Services Department
and the City’s consultant group have been working to implement these zoning changes.
The rezoning efforts require the following entitlements: a General Plan Amendment to
amend the Land Use Map and the text of the Land Use Element of the General Plan, a
Zone Change to modify the zoning designations of various properties citywide and to
change the City’s Zoning Map, and a Text Amendment to change the text of the
Development Code to effectuate the zoning changes. The complete package of draft
materials was submitted to HCD for their review on December 11, 2023, to receive any
comments prior to the City’s review process.
ANALYSIS
The Housing Element Implementation Plan provides 37 specific implementation
programs. Of these, HCD identified those programs that proposed rezoning actions as
required prior to certification. Through the current action, the following rezoning efforts
are being proposed to meet HCD’s requirement:
1. Expand the Downtown Mixed-Use Zone to properties east of 2nd Avenue and west
of 5th Avenue and also along Rolyn Place.
2. Add a Downtown Mixed-Use Overlay Zone over commercial manufacturing
properties generally along St. Joseph and La Porte Streets.
3. Increase the residential density allowed in the Mixed-Use zone from 30 dwelling
units/acre to 50 dwelling units/acre.
4. Add a “Residential Flex” Overlay Zone over portions of Live Oak Avenue, Las
Tunas Drive, and the General Commercial (C-G) zoned areas of the City to allow
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Housing Element Update- Rezoning Project
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residential projects in these locations up to 50 dwelling units/acre, if affordable
housing units are proposed.
5. Increase the residential density allowed in the High-Density Multi-Family
Residential (R-3) zone from 30 dwelling units/acre to 40 dwelling units/acre.
Each of the proposed rezoning actions is described further below. It is important to note
that HCD recognizes “eligible sites” for the provision of new low and very low-income
housing units if the properties meet certain criteria for size, common ownership, and/or
the number of units that can be accommodated. The total projected capacity for units
toward meeting the RHNA is based on these eligible sites recognized by HCD. As can be
seen in Figures 1-5 below, a map is provided for each rezoning strategy showing the
eligible sites along with a table providing the estimated number of affordable units and
market-rate units that the eligible sites can accommodate. However, it is not practical or
desirable land use planning to only rezone the eligible sites. Proceeding in this manner
would lead to a patchwork of zoning changes where sites adjacent to similarly-zoned sites
would have different land use standards and allowances. In order to provide a
straightforward and sensible land use map, the rezones proposed encompass more
property than just the eligible sites as identified by HCD.
Figures 6-9 below show the entirety of the properties being proposed for rezoning as part
of this effort. The associated Addendum to the Adopted Negative Declaration for the
Housing Element (see Attachment No. 6) reflects the fact that this rezoning effort
encompasses more property than just the eligible sites. Development over time will be
tracked and, if the capacity identified in the eligible sites estimates is close to being met,
additional environmental analysis will be needed under CEQA.
1. Downtown Mixed-Use (DMU) Expansion
The City has identified General Commercial (C-G) and Commercial Manufacturing (C-M)
zoned properties in and adjacent to Downtown Arcadia as an opportunity to introduce
high density residential zoning in the form of the existing Downtown Mixed-Use (DMU)
Zone. The current DMU Zone has been successful in attracting several projects that
provide a large number of new housing units, including affordable units.
As shown in Figure 1, it is proposed that the DMU zone will be expanded to the area east
of 2nd Avenue to 5th Avenue and from the I-210 Freeway on the north to the light rail right-
of-way on the south. In addition, another area along Santa Anita Avenue and Rolyn
Place and Santa Anita Avenue and W. Huntington Drive are also proposed to be rezoned
to DMU. Of the 40+ acres of land identified as part of this strategy, 38.8 acres met the
criteria required by the State for sites projected to accommodate low and very low-income
units. This area will be rezoned to Downtown Mixed-Use at 80 dwelling units per acre
(du/acre) with a 1.0 floor area ratio for non-residential uses.
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Housing Element Update- Rezoning Project
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The area to be rezoned is currently a mix of successful strip commercial centers as well
as restaurants, banks, office buildings and the like. As properties transition over time,
there are ample opportunities for these sites to add residential units as part of mixed-use
projects, or in certain circumstances, stand-alone residential uses. Recently, a property
within this area received entitlements for a new mixed-use project. “The Derby Mixed-Use
Development” proposed 214 units, including 9 affordable units, as well as a rebuilt The
Derby restaurant and additional restaurant space and can serve as a model for the type
of development expected in this zone.
2. Downtown Mixed-Use Overlay
Commercially-zoned property north of the existing Downtown Mixed-Use Zone is
appropriate for the implementation of a Downtown Mixed-Use (DMU) Overlay that will
allow for residential uses in a mixed-use development format at a maximum density of 80
du/acre with a 1.0 floor area ratio for non-residential uses. As shown in Figure 1, this
location is typified by small lots and a mix of commercial, industrial, and auto-related uses.
The DMU Overlay will not make any current uses nonconforming but will allow properties
to transition over time to residential projects where suitable. Approximately eight acres of
property within this area is eligible for development with very low or low-income units.
For both the DMU Zone and DMU Overlay, the adopted Housing Element assumed a
density of 64 du/acre to calculate the theoretical capacity of each site and assumed only
50% of these properties would redevelop over time. As such, the realistic capacity of
these two rezoning strategies is a total of 1,361 units, 352 of which are low or very low-
income units.
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Income Category Capacity to Accommodate RHNA
Low and Very Low 352
Moderate 205
Above Moderate 804
Total New Net Units 1,361
Figure 1 – Downtown Mixed Use and DMU Overlay Map and Table
3. Increase the Residential Density in the Mixed-Use Zone
The City has identified the Mixed-Use (MU) Zone as an opportunity to increase density to
promote the development of more residential units which could be supported by adjacent
uses. The proposal is to increase the maximum density from 30 du/acre to 50 du/acre. Of
the Mixed-Use acreage in the City approximately 27 acres met the criteria required by the
State for sites projected to accommodate low and very low-income units. An assumed
density of 40 du/acre was applied to calculate the theoretical capacity of each site along
with a redevelopment percentage of 50%. With these assumptions, the theoretical
capacity of these sites is projected at 502 units, 133 of which are projected to be
affordable to low and very low-income households.
Figure 2 below shows the Mixed-Use Zones along First Avenue between Huntington
Drive and Duarte Road and within the Live Oak/Las Tunas corridors. Mixed-use
development has already occurred in this area (e.g. the corner of Santa Anita Avenue
and Las Tunas Drive) and several additional projects have been proposed for
redevelopment.
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Housing Element Update- Rezoning Project
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Income Category Capacity to Accommodate RHNA
Low and Very Low 133
Moderate 76
Above Moderate 293
Total New Net Units 502
Figure 2 – Mixed-Use Upzone Map and Table
4. Add a Residential Flex Overlay Zone over portions of Live Oak Avenue, Las
Tunas Drive, and General Commercial Areas around the City
The Las Tunas and Live Oak Corridors provide an opportunity to introduce increased
residential density on viable commercial properties. The adjacent Mixed-Use zoning and
access to transit supports the increase of residential uses in the corridor. As mentioned
above, there have been several projects proposed in this area and there are a number of
parcels that are currently underdeveloped that could transition into housing and/or mixed-
use projects. To the east, adjacent to this stretch of predominantly commercial uses in
Arcadia, the County has approved several large residential projects that have begun to
change the face of this corridor and introduce a much more residential feeling. A
Residential Flex Overlay Zone is recommended over portions of both Las Tunas and Live
Oak. The Residential Flex Overlay Zone has already been applied successfully to
properties along Las Tunas in the past.
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Housing Element Update- Rezoning Project
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Approximately 13.88 acres of property along Las Tunas Drive and 6.15 acres of property
along Live Oak met the criteria to accommodate low and very low-income units. A
Residential Flex Overlay would be applied to these sites that will allow for residential uses
at a maximum density of 50 du/acre. Taken together, eligible parcels within the Las Tunas
and Live Oak corridors were given an assumed density of 40 du/acre of theoretical
capacity with the understanding that they would all redevelop over time. As such, between
these two areas, a total of 780 housing units could be provided, 202 of which would be
affordable to low or very low-income households. Figure 3 below shows the area of
proposed changes, and the table provides the realistic capacity.
Income Category Capacity to Accommodate RHNA
Low and Very Low 202
Moderate 118
Above Moderate 460
Total New Net Units 780
Figure 3 – Residential Flex Overlay (Las Tunas and Live Oak)
The General Commercial zoned properties throughout the City are another area that
provide redevelopment opportunities where underutilized commercial sites can transition
to support residential development in cases where it is more desirable than a struggling
commercial use, if affordable units are provided. For these areas, the Residential Flex
Overlay Zone is also proposed. Several sites that were previously zoned as General
Commercial have redeveloped over time or are proposed for redevelopment (e.g. former
Coco’s site on Colorado Blvd., former Vons headquarters site on Michillinda Ave., etc.).
Approximately 73.5 acres of property are part of the C-G Residential Flex Overlay Focus
Area that will allow for residential uses at maximum density of 50 du/acre. However, an
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Housing Element Update- Rezoning Project
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assumed density of 40 du/acre was applied to calculate the theoretical capacity of each
site along with a redevelopment factor of 50%. Based on these assumptions, the realistic
capacity of these sites is projected at 1,470 units, 382 of which are projected to be
affordable to low and very low-income households.
Figure 4 provides a map and table that depicts the proposed rezone for General
Commercial.
Income Category Capacity to Accommodate RHNA
Low and Very Low 382
Moderate 221
Above Moderate 867
Total New Net Units 1,470
Figure 4 – Residential Flex Overlay (General Commercial)
5. Increase the Density in the Multi-Family (R-3) Zone
The High Density Residential (R-3) Zone has been identified by the City as an area with
the opportunity to support increased density (from 30 du/acre to 40 du/acre) that is
compatible with adjacent higher density residential uses and other uses that support
residential development. Higher density within this Focus Area can be expected to
accommodate lower income units.
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Housing Element Update- Rezoning Project
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Approximately 177.21 acres met the criteria to accommodate low and very low-income
units. An assumed density of 32 du/acre was applied to calculate the theoretical capacity
of each site along with a reasonable redevelopment percentage of 25 percent. The
resulting realistic capacity of these sites is projected at 635 units, 165 of which are
projected to be affordable to Low and Very Low-income households. The expectation with
these sites is that units will be added over time as properties develop and smaller units
will be proposed to reach higher density levels within the same basic footprint of the
buildings.
Figure 5 below provides a map and table that shows the area of the proposed changes.
Income Category Capacity to Accommodate RHNA
Low and Very Low 165
Moderate 97
Above Moderate 373
Total New Net Units 635
Figure 5 – High Density Multi-Family Residential (R-3) Upzone
As mentioned in the text above, the maps in Figures 1-5 represent the eligible sites
identified to meet HCD’s requirements to calculate capacity toward the RHNA. In order to
create a coherent and efficient land use map, however, the proposed rezoning strategies
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Housing Element Update- Rezoning Project
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apply to more property than just the eligible sites. Figure 6 below (and included as
Attachment No. 4) provides the properties included in the rezoning effort citywide, and
Figures 7-9 show magnified images of the same map focusing on various regions of the
City for ease of viewing.
Figure 6 – Rezoning Efforts Citywide
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Figure 7 – Project Rezone Map – East
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Figure 8: Project Rezone Map – West
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Figure 9: Project Rezone Map – South
In order to effectuate the zone changes described in the maps and tables above,
modifications to the General Plan, Zoning Map, and Development Code are needed. Each
of these entitlements is described below.
General Plan Amendment
In order to rezone the properties identified, the City’s General Plan Land Use Map and
Land Use Element must be modified. Attachment No. 2 shows the proposed changes to
the General Plan Land Use Map. The changes proposed are directly related to the zone
changes and facilitate additional residential development (or higher residential densities)
in various areas of the City. The changes to the General Plan Land Use Map are
summarized below; please see Attachment No. 2 for the specific parcels being modified.
Downtown Mixed-Use Zone Expansion – The land use designation for the
properties being included in the Downtown Mixed-Use expansion will be changed
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to be consistent with the rest of the DMU zoned areas. This new designation will
be “Downtown Mixed Use (80 du/acre & 1.0 FAR).” This means the area will
support 80 dwelling units/acre and a Floor Area Ratio of 1.0 for the commercial
component of any project.
Downtown Mixed-Use Overlay – The DMU Overlay Zone will be placed over
existing Commercial/Light Industrial zoned property in the downtown area. As
such, the land use designation will be “Commercial/ Light Industrial (80 du/acre &
1.0 FAR).” This means that the base zoning designation will remain, but residential
projects will be allowed at the density shown.
Mixed-Use Upzone – The General Plan land use designation for the Mixed-Use
(MU) Zone will simply be modified from 30 dwelling units/acre to 50 dwelling
units/acre. These areas are shown on the map as “Mixed-Use (50 du/ac & 1.0
FAR).”
Residential Flex Overlay Zone Areas – The General Plan land use designation for
General Commercial zoned properties citywide will be modified to allow for
residential projects up to 50 dwelling units/acre to facilitate the Residential Flex
Overlay Zone. This is shown on the map as “Commercial (50 du/ac & .5 FAR).”
High Density Residential (R-3) Upzone – The General Plan land used designation
for the High Density Residential areas of the City (zoned R-3) will simply be
modified to allow up to 40 dwelling units an acre instead of 30. This is shown on
the Map as “High Density Residential (20-40 du/ac)”.
In addition to the General Plan Land Use Map, Chapter 2 of the General Plan, the Land
Use and Community Design Element, also needs to be modified to facilitate the rezoning
efforts. The Land Use and Community Design Element (LU Element) provides the
blueprint for land use and development throughout the City, in all zones and geographic
areas. It includes goals and policies to ensure compatibility between land uses and
adherence to the overall vision for growth in the City.
Attachment No. 3 provides the proposed amendments to the LU Element to allow for the
additional residential densities proposed as well as the allowance for residential uses in
specific areas throughout the City. These changes are shown in redlines throughout the
document. There are modifications proposed to the High Density Residential,
Commercial, Commercial/Light Industrial, Mixed-Use, and Downtown Mixed-Use land
use designations to allow for the density and housing modifications described in each of
the rezones. In addition, several policies have been added to the LU Element to
acknowledge that stand-alone residential projects with affordable units are encouraged
in various land use designations. Finally, additional commentary has been added to the
section on the implications of land use policy to acknowledge that the changes are within
the growth and development anticipated when the LU Element was last drafted in 2010.
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Zone Changes
The Zone Changes are of course the driver of the Project and these were discussed
above in detail. Please see Attachment No. 4 for the full citywide Zoning Map that shows
all of the properties being modified by this rezoning effort. A summary of the changes is
provided below.
Downtown Mixed-Use Zone Expansion – The Zoning Map shows the areas being
re-zoned to DMU, both east of 2nd Avenue and west of 5th Avenue and along Rolyn
Place and Santa Anita Avenue.
Downtown Mixed-Use Overlay – The DMU Overlay Zone is a new zone shown on
the map and applied to the existing Commercial/Light Industrial zoned property
adjacent to Downtown Arcadia.
Mixed-Use Upzone – The MU-zoned areas are shown on the map as changes
because the allowable density is being increased.
Residential Flex Overlay Zone Areas – The Residential Flex Overlay Zone is
shown on the map and applied to the applicable areas along Live Oak, Las Tunas,
and General Commercially zoned properties citywide.
High Density Residential (R-3) Upzone – The R-3 zoned areas are included on the
map as changes because the allowable density is being increased.
Text Amendments to the Development Code
Along with changes to the General Plan and Zoning Map, the City’s Development Code
(Article IX, Chapter 1 of the Municipal Code) also must be modified to allow for the
changes to residential density and development potential. Each of the applicable zones
and/or land uses has been modified to reflect the zone changes, and development
standards have been added or changed to allow for affordable housing and/or other state-
required housing types.
Each year at the State level, there are numerous changes and new bills that are passed
by the legislature that impact cities. Many of these changes need to be codified and added
to local Development Codes. Given this, in addition to the changes required by the
rezoning effort, the text amendments being proposed also include modifications to
achieve compliance with state housing laws and/or to implement additional portions of
the City’s adopted Housing Element Implementation Plan. There will be additional
modifications needed to the Development Code over time to complete the implementation
efforts identified in the Housing Element. Most notably, the City is committed to bringing
an Inclusionary Housing Ordinance forward in the near future as a modification to the
Development Code. Inclusionary Housing is a method of requiring affordable units be built
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Housing Element Update- Rezoning Project
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along with any proposed housing project. This is an important component of the overall
approach to providing affordable housing, and will be considered by the Planning
Commission and City Council in the near future. However, as has been mentioned, the
current effort encompasses only the portions of Housing Element implementation that are
required by HCD prior to certification.
Attachment No. 5 provides the proposed text amendments included with this project. The
amendments occur in many of the Divisions of the Development Code and have been
grouped into a single document for ease of review. Only those pages relevant to the
changes (shown in redline) or necessary for context, are provided. To facilitate review of
Attachment No. 5, a summary of the changes proposed to each of the Divisions of the
Development Code is provided below.
Division 1—Enactment, Applicability, and Enforcement
o Showing newly created Downtown Mixed-Use Overlay Zone.
Division 2 – Zones, Allowable Uses, and Development Standards
o Added Downtown Mixed-Use Overlay Zone development standards.
o Added clause that High Density multi-family housing is permitted by right if
20% of the units provided are affordable units (per the Government Code)
o Changed densities in specific zones, and allowed residential projects in
specific zones if affordable units are proposed, to match the proposed zone
changes
o Modified regulations for Residential Care Facilities, Supportive Housing,
Transitional Housing, and Employee Housing to meet State law
o Added Residential Flex Overlay Zone development standards
Division 3 – Regulations Applicable to All Zones
o Modified parking requirements if affordable housing units are provided
o Modified density bonus provisions to meet State law
Division 4 – Regulations for Specific Land Uses and Activities
o Added new development standards and regulations for Emergency Shelters
per State law
o Added new regulations for Employee Housing per State law
Division 5 – Subdivisions
o Added a lot merger incentive program citywide to promote lot assembly
Division 7—Permit Processing Procedures
o Modified rules for Reasonable Accommodations per State law
o Simplified design review processes for High Density multi-family projects if
affordable housing units are provided
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Division 9 – Definitions
o Added new definitions for Emergency Shelters, Employee Housing, and
Farmworker Housing.
FINDINGS
General Plan Amendment
Section 9108.03.060(A) of the Development Code requires that for a General Plan
Amendment to be granted, it must be found that all of the following prerequisite
conditions can be satisfied:
1. The proposed action is consistent with the goals, policies, and actions of the
General Plan.
Facts to Support This Finding: The Rezoning Project is a primary
implementation effort associated with the City’s approved Housing Element, which
in and of itself is part of the General Plan. An approved (and certified) Housing
Element is required to make the General Plan consistent with State law
requirements per Government Code Section 65580, which requires the Housing
Element to be updated every eight years upon the adoption of a region’s Regional
Housing Needs Allocation (RHNA). The Housing Element Update identified goals,
policies, and implementation programs addressing housing opportunities, removal
of governmental constraints, improving the condition of existing housing and
providing equal housing opportunities for all Arcadia residents. These goals,
policies, and program actions further the City’s overall policy goal within the
General Plan to inspire a more diverse, sustainable, and balanced community by
implementing strategies and programs that contribute to economic and socially
diverse housing opportunities that preserve and enhance Arcadia’s character. The
rezoning efforts that are part of the proposed action are the heart of the Housing
Element’s Implementation Plan and will provide the capacity for required affordable
housing units throughout the City.
2. The proposed action would not be detrimental to the public interest, health,
safety, convenience, or welfare of the City.
Facts to Support This Finding: The Housing Element Update reflects the input
of residents, decision makers, and other stakeholders in the community. The
proposed action is to implement the adopted Housing Element rezoning strategies
to enable additional residential units (and especially affordable housing units) to
be built throughout the City. This is a direct benefit to the public interest in that
housing affordability is a regional crisis and all cities need to do their part to
accommodate regional housing needs. The rezones proposed do not compromise
23
Housing Element Update- Rezoning Project
January 23, 2024
Page 20 of 24
public health, convenience, or welfare; rather, they provide additional opportunities
for new housing of all types to be built in the City of Arcadia.
The Addendum to the Adopted Initial Study/Negative Declaration for the Housing
Element Update analyzed all the significant environmental impacts of all candidate
housing sites associated with the proposed 6th Cycle Housing Element Update,
and it was determined that all the potential impacts would be less than significant.
Additionally, the Addendum also documented the fact that the total number of
housing units anticipated by the rezoning effort will be less than the number that
was approved in the adopted Negative Declaration for the Housing Element
Update. Therefore, the proposed General Plan Amendment would not be
detrimental to the public health and welfare.
Zone Change
Section 9108.03.060(C) of the Development Code requires that for a Zone Change to
be granted, it must be found that all of the following prerequisite conditions can be
satisfied:
1. The proposed amendment is in conformance with the goals, policies, and
objectives of the General Plan.
Facts to Support This Finding:The proposed zone changes are in conformance
with the General Plan. The Zone Changes proposed are to implement the City’s
approved Housing Element, which is an integral part of the General Plan. There
are five (5) separate zone change actions being proposed: 1) Expansion of the
Downtown Mixed-Use zone; 2) establishment of a new Downtown Mixed-Use
Overlay; 3) Increase the density in the Mixed-Use zone; 4) Expansion of the
Residential Flex Overlay Zone; and 5) Increase the density in the High Density
Multi-Family Zone. The changes to the Downtown Mixed-Use Zones, will allow
residential development in an urban, mixed-use format, in furtherance of the goals
and polices found in the Land Use & Community Design Element, the Economic
Development Element, the Circulation and Infrastructure Element and, most
importantly, the Housing Element of the General Plan. The upzoning of both of the
Mixed-Use Zone and the High Density Multi-Family Residential Zones will enable
more dense projects to be built and encourage the development of affordable
housing, in furtherance of the goals and polices of the Housing Element and The
Land Use & Community Design Element. The City’s Housing Element requires that
the City meet the State-mandated Regional Housing Needs Allocation. Mixed-use
development in what was formerly commercial areas is the most effective and
beneficial way to do so. The addition of the Residential Flex Overlay Zone also
achieves this purpose. For all of these reasons, the proposed project is consistent
with the General Plan.
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Housing Element Update- Rezoning Project
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Page 21 of 24
2. The site is physically suitable (including absence of physical constraints,
access, compatibility with adjoining land uses, and provision of utilities)
for the requested/anticipated land uses/developments.
Facts to Support This Finding: The Rezoning Project does not, in and of itself,
propose any specific development. Where applicable, the rezones have been
accompanied by text amendments that provide development standards
appropriate for each respective zone. Additionally, the proposed rezones for the
most part follow existing zoning patterns and simply increase density options or
introduce residential development into new areas. The Addendum to the Adopted
Negative Declaration submitted along with the Project reviewed all of the rezones
proposed and found them to be consistent with the adopted Housing Element
Update and previous environmental review. Any new project that is proposed on
a site that has been rezoned will be subject to its own site review to determine
compatibility with adjoining land uses and the provision of utilities. In addition, all
projects submitted on a rezoned site will be subject to its own CEQA review as
well.
3. The proposed amendment will not be detrimental to the public interest,
health, safety, convenience, or general welfare of the City.
Facts to Support This Finding:The Housing Element Update reflects the input
of residents, decision makers, and other stakeholders in the community. The
proposed action is to implement the adopted Housing Element rezoning strategies
to enable additional residential units (and especially affordable housing units) to
be built throughout the City. This is a direct benefit to the public interest in that
housing affordability is a regional crisis and all cities need to do their part to
accommodate regional housing needs. The rezones proposed do not compromise
public health, convenience, or welfare; rather, they provide additional opportunities
for new housing of all types to be built in the City of Arcadia.
The Addendum to the Adopted Negative Declaration for the Housing Element
Update analyzed all the significant environmental impacts of all candidate housing
sites associated with the proposed 6th Cycle Housing Element Update, and it was
determined that all the potential impacts would be less than significant.
Additionally, the Addendum also documented the fact that the total number of
housing units anticipated by the rezoning effort is less than the number that was
approved in the adopted Negative Declaration for the Housing Element Update.
Therefore, the proposed zone changes would not be detrimental to the public
health and welfare.
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Housing Element Update- Rezoning Project
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Text Amendment
Pursuant to Section 9108.03.060(B), an amendment to the Development Code may be
approved only if all of the following findings are made:
1. The proposed Development Code amendment is consistent with the goals,
policies, and objectives of the General Plan; and any applicable specific
plan(s).
Facts to Support the Finding:The proposed Text Amendments are in
conformance with the General Plan. The Text Amendments proposed effectuate
the rezones that implement the City’s approved Housing Element, which is an
integral part of the General Plan. There are five (5) separate zone change actions
being proposed: 1) Expansion of the Downtown Mixed-Use zone; 2) Establishment
of a new Downtown Mixed-Use Overlay; 3) Increase the density in the Mixed-Use
Zone; 4) Expansion of the Residential Flex Overlay Zone; and 5) Increase the
density in the High Density Multi-Family Zone. The Text Amendments provide new
code sections or edits to existing sections that support these rezones so that the
Development Code and General Plan are internally consistent.
The changes to the Downtown Mixed-Use zones, for example, will allow residential
development in an urban, mixed-use format, in furtherance of the goals and polices
found in the Land Use & Community Design Element, the Economic Development
Element, the Circulation and Infrastructure Element and, most importantly, the
Housing Element of the General Plan. The upzoning of both of the Mixed-Use Zone
and the High Density Multi-Family Residential Zones will enable more dense
projects to be built and encourage the development of affordable housing, in
furtherance of the goals and polices of the Housing Element and The Land Use &
Community Design Element. The City’s Housing Element requires that the City
meet the State-mandated Regional Housing Needs Allocation. Mixed-use
development in what was formerly commercial areas is the most effective and
beneficial way to do so. The addition of the Residential Flex Overlay Zone achieves
this. For all of these reasons, the proposed project is consistent with the General
Plan.
2. The proposed amendment is internally consistent with other applicable
provisions of this Development Code.
Facts to Support the Finding: The purpose of the proposed Text Amendment is to
effectuate the rezones required by the Housing Element Implementation Plan. As
such, all Divisions of the Development Code have been evaluated to bring them all
into compliance with each other, and with the General Plan. In addition to the
rezones, additional text amendments to the Development Code are provided as part
of this action to meet State law and standards related to the Government Code. As
such, the proposed text amendments have been reviewed to ensure they are
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Housing Element Update- Rezoning Project
January 23, 2024
Page 23 of 24
consistent with the other applicable provisions of the Development Code, as well as
State law. Finally, the proposed amendments have been reviewed by the City
Attorney for internal consistency to ensure that there are no conflicting standards or
uncertainties.
ENVIRONMENTAL ANALYSIS
The proposed project has been assessed in accordance with the authority and criteria
contained in the California Environmental Quality Act (CEQA) and CEQA Guidelines. An
Initial Study/Negative Declaration (IS/ND) was originally prepared for the Housing
Element Update project for the City, as the lead agency. The IS/ND was prepared
consistent with the requirements of the California Environmental Quality Act (CEQA) on
the basis that there was no substantial evidence that there may be significant
environmental impacts on specific environmental areas. The original IS/ND was made
available for public review from September 30, 2021 to November 1, 2021 and ultimately
was adopted along with the Housing Element Update project on February 15, 2022.
Since the rezoning effort is implementation of the adopted Housing Element, the
appropriate CEQA document for rezoning project is an Addendum to the Adopted IS/ND.
A Notice of Intent to adopt the Addendum to the adopted IS/ND was published in both the
Pasadena Star News and the Arcadia Weekly on December 21, 2023, posted on the
City’s webpage, mailed to individuals who are on the City’s interested party list for the
Housing Element Update, and posted at the L.A. County Clerk’s office on December 22,
2023. A copy of the Addendum was made available for public review from December 22,
2023, to January 22, 2024, on the City’s webpage, at the Planning Division office, and at
the City’s Library. During this time period, public agencies, organizations, and the public
in general were afforded the opportunity to review the Addendum and submit written
comments regarding the documents and the proposed project. As of January 19, 2024,
no comments were received regarding these rezones or to the environmental analysis.
Similar to the adopted IS/ND, the Addendum reviewed the rezoning project and
concluded that there was no substantial evidence that there may be significant
environmental impacts on specific environmental areas. The Addendum accounted for
the fact that the number of housing units anticipated to result from the rezones was less
than what was anticipated during the original adoption of the Housing Element. The
Addendum to the adopted IS/ND is provided as Attachment No. 6 to the Staff Report.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2141
recommending that the City Council adopt the Addendum to the adopted Initial
Study/Negative Declaration and approve General Plan Amendment No. GPA 23-02, Zone
Change No. ZC 23-03, and Text Amendment No. TA 23-02, approving the Rezoning
Project to implement the rezone strategies in the Housing Element Update.
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Housing Element Update- Rezoning Project
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The City Council is scheduled to consider this item at its February 6, 2024, meeting.
Should the Council approve the Rezoning Project, it will be sent to HCD for certification
along with the entire Housing Element. If HCD has further substantive comments and
does not certify the Housing Element, it will return to the Planning Commission and City
Council for further review.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the January 23, 2023, Planning Commission Meeting please
contact me at (626) 547-5445, or by email at lflores@ArcadiaCA.gov.
Approved:
Lisa Flores
Deputy Development Services Director
Attachment No. 1: Resolution No. 2141
Attachment No. 2: Changes to the General Plan Land Use Map
Attachment No. 3: General Plan Land Use and Community Design Element (redlined)
Attachment No. 4: Changes to the Zoning Map
Attachment No. 5 Draft Text Amendments to the Development Code (redlined)
Attachment No. 6: Addendum to the Adopted Initial Study/Negative Declaration for the
Housing Element Update
28
Attachment No. 1
Resolution No. 2141
29
1
RESOLUTION NO. 2141
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL
APPROVE GENERAL PLAN AMENDMENT NO. GPA 23-02, ZONE
CHANGE NO. ZC 23-03, AND TEXT AMENDMENT NO. TA 23-02 FOR
THE HOUSING RELATED CITYWIDE REZONING EFFORT FOR THE
2021-2029 HOUSING CYCLE ALONG WITH AN ADDENDUM TO THE
ADOPTED NEGATIVE DECLARATION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (“CEQA”).
WHEREAS, California Government Code Section 65358(a) authorizes the City
Council to amend the General Plan if it is deemed to be in the public interest or required
by State law; and
WHEREAS, by its very nature, the General Plan is subject to update and revision
to account for current and future community needs; and
WHEREAS, California State Housing Element Law establishes the requirements
for Housing Elements and California Government Code Section 65588 requires that local
government review and revise the Housing Element of their comprehensive General
Plans not less than once every eight years. Additionally, the California State Legislature
identifies overall housing goals for the State with the goal of ensuring every resident has
access to housing and suitable living environments; and
WHEREAS, the updated Housing Element was adopted by City Council on
February 15, 2022, and again, at the request of the State Department of Housing and
Community Development, on November 1, 2022, and
WHEREAS, the State Department of Housing and Community Development
required that the City complete specific rezoning actions and other implementation efforts
30
2
(the “Rezoning Project”) prior to state-required certification of the Housing Element
Update; and
WHEREAS, the required Rezoning Project and associated implementation efforts
have been proposed as part of this action, which requires a General Plan Amendment,
Zone Change, and Text Amendment to the Development Code; and
WHEREAS, the Rezoning Project will meet the requirements of Government Code
Section 65583.2 (h) and (i) related to the accommodation of affordable housing;
specifically in that developments in which at least 20 percent of the units are affordable
to lower income households shall be allowed by-right; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), an
Addendum to the Adopted Initial Study/Negative Declaration (“IS/ND”) for the Housing
Element Update was prepared for the Rezoning Project in compliance with CEQA and
the local environmental review guidelines, and a Notice of Intent to Adopt a Negative
Declaration for the Addendum was posted with the L.A. County Recorder’s Office on
December 21, 2023; and
WHEREAS, on January 23, 2024, a duly noticed public hearing was held before
the Planning Commission on said application, at which time all interested persons were
given full opportunity to be heard and to present evidence; and
WHEREAS, the final adoption of the Addendum to the IS/ND and approval of the
Rezoning Project shall be considered by the City Council as the final approval authority,
after evaluation of the environmental document and consideration of any public
comments received during the public review period.
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3
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, HEREBY RESOLVES AS FOLLOWS:
SECTION 1. The factual data submitted by the Community Development
Division in the staff report dated January 23, 2024, are true and correct.
SECTION 2. This Commission finds that based upon the entire record, pursuant
to Section 9108.03.060 of the Arcadia Development Code, all of the following findings can
be made.
General Plan Amendment
1. The proposed action is consistent with the goals, policies, and actions
of the General Plan.
Facts to Support This Finding: The Rezoning Project is a primary
implementation effort associated with the City’s approved Housing Element, which in and
of itself is part of the General Plan. An approved (and certified) Housing Element is
required to make the General Plan consistent with State law requirements per Government
Code Section 65580, which requires the Housing Element to be updated every eight years
upon the adoption of a region’s Regional Housing Needs Allocation (RHNA). The Housing
Element Update identified goals, policies, and implementation programs addressing
housing opportunities, removal of governmental constraints, improving the condition of
existing housing and providing equal housing opportunities for all Arcadia residents. These
goals, policies, and program actions further the City’s overall policy goal within the General
Plan to inspire a more diverse, sustainable, and balanced community by implementing
strategies and programs that contribute to economic and socially diverse housing
32
4
opportunities that preserve and enhance Arcadia’s character. The rezoning efforts that are
part of the proposed action are the heart of the Housing Element’s Implementation Plan
and will provide the capacity for required affordable housing units throughout the City.
2. The proposed action would not be detrimental to the public interest,
health, safety, convenience, or welfare of the City.
Facts to Support This Finding:The Housing Element Update reflects the input
of residents, decision makers, and other stakeholders in the community. The proposed
action is to implement the adopted Housing Element rezoning strategies to enable
additional residential units (and especially affordable housing units) to be built throughout
the City. This is a direct benefit to the public interest in that housing affordability is a
regional crisis and all cities need to do their part to accommodate regional housing needs.
The rezones proposed do not compromise public health, convenience, or welfare; rather,
they provide additional opportunities for new housing of all types to be built in the City of
Arcadia.
The Addendum to the Adopted Initial Study/Negative Declaration for the Housing
Element Update analyzed all the significant environmental impacts of all candidate
housing sites associated with the proposed 6th Cycle Housing Element Update, and it
was determined that all the potential impacts would be less than significant. Additionally,
the Addendum also documented the fact that the total number of housing units anticipated
by the rezoning effort will be less than the number that was approved in the adopted
Negative Declaration for the Housing Element Update. Therefore, the proposed General
Plan Amendment would not be detrimental to the public health and welfare.
33
5
Zone Change
1. The proposed amendment is in conformance with the goals, policies,
and objectives of the General Plan.
Facts to Support This Finding: The proposed Zone Changes are in
conformance with the General Plan. The Zone Changes proposed are to implement the
City’s approved Housing Element, which is an integral part of the General Plan. There
are five (5) separate zone change actions being proposed: 1) Expansion of the Downtown
Mixed-Use zone: 2) Establishment of a new Downtown Mixed-Use Overlay; 3) Increase
the density in the Mixed Use zone; 4) Expansion of the Residential Flex Overlay Zone;
and 5) Increase the density in the High Residential Multi-Family Zone. The changes to
the Downtown Mixed-Use zones, for example, will allow residential development in an
urban, mixed-use format, in furtherance of the goals and polices found in the Land Use &
Community Design Element, the Economic Development Element, the Circulation and
Infrastructure Element and, most importantly, the Housing Element of the General Plan.
The upzoning of both of the Mixed-Use Zone and the High Density Multi-Family
Residential zones will enable more dense projects to be built and encourage the
development of affordable housing, in furtherance of the goals and polices of the Housing
Element and The Land Use & Community Design Element. The City’s Housing Element
requires that the City meet the State-mandated Regional Housing Needs Allocation.
Mixed-use development in what was formerly commercial areas is the most effective and
beneficial way to do so. The addition of the Residential Flex Overlay Zone also achieves
34
6
this purpose. For all of these reasons, the proposed project is consistent with the General
Plan.
2. The site is physically suitable (including absence of physical
constraints, access, compatibility with adjoining land uses, and provision of
utilities) for the requested/anticipated land uses/developments.
Facts to Support This Finding: The Rezoning Project does not, in and of itself,
propose any specific development. Where applicable, the rezones have been
accompanied by text amendments that provide development standards appropriate for
each respective zone. Additionally, the proposed rezones for the most part follow
existing zoning patterns and simply increase density options or introduce residential
development into new areas. The Addendum to the Adopted Initial Study/Negative
Declaration submitted along with the Project reviewed all of the rezones proposed and
found them to be consistent with the adopted Housing Element Update and previous
environmental review. Any new project that is proposed on a site that has been rezoned
will be subject to its own site review to determine compatibility with adjoining land uses
and the provision of utilities. In addition, all projects submitted on a rezoned site will be
subject to its own CEQA review as well.
3. The proposed amendment will not be detrimental to the public
interest, health, safety, convenience, or general welfare of the City.
Facts to Support This Finding: The Housing Element Update reflects the input
of residents, decision makers, and other stakeholders in the community. The proposed
action is to implement the adopted Housing Element rezoning strategies to enable
35
7
additional residential units (and especially affordable housing units) to be built throughout
the City. This is a direct benefit to the public interest in that housing affordability is a
regional crisis and all cities need to do their part to accommodate regional housing needs.
The rezones proposed do not compromise public health, convenience, or welfare; rather,
they provide additional opportunities for new housing of all types to be built in the City of
Arcadia.
The Addendum to the Adopted Initial Study/Negative Declaration for the Housing
Element Update analyzed all the significant environmental impacts of all candidate
housing sites associated with the proposed 6th Cycle Housing Element Update, and it
was determined that all the potential impacts would be less than significant. Additionally,
the Addendum also documented the fact that the total number of housing units anticipated
by the rezoning effort is less than the number that was approved in the adopted Negative
Declaration for the Housing Element Update. Therefore, the proposed zone changes
would not be detrimental to the public health and welfare.
Text Amendment
1. The proposed Development Code amendment is consistent with the
goals, policies, and objectives of the General Plan; and any applicable specific
plan(s).
Facts to Support the Finding:The proposed Text Amendments are in
conformance with the General Plan. The Text Amendments proposed effectuate the
rezones that implement the City’s approved Housing Element, which is an integral part of
the General Plan. There are five (5) separate zone change actions being proposed: 1)
Expansion of the Downtown Mixed-Use zone; 2) Establishment of a new Downtown
36
8
Mixed-Use Overlay; 3) Increase the density in the Mixed-Use zone; 4) Expansion of a
Residential Flex Overlay Zone; 5) Increase the density in the High Density Multi-Family
Zone. The Text Amendments provide new code sections or edits to existing sections that
support these rezones so that the Development Code and General Plan are internally
consistent.
The changes to the Downtown Mixed-Use zones, for example, will allow residential
development in an urban, mixed-use format, in furtherance of the goals and polices found
in the Land Use & Community Design Element, the Economic Development Element, the
Circulation and Infrastructure Element and, most importantly, the Housing Element of the
General Plan. The upzoning of both of the Mixed-Use zone and the High Density Multi-
Family Residential Zones will enable more dense projects to be built and encourage the
development of affordable housing, in furtherance of the goals and polices of the Housing
Element and The Land Use & Community Design Element. The City’s Housing Element
requires that the City meet the State-mandated Regional Housing Needs Allocation.
Mixed-use development in what was formerly commercial areas is the most effective and
beneficial way to do so. The addition of the Residential Flex Overlay zone achieves this.
For all of these reasons, the proposed project is consistent with the General Plan.
2. The proposed amendment is internally consistent with other
applicable provisions of this Development Code.
Facts to Support the Finding: The purpose of the proposed Text Amendment is
to effectuate the rezones required by the Housing Element Implementation Plan. As such,
all Divisions of the Development Code have been evaluated to bring them all into
37
9
compliance with each other, and with the General Plan. In addition to the rezones,
additional text amendments to the Development Code are provided as part of this action
to meet State law and standards related to the Government Code. As such, the proposed
text amendments have been reviewed to ensure they are consistent with the other
applicable provisions of the Development Code, as well as State law. Finally, the
proposed amendments have been reviewed by the City Attorney for internal consistency
to ensure that there are no conflicting standards or uncertainties.
SECTION 3. For the foregoing reasons the Planning Commission recommends
that the City Council adopt the Addendum to the Adopted Initial Study/Negative
Declaration and approve General Plan Amendment No. GPA 23-02, Zone Change No.
ZC 23-03, and Text Amendment No. TA 23-02 approving the Rezoning Project to
implement the Housing Element Update.
SECTION 4. The Secretary shall certify to the adoption of this Resolution.
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10
Passed, approved and adopted this 23rd day of January, 2024.
______________________
Vincent Tsoi
Chair, Planning Commission
ATTEST:
______________________
Lisa L. Flores
Secretary
APPROVED AS TO FORM:
_____________________
Michael J. Maurer
City Attorney
39
Attachment No. 2
Changes to the General Plan
Land Use Map
40
I2
I2
I2
§¨¦605
§¨¦19
§¨¦210
S A N G A B R I E L
E L M O N T E
R O S E M E A D
T E M P L E C I T Y
B R A D B U R Y
S I E R R A M A D R E
M O N R O V I A
D U A R T E
I R W I N D A L E
P A S A D E N A
0 0.5 1
Miles
¯
12/19/2023
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.
Downtown Overlay (1.0 FAR)
Commercial/Light Industrial (80 du/ac & 1.0 FAR)
Industrial (0.5 FAR)
Public/Institutional
Open Space - Outdoor Recreation
Open Space - Resources Protection
Rail Right-of-Way
Land Use Designations
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 (20-40 du/ac)
Commercial (50 du/ac & 0.5 FAR)
Regional Commercial (0.5 FAR)
Horse Racing
Mixed Use (50 du/ac & 1.0 FAR)
Downtown Mixed Use (80 du/ac & 1.0 FAR)
Commercial (80 du/ac & 1.0 FAR)
Santa Anita Commercial (0.3 FAR)
Arcadia City Boundary 41
Attachment No. 3
General Plan Land Use and Community
Design Element (redlined)
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Chapter 2:
Land Use and Community
Design Element
A r c a d i a G e n e r a l P l a n
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
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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
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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
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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.
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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.
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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 20,340 1 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%
Open
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).
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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
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Figure LU-3, typically applies to residential uses and refers to the
population and development capacity of residential land.
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Figure LU-4: Land Use Policy Map
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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, or provide
opportunities for more intense residential uses on commercial parcels
that encourages transit-oriented development in proximity to transit
centers, employment centers, and commercial and service uses.
Two designations accommodate commercial and residential mixed-use
development. The mixed-use designations allow combined commercial
and residential developments and both stand-alone commercial and
residential uses under specific circumstances.; however, exclusively
residential uses are not permitted in those areas. The Downtown Mixed
Use designation provides for more intense, mixed-used development
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surrounding the planned Gold Line Station to create a complete,
compact, walkable neighborhood that encourages transit use.
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
.
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Typical Population Density: 12-17 persons per acre
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 20-40 du/ac
Typical Population Density: 34-86 persons per acre
C – Commercial (50 du/ac and 0.5 FAR)
The Commercial designation 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. For commercial uses, the Floor Area Ratio (FAR)
is 0.5. In addition, the Commercial designation also
allows for straight residential development at a
minimum density of 30 dwelling unit per acre and a
maximum density of up to 50 dwelling unit per acre if
affordable housing units are provided.
Adjacent to Downtown, the Commercial designation is
intended to encourage small-scale office and
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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 Development 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
designated Commercial and Commercial/Light
Industrial, and along the Las Tunas corridor west of
Santa Anita Avenue, land use regulations might specify
that active uses such as restaurants and cafes are
permitted,but a flexible Overlay will allow residential
uses with affordable housing to transition into these
areas over time. but secondhand stores are not. The
Zoning Development Code and other regulatory
documents also indicate permitted building height limits
for specific properties.
Maximum FAR – 0.50 (only commercial square footage
is counted toward the FAR).
Unit Density with affordable housing units: 30-50 du/ac
Maximum 0.30 FAR for Santa Anita Park –The
residential density does not apply to this property.
Higher intensity Maximum 1.0 FAR under Downtown
Overlay 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
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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 60 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.
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
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district. Design approaches should minimize or limit
curb cuts/driveways at the front of the development
when rear or side egress options are available.
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. Stand-alone residential uses
are also allowed in specific circumstances. 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 30-50 du/ac
Maximum Height: up to 40 feet
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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 the inclusion of a
ground-floor, street-frontage commercial component,
but it is not required. 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. Stand-
alone residential uses are also allowed in specific
circumstances. 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: Up to 80 du/ac
Maximum Height: up to 60 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., or high density residential
projects with affordable housing that encourages transit-
oriented development in proximity to transit centers,
employment centers, and commercial and service 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.
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Maximum FAR: 0.50 1.0 (only for commercial square
footage is counted in calculation of FAR)
Unit Density: 80 du/ac
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
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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
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
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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
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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
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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.
Secondary Gateways. The gateway treatments for each of
these entries will differ in response to their context, but will
Huntington Drive and
Santa Anita Avenue is
a Focal Intersection.
This iconic gateway on
Huntington Drive
welcomes visitors to
Arcadia’s Downtown.
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Trees can make commercial areas much more inviting to pedestrians. Contrast the two photos.
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
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
The Parks,
Recreation, and
Community
Resources Element
discusses street
trees and tree
preservation in
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Public art can be decorative and whimsical, and can celebrate culture and heritage.
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
incompatibilities exist today, the City can take action to encourage the
transition over time to a more cohesive urban form.
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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 commercial
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
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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 Development 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.
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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
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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.
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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.
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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.
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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.
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Hillside Development
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
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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
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.
The Las Tunas Corridor, Live Oak Corridor, First Avenue (south of
Huntington Drive to Duarte Road), and most of the Commercial Districts
in the City offer opportunities for the incorporation of high density
residential uses along with commercial activity. Such mixed-use
development (or stand-alone residential development in specific
circumstances) 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 may have 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
Policies specific to
economic
development within the
commercial districts
are in the Economic
Development Element.
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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.
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
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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.
Policy LU-6.13: Redesign focal intersections and public areas
to create outdoor amenities and improve the
pedestrian experience.
Policy LU-6.14: Provide opportunities for high density
residential development providing affordable
housing units in a commercial zone that will
serve as a catalyst for other types of
development in the surrounding area.
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 report 3 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
3 San Gabriel Valley Economic Partnership: Economic Outlook, Los Angeles County
Economic Development Corporation. November 2008.
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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
Policy LU-7.4: Require aggregate mining facilities to
adequately buffer operations and facilities
with appropriate landscaping and grading
techniques.
Policy LU-7.5: Provide opportunities for high density
residential development providing affordable
housing units in an industrial zone that will
serve as a catalyst for other types of
development in the surrounding area, or help
revitalize the downtown district.
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
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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
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.
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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.
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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.
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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.
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Figure LU-7: Land Use Focus Areas
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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
them to shops and attractions in Downtown, as well as to Santa Anita
Park and the regional mall.
Figure lu-8:
Downtown Arcadia
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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 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
designation focuses the most intense mixed-use development potential
around the station. The 1.0 FAR accommodates sufficient development
Figure LU-9: Gold Line station Planned Configuration
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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,
stand-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. A Downtown Mixed Use Overlay zone will be added to this
area to facilitate high density residential projects, without compromising
the ability of the existing land uses to remain compliant and thriving.
The extension of the Downtown focus area north and west along Santa
Anita Avenue, Huntington Drive and Colorado Place are designated
either Commercial with an FAR overlay of 1.0 to allow a modest
increase in development intensity or will be re-zoned for Downtown
Mixed Use. The increase in intensity should encourage owners of older
buildings to pursue private redevelopment efforts that will provide
additional residential units as well as 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
cars to travel into Los Angeles. Good community design will make it
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Quality public
spaces attract
people.
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
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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
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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.
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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.
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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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
transit station and establishment of a transit
station in Downtown Arcadia, and take full
advantage of the opportunities the Metro
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 and residential
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.
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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, unless
affordable housing units are provided. 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.
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Figure LU-13:
FirstAvenue
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.
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Las Tunas and Live Oak
Avenue
Las Tunas and Live Oak Avenue Corridors have has supported a mix of
low-intensity businesses for many years, although a new residential
and retail center at Santa Anita Avenue and Las Tunas/Live Oak
corridors 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 Las Tunas Avenue corridor is west of
Santa Anita Avenue and consists of commercial, mixed-use, and light-
industrial manufacturing.
Figure LU-14: Las Tunas Drive/Live Oak Avenue
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
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better serve local residents, together with new residential uses in select
locations along the corridor in mixed-use or stand-alone developments.
Enhancements to accommodate and promote pedestrian activity will be
balanced with recognition of the roadway as a major east-west
connector.
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 unless affordable units are provided, 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
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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
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 and Las Tunas Drive
corridor
Policy LU-12.1: Encourage mixed-use and/or residential
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.
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Policy LU-12.6: Provide opportunities for high density
residential development providing
affordable housing units along the Live
Oak/Las Tunas corridors that will serve as
a catalyst for other types of development
in the surrounding area.
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Figure lu-15:
Lower Azusa
Road Reclamation
Area
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
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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 20 to 40 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,
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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.
Along the commercial corridors, the Commercial designation supports
continued economic vitality of the diverse businesses and residential
uses with affordable housing units. 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.
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The improvement of pedestrian connections between the residential
neighborhoods and the commercial businesses along Baldwin Avenue
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.
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Policy LU-14.6:Establish a marketing and branding strategy to
unify Baldwin Avenue as a key shopping and
dining destination
Policy LU-14.7: Provide opportunities for high density residential
development providing affordable housing units
along in the Commercial areas in the
Baldwin/Duarte area that will serve as a catalyst
for other types of development in the surrounding
area.
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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
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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
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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
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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
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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.
Figure lu-18: Santa Anita Park Linkages
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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
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
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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
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.
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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.
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
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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
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.
Refer to the Housing
Element for discussion
of Arcadia’s Regional
Housing Needs
Allocation.
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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.
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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.
When completed in 2010, implementation of the General Plan Land
Use Plan, with the assumptions described below, was 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.
Since the adoption of the 2010 General Plan, the City has updated its
Housing Element twice in compliance with State law, in 2013 and again
in 2021. Statewide housing policy was vastly different in 2021 than it
was in 2010, including much more focus on affordable housing.
Additionally, the City was given a housing allocation of 3,214 units in
the 2021-2029 housing cycle, more than triple the allocation of the
previous housing cycle. As a result, projections for future housing units
is much higher than was anticipated in the 2010 document. Each of the
Housing Element Updates included a detailed future conditions
projection as well as population projections. For the most recent
projections, please see the Technical Background Appendix to the 6th
Cycle Housing Element Update.
The analysis provided in 2010 has been retained below for context.
Projected Future Conditions
(2010)
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.
122
Arcadia General Plan – November 2010 Land Use and Community Design | 2-81
DRAFT – December 2023
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
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.
123
2-82 | Land Use AND Community Design Arcadia General Plan – November 2010
DRAFT – December 2023
Table LU-1: Buildout by Land Use Designation
Land Use Designations
Acres Dwelling Units Population 1
Non-Residential Building Square
Feet3
City SOI
2 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
124
Arcadia General Plan – November 2010
DRAFT – December 2023 Land Use and Community Design | 2-83
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.
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.
125
2-84 | Land Use AND Community Design Arcadia General Plan – November 2010
DRAFT – December 2023
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.
126
Arcadia General Plan – November 2010 Land Use and Community Design | 2-85
DRAFT – December 2023
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
CG
Commercial Planned Development – 1
General Commercial
C
Commercial (Santa Anita Av,
Huntington Dr. Colorado Pl. 1.0
FAR)
C-M
CG
CBD
Commercial Manufacturing
General Commercial
Central Business District
New Overlay Zone Required
RC Regional Commercial CG 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
127
2-86 | Land Use AND Community Design Arcadia General Plan – November 2010
DRAFT – December 2023
Introduction ....................................................................................... 2-1
Achieving Our Vision.........................................................................2-2
Scope of this Element ....................................................................... 2-3
Land Use...........................................................................................2-5
Community Design .......................................................................... 2-18
Citywide Goals and Policies ............................................................ 2-28
Land Use Focus Areas .................................................................... 2-43
Implications of Land Use Policy ....................................................... 2-80
General Plan and Zoning Consistency ............................................2-84
Table LU-1: Buildout by Land Use Designation ............................... 2-82
Table LU-2: Current and Prior Buildout Projections ......................... 2-83
Table LU-3: General Plan and Zoning Ordinance Consistency ........ 2-85
128
Attachment No. 4
Changes to the Zoning Map
129
3
3
3
3
3
3
3
3
3
33
3
3
3
3
3
3
3
3
3
3
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
o
n
o
o
o
o
o
Arcadia College
Preparatory
Serendipity Early
Care And
Education Center Wonder
Years Montessori
Arcadia
Montessori School
Barnhart Elementary
Holy Angels
Elementary
Our Lady Of
The Angels
Academy
First Presbyterian
Arcadia
ChristianBaldwin-Stocker
(Remote)
Elementary School
Baldwin-Stocker
Elementary School
Camino Grove
Elementary
School
Highland Oaks
Elementary
School
Holly Avenue
Elementary
School
Hugo Reid
Elementary
School
Longley Way
Elementary
School
Arcadia
High
School
Dana (Richard Henry)
Middle School
First Avenue
Middle
School
Foothills
Middle
School
Arcadia
Wilderness
Park
Arcadia
High School
Recreation Park
Newcastle
Park
Holly
Avenue Park
Camino Grove Park
Fairview
Avenue Park
Eisenhower
Park
Bonita Park
Tierra
Verde
Park
Forest Park
Hugo
Reid
Park
Tripolis
Park
Baldwin
Stocker Park
Santa
Anita
Park
Highland
Oaks Park
Orange
Grove
Park
Bicentennial Park
Arcadia
Golf
Course
Santa Anita
Race Track
Arcadia Chamber
Of Commerce
United States Department
Of Agriculture - Forest
Service
LA County
Arboretum And
Botanic Garden
Arcadia
Police
Department
Methodist
Hospital Of
Southern California
Arcadia
City
Hall
City Of Arcadia
Public Works
Services Department
Santa Anita
Staging Area
Arcadia
Community
Regional Park
Santa Anita
Golf Course
Peck Road
Fishing
Park
0 0.5 1
Miles
Ü Updated Date: December 19, 2023
County of Los Angeles, 2023
Data Source: City of Arcadia, 2023
Zoning Map
Overlay Zones
Automobile Parking Overlay (P)
Architectural Design Overlay (D)
Special Height Overlay (H)
The number adjacent to the "H" indicates
the maximum number of stories allowed.
H - "X"
D
P
Zones
Second One Family (R-1)¼¼(15,000 SF)
(12,500 SF)
(10,000 SF)
(7,500 SF)
Minimum Lot Size
Residential Mountainous (R-M)
Arcadia Logistics Center Specific Plan (SP-ALC)
High Density Residential (R-3)
Restricted High Density Residential (R-3-R)
Central Business District (CBD)
General Commercial (C-G)
Professional Office (C-O)
Regional Commercial (C-R)
Open Space - Outdoor Recreation (OS-OR)
Open Space - Resource Protection (OS-RP)
Mixed Use (MU)
Downtown Mixed Use (DMU)
Commercial Manufacturing (C-M)
Industrial (M-1)
Public Facilities (PF)
Special Uses (S-1)
Rail Right-of Way (R-R)
Specific Plan-Arroyo Pacific (SP-AP)
Santa Anita Specific Plan (SP-SA1)
Seabiscuit Pacifica Specific Plan (SP-SP)
Medium Density Residential (R-2)
First One-Family (R-O)
(30,000 SF)
(22,000 SF)¼¼(15,000 SF)
(12,500 SF)
Minimum Lot Size
!!!!!!!!
! ! ! !!!!!
! ! ! !!!!!
Downtown Parking Overlay
Downtown Overlay
Base Map Features
Arcadia City Boundary
Residential Flex Overlay (R-F)
Racetrack Event Overlay
Downtown Mixed Use Overlay
130
Attachment No. 5
Draft Text Amendments to the
Development Code (redlined)
131
CITY OF ARCADIA ZONING CODE ARTICLE IX: DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
Division 1:
Enactment, Applicability, and Enforcement
1 x
Table of Contents
Page
Section 9101.01 Purpose and Applicability of the Development Code .
9101.01.010 Title .................................................................................................................................................................. 1-1
9101.01.020 Purpose and Authority ...................................................................................................................................... 1-1
9101.01.030 Relationship to Prior Ordinances ..................................................................................................................... 1-1
9101.01.040 Prior Rights and Violations ............................................................................................................................... 1-1
9101.01.050 Relationship to General Plan ........................................................................................................................... 1-1
9101.01.060 Relationship to CEQA ...................................................................................................................................... 1-2
9101.01.070 Relationship to Design Guidelines ................................................................................................................... 1-2
9101.01.080 Exemptions for City Projects ............................................................................................................................ 1-2
9101.01.090 Severability ....................................................................................................................................................... 1-2
Section 9101.02 Interpretation of the Development Code Provisions............................................................................. 1-3
9101.02.010 Purpose and Intent ........................................................................................................................................... 1-3
9101.02.020 Rules of Interpretation ...................................................................................................................................... 1-3
9101.02.030 Procedures for Interpretation ........................................................................................................................... 1-4
9101.02.040 Uses Not Classified .......................................................................................................................................... 1-4
9101.02.050 Illustrations ....................................................................................................................................................... 1-6
9101.02.060 State Law Requirements .................................................................................................................................. 1-6
Section 9101.03 Zones Established .................................................................................................................................... 1-7
9101.03.010 Purpose and Intent ........................................................................................................................................... 1-7
9101.03.020 Establishment of Zones .................................................................................................................................... 1-7
Section 9101.04 Zoning Map ............................................................................................................................................... 1-9
9101.04.010 Zoning Map Adopted by Reference ................................................................................................................. 1-9
9101.04.020 Rights-of-way and Vacated Boundary Lines .................................................................................................... 1-9
9101.04.030 Uncertainty of Boundaries ................................................................................................................................ 1-9
9101.04.040 Classification of Annexed Lands ...................................................................................................................... 1-9
132
CITY OF ARCADIA ZONING CODE ARTICLE IX: DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
Section 9101.01 Zones Established
Subsections:
9101.03.010 Purpose and Intent
9101.03.020 Establishment of Zones
9101.01.010 Purpose and Intent
Zones have been established to classify, regulate, and restrict the uses of land and buildings; regulate and restrict the height and
bulk of buildings; regulate the area of yards and other open spaces about buildings; and regulate the density of people.
9101.01.020 Establishment of Zones
A. General. The City is divided into zones to allow for orderly, planned development and to implement the General Plan. Table
1-1 (Zones Implementing the General Plan) identifies all zones. All zones shall be listed and appropriately designated on the
official Zoning Map.
B. Base Zone. Every parcel shall have a base zone that establishes the primary type and intensity of land use permitted, along
with development regulations for that particular type and intensity of land use.
C. Overlay Zone. An overlay zone supplements the base zone for the purpose of establishing special use or development
regulations for a particular area in addition to the provisions of the underlying base zone. In the event of conflict between the
base zone regulations and the overlay zone regulations, the provisions of the overlay zone shall apply.
Table 1-1
Zones Implementing the General Plan
Zoning Map Symbol Zone Description Corresponding General Plan
Land Use Designation
Residential Zones
R-M Residential Mountainous Residential Estate
R-0 30,000
Low Density Residential
Residential Estate,
Very Low Density Residential,
Low Density Residential
R-0 22,000
R-0 15,000
R-0 12,500
R-1 15,000
Low Density Residential
Very Low Density Residential,
Low Density Residential R-1 12,500
R-1 10,000
R-1 7,500 Very Low Density Residential, Low Density
Residential, Horse Racing, Commercial
R-2 Medium Density Residential Medium Density Residential
R-3-R Restricted High Density Residential High Density Residential
R-3 High Density Residential High Density Residential
Commercial Zones
C-O Professional Office Commercial
C-G General Commercial Commercial
133
CITY OF ARCADIA ZONING CODE ARTICLE IX: DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
Table 1-1
Zones Implementing the General Plan
Zoning Map Symbol Zone Description Corresponding General Plan
Land Use Designation
C-M Commercial Manufacturing Commercial/Light Industrial
CBD Commercial Business District Commercial
C-R Regional Commercial Regional Commercial
Mixed Use Zones
DMU Downtown Mixed Use Downtown Mixed Use
MU Mixed Use Mixed Use
Industrial Zones
M-1 Industrial Industrial
Specific Plans
SP-SA1 Specific Plan Santa Anita 1 (Hale Medical Center) Commercial
SP-SP Specific Plan Seabiscuit Pacifica Commercial
SP-ALC Specific Plan Arcadia Logistics Center Commercial/Light Industrial
SP-AP Specific Plan Arroyo Pacific Downtown Mixed Use
Special Zones
S-1 Special Use (Santa Anita Racetrack) Horse Racing, Commercial
PF Public Facilities Public/Institutional
OS-OR Open Space Outdoor Recreation Open Space Outdoor Recreation
OS-RP Open Space Resources Protection Open Space Resources Protection
RR Rail Right-of-Way Rail Right-of-Way
Overlay Zones
P Automobile Parking Overlay
D Architectural Design Overlay
DO Downtown Overlay Downtown Overlay
DTP Downtown Parking Overlay
H Special Height Overlay
RTE Race Track Event Overlay
R-F Residential Flex Overlay
DMU Downtown Mixed Use Overlay
134
CITY OF ARCADIA ZONING CODE ARTICLE IX:DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
Division 2:
Zones, Allowable Uses, and Development Standards
Table of Contents
Page
Section 9102.01 Residential Zones..................................................................................................................................... 2-1
9102.01.010 Purpose and Intent........................................................................................................................................... 2-1
9102.01.020 Land Use Regulations and Allowable Uses ..................................................................................................... 2-2
9102.01.030 Development Standards in Single-Family Residential Zones (R-M, R-0, R-1) ................................................ 2-5
9102.01.040 Additional Residential Development Standards in Single-Family Residential Zones..................................... 2-14
9102.01.050 Permitted Projections in Single-Family Residential Zones............................................................................. 2-17
9102.01.060 Accessory Structures in Single-Family Residential Zones............................................................................. 2-18
9102.01.070 Swimming Pools, Spas, Water Features, and Ornamental Features............................................................. 2-20
9102.01.080 Accessory Dwelling Units............................................................................................................................... 2-21
9102.01.090 Development Standards in Multifamily Residential Zones (R-2, R-3, R-3-R) ................................................ 2-25
9102.01.100 Additional Residential Development Standards in Multifamily Zones ............................................................ 2-26
9102.01.110 Permitted Projections in Multifamily Zones .................................................................................................... 2-28
9102.01.120 Site Design and Architectural Standards ....................................................................................................... 2-28
9102.01.130 Exterior Lighting Standards for Residential Properties and Zones ................................................................ 2-29
9102.01.140 Other Applicable Regulations......................................................................................................................... 2-29
9102.01.150 Urban Lot splits............................................................................................................................................... 2-30
9102.01.160 Two Unit Projects............................................................................................................................................ 2-35
9102.01.170 Multifamily Objective Development Standards.............................................................................................. 2-41
9102.01.180 Mixed-Use Objective Development Standards ............................................................................................ 2-44
Section 9102.03 Commercial and Industrial Zones......................................................................................................... 2-49
9102.03.010 Purpose and Intent......................................................................................................................................... 2-49
9102.03.020 Land Use Regulations and Allowable Uses ................................................................................................... 2-49
9102.03.030 Development Standards................................................................................................................................. 2-56
9102.03.040 Additional Development Standards in All Commercial and Industrial Zones ................................................. 2-56
9102.03.050 Additional Regulations in C-R Zone ............................................................................................................... 2-57
9102.03.060 Site Plan and Design Review ......................................................................................................................... 2-57
9102.03.070 Other Applicable Regulations......................................................................................................................... 2-57
Section 9102.05 Downtown Zones.................................................................................................................................... 2-65
9102.05.010 Purpose and Intent......................................................................................................................................... 2-65
9102.05.020 Land Use Regulations and Allowable Uses in Downtown Zones................................................................... 2-65
9102.05.030 Development Standards in Downtown Zones ................................................................................................ 2-65
9102.05.040 Additional Development Standards in Downtown Zones ............................................................................... 2-66
135
CITY OF ARCADIA ZONING CODE ARTICLE IX:DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
9102.05.050 Mixed-Use Lot Consolidation Incentive Program ........................................................................................... 2-67
9102.05.060 Site Plan and Design Review ......................................................................................................................... 2-67
9102.05.070 Other Applicable Regulations......................................................................................................................... 2-67
Section 9102.07 Special Use Zone (Santa Anita Racetrack) .......................................................................................... 2-68
9102.07.010 Purpose and Intent......................................................................................................................................... 2-68
9102.07.020 Land Use Regulations and Allowable Uses ................................................................................................... 2-68
9102.07.030 Development Regulations Specific to S-1 ...................................................................................................... 2-71
9102.07.040 Site Plan and Design Review S-1 ............................................................................................................... 2-71
9102.07.050 Other Applicable Regulations......................................................................................................................... 2-72
Section 9102.09 Public Facilities, Open Space, and Rail Right-of-Way Zones............................................................. 2-74
9102.09.010 Purpose and Intent......................................................................................................................................... 2-74
9102.09.020 Land Use Regulations and Allowable Uses in PF, OS-OR, OS-RP, and RR Zones ..................................... 2-74
9102.09.030 Regulations Specific to PF, OS-OR, OS-RP, and R-R Zones ....................................................................... 2-76
9102.09.040 Site Plan and Design Review ......................................................................................................................... 2-76
9102.09.050 Other Applicable Regulations......................................................................................................................... 2-76
Section 9102.11 Overlay Zones......................................................................................................................................... 2-78
9102.11.010 D - Architectural Design Overlay Zone........................................................................................................... 2-78
9102.11.020 DO Downtown Overlay Zone ......................................................................................................................... 2-79
9102.11.030 DTP - Downtown Parking Overlay Zone ........................................................................................................ 2-79
9102.11.040 H Special Height Overlay Zone ...................................................................................................................... 2-79
9102.11.050 RF Residential Flex Overlay Zone ................................................................................................................. 2-81
9102.11.060 RTE Race Track Event Overlay Zone............................................................................................................ 2-82
9102.11.070 P Vehicle Parking Overlay Zone .................................................................................................................... 2-83
9102.11.080 DMU Downtown Mixed Use Overlay Zone .................................................................................................... 2-83
Section 9102.13 Specific Plans ......................................................................................................................................... 2-84
9102.13.010 Purpose and Intent......................................................................................................................................... 2-84
9102.13.020 Effect of Specific Plan Zone ........................................................................................................................... 2-84
9102.13.030 Required Contents of a Specific Plan ............................................................................................................ 2-84
9102.13.040 Land Use and Development Standards ......................................................................................................... 2-84
9102.13.050 Establishment of Specific Plan Zones............................................................................................................ 2-84
136
CITY OF ARCADIA ZONING CODE ARTICLE IX:DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
Section 9102.01 Residential Zones
Subsections:
9102.01.010 Purpose and Intent
9102.01.020 Land Use Regulations and Allowable Uses
9102.01.030 Development Standards in Single-Family Residential Zones (R-M, R-0, R-1)
9102.01.040 Additional Residential Development Standards in Single-Family Residential Zones
9102.01.050 Permitted Projections in Single-Family Residential Zones
9102.01.060 Accessory Structures in Single-Family Residential Zones
9102.01.070 Swimming Pools, Spas, Water Features, and Ornamental Features
9102.01.080 Accessory Dwelling Units
9102.01.090 Development Standards in Multifamily Residential Zones (R-2, R-3, R-3-R)
9102.01.100 Additional Residential Development Standards in Multifamily Zones
9102.01.110 Permitted Projections in Multifamily Zones
9102.01.120 Site Design and Architectural Standards
9102.01.130 Exterior Lighting Standards for Residential Properties and Zones
9102.01.140 Other Applicable Regulations
9102.01.150 Urban Lot splits
9102.01.160 Two Unit Projects
9102.01.170 Multifamily Objective Development Standards
9102.01.180 Mixed-Use Objective Development Standards
9102.01.010 Purpose and Intent
The purpose of the residential zones is to:
1. Provide for a full range of housing types and densities consistent with the General Plan;
2. Preserve, protect, and enhance the character of Ar residential neighborhoods and the quality of life of City residents;
3. Ensure adequate light, air, privacy, and open space for each dwelling; and
4. Ensure that the scale and design of new development and alterations to existing structures are compatible with surrounding
homes and appropriate to the physical characteristics of the site and the area where the project is proposed.
A. R-M Residential Mountainous Zone. The R-M zone is intended to provide areas for detached single-family dwelling units on estate-
type lots in the hillside and valley areas of the City and accessory uses compatible with the residential use of the zone. This zone
implements the General Plan Residential Estates designation.
B. R-0 Very Low Density Residential Zone. The R-0 zone is intended to provide areas for detached single-family dwelling units on
large lots and accessory uses compatible with the residential use of the zone. This zone implements the General Plan Residential
Estates, Very Low Density Residential, and Low Density Residential designations.
C. R-1 Low Density Residential Zone. The R-1 zone is intended to provide areas for detached single-family dwelling units and
accessory uses compatible with the residential use of the zone. This zone implements the General Plan Very Low Density
Residential and Low Density Residential designations.
D. R-2 Medium Density Residential Zone. The R-2 zone is intended to provide areas for a variety of dwelling types and accessory
uses compatible with the residential use of the zone. Types of dwelling units include attached or detached single- unit and multi-unit
homes and duplexes at a density of six to 12 dwelling units per acre. This zone implements is the General Plan Medium Density
Residential designation.
E. R-3 High Density Residential Zone. The R-3 zone is intended to provide areas for a variety of medium- to high-density
residential development and accessory uses compatible with the residential use of the zone. Types of dwelling units include single-
unit attached, townhomes, condominiums, and apartment structures at a density of 12 20 to 30 40 units per acre. This zone
implements the General Plan High Density Residential designation.
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F. R-3-R Restricted High Density Residential Zone. The R-3-R zone is intended to provide areas for medium to high-density
residential development at a density of 12 to 30 units per acre but restricted to one story in height. Accessory uses compatible
with the residential use of the zone are also permitted. This zone implements the General Plan High Density Residential
designation.
9102.01.020 Land Use Regulations and Allowable Uses
Amended by Ord. No. 2347
Amended by Ord. No. 2348
Amended by Ord. No. 2363
Amended by Ord. No. 2369 & 2370
A. Allowed Uses. Table 2-1 (Allowed Uses and Permit Requirements for Residential Zones) indicates the uses allowed within
each residential zone 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.
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 Permit and Minor Use Permit) of this Development Code.
C designates uses that require the approval of a Conditional Use Permit subject to requirements of Section 9107.09
(Conditional Use Permit and Minor Use Permit) of this Development Code.
-- 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 2-1 (Allowed Uses and Permit Requirements for Residential
Zones) includes a Section, Subsection, or Division number, the regulations in the referenced Section, Subsection, or
Division shall apply to the use.
D. Housing Element Candidate Sites. Pursuant to Government Code Section 65583.2(c), residential uses shall be allowed by-
right for housing development in which at least 20% of the units are affordable to lower-income households for sites that:
1. Are non-vacant and identified in the 5th Cycle Housing Element planning period; and
2. Vacant sites included in two or more consecutive Housing Element planning cycle;
3. Eligible sites can be found in the City' s 2021- 2029 Housing Element (6th Cycle). Development shall meet all of the
requirements of the respective zone in which such sites are located in unless otherwise permitted by this Division, and
shall comply the provisions of applicable environmental documents for such site, if any.
E.. Multi-Family Uses Permitted By-Right. Multifamily residential uses are permitted by-right in the following zones when 20%
Section 65583.2 (i): R-2, R-3, R-3-R, MU, DMU, and RF and DMU
overlays.
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CITY OF ARCADIA ZONING CODE ARTICLE IX:DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
Table 2-1
Allowed Uses and Permit
Requirements for Residential Zones
P Permitted
A Permitted as an Accessory Use
M Minor Use Permit Required
C Conditional Use Permit Required
-- Not Allowed
Land Use
R-M
R-0
R-1
R-2
R-3
R-3-R Specific Use
Regulations
Residential Uses
Boarding House -- -- -- -- -- --
Dwellings
Single-Family Dwelling
P
P
P
P
P
--
See required minimum
density (Section
9102.01.090, Table 2-6
and) Subsection
9102.01.100.A
(Exceptions to Minimum
Density in R-2 and R-3)
Multifamily Dwelling -- -- -- P P P See Land Use Regulations
and Allowable Uses
(Section 9102.01.020)
Two-Family Dwelling -- -- -- P P P
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CITY OF ARCADIA ZONING CODE ARTICLE IX:DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
Table 2-1
Allowed Uses and Permit
Requirements for Residential Zones
P Permitted
A Permitted as an Accessory Use
M Minor Use Permit Required
C Conditional Use Permit Required
-- Not Allowed
Land Use
R-M
R-0
R-1
R-2
R-3
R-3-R Specific Use
Regulations
Accessory Dwelling Unit A A A A A A
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
Agricultural Uses
Urban Agriculture A A A A A A See Subsection
9104.02.030 (Agricultural
Uses Urban Agriculture,
Small Animal and Fowl,
and Horses). See
Subsection 9104.02.145
(Employee Housing)
Horse Keeping A A A -- -- --
Small Animal and Fowl Keeping
A
A
A
--
--
--
Education
Schools, Private
C
C
C
C
C
C
May only be permitted as a
Conditional Use,
accessory to a Place of
Religious Assembly.
Medical-Related and Care Uses
Day Care, General
--
--
--
--
--
--
See Subsection
9104.02.080 (Day Care,
General)
Day Care, Limited - Small Family
A
A
A
A
A
A
See Subsection
9104.02.100 (Day Care,
Limited Small Family)
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CITY OF ARCADIA ZONING CODE ARTICLE IX:DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
November 2016 2-3 Division 2 Zones/Allowable Uses/Development Standards
Table 2-1
Allowed Uses and Permit
Requirements for Residential Zones
P Permitted
A Permitted as an Accessory Use
M Minor Use Permit Required
C Conditional Use Permit Required
-- Not Allowed
Land Use
R-M
R-0
R-1
R-2
R-3
R-3-R Specific Use
Regulations
Day Care, Limited - Large Family
A
A
A
A
A
A
See Subsection
9104.02.090 (Day Care,
Limited Large Family)
Employee Housing Six or fewer persons
P
P
P
P
P
P
See Subsection
9104.02.145 (Employee
Housing)
Residential Care Facility Six or fewer
persons
P
P
P
P
P
P
See Subsection
9104.02.260 (Residential
Care Facilities)
Residential Care Facility Seven or more
persons
P
P
P
P
P
P
See Subsection
9104.02.260 (Residential
Care Facilities)
Supportive Housing Housing Type --
P
--
P
--
P
P P P
Supportive Housing Residential Care
Facility Small Type
P
P
P
P
P
P
Transitional Housing Housing Type --
P
--
P
--
P
P P P
Transitional Housing Residential Care
Facility Small Type
P
P
P
P
P
P
Other Uses
Antennas and Wireless Communication
Facilities - Co-location or Panel
--
--
--
--
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 also Subsection
9104.02.050 (Antennas
and Wireless
Communication Facilities)
Antennas and Wireless Communication
Facilities - Standalone Facility
--
--
--
--
--
--
Places of Religious Assembly -- C C C C --
Sports Courts (Private)
P
P
P
P
P
P
Must comply with
Subsection 9104.02.330
(Sports Courts in
Residential Zones)
Recharging Stations A A A A A A
Utility Structures and Service Facilities C C C C C C
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CHAPTER 1:DEVELOPMENT CODE
9102.01.090 Development Standards in Multifamily Residential Zones (R-2, R-3, R-3-R)
Amended by Ord. No. 2347
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 Tables 2-1 ((Allowed Uses and Permit Requirements for Residential Zones) and 2-6 (Development
Standards for Multifamily Residential 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 2-6. Development
standards for accessory dwelling units are located in Section 9102.01.080 (Accessory
Dwelling Units), garages and other parking areas are located in Section 9103.07 (Off-Street Parking and Loading).
Table 2-6
Development Standards for
Multifamily Residential Zones (R-2, R-3-R, R-3)
Development Feature
R-2
R-3-R
R-3
Additional Requirements
Lot Standards
Minimum Lot Area (sq ft) 7,500 10,000 10,000
Minimum Lot Width
At Front Property Line 75 ft;
44 ft for cul-de-sac lots;
85 ft if reversed corner lot
100 ft
100 ft;
57 ft for cul-de-sac lots;
85 ft if reversed corner lot
At Front Setback Line 75 ft;
85 ft if reversed corner lot
100 ft;
85 ft if reversed corner lot
100 ft;
85 ft if reversed corner lot
Minimum Lot Depth 100 ft 100 ft 100 ft
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CITY OF ARCADIA ZONING CODE ARTICLE IX:DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
Structure Form and Location Standards
Maximum Density 1 unit per 3,750 sf of
lot area
1 unit per 1,450 sf of
lot area
1 unit per 1,089450 sf
of lot area (40
units/acre)
Minimum Density
2 units per lot
none
1 unit per 2,200 sf of
lot area (20 units/acre)
See Subsection
9102.01.100.A
(Exceptions to
Minimum
Density in R-2 and R-3)
Minimum Setbacks
Front 25 ft 25 ft 25 ft For other setback
regulations refer to
Subsections
9103.01.060 (Setback
Measurements and
Exceptions),
9102.01.100 (Additional
Residential
Development Standards
in Multifamily
Zones), and Subsection
Side
Interior
10 ft
10 ft
10 ft
Corner and Reverse
Corner (street side)
25 ft
25 ft
25 ft
Rear
10 ft
10 ft
10 ft
Maximum Lot Coverage N/A N/A N/A
Minimum Distance between
Structures
6 ft
6 ft
6 ft
Maximum Height
30 ft
18 ft
30 ft
Maximum Street-Facing
Porch Height
14 ft
14 ft
14 ft
Minimum Open Space (sq
ft per unit)
100
100
100
Garages and Parking Areas
See Section 9103.07 (Off-
Street Parking and
Loading)
143
CITY OF ARCADIA ZONING CODE ARTICLE IX:DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
Section 9102.03 Commercial and Industrial Zones
Subsections:
9102.03.010 Purpose and Intent
9102.03.020 Land Use Regulations and Allowable Uses
9102.03.030 Development Standards
9102.03.040 Additional Development Standards in All Commercial and Industrial Zones
9102.03.050 Additional Regulations in C-R Zone
9102.03.060 Site Plan and Design Review
9102.03.070 Other Applicable Regulations
9102.03.010 Purpose and Intent
A. Purpose. The purpose of the Commercial and Industrial zones is to:
1. Provide appropriately located areas for a wide range of commercial, office, and industrial uses to ensure the stability of
the economy; provide a variety of goods and services for residents, employees, and visitors; and increase
employment opportunities close to home for current and future residents consistent with the General Plan; and
2. Ensure that new commercial, office, and industrial development is designed to minimize traffic and parking and impacts on
surrounding residential neighborhoods, and is appropriate to the physical characteristics of the site and the area where
the project is proposed.
B. C-O Professional Office Zone. The C-O zone is intended to provide sites for development as administrative, financial,
business, professional, medical and governmental offices. This zone implements the General Plan Commercial designation.
C. C-G General Commercial Zone. The C-G zone is intended to provide areas for retail and service uses, offices, restaurants,
public uses, and similar and compatible uses. This zone implements the General Plan Commercial designation.
D. C-R Regional Commercial Zone. The C-R zone is intended to serve a regional market through regional commercial uses,
retail uses, entertainment, restaurants and other similar compatible uses within regional shopping malls. This zone implements
the General Plan Regional Commercial designation.
E. M-1 Industrial Zone. The M-1 zone is intended to provide areas for an array of warehouse, distribution, light manufacturing,
and assembly uses. This zone implements the General Plan Industrial designation.
9102.03.020 Land Use Regulations and Allowable Uses
Amended by Ord. No. 2375
A. Allowed Uses. Table 2-8 (Allowed Uses and Permit Requirements for Commercial and Industrial Zones) indicates the land
use regulations for Commercial and Industrial 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.
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
(Conditional Use Permits and Minor Use Permits) of this Development Code.
-- designates uses that are not permitted.
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CITY OF ARCADIA ZONING CODE ARTICLE IX:DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
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 2-8 includes a Section, Subsection, or Division number, the
regulations in the referenced Section, Subsection, or Division shall apply to the use.
Table 2-8
Allowed Uses and Permit
Requirements for Commercial
and Industrial Zones
P Permitted by Right (1)
A Permitted as an Accessory Use
M Minor Use Permit
C Conditional Use Permit
-- Not Allowed
Land Use
C-O
C-G
C-R
M-1
Specific Use Regulations
Business, Financial, and Professional
Automated Teller Machines (ATMs) P P P --
Check Cashing and/or Payday
Loans
--
--
--
--
Financial Institutions and Related
Services
P
P
P
--
Government Facilities P C C C
Office, Business and Professional
P
P
P
A
In M-1, accessory office
uses are limited to 25% of
building floor area.
Eating and Drinking Establishments
Bars, Lounges, Nightclubs, and
Taverns
--
C
M
--
See Subsection
9104.02.040 (Alcoholic
Beverage Sales)
Outdoor Dining (Incidental and on
Public Property) 12 seats or fewer
--
P
P
--
See Subsection
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
P
--
See Subsection
9104.02.230 (Outdoor
Dining Uses on Public
Property) and 9104.02.240
(Outdoor Dining-Incidental)
Restaurant Small (no alcohol) P P P M
Restaurant Large (no alcohol) M M P M
Restaurant Full or Limited Service
With late hours open between
midnight and 6:00 AM
--
C
M
--
See Subsection
9104.02.150 (Extended
Hours Uses)
Restaurant Full or Limited Service,
Serving Alcohol without late hours
M
M
P
--
See Subsection
9104.02.040 (Alcoholic
Beverage Sales)
Restaurant Full or Limited Service,
Serving Alcohol with late hours
C
C
M
--
Education
Schools, Private C C C --
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CITY OF ARCADIA ZONING CODE ARTICLE IX:DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
Table 2-8
Allowed Uses and Permit
Requirements for Commercial
and Industrial Zones
P Permitted by Right (1)
A Permitted as an Accessory Use
M Minor Use Permit
C Conditional Use Permit
-- Not Allowed
Land Use
C-O
C-G
C-R
M-1
Specific Use Regulations
Trade and Vocational Schools -- C M C
Tutoring and Education Centers -- C M --
Industry, Manufacturing and Processing, and Warehousing Uses
Brewery and Alcohol Production
--
C
A
P
Allowed as an accessory
use to a restaurant in C-R
zone.
Data Centers -- -- -- P
Hazardous Waste Facilities
--
--
--
C
See Subsection
9104.02.160 (Hazardous
Waste Facilities)
Food Processing -- -- -- P
Fulfillment Centers -- -- -- P
Light Industrial -- -- -- P
Heavy Industrial (under 40,000
square feet)
--
--
--
M
Heavy Industrial (40,000 square feet
and over)
--
--
--
C
Recycling facilities
Heavy processing -- -- -- C
See Subsection
9104.02.250 (Recycling
Facilities)
Large collection -- -- -- C
Light processing -- -- -- M
Reverse Vending Machine(s) -- P -- P
Small collection -- P -- P
Research and Development -- P -- P
Storage Accessory A A A A
Storage Outdoor -- -- -- C
Storage Personal -- -- -- C
Vehicle Storage -- -- -- M
Retail Warehouse (under 40,000
square feet)
-- -- -- P
Retail Warehouse (40,000 square
feet and over)
-- -- -- M
Wholesaling -- -- -- P
Medical-Related and Care Uses
Day Care, General
A
C
C
--
See Subsection
9104.02.080 (Day Care,
General)
Emergency Shelters
--
--
--
P
See Subsection
9104.02.140 (Emergency
Shelters)
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CITY OF ARCADIA ZONING CODE ARTICLE IX:DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
Table 2-8
Allowed Uses and Permit
Requirements for Commercial
and Industrial Zones
P Permitted by Right (1)
A Permitted as an Accessory Use
M Minor Use Permit
C Conditional Use Permit
-- Not Allowed
Land Use
C-O
C-G
C-R
M-1
Specific Use Regulations
Hospitals C -- -- P
Medical Clinics M M P P
Medical and Dental Offices P P P P
Residential Care Facilities Seven
or More Persons
C
P
C
P
--
--
See Subsection
9104.02.260 (Residential
Care Facilities)
Supportive Housing, Residential
Care Facility Large Type
C
C
--
--
Transitional Housing, Residential
Care Facility Large Type
C
C
--
--
Recreation and Entertainment
Arcade (Electronic Game Center) -- C P --
Commercial Recreation - Indoors -- C P C
Commercial Recreation - Outdoors -- C C C
Karaoke and/or sing-along uses
--
C
M
--
See Subsection
9104.02.190 (Karaoke
and/or Sing-Along Uses)
Health/Fitness Facilities, Small -- M P --
Health/Fitness Facilities, Large -- C P --
Indoor Entertainment C C P C
Studios Art and Music -- M P --
Residential Uses
Multifamily Dwelling -
-
P(1) -- -- See Subsection 9102.11.050
(Residential Flex Overlay
Zone)
Retail Uses
Alcohol Beverage Sales
Alcohol Sales, Off -Sale -- C M --
Alcohol Sales, Off-Sale,
Accessory to Eating and Drinking
Establishment Only
--
M
M
--
Alcohol Sales, Off-Sale,
Accessory to a Hotel Only
--
M
--
--
Building Material Sales and Services -- C -- P
Pawn Shop -- -- -- --
Pet Stores, inclusive of grooming
services
--
P
P
P
No overnight animal keeping
Plant Nursery -- P M P
Recreational Equipment Rentals P P P P
Retail Sales P P P C
147
CITY OF ARCADIA ZONING CODE ARTICLE IX:DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
Retail Carts and Kiosks - Indoor
P
P
P
P In C-R, indoor kiosks may
be informational/unstaffed
Retail Carts and Kiosks - Outdoor
--
M
P
--
See Subsection
9104.02.110 (Displays and
Retail Activities Outdoor)
Secondhand Stores -- C P C
Swap Meets -- C -- C
148
CITY OF ARCADIA ZONING CODE ARTICLE IX:DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
Table 2-8
Allowed Uses and Permit
Requirements for Commercial
and Industrial Zones
P Permitted by Right (1)
A Permitted as an Accessory Use
M Minor Use Permit
C Conditional Use Permit
-- Not Allowed
Land Use
C-O
C-G
C-R
M-1
Specific Use Regulations
Vehicle Rentals -- -- -- P
Vehicle Sales New
--
C
P
C
In C-R zone, may not
exceed 10,000 square feet
for any individual vehicle
sales establishment.
Vehicle Sales Used
--
C
P
--
In C-R zone, may not
exceed 10,000 square feet
for any individual vehicle
sales establishment.
Service Uses
Animal Boarding/Kennels
--
--
--
C
See Subsection
9104.02.200 (Kennels;
Animal Board and Care)
Animal Grooming -- P P --
Bail Bond Services -- -- -- --
Funeral Homes and Mortuaries -- C -- --
Hotel and Motel -- C -- --
Maintenance and Repair Services,
Large Appliance
--
P
--
P
Maintenance and Repair Services,
Small Appliance
--
P
P
P
Personal Services, General P P P C
Personal Services, Restricted -- C C --
Postal Services P P P P
Printing and Duplicating Services P P P P
Vehicle Repair and Services
Service/Fueling Station C C C C
See Subsection
9104.02.280
(Service/Fueling Stations)
Vehicle Washing/Detailing -- C A C
Vehicle Repair, Major -- -- -- P
Vehicle Repair, Minor -- M P P
Veterinary Services
--
C
C
C
See Subsection
9104.02.200 (Kennels;
Animal Board and Care)
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CITY OF ARCADIA ZONING CODE ARTICLE IX:DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
Table 2-8
Allowed Uses and Permit
Requirements for Commercial
and Industrial Zones
P Permitted by Right (1)
A Permitted as an Accessory Use
M Minor Use Permit
C Conditional Use Permit
-- Not Allowed
Land Use
C-O
C-G
C-R
M-1
Specific Use Regulations
Transportation, Communication, and Infrastructure Uses
Antennas and Wireless
Communication Facilities - Co-
Location or Panel
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 also Subsection
9104.02.050 (Antennas and
Wireless Communication
Facilities)
Antennas and Wireless
Communication Facilities -
Standalone Facility
--
C
C
C
Car Sharing
P
P
P
M
Car sharing parking spaces
may not occupy any space
required for another use.
Off-Street Parking Facilities (not
associated with a primary use)
P
P
P
C
Parking garages may front
on Huntington Drive only
when the ground floor
adjacent to the street is
constructed to
accommodate commercial
uses, not parking.
Recharging Stations P P P P
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
M
--
M
Donation Box Outdoor
M
M
--
M
See Subsection
9104.02.120 (Donation Box
Outdoor)
Drive-Through or Drive-Up Facilities
--
C
--
C
See Subsection
9104.02.130 (Drive-through
and Drive-up Facilities)
Extended Hours Uses
C
C
M
C
See Subsection
9104.02.150 (Extended
Hours Uses)
Places of Religious Assembly M M -- M
Stable, Public and Private -- -- -- C
Reverse Vending Machines
Consumer Goods
P
P
P
P
Allowed indoors only
Vending Machines P P P P Allowed indoors only
Note:
1) Residential Uses Only Permitted if affordable units provided ).
150
CITY OF ARCADIA ZONING CODE ARTICLE IX:DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
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
Amended by Ord. No. 2356
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 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. Residential uses are permitted above ground floor commercial
or adjacent to a commercial development, or as standalone projects in certain circumstances. . 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 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. Residential uses are permitted above ground floor commercial or adjacent to a
commercial development, or as standalone projects in certain circumstances. . 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 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 limited to various properties
north of Downtown as allowed under the Downtown Mixed Use Overlay 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 & 2356
Amended by Ord. No. 2369 & 2370
Amended by Ord. No. 2375
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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:
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 P P P
Eating and Drinking Establishments
Accessory Food Service A A A A
Alcohol Sales (On-site, 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
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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 150 ft of residential zone
M
M
M
M
See Subsection 9104.02.040 (Alcoholic
Beverage Sales) Restaurant Small or Large
Serving Alcohol, not within 150 ft of residential zone
P
M
P
M
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 onsite tasting
and associated retail commercial use
M
M
M
M
Brewery and Alcohol Production -- -- -- P
Data Centers -- -- -- C
Food Processing -- -- -- C
Fulfillment Centers -- -- -- C
Light Industrial -- -- -- P
Warehouse Retail (under 40,000 square feet) -- -- -- P
Warehouse Retail (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 -- M M P
Storage Accessory A A A A
Storage Personal -- -- -- M
Wholesaling -- -- -- P
Medical-Related and Care Uses
Day Care, General -- -- -- C
Hospitals and Medical Clinics -- -- -- C
Medical and Dental Offices P P P P
Recreation and Entertainment
Arcade (Electronic Game Center) M M M M
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Table 2-
10
Allowed Uses and Permit
Requirements for Downtown
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
M 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) C C C
Indoor Entertainment M M M M
Studios Art and Music M M M P
Residential Uses
Accessory Dwelling Unit
A
A
A
If the site currently has a single-family
dwelling or a multifamily dwelling.
Live/Work Unit
M
M
M
-- See Subsection 9104.02.210
(Live/Work Units)
Multifamily Dwelling (2) M M M -- Permitted only in conjunction with a
commercial use (See Section
9102,050.010) . Standalone
rResidential uses are permitted in
certain circumstances (see footnote 2
below). 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 See Map for C-M
parcels with DMU overlay permitting
residential use.
Supportive Housing Housing Type M (UF)P M (UF)P M (UF)P -- Transitional and supportive housing are
permitted as a residential use and only
subject to those restrictions that apply to
other residential dwellings of the same
type in the same zone. Transitional Housing Housing Type
M (UF)P
M (UF)P
M (UF)P
--
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 -- -- -- --
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Pawn Shop -- -- -- --
Plant Nursery -- -- -- --
Pet Stores, with inclusive of grooming services
P P P P Animal grooming shall be limited to
50% of the business. No overnight
animal keeping.
Recreational Equipment Rentals P P P P
Retail Sales P P P P
Retail Carts and Kiosks Indoor P P P P
Retail Carts and Kiosks Outdoor
M
M
M
M See Subsection 9104.02.110 (Displays
and Retail Activities Outdoor)
Secondhand Stores -- -- -- M
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 M
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 C C 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.
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Off-Street Parking Facilities (not associated with a
primary use) C C C C
Recharging Stations P P P P
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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
(1) Accessory dwelling units are subject to the development standards in Subsection 9102.01.080.
(2) Residential uses are permitted by right when 20% or more affordable units are provided for lower-income households. By-right
development will not require a MUP, planned unit development permit, or other discretionary review or approval except for the
Subdivision requirements and Objective Development Standards.
9102.05.030 Development Standards in Downtown Zones
Amended by Ord. No. 2356
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.
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
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Maximum Residential
Density
80 units/acre
5030
units/acre
80 units/acre Residential not allowed
except for parcels with
a DMU or RF Overlay
See Note (3) below.
Minimum Residential Density 40 units/acre 20 units/acre N/A20 units/acre Accommodate a
minimum of 16 units per
site.
Maximum FAR (2) 1.0 1.0 1.0 0.5
Minimum Storefront Width 25 ft N/A N/A N/A
Minimum Setback
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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 60 ft 604ft 60 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.
(2) FAR maximum is applicable only to nonresidential component of a development.
(3) Utilize DMU Zone development standards for a residential project located on a C-M zoned parcel within the DMU Overlay area and use the
RF Development standards for a residential project located on a C-M zoned parcel within the RF Overlay area.
9102.05.040 Additional Development Standards in Downtown Zones
Amended by Ord. No. 2356
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.
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
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CITY OF ARCADIA ZONING CODE ARTICLE IX:DIVISION AND USE OF LAND
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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 distr 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.
9102.05.050 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 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
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Section 9102.07 Special Use Zone (Santa Anita Racetrack)
Subsections:
9102.07.010 Purpose and Intent
9102.07.020 Land Use Regulations and Allowable Uses
9102.07.030 Development Regulations Specific to S-1
9102.07.040 Site Plan and Design Review S-1
9102.07.050 Other Applicable Regulations
9102.07.010 Purpose and Intent
The Special Use (S-1) zone is intended to provide for the continued operation of the Santa Anita Racetrack and to allow for
horseracing, related activities, and authorized special events. This zone implements the General Plan Horse Racing designation.
9102.07.020 Land Use Regulations and Allowable Uses
Amended by Ord. No. 2375
A. Allowed Land Uses. Table 2-12 (Allowed Uses and Permit Requirements for Special Purpose Zones) establishes the land
use regulations for the Special Use zone and any permits required to establish the use, pursuant to Division 7 (Permit
Processing Procedures). The regulations for the zone are established by letter designations as follows:
P represents permitted (allowed) uses.
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
(Conditional Use Permits and Minor Use Permits) of this Development Code.
-- designates uses that are not permitted.
For Temporary Uses, see Subsection 9102.07.020.D (Permitted Uses Exception).
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 2-12 (Allowed Uses and Permit Requirements for Special
Purpose Zones) includes a Section, Subsection, or Division number, the regulations in the referenced Section, Subsection,
or Division shall apply to the use.
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Table 2-12
Allowed Uses and Permit
Requirements for Special Purpose Zones
P
A
M
C
--
Permitted by Right
Permitted as an Accessory Use
Minor Use Permit
Conditional Use Permit
Not Allowed
Land Use
S-1
Specific Use Regulations
Eating and Drinking Establishments
Bars, Lounges, Nightclubs, and Taverns
P
Shall be located within Grandstand Structure for
non-horse racing activities and not open to the
public between 1:00 AM and 10:00 AM. See
Subsection 9104.02.040 (Alcoholic Beverage
Sales)
Restaurant, Large or Small, with or without On-Sale Alcohol
P
Shall be located within Grandstand Structure for
non-horse racing activities. Year-round usage of
the restaurant is permitted.
Events
Assembly/Meeting Facilities, Public or Private and Places of
Religious Assembly
P
Food and Beverage Events P
Filming Activities P
Non-profit and Public/Quasi Public Events P
Seasonal Sales P
Vehicle Sales, New P
Recreation
Daytime Sports and Athletic Events (live)
P
Horse Breeding, Training, and Shows P
Ride and Drives P
Sporting Event Viewing (not live)
P
Subject to performance standards of Subsection
9102.07.020.F (Allowed Special
Event/Temporary Uses).
Residential
Caretaker Units P Permitted when associated with horse-
racing activities.
Employee Housing P See Subsection 9104.02.145 (Employee
Housing)
Transportation, Communication, and Infrastructure Uses
Antennas and Wireless Communication Facilities Co-
location or Panel
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 also Subsection 9104.02.050 (Antennas
and Wireless Communication Facilities)
Antennas and Wireless Communication Facilities -
Standalone Facility
C
Car Sharing
P Car sharing parking spaces may not occupy any
space required for another use.
Construction Offices P
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CITY OF ARCADIA ZONING CODE ARTICLE IX:DIVISION AND USE OF LAND
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Table 2-12
Allowed Uses and Permit
Requirements for Special Purpose Zones
P
A
M
C
--
Permitted by Right
Permitted as an Accessory Use
Minor Use Permit
Conditional Use Permit
Not Allowed
Land Use
S-1
Specific Use Regulations
Recharging Stations P
Off-Street Parking Facilities (not associated with a primary
use)
P
Includes long-term parking and short-term film
crew and base camp parking and other short-
term private/public parking arrangements.
Other Uses
Vending Machines P Allowed indoors only
Reverse Vending Machines Consumer Goods P Allowed indoors only
D. Permitted Uses Exception. The Director shall review all proposed individual events and activities listed as Permitted Uses in
Subsection 9102.07.020.B (Director Determination). Permitted uses listed in Table 2-12 (Allowed Uses and Permit
Requirements for Special Purpose Zones) that exceed 10,000 people at any given time and/or that the Director finds to
have additional impacts may be subject to a Temporary Use Permit pursuant to Section 9107.23.
E. Allowed Special Event/Temporary Uses
1. Temporary Use Permit Required. Any use not listed as a permitted use in Table 2-12 12 (Allowed Uses and Permit
Requirements for Special Purpose Zones) and not held in conjunction with live racing is required to apply for a
Temporary Use Permit subject to the requirements of Section 9107.23 (Temporary Use Permits) of this Development
Code. A Temporary Use Permit is not required for any temporary uses, individual events, and activities that are held
within any of the parking lot, infield area and/or paddock area during a live racing event.
2. Types of Events. Temporary Uses allowed in the S-1 zone and subject to a Temporary Use Permit shall include, but
are not limited to the following:
a. Circuses, carnivals, and fixed-run traveling or seasonal shows;
b. Concerts and outdoor entertainment;
c. Cultural, lifestyle, music, and technology festivals;
d. Sporting events and shows;
e. Farmer Markets, antique shows, and craft fairs;
f. Movie festivals and premiers;
g. Planned helicopter landings and air shows;
h. Parades, cycling and running/walking events;
i. Specialty auto, truck, motorcycle and recreational vehicle shows; and
j. Trade shows and expos.
3. Location. Temporary uses are not permitted within the parking lots, unless otherwise allowed by Temporary Use
Permit.
4. Number of Events. Temporary events on Racetrack properties are limited to two simultaneous events, regardless of
whether the event is listed as a Permitted Use in Table 2-12 (Allowed Uses and Permit Requirements for Special
Purpose Zones) or as an Allowed Special Event/Temporary Use by Subsection 9102.07.020.F.2 (Types of Events),
unless all events are less than 5,000 persons and as otherwise approved by the Director.
5. Conditions of Approval and Referral to Council. The Director may place conditions on any use or event, or may
refer any application for such use or event to the City Council for consideration. Conditions of approval may include,
but are not limited to the following:
a. Additional setbacks and buffers;
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b. Restrictions on outdoor lighting;
c. Restriction of points of vehicular and/or pedestrian ingress and egress;
d. Regulation of noise, vibration, odors, etc
e. Regulation of the number, height and size of structures, equipment and/or signs;
f. Limitation of the hours and/or days of the proposed use;
g. If special sales are proposed, limitations on the locations where sales may occur, the number of vendors, and the
types of goods sold; and
h. If food sales are located outside, a requirement that all appropriate health department permits have been secured
and are in good standing.
F. Sporting Event Viewing (not live) Performance Standards. The following performance standards shall be applied to
allowable activities using a satellite feed, as identified in Subsection 9102.07.020 (Land Use Regulations and Allowable
Uses).
1. Hours and Number of Persons. No persons, other than employees of the race track, shall be allowed in the
unenclosed areas of the grandstand and race track between the hours of 6:00 pm and 8:00 am, except that between
6:00 pm and 8:00 am, up to 3,500 patrons of the racetrack may occupy the outside box seat, Club Court, and Turf Club
areas existing at the racetrack as of May 2, 2000, in order to watch and listen to individual televisions located at tables
therein or to view the big screen monitor in the infield of the racetrack.
2. No Outdoor Sound Amplification. There shall be no outdoor sound amplification or use of outdoor loudspeakers
between the hours of 6:00 p.m. and 8:00 a.m., unless approved by a Temporary Use Permit.
3. Closed Windows. Windows in the enclosed restaurant located within the grandstand structure shall be closed
between the hours of 6:00 p.m. and 8:00 a.m.
4. Parking Fee. There shall be no parking fee for events taking place after 6:00 p.m. The northerly parking lot shall not
be utilized for patron parking.
9102.07.030 Development Regulations Specific to S-1
A. General. 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 this Section unless a Master Plan or Specific Plan
has been approved and the development standards in Division 3 (Regulations Applicable to All Zones). Standards for
accessory structures are outlined in Subsection 9103.03.050 (Canopy Structures).
B. Development Standards
1. Floor Area Ratio. The maximum permitted floor area ratio (FAR) is 0.3.
2. Height Limit and Lot Size. No height limit or minimum lot size is established for this zone.
C. Additional Setbacks
1. Huntington Drive Setback. Other than service/fueling stations, no building or structure shall be located closer than
150 feet to the outside edge of the Huntington Drive right-of-way.
2. Setback for Stables. No stable or other building or structure for the shelter of horses or other animals shall be located
within 250 feet of any public street or highway.
9102.07.040 Site Plan and Design Review S-1
A. Applicability and Authority. Structures erected or modified to accommodate the land use activities listed in Division 2
(Zones, Allowable Uses, and Development Standards), including issuance of a building permit or sign permit, approval or
conditional approval of a conditional use permit, variance or modification with respect to any and all exterior alterations,
additions and new construction, installation of exterior lighting for the infield and parking areas, and installation of perimeter
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and parking lot landscaping and signing improvements, 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 and this Section. In the S-
1 Zone, the review and approval, conditional approval or disapproval shall be by the Commission and Council, except as
noted in Subsection 9102.07.040.C (Administrative Design Review). The provisions of this Section shall not apply to
building permits for work which is located entirely within a building and which does not alter the external appearance of the
building.
B. Design Review Procedures. The following design review procedures are intended to implement the goals of the City
General Plan and the following purposes:
C. Ensure that the architectural design of any additions, exterior alterations and new structures, and their materials and colors
are visually harmonious and compatible with the existing racetrack architectural design and functionally build upon the
racetr attributes.
D. Ensure that the location and configuration of structures are visually harmonious with their sites and with surrounding sites
and structures and do not dominate their surroundings to an extent inappropriate to their use.
1. Ensure that new buildings and structures respect the architectural and cultural heritage represented by the existing
racetrack buildings.
2. Ensure that the grandstands remain recognizable from key locations along the perimeter of the racetrack.
3. Ensure that the design and location of signs and their materials and colors are consistent with the character and scale
of the buildings to which they are attached or which are located on the same site and ensure that signs are visually
harmonious with surrounding development.
E. Administrative Design Review. The Director shall have the authority to review and approve, conditionally approve, or
disapprove applications for:
1. Minor exterior alterations not affecting the architectural integrity of the existing grandstand façade
2. Minor modifications to existing housing for racetrack employees
3. Minor improvements directed towards stabling and care of thoroughbreds
4. Minor exterior lighting plans within the infield and parking areas
5. Landscaping improvements
6. Minor sign improvements
9102.07.050 Other Applicable Regulations
In addition to the requirements contained in this Chapter 9102.07 (Special Use Zone), regulations contained in the following
Chapters may apply to development in special 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
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9102.03 Commercial and Industrial Zones 2-32 November 2016
Section 9102.11 Overlay Zones
Subsections:
9102.11.010 D - Architectural Design Overlay Zone
9102.11.020 DO Downtown l Overlay Zone
9102.11.030 DTP - Downtown Parking Overlay Zone
9102.11.040 H Special Height Overlay Zone
9102.11.050 RF Residential Flex Overlay Zone
9102.11.060 RTE Race Track Event Overlay Zone
9102.11.070 P Vehicle Parking Overlay Zone
9102.11.080 DMU Downtown Mixed Use Overlay Zone
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9102.11.050 RF Residential Flex Overlay Zone
A. Purpose and Intent. The Residential-Flex RF Overlay Zone is established to provide for greater flexibility in land use
planning and to maximize the housing types and styles at a more affordable price range than may be possible under the strict
application of other sections of this Division. The RF Overlay Zone provides the option to build a residential project in a
commercial zone. Given the state of commercial development throughout the City and region, there are locations that may
benefit from this flexibility; also, a residential project may serve as a catalyst for other types of development in the surrounding
area. The RF Overlay Zone is intended to maintain compatibility between residential and non-residential uses on adjacent lots
through development standards and design guidelines. The standards in this section are applicable to stand-alone residential
projects only; all other projects are subject to the requirements of the underlying zoning designation.
B. Allowed Uses. In addition to the land use regulations of the underlying zone, residential uses shall be permitted in the RF
Overlay zone with the review and approval of a Conditional Use Permit pursuant to the requirements of Section 9107.09
(Conditional Use Permits and Minor Use Permits) of this Development Code.allow residential developments by-right when 20
percent or more of the units are affordable to lower income households on sites identified as part of the Residential Flex
Overlay Zone. By-right development will not require a CUP, planned unit development permit, or other discretionary review or
approval . Refer to Section 9103.15.030
of the Code for additional incentives and concessions for affordable housing development.
C. Development Standards. 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 2-15 (Development Standards for
Residential Flex Overlay Zone) 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 2-15
(Development Standards for Residential Flex Overlay Zone).
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Notes:
(1) Refer to Section H for additional setback provisions.
(2) Residential units are permissible if affordable units are provided . Properties
within the CG zone with a Residential Flex Overlay may only be developed with residential uses if identified in the available sites list within the 6th
Cycle Housing Element Update on file in the Development Services Department.
D. 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.E. Parking Requirements. New residential development in the R-F Overlay Zones shall require a minimum of 1 space per
studio unit and 1.5 spaces per unit. Unless parking reductions or modifications are allowed in compliance with provisions
identified, parking spaces shall be provided in compliance with Table 3-3 (Off-Street Parking Requirements: Residential
Uses).
E.F. Laundry Facilities. If an area for installation of laundry facilities is not provided in every unit, a common laundry area
shall be provided with a minimum of one washer and one dryer for each eight units. The common laundry area shall be
centrally located to the units served.
F.G. Open Space
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.
Table 2-15
Development Standards for
Residential Flex Overlay Zones
Development Feature
R-F
Live
Oak
Las
Tunas
Commercial
General (CG)2
Additional
Requirements
Maximum Height
40 60 ft See Subsection
9103.01.050 (Height
Measurements and
Exceptions) Residential Density
Maximum 30 units/acre or 1 unit/1,450 sf50 units/acre
Minimum 20 units/acre or 1 unit/2,200 30 units/acre
Minimum Setbacks (1)
Front or adjacent to
a street 10 ft
Side (interior) 10 ft
Side (Street side) 10 ft
Distance between
Structures
Minimum
6-ft
Or as may otherwise be
required by the Fire
Code
Minimum Open Space
for Residential Uses
100 sf per unit See Subsection
9102.11.050.F (Open
Space)
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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.
G.H. Special Setback and Stepback Requirements. The purpose and intent of this section is to provide minimum standards for
property line setbacks and building stepbacks in cases where existing residential development is adjacent to new construction
within the RF Overlay to protect adjacent residential neighborhood integrity and character. These special requirements apply to
residential uses that were in existence at the time of adoption of these special provisions. The following standards shall apply:
1. Adjacent to Existing Residential
a. 10--B)
b. 3-foot minimum building stepback for building heights greater than 30--B), when
significant adjacent view impacts can be demonstrated.
c. Appropriate planting, trees or other natural materials shall be provided within the view plane of adjacent residential
uses.
i. All plantings or other natural materials shall be at full maturity within 1 year of installation and shall be
maintained in a manner that preserves
ii. Planting materials shall be primarily evergreen and shall limit shedding or lost of leaves during winter months.
iii. Deciduous trees and plantings shall be limited in a manner that does not demonstrably impact the screening
from adjacent properties.
2. Exceptions. Special exceptions may be granted to setback, stepback and screening requirements through the processing
of a modification application if the following can be demonstrated by the project applicant. All exception requests shall be
a. The setback standards preclude the applicant from reaching minimum densities and this can be
demonstrated conclusively by the applicant
b. The standards preclude the development of affordable housing units and this can be demonstrated
conclusively by the applicant.
c. Unique site conditions or factors may preclude the ability to comply with setback standard and/or the
installation of landscape screening.
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Figure 2-B: Setback and Step Back Provisions
I. Design Review
1. Applicability. Structures erected or modified to accommodate the land uses allowed by this Section 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.
(H).2. Design Review Criteria. The project design shall be compatible with the scale and quality of development within
the underlying zone and surrounding area. In conducting a review of projects subject to the requirements of this Section, the
Review Authority may utilize design guidelines/criteria that have been adopted by the City in order to provide guidance to
project proponents on how to best achieve the City's expectations for quality development; implementation of the applicable
General Plan goals and policies; and maintenance of the public health, safety, general welfare and property throughout the
underlying zone. Existing land uses shall be considered in the review of projects utilizing the Residential Flex Overlay Zone.
Neighborhood Serving Retail, such as supermarkets/grocery stores shall be retained and integrated into new projects to the
extent feasible to maintain commercial retail and services to serve the needs of the local and surrounding community.
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9102.11.080 DMU - Downtown Mixed Use Overlay Zone
Amended by Ord. No. XXXX
A. Purpose and Intent. The Downtown Mixed Use Overlay Zone (DMU) is established as an overlay on commercial
manufacturing (C-M) zoned parcels adjacent to the existing Downtown Mixed-Use Zone in the Downtown area. The DMU
Overlay Zone provides opportunities for high density residential projects in a commercial zone to revitalize the downtown district.
Given the state of commercial development throughout the City and region, there are locations that may benefit from this
flexibility; also, a residential project may serve as a catalyst for other types of development in the surrounding area. The
Downtown Mixed Use Overlay Zone is intended to provide opportunities for more intense residential uses on commercial
parcels that encourages transit-oriented development in proximity to transit centers, employment centers, and commercial
uses.
B. Allowed Uses. Any use permitted in the Downtown Mixed Use Overlay zone will conform to the use regulations established
within the zone to which the overlay is applied. Residential uses are allowed subject to the development standards mentioned
in Section 9102.11.080(C)(1) below.
C. Development Standards. All development regulations in the Downtown Mixed Use Overlay zone will conform to the standards
established within the underlying zone where the overlay is applied, with the following exceptions:
1. Utilize development standards for Downtown Mixed Use (DMU) zones if a residential project is developed with units
affordable to low- and lower-income households. Refer to Table 2-11 Development Standards for Downtown Zones.
D. Incentives for Affordability Provisions. Allow residential developments by-right when 20 percent or more of the units are
affordable to lower income households. By-right development will not require a MUP, planned unit development permit, or
other discretionary review or approval except for the Citys subdivision requirements and Objective Design Standards. Refer to
Section 9103.15.030 of the Code for additional incentives and concessions for affordable housing development.
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Section 9102.13 Specific Plans
Subsections:
9102.13.010 Purpose and Intent
9102.13.020 Effect of Specific Plan Zone
9102.13.030 Required Contents of a Specific Plan
9102.13.040 Land Use and Development Standards
9102.13.050 Establishment of Specific Plan Zones
9102.13.010 Purpose and Intent
The Specific Plan (SP) zone is established to implement Sections 65450 through 65457 of the California Government Code. As
provided for in the Government Code, a Specific Plan is designed to provide for flexibility, innovative use of land resources and
development, a variety of housing and other development types, and an effective and safe method of pedestrian and vehicular
circulation. A Specific Plan may be adopted for any property or group of properties meeting the criteria set forth in this Division
and Section 9107.21 (Specific Plans). The Specific Plan zone shall apply to all properties lying within the bounds of a specific
plan that has been adopted by resolution or ordinance of the Council.
9102.13.020 Effect of Specific Plan Zone
Once adopted, a specific plan shall govern all use and development of properties within the bounds of that specific plan. Where a
specific plan is silent with regard to particular development standards, the provisions of this Code shall govern. The Director shall
have the authority to determine which 9103.07 of this Code apply where a specific plan is silent.
9102.13.030 Required Contents of a Specific Plan
The required contents of a specific plan shall be as set forth in Government Code Section 65450 et seq.
9102.13.040 Land Use and Development Standards
Each adopted specific plan establishes the land use regulations and development standards applicable to the properties within
the specific plan. To the extent that any development standard is not provided by an individual specific plan, such standard shall
be in accordance with the provisions of the zone in this Division that most closely resembles the zone in the specific plan.
9102.13.050 Establishment of Specific Plan Zones
Adopted specific plans in Arcadia are listed below. These specific plans define the development standards and guidelines for each
corresponding specific plan zone.
A. SP-SA1 (Hale Medical Center). The Hale Medical Center Specific Plan regulates the development and design of the Hale
Medical Center structure and is designated SP-SA1 on the Zoning Map. Regulations and design elements for the SP-SA1
zone, with related implementing actions, are set forth in the Hale Medical Center Specific Plan.
B. SP-SP (Seabiscuit Pacifica). The Seabiscuit Pacifica Specific Plan regulates the development and design of structures
within the Seabiscuit Pacifica Specific Plan, designated SP-SP on the Zoning Map. Land use regulations, development
standards, and required design elements for the SP-SP zone, with related implementing actions, are set forth in the
Seabiscuit Pacifica Specific Plan.
C. SP-ALC (Arcadia Logistic Center). The Arcadia Logistic Center Specific Plan regulates the development and design of
structures within the Arcadia Logistic Center Specific Plan, designated SP-ALC on the Zoning Map. Land use regulations,
development standards, and required design elements for the SP-ALC zone, with related implementing actions, are set forth
in the Arcadia Logistic Center Specific Plan.
D. SP-AP (Arroyo Pacific School). The Arroyo Pacific Specific Plan regulates the development and design of structures within
the Arroyo Pacific Specific Plan; designated SP-AP on the Zoning Map. Land use regulations, development standards, and
required design elements for the SP-AP zone, with related implementing actions, are set forth in the Arroyo Pacific Specific
Plan.
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Division 3:
Regulations Applicable to All Zones Site Planning
and General Development Standards
3
Table of Contents
Page
Section 9103.01 Site Planning and General Development Standards ............................................................................. 3-1
9103.01.010 Purpose and Intent ........................................................................................................................................... 3-1
9103.01.020 Measuring Distances ........................................................................................................................................ 3-1
9103.01.030 Measuring Floor Area and Floor Area Ratio .................................................................................................... 3-1
9103.01.040 Measuring Lot Coverage .................................................................................................................................. 3-2
9103.01.050 Height Measurements and Exceptions ............................................................................................................ 3-2
9103.01.060 Setback Measurements and Exceptions .......................................................................................................... 3-4
9103.01.070 Vehicular Visibility Standards ........................................................................................................................... 3-7
9103.01.080 Mechanical and Electrical Equipment Screening ............................................................................................. 3-7
9103.01.090 Access .............................................................................................................................................................. 3-8
9103.01.100 Solar Energy System ....................................................................................................................................... 3-8
9103.01.110 Solar Energy System, Small Residential Rooftop ............................................................................................ 3-9
9103.01.120 Exterior Lighting ............................................................................................................................................. 3-10
9103.01.130 Trash Enclosures ........................................................................................................................................... 3-11
Section 9103.03 Canopy Structures ................................................................................................................................. 3-13
9103.03.010 Canopy Structures in Residential Zones ........................................................................................................ 3-13
9103.03.020 Canopy Structures in All Other Zones ............................................................................................................ 3-13
9103.03.030 Repair and Maintenance ................................................................................................................................ 3-13
Section 9103.05 Fences, Walls, and Gates ...................................................................................................................... 3-15
9103.05.010 Purpose and Intent ......................................................................................................................................... 3-15
9103.05.020 Permit Requirements ..................................................................................................................................... 3-15
9103.05.030 Development Standards ................................................................................................................................. 3-15
9103.05.040 Prohibited Fencing Materials in All Zones ...................................................................................................... 3-21
Section 9103.07 Off-Street Parking and Loading ............................................................................................................ 3-23
9103.07.010 Purpose and Intent ......................................................................................................................................... 3-23
9103.07.020 Applicability .................................................................................................................................................... 3-23
9103.07.030 Permit Requirements ..................................................................................................................................... 3-24
9103.07.040 Exemptions .................................................................................................................................................... 3-24
9103.07.050 Off-Street Parking for Residential Uses ......................................................................................................... 3-24
9103.07.060 Off-Street Parking for Non-Residential Uses ................................................................................................. 3-28
173
9103.07.070 Mixed-Use (Nonresidential and Residential Combined) Parking Standards .................................................. 3-34
9103.07.080 Parking Area Design Standards Applicable to All Zones ............................................................................... 3-34
9103.07.090 Shared/Joint Use, Off-site Parking, and In-Lieu Parking................................................................................ 3-36
9103.07.100 Valet Parking .................................................................................................................................................. 3-37
9103.07.110 Parking Structures .......................................................................................................................................... 3-37
9103.07.120 Prohibition on Commercial Vehicle Parking in Residential Zones ................................................................. 3-38
9103.07.130 Landscape Standards for Parking Lots .......................................................................................................... 3-38
9103.07.140 Parking for Electric and Alternative Fuel Vehicles ......................................................................................... 3-39
9103.07.150 Bicycle Parking Requirements ....................................................................................................................... 3-39
9103.07.160 Off-Street Loading .......................................................................................................................................... 3-40
Section 9103.09 Landscaping ........................................................................................................................................... 3-43
9103.09.010 Purpose and Intent ......................................................................................................................................... 3-43
9103.09.020 Applicability .................................................................................................................................................... 3-43
9103.09.030 Landscape Plan Required; What Constitutes Landscape Materials .............................................................. 3-43
9103.09.040 Landscape Requirements .............................................................................................................................. 3-43
9103.09.050 Landscape Irrigation and Maintenance .......................................................................................................... 3-46
Section 9103.11 Signs ........................................................................................................................................................ 3-47
9103.11.010 Purpose .......................................................................................................................................................... 3-47
9103.11.020 Applicability .................................................................................................................................................... 3-48
9103.11.030 General Provisions ......................................................................................................................................... 3-48
9103.11.040 Exempt Signs ................................................................................................................................................. 3-49
9103.11.050 Prohibited Signs ............................................................................................................................................. 3-50
9103.11.060 Allowable Area for Identification ..................................................................................................................... 3-51
9103.11.070 Permanent Signs by Zone Locations and Allowed Sign Area ..................................................................... 3-51
9103.11.080 Regulations Specific to Types of Permanent Signs ....................................................................................... 3-66
9103.11.090 Signs for Specific Uses .................................................................................................................................. 3-67
9103.11.100 Temporary Signs ............................................................................................................................................ 3-68
9103.11.110 Iconic Signs .................................................................................................................................................... 3-71
9103.11.120 Procedures for Sign Permits, Exemptions, and Revocations ......................................................................... 3-73
9103.11.130 Comprehensive Sign Program ....................................................................................................................... 3-75
9103.11.140 Sign Maintenance .......................................................................................................................................... 3-76
9103.11.150 Enforcement ................................................................................................................................................... 3-77
9103.11.160 Nonconforming Signs ..................................................................................................................................... 3-77
9103.11.170 Abandoned Signs ........................................................................................................................................... 3-78
9103.11.180 Illegal Signs .................................................................................................................................................... 3-78
9103.11.190 Definitions ...................................................................................................................................................... 3-79
Section 9103.12 Outdoor Displays.................................................................................................................................... 3-90
9103.12.010 Regulations for the C-G, C-R, C-M, CBD, DMU, and MU Zones ................................................................... 3-90
Section 9103.13 Performance Standards ......................................................................................................................... 3-92
9103.13.010 Purpose and Intent ......................................................................................................................................... 3-92
174
9103.13.020 Dust and Dirt .................................................................................................................................................. 3-92
9103.13.030 Smoke ............................................................................................................................................................ 3-92
9103.13.040 Electromagnetic Disturbances and Radiation ................................................................................................ 3-92
9103.13.050 Hazardous Materials ...................................................................................................................................... 3-93
9103.13.060 Heat and Humidity .......................................................................................................................................... 3-93
9103.13.070 Light and Glare ............................................................................................................................................... 3-93
9103.13.080 Vibration ......................................................................................................................................................... 3-93
9103.13.090 Odors ............................................................................................................................................................. 3-93
Section 9103.15 Density Bonuses for Affordable and Senior Housing ......................................................................... 3-94
9103.15.010 Purpose and Applicability ............................................................................................................................... 3-94
9103.15.020 Density Bonus ................................................................................................................................................ 3-94
9103.15.030 Incentives and Concessions .......................................................................................................................... 3-95
9103.15.040 Findings .......................................................................................................................................................... 3-98
9103.15.050 Application Requirements .............................................................................................................................. 3-98
9103.15.060 Location and Type of Designated Uses ......................................................................................................... 3-99
Section 9103.17 Historic Preservation ........................................................................................................................... 3-101
9103.17.010 Title .............................................................................................................................................................. 3-101
9103.17.020 Purpose ........................................................................................................................................................ 3-101
9103.17.030 Applicabilty ................................................................................................................................................... 3-102
9103.17.040 Historic Preservation Commission ............................................................................................................... 3-102
9103.17.050 Reserved ...................................................................................................................................................... 3-102
9103.17.060 Local Eligibility and Designation Criteria ...................................................................................................... 3-102
9103.17.070 Designation Procedures ............................................................................................................................... 3-103
9103.17.080 Alterations to Historic Resources ................................................................................................................. 3-104
9103.17.090 Certificates of Economic Hardship ............................................................................................................... 3-108
9103.17.100 Incentives for Historic Preservation .............................................................................................................. 3-109
9103.17.110 Appeals ........................................................................................................................................................ 3-110
9103.17.120 Duty to Keep in Good Repair ....................................................................................................................... 3-110
9103.17.130 Ordinary Maintenance and Repair ............................................................................................................... 3-110
3-110
9103.17.150 Enforcement Penalties ................................................................................................................................. 3-111
3-111
175
9103.01.010 Off-Street Parking for Residential Uses
Amended by Ord. No. 2347
Amended by Ord. No. 2375
A. Number Required. Unless off-street parking reductions are allowed in compliance with provisions identified, off-street parking
spaces shall be provided in compliance with Table 3-3 (Off-Street Parking Requirements: Residential Uses). These standards
shall be considered the minimum required to preserve the public health, safety, and welfare of the community. An increase or
decrease in the parking requirements may be determined by the Review Authority in particular circumstances where these
requirements are inadequate for a specific project. These cases shall be determined through a parking study as outlined in
this Division.
B. Off-Street Parking Requirement Calculations. Table 3-3 (Off-Street Parking Requirements: Residential Uses) establishes
the off-street parking requirements for number of spaces. Except as otherwise specifically stated, the following rules apply:
1. to floor area as defined in Division 9 (Definitions),
unless otherwise specified.
2. Any fractional parking space greater than or equal to one-half shall be rounded to the next whole number. If the fraction
is less than 0.49 of a space, the total number of spaces shall be rounded down to the nearest whole number.
C. Off-Street Residential Parking Requirements for Residential Uses
1. Uses Not Listed. The number of parking spaces required for land uses not specifically listed shall be determined by the
Director based on common functional, product, or compatibility characteristics and activities. The determination is
considered a formal interpretation of the Development Code and shall be decided and recorded accordingly. The
interpretations shall have the same force of law as the provisions of this Section. Any inclusion of land uses in this
Section shall be defined and included in Division 9 (Definitions), and shall be included in the land uses in Division 2
(Zones, Allowable Uses, and Development Standards).
Table 3-3
Off-Street Parking Requirements:
Residential Uses
Land Use Minimum Parking Spaces Required
Single-Family Dwellings (Attached and Detached) and
Two-Family Dwellings
2 spaces per dwelling unit in a garage for units less than 5,000
square feet in size with up to 4 bedrooms
3 spaces per dwelling unit in a garage for units 5,001 square
feet or more in size and/or with 5 or more bedrooms (1)
Accessory Dwelling Unit Refer to Section 9102.01.080
Multifamily Dwellings For the R-2, R-3 and R-3-R Zones:
2 covered spaces per unit, plus guest parking as follows:
1 guest parking space for every 2 units
For the Residential Flex Overlay Zones:
1 space per studio unit
1.5 spaces per unit
Mixed Use Units 1 space per studio unit
1.5 spaces per unit
1 guest space for every 3 units
Live/Work Units 1 space per unit and 1 space per 1,000 square feet of nonresidential
floor area
176
Senior Housing (when restricted to age 62 and older) For senior affordable apartment housing: 1 space per unit, and 1
guest space for every 4 units for assisted living facilities: 1.5 spaces
per unit
For senior market rate housing: 2 spaces per unit
Notes:
(1) A tandem parking space may be allowed to satisfy the third required, or any non-required, parking space, subject to Design Review
approval.
(2) Parking standards shall not be imposed on an accessory dwelling unit in any of the following circumstances:
a. The accessory dwelling unit is located within one-half mile of public transit
b. The accessory dwelling unit is located within an architecturally and historically significant historic district
c. The accessory dwelling unit is part of the existing primary residence or an existing accessory structure
d. When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit
e. When there is a car sharing vehicle located within one block of the accessory dwelling unit
.
2. Residential Use: When Required Covered or Garage Parking Cannot Be Provided. Apart from the requirements for
parking in a garage contained in Table 3-3 (Off-Street Parking Requirements: Residential Uses) for residential uses,
wherever required covered or garage parking cannot be provided due to physical limitations on a property, an alternative
parking arrangement for the remaining required parking can be arranged by the approval of an Administrative
Modification subject to the requirements of Section 9107.05 (Administrative Modifications).
D. Parking Location
1. Parking spaces shall be designed, constructed, and maintained in a manner that does not preclude direct and free access
to stairways, walkways, elevators, any pedestrian way, and fire safety equipment.
2. Vehicle parking (and access thereto) shall be provided on a permanently paved surface.
3. When required off-street parking spaces are provided on a separate lot from the building or land use, Subsection
9103.07.090 (Shared/Joint Use and Off-site Parking) shall apply.
177
9103.01.020 Mixed-Use (Nonresidential and Residential Combined) Parking Standards
Amended by Ord. No. 2375
A. Mixed-Use with Residential. This subsection applies to mixed-use developments as defined in Division 9 (Definitions) and
where allowed by Division 2 (Zones, Allowable Uses, and Development Standards).
1. The number of parking stalls provided shall be as outlined in Tables 3-3, 3-5, 3-6, 3-7, and 3-8.
2. No more than 50 percent of the required guest parking spaces for the residential units may be shared with the required
commercial parking spaces.
3. The parking for the residential use required to be in a fully enclosed garage in compliance with Table 3-3 may be provided
within an underground or aboveground parking structure rather than a garage.
4. With the exception of the guest parking, parking for the residential uses shall be provided and maintained separate and
secure from the on-site public parking.
5. A 25 percent reduction may be applied to the project for all commercial uses if the parking area is located within 1,320
feet of a light rail station.
6. If affordable residential units are proposed with mixed-use developments, refer to Section 9103.15.030 of the Arcadia
Municipal Code for incentives and concessions to parking standards.
178
Section 9103.15 Density Bonuses for Affordable and Senior Housing
Subsections:
9103.15.010 Purpose and Applicability
9103.15.020 Density Bonus
9103.15.030 Incentives and Concessions
9103.15.040 Findings
9103.15.050 Application Requirements
9103.15.060 Location and Type of Designated Uses
9103.15.010 Purpose and Applicability
This Section is intended to implement the housing element of the general plan and the requirements of Government Code Sections
65915 through 65918, offering incentives for the development of affordable housing for low-income, moderate-income, and senior
citizen households., as well as housing developments for foster youth, disabled veterans, homeless persons, and college students.
Where regulations are not specifically addressed in this Section or where conflicts exist between these provisions and the
provisions of Government Code Sections 65915 through 65918, the provisions of the Government Code, as they may be amended
over time, shall apply.
9103.15.020 Density Bonus
Density bonus refers to a density increase over the otherwise maximum allowable residential density established by this
Development Code and in the Land Use and Community Design Element of the General Plan as of the date of application by the
developer, and is in accordance with the affordability levels proposed in the project, consistent with density bonus law provisions
contained in Government Code Sections 65915-65918.
In order to be eligible for a density bonus and other incentives as provided by this Section, a proposed housing development shall
comply with the eligibility requirements specified in Government Code Sections 65915 through 65918. A density bonus and
applicable incentives or concessions shall be granted if an applicant for a housing development seeks and agrees to construct a
development that contains low-income, very low-income, moderate-income, and/or senior housing units, and it is consistent with
one of the following as the required percentages of which are outlined set forth in Government Code Section 65915(b)(1):
At least 5% of the for-sale or rental housing units are restricted to very low-income residents.
At least 10% of the for-sale or rental housing units are restricted to lower income residents.
At least 10% of the housing units in a for-sale development are restricted to moderate income residents.
At least 33% of the housing units in a proposed condominium project (from an apartment conversion) are restricted to
low or moderate income residents, or at least 15% of the housing units are restricted to lower income residents.
-income residents
(with a maximum of 20% moderate).
At least 10% of the housing units are for transitional foster youth, disabled veterans or homeless persons, with rents
restricted at the very low-income level. The ten percent shall be subject to a recorded affordability restriction of 55 years
and shall be provided at the same affordability level as very low income units.
At least 20% of the housing units are for low-income students in housing dedicated for full-time students at accredited
er -43).
The project donates at least one acre of land to the city or county for very low-income units, and the land has the
appropriate general plan designation, zoning, permits and approvals, and access to public facilities needed for such
housing.
The project is a senior citizen housing development of at least 35 units (no affordable units required).
The project is a mobile home park age-restricted to senior citizens (no affordable units required).
Replacement Housing. Developers obtaining a density bonus are required to replace existing units which are occupied by very
low- or lower-income households, at the time of the density bonus application. Developers are also required to replace existing
units which were occupied by very low- or lower-income households that have been demolished or vacated within a five-year
period preceding the density bonus application. The housing development must also meet the applicable affordable housing
standards, including the replacement units.
179
9103.15.030 Incentives and Concessions
A. Determination of Density Bonus. The amount of a density bonus and the extent of other incentives allowed
for a proposed housing development shall be determined by the Council in compliance with Government Code
Section 65915. If a density bonus or other incentives cannot be accommodated on a site due to strict compliance
with the provisions of this Development Code, the Council may modify or waive other development standards
as necessary to accommodate all bonus units and other incentives to which the development is entitled.
B. Calculating Density Bonus. The calculation of a density bonus in compliance with this subsection that
results in fractional units shall be rounded up to the next whole number, as required by State law. For the
purposes of calculating a bonus, the residential units do not have to be based upon individual subdivision maps
or lots. A minimum density bonus of 20% and up to 80% above the maximum density will be calculated as
follows:
Affordable
Unit
Percentage
Very Low
Income Density
Bonus
Low Income
Density
Bonus
Moderate
Income
Density Bonus
Land Donation
Density Bonus
Senior
Housing*
Foster
Youth/
Disabled
Veterans/
Homeless
College
Students
5% 20% - - - 20% - -
6% 22.5% - - - 20% - -
7% 25% - - - 20% - -
8% 27.5% - - - 20% - -
9% 30% - - - 20% - -
10% 32.5% 20% 5% 15% 20% 20% -
11% 35% 21.5% 6% 16% 20% 20% -
12% 38.75% 23% 7% 17% 20% 20% -
13% 42.5% 24.5% 8% 18% 20% 20% -
14% 46.25% 26% 9% 19% 20% 20% -
15% 50% 27.5% 10% 20% 20% 20% -
16% 50% 29% 11% 21% 20% 20% -
17% 50% 30.5% 12% 22% 20% 20% -
18% 50% 32% 13% 23% 20% 20% -
19% 50% 33.5% 14% 24% 20% 20% -
20% 50% 35% 15% 25% 20% 20% 35%
21% 50% 38.75% 16% 26% 20% 20% 35%
22% 50% 42.5% 17% 27% 20% 20% 35%
23% 50% 46.25% 18% 28% 20% 20% 35%
24% 50% 50% 19% 29% 20% 20% 35%
25% 50% 50% 20% 30% 20% 20% 35%
26% 50% 50% 21% 31% 20% 20% 35%
27% 50% 50% 22% 32% 20% 20% 35%
28% 50% 50% 23% 33% 20% 20% 35%
29% 50% 50% 24% 34% 20% 20% 35%
30% 50% 50% 25% 35% 20% 20% 35%
31% 50% 50% 26% 35% 20% 20% 35%
180
32% 50% 50% 27% 35% 20% 20% 35%
33% 50% 50% 28% 35% 20% 20% 35%
34% 50% 50% 29% 35% 20% 20% 35%
35% 50% 50% 30% 35% 20% 20% 35%
36% 50% 50% 31% 35% 20% 20% 35%
37% 50% 50% 32% 35% 20% 20% 35%
38% 50% 50% 33% 35% 20% 20% 35%
39% 50% 50% 34% 35% 20% 20% 35%
40% 50% 50% 35% 35% 20% 20% 35%
41% 50% 50% 38.75% 35% 20% 20% 35%
42% 50% 50% 42.5% 35% 20% 20% 35%
43% 50% 50% 46.25% 35% 20% 20% 35%
44% 50% 50% 50% 35% 20% 20% 35%
100%** 80% 80% 80% 35% 20% 20% 35%
* No affordable units are required for senior units.
**
(maximum 20% moderate).
C. Density Bonus for Childcare
Housing development that provide a child care facility on the premises of, as part of, or adjacent to the project and conforms with
Government Code Section 65915(b)(1) are eligible for a separate density bonus equal to the size of the childcare facility. The
childcare facility must remain in operation for at least the length of the affordability covenants. A percentage of the childcare
spaces shall be made available to low and moderate income families.
D. Density for Condominium Conversion
A condominium conversion is eligible for density bonus of up to 25% over the number of apartment units, where the additional
dwellings are within the existing structure or structures, or other incentives of equivalent financial value, if the condominium
conversion project provides at least 33% for the total units to low or moderate income households or 15% of the units to lower
income households.
E. Other Incentives
1. Applicant-specified Concessions or Incentives. An applicant may submit to the City a request for
specific incentives or concessions in compliance with this Section.
2. Required Incentives or Concessions. A qualifying project shall be
concessions , depending on their proposed levels of affordability, as allowed by Government Code Section
65915, in addition to the density bonus allowed as follows:
Number of
incentives
or
concession
s
Extremely Low
Income
percentage
Very Low Income
percentage
Lower Income
percentage
Moderate Income
percentage
Lower Income
Students (Student
Housing
Development)
181
1 5% 5% 10% 10% 20%
2 10% 10% 17% 20% --
3 15% 15% 24% 30% --
4* 100%
Low/Very
Low/Mod
(20%
Moderate
allowed)
100%
Low/Very
Low/Mod
(20% Moderate
allowed)
100%
Low/Very
Low/Mod
(20%
Moderate
allowed)
100%
Low/Very
Low/Mod
(20%
Moderate
allowed)
--
*If the project is located within one-half mile of a major transit stop or is located in a very low vehicle traffic area in a
designated county, the applicant shall also receive a height increase of up to three additional stories, or 33 feet.
includes very low income households, as defined in Government Code Section
50105, and extremely low income households, as defined in Government Code Section 50106.
3. Types of Available Concessions or Incentives. A qualifying project may request available incentives or
concessions in addition to the density bonus from the following categories:
a. Expedited review process for developers applying for Federal and State Tax Credits if a percentage of
the units are designated to extremely low income households as shown in the table above; or
b. Expedited permit processing, fee waivers and deferrals for projects targeted for persons with
developmental disabilities; or
c. Expedited review process, fee waivers and deferrals, or other regulatory incentives or concessions
proposed by the developers for the development of senior housing and services at the discretion of
the Reviewing Authority; or
a.d. A reduction in the site development standards of this Development Code (e.g., site coverage,
off-street parking requirements, reduced lot dimensions, and/or setback requirements); or
b. e. Other regulatory incentives or concessions proposed by the developer or the City that will result in
identifiable and actual cost reductions.
4. Additional Concessions or Incentives. The Council shall have the discretion to approve additional
concessions or incentives to a qualifying project based on the superior merits of that particular project, as
determined by the Council. If a development standard would physically prevent the project from being constructed
at the permitted density even with approved concessions and incentives, a developer may propose to have that
standard waived or reduced. A proposal for the waiver or reduction of development standards shall neither reduce
nor increase the number of incentives or concessions to which the applicant is entitled to per Section 2 above,
unless the concession is to the development standards.
182
5. Required Findings to Reject Concession or Incentive. The Council shall grant the concession or incentive
requested by the applicant unless the Council makes a written finding, based upon substantial evidence, of any
of the following:
a. The concession or incentive is not required in order to provide for affordable housing costs, as defined
in Health and Safety Code Section 50052.5, or for rents for the targeted units to be set in compliance
with Government Code Section 65915(c); or
b. The concession or incentive would have a specific adverse impact, as defined by Government
Code Section 65589.5(d)(2), upon public health and safety, or on any real property listed in the
California Register of Historical Resources and for which there is no feasible method to satisfactorily
mitigate or avoid the specific adverse impact without rendering the development unaffordable to low-
and moderate-income households.; or
c. The concession or incentive would be contrary to state or federal law.
F. Effect of Incentive or Concession. The granting of a concession or incentive shall not be interpreted, in and of
itself, to require a General Plan amendment, Zoning Map amendment, or other discretionary approval.
G. Maximum Parking Requirements. Affordable housing projects benefit from parking standards that require fewer parking
spaces than typical market-
parking ratio, inclusive of accessible and guest parking, that exceed the following ratios:
1. Studio to one-bedroom: 1 parking space per unit.
2. Two to three bedrooms: 1.5 parking spaces per unit.
3. Four or more bedrooms: 2.5 parking spaces per unit.
If total parking calculations result in a number other than a whole number, then parking calculations shall be rounded up
to the nearest whole number. Requesting these parking standards does not count as an incentive or concession. An
applicant may request additional parking incentives beyond those included in this section. A waiver of reduction of certain
development fees, or modifications of parking standards may be requested to promote the development of affordable
housing. Onsite spaces may be provided through tandem or uncovered parking, but not on-street parking.
1. Other Parking Requirements. Lower parking ratios apply to specified projects (although the City may require
higher parking ratios if supported by a specified parking study):
Project Type Parking Spaces
Required
Rental/for sale projects with at least 11% very low income or 20% lower income units within
½ mile of an accessible major transit stop
0.5 spaces per unit
For sale projects with at least 40% moderate income units within ½ mile of an accessible
major transit stop
0.5 spaces per bedroom
Rental projects 100% affordable to lower income within ½ mile of an accessible major transit
stop
0 spaces per unit
Rental senior projects 100% affordable to lower income households, either with paratransit
service or within ½ mile of an accessible bus route (operating at least 8 times per day)
0 spaces per unit
Rental special needs projects 100% affordable to lower income households, either with
paratransit service or within ½ mile of an accessible bus route (operating at least 8 times
per day)
0 spaces per unit
Rental supportive housing developments100% affordable to lower income households 0 spaces per unit
H. Housing Restrictions
1. Rental Units Affordable rental units must be restricted by an agreement which sets maximum incomes and rents
for that unit. The income and rent restrictions must remain in place for a 55 year term for very low or lower income
units.
183
2. For Sale Units Affordable units for sale must be sold at an affordable housing cost to a person or family of very
low, low or moderate income, as required, and is subject to an equity sharing agreement pursuant to Government
Code Section 65915(c)(2).
9103.15.040 Findings
In addition to the findings required for the approval of Site Plan and Design Review and any discretionary permit required for the
project, the approval of a density bonus shall require that the Planning Commission makes a recommendation to the City Council.
The City Council will make all of the following findings and will decide all Density Bonus applications.
A. The project will be consistent with the General Plan, except as provided by this Section with regard to maximum
density, density bonuses, and other incentives and concessions;
B. The approved number of dwellings can be accommodated by existing and planned infrastructure capacities;
C. Adequate evidence exists to indicate that the project will provide affordable housing in a manner consistent with the purpose
and intent of this Section;
D. In the event that the City does not grant at least one financial concession or incentive as defined in Government Code Section
65915 in addition to the density bonus, that additional concessions or incentives are not necessary to ensure affordable
housing costs as defined in Health and Safety Code Section 50052.5, or for rents for the targeted units to be set as specified
in Government Code Section 65915(c); and
E. There are sufficient provisions to guarantee that the units will remain affordable for the required time period.
9103.15.050 Application Requirements
A. Site Plan and Design Review. An application for Site Plan and Design Review pursuant to Section 9107.19 (Site Plan
and Design Review) of this Code shall be required for any density bonus request.
B. Continued Availability. The application for the density bonus project shall include the procedures proposed by the
developer to maintain the continued affordability of the designated lower-income units as follows. These provisions shall
apply to both rental and for-sale ownership units.
1. Development Projects with Public Funding. A project that receives a direct financial contribution or other financial
incentives from a public source (including the City, the Department of Housing and Urban Development, or State
tax credit program), and a density bonus in compliance with this Section, shall maintain the availability of the
designated lower-income units for a minimum of 55 years, as required by Government Code Sections 65915(c).
2. Private Development Projects Density Bonus Only. Privately financed projects that receive a density bonus from
the City shall maintain the availability of the designated lower-income units for a minimum of 55 years. Privately financed
projects that receive a density bonus from the City and include for-sale units shall maintain the availability of any lower-
income or moderate-income units for a minimum of 45 years.
9103.15.060 Location and Type of Designated Uses
A. Location/Dispersal of Units. The designated units shall be reasonably dispersed throughout the project to the maximum
extent feasible, shall contain on average the same number of bedrooms as the non-designated units in the project, and
shall be compatible with the design or use of remaining units in terms of appearance, materials, and finished quality.
B. Phasing. If a project is to be phased, the density bonus units shall be phased in the same proportion as the non-
density bonus units, or phased in another sequence acceptable to the City.
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CITY OF ARCADIA ZONING CODE ARTICLE IX: DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
Division 4:
Regulations for Specific Land Uses and Activities
4 x
Table of Contents
Page
Section 9104.01 Purpose and Applicability ........................................................................................................................ 4-1
9104.01.010 Purpose ............................................................................................................................................................ 4-1
9104.01.020 Applicable Standards ........................................................................................................................................ 4-1
Section 9104.02 Specific Uses and Activities ..................................................................................................................... 4-3
9104.02.010 Accessory Uses in Non-Residential Zones ....................................................................................................... 4-3
9104.02.020 Adult Business Uses ......................................................................................................................................... 4-4
9104.02.030 Agricultural Uses Urban Agriculture, Small Animal and Fowl, and Horses ..................................................... 4-5
9104.02.040 Alcoholic Beverage Sales ................................................................................................................................. 4-5
9104.02.050 Antennas and Wireless Communication Facilities............................................................................................. 4-6
9104.02.060 Arcades (Electronic Game Centers) ............................................................................................................... 4-17
9104.02.070 Cottage Food Operations ................................................................................................................................ 4-18
9104.02.080 Day Care, General .......................................................................................................................................... 4-18
9104.02.090 Day Care, Limited - Large Family (9-14 Children) ........................................................................................... 4-18
9104.02.100 Day Care, Limited - Small Family (8 or fewer children) ................................................................................... 4-19
9104.02.110 Displays and Retail Activities - Outdoor .......................................................................................................... 4-19
9104.02.120 Donation Box - Outdoor .................................................................................................................................. 4-20
9104.02.130 Drive-through and Drive-up Facilities .............................................................................................................. 4-20
9104.02.140 Emergency Shelters ........................................................................................................................................ 4-22
9104.02.145 4-23
9104.02.150 Extended Hours Uses ..................................................................................................................................... 4-23
9104.02.160 Hazardous Waste Facilities ............................................................................................................................. 4-23
9104.02.170 Home Occupations ......................................................................................................................................... 4-23
9104.02.180 Hotel Condominiums ....................................................................................................................................... 4-25
9104.02.190 Karaoke and/or Sing-Along Uses .................................................................................................................... 4-27
9104.02.200 Kennels; Animal Board and Care .................................................................................................................... 4-27
9104.02.210 Live/Work Units ............................................................................................................................................... 4-28
9104.02.220 Mobile Food Vending ...................................................................................................................................... 4-29
9104.02.230 Outdoor Dining Uses on Public Property......................................................................................................... 4-30
9104.02.240 Outdoor Dining - Incidental ............................................................................................................................. 4-34
9104.02.250 Recycling Facilities.......................................................................................................................................... 4-35
9104.02.260 Residential Care Facilities, for Seven or More Persons .................................................................................. 4-39
9104.02.270 Seasonal Sales ............................................................................................................................................... 4-40
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CITY OF ARCADIA ZONING CODE ARTICLE IX: DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
9104.02.280 Service/Fueling Stations .................................................................................................................................. 4-41
9104.02.290 Shopping Cart Containment and Retrieval ....................................................................................................... 4-43
9104.02.300 Advertisement of Short Term Rentals and Home Sharing ............................................................................... 4-45
9104.02.310 Smoking Lounges ............................................................................................................................................ 4-46
9104.02.320 Storage Containers - Temporary Portable ....................................................................................................... 4-47
9104.02.330 Sports Courts in Residential Zones.................................................................................................................. 4-47
9104.02.340 Vending Machines ........................................................................................................................................... 4-49
9104.02.350 Tobacco Sales ................................................................................................................................................. 4-50
9104.02.360 Yard Sales ....................................................................................................................................................... 4-50
186
CITY OF ARCADIA ZONING CODE ARTICLE IX: DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
9104.02.140 Emergency Shelters
A. Purpose and Applicability. Consistent with Government Code § 65582, 65583(a) and 65589.5, all California cities are
required to identify a zone in which to permit emergency shelters as a matter of right. The purpose of regulating the siting of
emergency shelters is to ensure the development of emergency shelters do not adversely impact adjacent parcels or the
surrounding neighborhood, and shall be developed in a manner which protects the health, safety, and general welfare of
nearby residents and businesses while providing for the housing needs of the homeless. In compliance with Government
Code Section 65573 subdivision (a)(4), emergency shelters shall be a permitted use as a matter of right, without the
requirement of a conditional use permit or other discretionary apermits in applicable zoning classifications that permit
residential uses and residential mixed uses, as specified in AMC Division 2: Zones, Allowable Uses, and Development
Standards.
Permit processing, development, and management standards applied this section shall not be deemed to be discretionary
acts within the meaning of the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the
Public Resources Code).
B. Use Standards
1. No emergency shelter shall contain more than 30 beds and shall serve no more than 30 homeless persons at any one
time.
2. Occupancy by an individual or family may not exceed 180 consecutive days unless the management plan provides for
longer residency by those enrolled and regularly participating in a training or rehabilitation program. Services shall be
provided to assist residents to obtain permanent shelter, income, and services. No individual or household may be denied
emergency shelter because of an inability to pay.
3. Adequate external lighting shall be provided for security purposes. The lighting shall be stationary and directed away
from adjacent properties and public rights-of-way. The intensity shall comply with standard City performance standards
for outdoor lighting.
4. Onsite management of the facility shall be required during all open hours of operation.
5. The emergency shelter provider/operator shall have a written management plan including, as applicable, provisions for
staff training, neighborhood outreach, transportation issues, security, screening to ensure compatibility with services
provided at the facility, and for training, counseling, and treatment programs for resident.
6. The emergency shelter facility shall demonstrate that it is in and maintains in good standing with County and/or State
licenses, if required by these agencies for the owner(s), operator(s), and/or staff on the proposed facility.
B. Development and Use Standards. The development and use standards set forth in Division 3 for the zone in which the
emergency shelter is located shall apply, unless otherwise specified here.
Emergency shelters may only be subject to those development standards that apply to residential or commercial development
within the same zone except that the City of Arcadia provides the following objective standards for emergency shelters:
1. No emergency shelter shall contain more than 30 beds and shall serve no more than 30 homeless persons at any one
time.
2. Longer residency by those enrolled and regularly participating in a training or rehabilitation program. Services shall be
provided to assist residents to obtain permanent shelter, income, and services. No individual or household may be denied
emergency shelter because of an inability to pay.
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CITY OF ARCADIA ZONING CODE ARTICLE IX: DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
3. Adequate external lighting shall be provided for security purposes. The lighting shall be stationary and directed away
from adjacent properties and public rights-of-way. The intensity shall comply with standard City performance standards
for outdoor lighting.
4. No more than one emergency shelter shall be permitted within a radius of 300 feet of another such facility.
5. Interior on-site waiting and client intake areas must be at least 200 square feet. Outdoor onsite waiting areas may be a
maximum of 100 square feet, and must be located within 50 feet of the public right-of-way.
6. Parking and outdoor facilities shall be designed to provide security for residents, visitors, and employees.
7. The development may provide one or more of the following specific common facilities for the exclusive use of the
residents:
a. Central cooking and dining room(s)
b. Recreation room
c. Counseling center
d. Child care facilities
e. Other support services deemed appropriate by the Director
1.8. Provide sufficient on-site parking for emergency shelters to accommodate all empolyees in the emergency shelter,
Parking standards described in Section 9103.07 (Off-Street Parking and Loading) shall not require more parking for
emergency shelters than other residential or commercial uses within the same zone.
3. Adequate external lighting shall be provided for security purposes. The lighting shall be stationary and directed away
from adjacent properties and public rights-of-way. The intensity shall comply with standard City performance standards for
outdoor lighting.
71. No more than one emergency shelter shall be permitted within a radius of 300 feet of another such facility.
82. Interior on-site waiting and client intake areas must be at least 200 square feet. Outdoor onsite waiting areas may be a
maximum of 100 square feet, and must be located within 50 feet of the public right-of-way.
39. Parking and outdoor facilities shall be designed to provide security for residents, visitors, and employees.
104. The development may provide one or more of the following specific common facilities for the exclusive use of the
residents:
a. Central cooking and dining room(s)
b. Recreation room
c. Counseling center
d. Child care facilities
e. Other support services deemed appropriate by the Director
115. Provide sOn-site parking for emergency shelters shall be provided empolyeesas set forth inParking standards described
in Section 9103.07 (Off-Street Parking and Loading)shall .
C. Management Standards. Emergency shelters may only be subject to those management standards that apply to residential
or commercial development within the same zone except that the City of Arcadia progvides the following objective standards
for emergency shelters:
1. The emergency shelter provider/operator shall have a written management plan including, as applicable, provisions for
staff training, neighborhood outreach, transportation issues, security, screening to ensure compatibility with services
provided at the facility, and for training, counseling, and treatment programs for resident.
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CITY OF ARCADIA ZONING CODE ARTICLE IX: DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
2. Onsite management of the facility shall be required during all open hours of operation.
2.3. The emergency shelter facility shall demonstrate that it is in and maintains in good standing with County and/or State
licenses, if required by these agencies for the owner(s), operator(s), and/or staff on the proposed facility.
9104.02.145 Employee Housing
B. Purpose and Applicability. Consistent with California Health and Safety Code 17021.5, 17021.6, and 17021.8, the
Employee Housing Act requires cities to establish administrative requirements for the construction and maintenance of
employee housing, as defined in Section 9109.01.060 of the Municipal Code.
C. Standards. For the zones in which employee housing is permitted in Division 2, the following standards shall apply:
1. Employee housing for six or fewer employees shall be treated as a single-family structure and permitted in the same
manner as other dwellings of the same type in the same zone.
2. Employee housing consisting of no more than 12 units or 36 beds will be permitted in the same manner as other
agricultural uses in the same zone.
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CHAPTER 1:DEVELOPMENT CODE
Division 7:
Permit Processing Procedures
Table of Contents
Page
Section 9107.01 City-Required Permits and Approvals ................................................................................. 7-1
9107.01.010 Purpose and Intent ........................................................................................................................................... 7-1
9107.01.020 Discretionary Permits and Actions ................................................................................................................... 7-1
9107.01.030 Additional Permits May Be Required ............................................................................................................... 7-3
9107.01.040 Burden of Proof and Precedence ..................................................................................................................... 7-3
Section 9107.03 Application Processing Procedures .................................................................................... 7-5
9107.03.010 Purpose and Intent ........................................................................................................................................... 7-5
9107.03.020 Application Submittal ........................................................................................................................................ 7-6
9107.03.030 Eligible Applicants ............................................................................................................................................ 7-7
9107.03.040 Submittal Requirements ................................................................................................................................... 7-7
9107.03.050 Filing Fees and Requirements ......................................................................................................................... 7-7
9107.03.060 Initial Application Completeness Review ......................................................................................................... 7-8
9107.03.070 Environmental Assessment .............................................................................................................................. 7-8
9107.03.080 Application Review and Determinations ........................................................................................................... 7-9
Section 9107.05 Administrative Modifications ............................................................................................. 7-11
9107.05.010 Purpose and Intent ......................................................................................................................................... 7-11
9107.05.020 Applicability .................................................................................................................................................... 7-11
9107.05.030 Application Filing, Processing, and Review ................................................................................................... 7-11
9107.05.040 Allowed Modifications, Review Authority, and Noticing Requirements .......................................................... 7-11
9107.05.050 Findings and Decision .................................................................................................................................... 7-14
9107.05.060 Burden of Proof .............................................................................................................................................. 7-14
9107.05.070 Conditions of Approval ................................................................................................................................... 7-15
9107.05.080 Use of Property before Final Action ............................................................................................................... 7-15
9107.05.090 Post Decision Procedures .............................................................................................................................. 7-15
Section 9107.07 Certificates of Demolition ................................................................................................... 7-17
9107.07.010 Purpose and Intent ......................................................................................................................................... 7-17
9107.07.020 Applicability/Permit Requirements ................................................................................................................. 7-17
9107.07.030 Procedures for Certificates of Demolition ....................................................................................................... 7-17
........................................................................................................................................... 7-18
9107.07.050 Referral to Commission .................................................................................................................................. 7-19
9107.07.060 Automatic Stay ............................................................................................................................................... 7-19
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9107.07.070 Emergency Demolition ................................................................................................................................... 7-19
9107.07.080 Post Decision Procedures .............................................................................................................................. 7-20
Section 9107.09 Conditional Use Permits and Minor Use Permits ............................................................. 7-21
9107.09.010 Purpose and Intent ......................................................................................................................................... 7-21
9107.09.020 Applicability .................................................................................................................................................... 7-21
9107.09.030 Application Requirements .............................................................................................................................. 7-21
9107.09.040 Project Review, Notice, and Hearing ............................................................................................................. 7-21
9107.09.050 Findings and Decision .................................................................................................................................... 7-22
9107.09.060 Conditions of Approval ................................................................................................................................... 7-23
9107.09.070 Permit to Run with the Land ........................................................................................................................... 7-23
9107.09.080 Post Decision Procedures .............................................................................................................................. 7-23
Section 9107.11 Development Agreements .................................................................................................. 7-25
9107.11.010 Purpose and Intent ......................................................................................................................................... 7-25
9107.11.020 Application ...................................................................................................................................................... 7-25
9107.11.030 Filing, Processing, and Review ...................................................................................................................... 7-26
9107.11.040 Contents of Development Agreement ............................................................................................................ 7-28
9107.11.050 Execution and Recordation ............................................................................................................................ 7-28
9107.11.060 Amendment and Cancellation of Development Agreements ......................................................................... 7-29
9107.11.070 Modification or Suspension of Development Agreements ............................................................................. 7-29
9107.11.080 Periodic Review ............................................................................................................................................. 7-29
9107.11.090 Effect of Development Agreements ............................................................................................................... 7-31
9107.11.100 Approved Development Agreements ............................................................................................................. 7-31
9107.11.110 Post Decision Procedures .............................................................................................................................. 7-32
Section 9107.13 Home Occupation Permits ................................................................................................. 7-33
9107.13.010 Purpose and Intent ......................................................................................................................................... 7-33
9107.13.020 Applicability .................................................................................................................................................... 7-33
9107.13.030 Filing, Processing, and Review ...................................................................................................................... 7-34
9107.13.040 Allowed Home Occupations ........................................................................................................................... 7-34
9107.13.050 Prohibited Home Occupations ....................................................................................................................... 7-34
......................................................................................................................................... 7-35
9107.13.070 Compliance with Standards and Conditions .................................................................................................. 7-35
9107.13.080 Findings and Decision .................................................................................................................................... 7-35
9107.13.090 Conditions of Approval ................................................................................................................................... 7-36
9107.13.100 Permit Expiration ............................................................................................................................................ 7-36
9107.13.110 Inspections ..................................................................................................................................................... 7-36
9107.13.120 Acknowledgement .......................................................................................................................................... 7-36
9107.13.130 Permit Not Transferable ................................................................................................................................. 7-36
9107.13.140 Changes in Home Occupation ....................................................................................................................... 7-36
9107.13.150 Post Decision Procedures .............................................................................................................................. 7-36
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Section 9107.15 Planned Development Permits ........................................................................................... 7-37
9107.15.010 Purpose and Intent ......................................................................................................................................... 7-37
9107.15.020 Applicability .................................................................................................................................................... 7-37
9107.15.030 Applicability Filing, Processing, and Review .................................................................................................. 7-38
9107.15.040 Review Authority ............................................................................................................................................ 7-38
9107.15.050 Project Review, Notice, and Hearing ............................................................................................................. 7-38
9107.15.060 Findings and Decision .................................................................................................................................... 7-38
9107.15.070 Planned Development Permit Amendment .................................................................................................... 7-39
9107.15.080 Specific Development Standards ................................................................................................................... 7-40
9107.15.090 Development Schedule .................................................................................................................................. 7-40
9107.15.100 Conditions of Approval ................................................................................................................................... 7-40
9107.15.110 Use of Property before Final Action ............................................................................................................... 7-41
9107.15.120 Post Decision Procedures .............................................................................................................................. 7-41
Section 9107.17 Reasonable Accommodation ............................................................................................. 7-43
9107.17.010 Purpose and Intent ......................................................................................................................................... 7-43
9107.17.020 Applicability .................................................................................................................................................... 7-43
9107.17.030 Application Requirements .............................................................................................................................. 7-44
9107.17.040 Review Authority ............................................................................................................................................ 7-44
9107.17.050 Review Procedures ........................................................................................................................................ 7-44
9107.17.060 Findings and Decision .................................................................................................................................... 7-44
9107.17.070 Rescission of Approval of Reasonable Accommodation ................................................................................ 7-45
9107.17.080 Post Decision Procedures .............................................................................................................................. 7-46
Section 9107.19 Site Plan and Design Review ............................................................................................. 7-47
9107.19.010 Purpose and Intent ......................................................................................................................................... 7-47
9107.19.020 Applicability .................................................................................................................................................... 7-47
9107.19.030 Authority ......................................................................................................................................................... 7-48
9107.19.040 Application Filing, Processing, and Review ................................................................................................... 7-50
9107.19.050 Findings and Decision .................................................................................................................................... 7-52
9107.19.060 Conditions of Approval ................................................................................................................................... 7-53
9107.19.070 Issuance of Other Required Permits and Approvals ...................................................................................... 7-53
9107.19.080 Minor Changes by Director ............................................................................................................................ 7-53
9107.19.090 Post Decision Procedures .............................................................................................................................. 7-53
Section 9107.20 Site Plan and Design Review: Homeowners Association Areas .................................... 7-55
9107.20.010 Purpose and Intent ......................................................................................................................................... 7-55
9107.20.020 Applicability .................................................................................................................................................... 7-55
9107.20.030 ....7-56
9107.20.040 Application Filing, Processing, and Review -57
7-59
7-59
9107.20.070 Issuance of Other Required Permits and Approvals -60
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CHAPTER 1:DEVELOPMENT CODE
9107.10.080 Minor Changes by ARB ..7-60
.7-60
Section 9107.21 Specific Plans ...................................................................................................................... 7-61
9107.21.010 Purpose and Intent ......................................................................................................................................... 7-61
9107.21.020 Applicability .................................................................................................................................................... 7-61
9107.21.030 Initiation of Specific Plans .............................................................................................................................. 7-61
9107.21.040 Application Filing and Initial Review ............................................................................................................... 7-62
9107.21.050 Application Processing ................................................................................................................................... 7-63
9107.21.060 Adoption or Amendment of a Specific Plan .................................................................................................... 7-63
9107.21.070 Retroactivity ................................................................................................................................................... 7-64
Section 9107.23 Temporary Use Permits ...................................................................................................... 7-65
9107.23.010 Purpose and Intent ......................................................................................................................................... 7-65
9107.23.020 Definition ........................................................................................................................................................ 7-65
9107.23.030 Applicability .................................................................................................................................................... 7-65
9107.23.040 Exempt Temporary Uses ............................................................................................................................... 7-66
9107.23.050 Allowed Temporary uses ................................................................................................................................ 7-67
9107.23.060 Application Filing and Processing .................................................................................................................. 7-68
9107.23.070 Action by the Review Authority ...................................................................................................................... 7-68
9107.23.080 Findings and Decision .................................................................................................................................... 7-69
9107.23.090 Conditions of Approval ................................................................................................................................... 7-70
9107.23.100 Extensions for Temporary Use Permits ......................................................................................................... 7-71
9107.23.110 Condition of Site Following Temporary Use ................................................................................................... 7-71
9107.23.120 Post Decision Procedures .............................................................................................................................. 7-71
Section 9107.25 Variances ............................................................................................................................. 7-73
9107.25.010 Purpose and Intent ......................................................................................................................................... 7-73
9107.25.020 Applicability .................................................................................................................................................... 7-73
9107.25.030 Review Authority ............................................................................................................................................ 7-73
9107.25.040 Application Filing, Processing, and Review ................................................................................................... 7-74
9107.25.050 Findings and Decision .................................................................................................................................... 7-74
9107.25.060 Precedents ..................................................................................................................................................... 7-74
9107.25.070 Burden of Proof .............................................................................................................................................. 7-74
9107.25.080 Conditions of Approval ................................................................................................................................... 7-75
9107.25.090 Use of Property before Final Action ............................................................................................................... 7-75
9107.25.100 Post Decision Procedures .............................................................................................................................. 7-75
Section 9107.27 Zoning Clearances .............................................................................................................. 7-77
9107.27.010 Purpose .......................................................................................................................................................... 7-77
9107.27.020 Applicability .................................................................................................................................................... 7-77
9107.27.030 Review Procedure .......................................................................................................................................... 7-78
9107.27.040 Post Decision Procedures .............................................................................................................................. 7-78
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CHAPTER 1:DEVELOPMENT CODE
Section 9107.03 Application Processing Procedures
Subsections:
9107.03.010 Purpose and Intent
9107.03.020 Application Submittal
9107.03.030 Eligible Applicants
9107.03.040 Submittal Requirements
9107.03.050 Filing Fees and Requirements
9107.03.060 Initial Application Completeness Review
9107.03.070 Environmental Assessment
9107.03.080 Application Review and Determinations
9107.03.010 Purpose and Intent
Amended by Ord. No. 2347
Amended by Ord. No. 2363
Amended by Ord. No. 2375
A. This Division provides procedures and requirements for the preparation, filing, and initial processing of the land use permit
applications required by the City and specified in this Development Code.
B. Table 7-1 (Review Authority), identifies the Review Authority responsible for reviewing and making decisions on each type of
application required by this Development Code.
Table 7-1
Review Authority
Type of Action
Applicable
Code
Section
Role of Review Authority (1)
Director Commission Council
Legislative Actions
Development Agreements and Amendments 9107.11 Recommend (1) Recommend Decision
Development Code Amendments 9108.03 Recommend (1) Recommend Decision
General Plan Amendments 9108.03 Recommend (1) Recommend Decision
Specific Plans and Amendments 9107.21 Recommend Recommend Decision
Zoning Map Amendments 9108.03 Recommend Recommend Decision
Planning Permits and Approvals and Administrative Actions
Administrative Modifications 9107.05 See Table 7-2 for specified thresholds
Certificates of Demolition 9107.07 Decision Appeal Appeal
Conditional Use Permits 9107.09 Recommend Decision (2)(4) Appeal
Home Occupation Permits 9107.13 Decision (3) Appeal Appeal
Interpretations 9101.03 Decision (3) Appeal Appeal
Minor Use Permits 9107.09 Decision (3) Appeal Appeal
Planned Developments 9107.15 Recommend Decision (4) Appeal
Reasonable Accommodations 9107.17 Decision (3) Appeal Appeal
Sign Permits 9103.11 Decision (3) Appeal Appeal
Site Plan and Design Review
(See Table 7-3 for specified thresholds.)
9107.19 Decision (3) Decision/
Appeal (4)
Appeal
Site Plan and Design Review: Homeowners
Association Areas
(See Table 7-4 for specified thresholds.)
9107.20 Decision (6) Appeal Appeal
Temporary Use Permits 9107.23 Decision (3) Appeal Appeal
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CHAPTER 1:DEVELOPMENT CODE
Protected Tree Permits
Removal of Dead, Diseased, and
Hazardous Tree
9110.01 Decision Appeal Appeal
Tree Encroachment 9110.01 Decision Appeal Appeal
Removal of Healthy Tree 9110.01 Decision Appeal Appeal
Variances 9107.25 Recommend Decision (4) Appeal
Zoning Clearances (ADU) 9107.27 Issue Appeal(5) Appeal(5)
Notes:
(1) "Recommend" means that the Review Authority makes a recommendation to a higher decision making body; "Decision" means that the
Review Authority makes the final decision on the matter; "Issue" means that the Review Authority grants the Zoning Clearance after
confirming compliance with all applicable provisions of this Development Code; and "Appeal" means that the Review Authority may
consider and decide upon appeals to the decision of an earlier decision making body, in compliance with Section 9108.07 (Appeals).
(2) The final Review Authority for a Conditional Use Permit granting a Density Bonus, in compliance with Section 9107.03 (Application
Processing Procedures) shall be the Council, with the Commission first making a written recommendation to the Council.
(3) The Director may defer action and refer the request to the Commission for consideration and final decision.
(4) The Commission may defer action and provide a recommendation to the Council for consideration and final decision.
(5) A Zoning Clearance (ADU) may only be appealed if a determination pursuant to 9103.070.050.D.4.a or 9107.27.030.D.1 has been made.
(6) For Site Plan and Design Review: Homeowners Association Areas, the Director Review shall include reviews by the Director
under the City Review process, reviews by the HOA ARB Chairperson under the Short Review process and reviews by the
HOA Architectural Review Board under the Regular Review process
9107.03.020 Application Submittal
A. Concurrent Filing. An applicant for a development project that requires the filing of more than one application (e.g.,
Conditional Use Permit, Tentative Map, etc.), shall file all related applications concurrently, together with all application fees
required by Subsection 9107.03.050 Filing Fees Requirements), below, unless these requirements are waived by the Director.
B. Concurrent Processing. Multiple applications for the same project shall be processed concurrently, and shall be reviewed,
and approved or denied by the highest Review Authority designated by this Development Code for any of the applications.
For example, a project for which applications for Zoning Map Amendment and a Conditional Use Permit are filed shall have
both applications decided by the Council, instead of the Commission being the final decision making authority for the
Conditional Use Permit as otherwise required by Table 7-1 (Review Authority), above. In the example cited, the Commission
would still hear all of the applications (the Zoning Map Amendment and the Conditional Use Permit) and forward
recommendations to the Council.
C. Pre-Application Conference
1. A prospective applicant is strongly encouraged to request a pre-application conference with the Director or designated
Department Staff member before completing and filing a permit application required by this Development Code.
2. The purpose of a pre-application conference is to generally:
a. Inform the applicant of City requirements as they apply to the proposed project;
b. Discuss the City's review process, possible project alternatives, or modifications; and
c. Identify information and materials the City will require with the application, including any necessary technical studies
and information anticipated for the environmental review of the project.
3. Neither the pre-application review nor the provision of information and/or pertinent policies shall be construed as either
a
4. -
application review shall not constitute a waiver of those studies or requirem
195
CITY OF ARCADIA ZONING CODE ARTICLE IX: DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
Section 9107.17 Reasonable Accommodation
Subsections:
9107.17.010 Purpose and Intent
9107.17.020 Applicability
9107.17.030 Application Requirements
9107.17.040 Review Authority
9107.17.050 Review Procedures
9107.17.060 Findings and Decision
9107.17.070 Rescission of Approval of Reasonable Accommodation
9107.17.080 Post Decision Procedures
9107.17.010 Purpose and Intent
It is the policy of the City to provide individuals with disabilities Reasonable Accommodation in rules, policies, practices, and
procedures to ensure the equal access to housing and facilitate the development of housing for individuals with disabilities in
compliance with the California Fair Employment and Housing Act, the Federal Fair Housing Act, Section 504 of the Rehabilitation
Act, and the Americans with Disabilities Act (referred to i This Section provides a procedure for making
requests for Reasonable Accommodations in land use, zoning and building regulations, policies, practices, and procedures of the
City to comply fully with the purpose and intent of the fair housing laws and the Religious Land Use and Institutionalized Persons
Act of 2000 (RLUIPA).
9107.17.020 Applicability
A. Eligible Applicants
1. A request for Reasonable Accommodation may be made by any person with a disability, their representative or any
entity, when the application of a zoning law or other land use regulation, policy, or practice acts as a barrier to fair housing
opportunities.
2. A person with a disability is a person who has a physical or mental impairment that limits or substantially limits one or
more major life activities, anyone who is regarded as having this type of impairment, or anyone who has a record of this
type of impairment.
3. This Section is intended to apply to those persons who are defined as disabled or handicapped under the Acts.
4. The Fair Housing Act affords no protections to individuals with or without disabilities who present a direct threat to the
persons or property of others. Determining whether someone poses a direct threat must be made on an individualized
basis, however, and cannot be based on general assumptions or speculation about the nature of a disability.
B. Eligible Requests
1. A request for Reasonable Accommodation may include a modification or exception to the rules, standards, and practices
for the siting, development, and use of housing or housing-related facilities that would eliminate regulatory barriers and
provide a person with a disability equal opportunity to housing of their choice.
2. A request for Reasonable Accommodation shall comply with Subsection 9107.17.030 (Application Requirements), below.
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CITY OF ARCADIA ZONING CODE ARTICLE IX: DIVISION AND USE OF LAND
CHAPTER 1:DEVELOPMENT CODE
C. RLUIPA. Deviations from the requirements and regulations specified in this Development Code may be approved if it is found
that consistent with the Religious Land Use and Institutionalized Persons Act of 2000 (RLUIPA), enforcement of a regulation
results in a substantial burden on the religious exercise of a person, including a religious assembly or institution, unless it is
determined that imposition of the burden on that assembly, institution, or person accomplishes furtherance of a compelling
governmental interest where the burden is found to be the least restrictive means of furthering that compelling governmental
interest.
9107.17.030 Application Requirements
A. Application. An application for a Reasonable Accommodation shall be filed and processed in compliance with Section
9107.03 (Application Processing Procedures). The application shall include the information and materials specified in the
most up-to-date Department handout for Reasonable Accommodation applications. , together with the required fee in
compliance with the Fee Schedule. Any information identified by an applicant as confidential shall be retained in a manner to
respect the privacy rights of the applicant and shall not be made available for public inspection. It is the responsibility of the
applicant to provide evidence in support of the findings required by Subsection 9107.17.060 (Findings and Decision), below.
Initial review of the application, including time requirements and requests for information, shall be in compliance with
Subsection 9107.03.060 (Initial Application Completeness Review).
B. Filing with Other Land Use Applications. If the project involves both a request for Reasonable Accommodation and some
other discretionary approval (e.g., Conditional Use Permit, Site Plan and Design Review, etc.), then the applicant shall file the
information required by Subsection A. (Application), above, together with the materials required for the other discretionary
permit.
9107.17.040 Review Authority
A. Director. A request for Reasonable Accommodation shall be reviewed, and a determination shall be made, by the Director
if no approval is sought other than the request for Reasonable Accommodation.
B. Other Review Authority. A request for Reasonable Accommodation submitted for concurrent review with another
discretionary land use application shall be reviewed and determined by the authority reviewing the companion discretionary
land use application.
9107.17.050 Review Procedures
A. eview. The Director shall make a written determination within 45 30 days following the submittal of a complete
application and either approve, approve with modifications, or deny a request for Reasonable Accommodation in compliance
with Subsection 9107.17.060 (Findings and Decision), below.
B. Other Review Authority. For requests for reasonable accommodations involving any applications for discretionary approval,
the application for reasonable accommodation shall be processed and considered separately from any discretionary elements
of the same proposal. The applications for discretionary approval shall be separately considered and shall be subject to the
procedures for consideration in compliance with the applicable review procedure for the companion discretionary review,
depending on the type of application. The appropriate Review Authority shall act on all discretionary permits, but not the
reasonable accommodation request. The written determination on whether to approve or deny the request for Reasonable
Accommodation shall be made by the authority responsible for reviewing the companion discretionary land use application(s)
in compliance with the applicable review procedure for the companion discretionary review. The written determination to
approve or deny the request for Reasonable Accommodation shall be made in compliance with Subsection 9107.17.060
(Findings and Decision), below.
C. Stays. If necessary to reach a determination on the request for Reasonable Accommodation, the Review Authority may
request additional information from the applicant consistent with fair housing laws, specifying in detail the information that is
required. In the event that a request for additional information is made, the 4530-day period to issue a decision is stayed until
the applicant responds to the request.
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CHAPTER 1:DEVELOPMENT CODE
9107.17.060 Findings and Decision
Amended by Ord. No. 2347
A. Findings. The written decision to approve or deny a request for Reasonable Accommodation that will be consistent with the
Acts shall be based on consideration of all of the following factors:
1. Whether the housing, which is the subject of the request, will be used by an individual defined as disabled under the
Acts;
2. Whether the request for Reasonable Accommodation is necessary to make specific housing available to an individual
with a disability under the Acts;
3. Whether the requested Reasonable Accommodation would impose an undue financial or administrative burden on the
City, as defined in the Fair Housing Laws and interpretive case law;
4. Whether the requested Reasonable Accommodation would require a fundamental alteration in the nature of a City
program or law, including but not limited to land use and zoning;
5. Whether the requested Reasonable Accommodation would have potential impact on surrounding sites and uses;
6. Whether the physical attributes of the property and structures are suitable to support the Reasonable Accommodation;
and
7. Other Reasonable Accommodations that may provide an equivalent level of benefit.
B. Grant with Modifications. In approving a request for Reasonable Accommodation, the Review Authority may grant the
request with modifications deemed reasonable and necessary to ensure that the Reasonable Accommodation will comply
with the findings required by Subsection A (Findings), above.
C. Written Decision.
findings and any other relevant information upon which the decision is based. All written decisions shall give notice of the
Section 9108.07 (Appeals).Subsection E. The notice of decision shall be sent
to the applicant.
D. Other Applicable Regulations. While a request for Reasonable Accommodation is pending, all laws and regulations
otherwise applicable to the property that is the subject of the request shall remain in full force and effect.
E. Appeal. The written decision of the Review Authority shall be final unless appealed. in compliance with Section 9108.07
(Appeals).
1. appeal an adverse decision.
Appeals from the adverse decision shall be made in writing.;
2. If an individual needs assistance in filing an appeal on an adverse decision, the jurisdiction will provide assistance to
ensure that the appeals process is accessible;
3. All appeals shall contain a statement of the grounds for the appeal. Any information identified by an applicant as
confidential shall be retained in a manner so as to respect the privacy rights of the applicant and shall not be made
available for public inspection;
4. Nothing in this procedure shall preclude an aggrieved individual from seeking any other state or federal remedy available;
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CHAPTER 1:DEVELOPMENT CODE
Rescission of Approval of Reasonable Accommodation
F. Rescission. A grant or grant with modifications made in compliance with this Section may be conditioned to provide for its
rescission or automatic expiration under appropriate circumstances (e.g., the individual defined as disabled under the Acts
vacates the subject site, etc.), unless allowed to remain in compliance with Subsection B (Discontinuance), below.
G. Discontinuance
1. A Reasonable Accommodation shall lapse if the exercise of rights granted by it is deemed ceased or discontinued for at
least 180 consecutive days. For purposes of this Subsection, the terms ceased or discontinued shall be defined as an
abandonment of the rights, irrespective of the owner's or occupant's intent.
2. If the person(s) initially occupying a residence vacate, the Reasonable Accommodation shall remain in effect only if the
Review Authority first determines that:
a. The modification is physically integrated into the residential structure and cannot easily be removed or altered to
comply with this Development Code; or
b. The accommodation is to be used by another qualifying individual with a disability.
3. The Review Authority may request the applicant or the successor(s)-in-interest to the property to provide documentation
that subsequent occupants are qualifying persons with disabilities. Failure to provide the documentation within 10 days
following the date of a request by the Review Authority shall constitute grounds for discontinuance by the City of a
previously approved Reasonable Accommodation.
9107.17.070 Post Decision Procedures
The procedures and requirements in Section 9108.11 (Permit Implementation, Time Limits, and Extensions), and those related to
appeals, public notices and hearings, revocation, and enforcement in Division 8 (Development Code Administration) shall apply
following the decision on a Reasonable Accommodation application.
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CHAPTER 1:DEVELOPMENT CODE
Section 9107.19 Site Plan and Design Review
Subsections:
9107.19.010 Purpose and Intent
9107.19.020 Applicability
9107.19.030 Authority
9107.19.040 Application Filing, Processing, and Review
9107.19.050 Findings and Decision
9107.19.060 Conditions of Approval
9107.19.070 Issuance of Other Required Permits and Approvals
9107.19.080 Minor Changes by Director
9107.19.090 Post Decision Procedures
9107.19.010 Purpose and Intent
A. Purpose. The purpose of this Section is to provide a process for the appropriate review of development projects.
B. Intent. The intent of this Section is to ensure that all approved site and structural development:
1. Respects the physical and environmental characteristics of the site;
2. Ensures safe and convenient access and circulation for pedestrians and vehicles;
3. Exemplifies the best professional high quality design practices;
4. Allows for and encourages individual identity for specific uses and structures;
5. Encourages the maintenance of a distinct neighborhood and/or community identity;
6. Minimizes or eliminates negative or undesirable visual impacts; and
7. Provides for the adequate dedication of land for public purposes and the provision of public infrastructure, associated
with the subject development.
9107.19.020 Applicability
A. Site Plan and Design Review Required. No one shall construct any structure, or relocate, rebuild, or significantly enlarge
or modify any existing structure or site until a Site Plan and Design Review has been approved in compliance with this Section
and Table 7-3 (Review Authority for Site Plan and Design Review), below.
B. Referral to Director. The Building Official shall refer to the Director all applications for Building or Grading Permits subject
to the requirements of this Section.
C. Single-family residential properties/homes located within the City
designated homeowner s association areas are not subject to the City's Site Plan and Design Review process. However, the
Associations shall adhere to and apply the Design Guidelines as well as the Association's enabling resolution in their Design
Review Process.
D. Compliance with Section Required
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1. Building or Grading Permits, Business Licenses, or Certificates of Occupancy shall not be issued until the requirements
of this Section are met.
2. Any permit or approval specified in Subparagraph 1., above, issued in violation of this provision shall be deemed void.
E. Definitions.
1. Residential Enlargement or Modification. Residential enlargements or modifications larger than 500 square feet or
25 percent of the existing gross floor area before the addition, whichever is less;
2. Nonresidential Enlargement or Modification. Nonresidential enlargement, modification, reconstruction, rehabilitation,
or remodel equal to or exceeding 25 percent of the existing gross floor area of the structure before the construction; and
3. Unimproved Nonresidential Property. In the case of improvements to unimproved nonresidential property or
improvements to nonresidential property that would not require modification of a structure, all plans shall be reviewed.
F.
1. Established by Council Resolution. General design review criteria and related guidelines for residential and
nonresidential projects shall be established by resolution of the Council.
2. Influence Design. -
family, multifamily, commercial, industrial, and mixed use development, and the exterior alterations or re-development
of land uses. The Design Guidelines should be used as a starting point for the creative design process and should not
be looked upon as the only solution for design.
3. Strive for Creativity and Innovation. Owners of properties should strive to be creative and innovative and look beyond
franchise or boilerplate architectural, signage, and landscape architectural design treatment.
9107.19.030 Authority
A. Site Plan and Design Review Required. 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.
B. Required Before Issuance of Other Required Permits. Site Plan and Design Review approval shall be required before the
issuance of a Building or Grading Permit, Business License, or Certificate of Occupancy for any new structure (not including
fences or walls), and existing structures to be reconstructed or remodeled (including facade improvements) that increase the
gross floor area by 500 square feet (for residential projects only) or 25 percent of the existing gross floor area of the structure
before the construction, whichever is less, or to increase structure height.
C. Applicable Review Authority
1. Applicable Review Authority
a. The applicable Review Authority shall be as specified in Table 7-3 (Review Authority for Site Plan and Design
Review), below. The three levels of review specified in Table 7-3 shall be further defined as follows:
(1) Director (Very Minor Review). Review and decision by the Director with no public notice or hearing required.
(2) Director (Minor Review). Review and decision by the Director with public notice required, in compliance with
Subparagraph 9107.19.040 E. 2., below, as specified for the review of single-family dwellings.
(3) Commission (Major Review). Review and decision by the Commission with public notice and hearing required,
in compliance with Section 9108.13 (Public Notices and Hearings).
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b. The applicable Review Authority may instead defer action and refer the application to the Review Authority that
would normally consider the matter as if an appeal had been filed in compliance with Table 7-1 (Review Authority)
and Table 7-3 (Review Authority for Site Plan and Design Review).
2. Exceptions to Table 7-3. If the Site Plan and Design Review application is filed along with a companion discretionary
land use application (e.g., Conditional Use Permit, etc.) the decision to approve or deny the Site Plan and Design Review
shall be made by the Review Authority responsible for reviewing the companion discretionary land use application in
compliance with the applicable review procedures for the companion discretionary review and Table 7-1 (Review
Authority). The decision to approve or deny the Site Plan and Design Review shall be made in compliance with
Subsection F. (Required findings), below.
Table 7-3
Review Authority for Site Plan and Design Review
Type of Construction Activity
Role of Review Authority (1) (2) (3)
Director
(Very Minor
Review)
Director
(Minor Review)
Commission
(Major
Review)
Antennas and Wireless Communication Facilities (4)
Panel New panel with substantial changes resulting in an
increase in dimensions of the existing facilities. Recommend Decision Appeal
Standalone Facility Recommend Recommend Decision
All other Antennas and Wireless Communication Facilities are subject to the issuance of a Zoning Clearance
Residential New Construction, Additions, and/or Accessory Structures
New single-family residence Recommend Decision Appeal
Minor first floor single-family residential additions and
detached accessory structures. Decision Appeal Appeal
Second story addition to an existing residence. Recommend Decision Appeal
All development located on hillsides having a natural slope
gradient of 20 percent or greater Recommend Decision Appeal
Multifamily Residential New Construction, Additions, and/or Modifications
Multifamily residential construction proposing up to 20
dwelling units, excluding parcel or tract maps. Recommend Decision Appeal
Multifamily residential construction proposing 21 or more
dwelling units. Recommend Recommend Decision
Multifamily residential construction proposing 1620 or more
dwelling units in the DMU, CBD, MU, Residential Flex
Overlay zones and DMU Overlay Zone (5)
Recommend Decision Appeal
Any addition (main building or accessory structures) or
change in number of units Recommend Decision Appeal
Other Residential Construction or Improvements
Covered patios, facade improvements, fences, gates,
gazebos, patio enclosures, roofing materials, trellises, walls,
window change outs, swimming pools, spa, decks, roofs,
landscaping, and other types of exterior alterations, as
deemed appropriate by the Director.
Decision Appeal Appeal
Nonresidential Construction
Nonresidential enlargements or modifications, up to a
maximum of 1,500 square feet or 25 percent of the existing
gross floor area, whichever is less
Decision Appeal Appeal
Nonresidential enlargements or modifications, that exceeds
1,501 square feet or 25 percent of the existing gross floor
area.
Recommend Decision Appeal
Nonresidential construction, up to a maximum of 20,000
square feet of gross floor area. Decision Appeal Appeal
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Table 7-3
Review Authority for Site Plan and Design Review
Type of Construction Activity
Role of Review Authority (1) (2) (3)
Director
(Very Minor
Review)
Director
(Minor Review)
Commission
(Major
Review)
Nonresidential construction, 20,001 square feet or more of
gross floor area. Recommend Decision Appeal
All development projects in excess of two acres or structures
in excess of 40,000 square feet. Recommend Recommend Decision
Other Nonresidential Construction or Improvements
Cargo Containers Decision Appeal Appeal
Covered patios, facade improvements, fences, gates,
gazebos, patio enclosures, roofing materials, trellises, walls,
window change outs, awnings, decks, roofs, landscaping,
parking, outdoor dining area, and other types of exterior
alterations, as deemed appropriate by the Director.
Decision Appeal Appeal
Other Review
Shared/Joint and Off-Site Parking Plans Recommend Decision Appeal
Outdoor Dining Recommend Decision Appeal
Notes:
(1) "Recommend" means that the Review Authority makes a recommendation to a higher decision-making body; "Decision" means that
the Review Authority makes the final decision on the matter; "Appeal" means that the Review Authority may consider and decide
upon appeals to the decision of an earlier decision-making body, in compliance with Section 9108.07 (Appeals).
(2) The Review Authority may defer action and refer the request to the next higher Review Authority for the final decision.
(3) Any decision of the Commission is appealable to the Council, in compliance with Section 9108.07 (Appeals).
(4) Antennas and Wireless Communication Facilities.
(a) Panel. A wireless communication facility where the antennae are mounted on the roof or top of a building or structure, or the side of a
building or structure, other than on a standalone facility.
(b) Standalone Facility. A wireless communication facility where the antennae are mounted to a dedicated ground-based structure in
order to elevate the antennae to a useable altitude (ie: monopole, cell tower, etc.).
(5) Multifamily Residential Development. Owner-occupied and rental multifamily uses (including those in a mixed-use format) in which 20
percent or more of units are affordable to lower-income households.
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Section 9107.27 Zoning Clearances
Subsections:
9107.27.010 Purpose
9107.27.020 Applicability
9107.27.030 Review Procedure
9107.27.040 Post Decision Procedures
9107.27.010 Purpose
Amended by Ord. No. 2347
Zoning Clearance is a nondiscretionary administrative verification procedure used by the City to verify that a proposed land use,
improvement, or structure complies with the list of activities allowed in the applicable zone and the development standards
applicable to the use, improvement, or structure.
9107.27.020 Applicability
Amended by Ord. No. 2347
Where Division 2 (Zones, Allowable Uses, and Development Standards) or another provision of this Development Code requires
a Zoning Clearance as a prerequisite to establishing a land use, improvement, or structure, a Zoning Clearance shall be required
at the time of the Director's review of any of the following:
A. Initiation of a Land Use. A Zoning Clearance shall be obtained before the initiation or commencement of any use of land
not requiring the construction of a structure or improvement.
B. Change of Use
1. Whenever a use is proposed to be changed from a use for which a Zoning Clearance has been issued, whether or not
the new use involves a new lessee, operator, or owner, a new Zoning Clearance shall first be obtained.
2. A Zoning Clearance shall also be required even if the lessee, operator, or owner of the previous use did not file for or
receive a Zoning Clearance.
C. Business License. A Zoning Clearance shall be obtained before the City issues a new or modified Business License.
D. Change of Tenancy or Ownership. A new Zoning Clearance shall be obtained for a change of lessee, operator, or owner
even when the change does not involve a change in the use being conducted on the subject property. The purpose of this
provision is to ensure that the new lessee, operator, or owner is made aware of the Development Code requirements
applicable to the subject use and any conditions of approval imposed on a discretionary permit authorizing the subject use.
E. New Paving or Impervious Surfaces Not Requiring a Construction Permit. A Zoning Clearance shall be obtained before
installing asphalt, concrete, or other paving flatwork on the ground that would affect the impervious surface coverage or
structure coverage standards specified in Division 2 (Zones, Allowable Uses, and Development Standards).
F. Other Activities. Any other activities as specified in this Development Code.
G. Accessory Dwelling Units: Unless otherwise exempt, a Zoning Clearance for Accessory Dwelling Units shall be obtained
prior to submittal of an application for a building plan check and a permit to construct an accessory dwelling unit.
H. Multifamily Housing Developments. Unless otherwise exempt, a Zoning Clearance for multifamily housing
developments on commercial properties in Downtown Area shall be obtained prior to submittal of an application for a building
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plan check and a permit to construct multifamily housing developments. A qualifying development includes residential uses
in the DMU Overlay focus area and the Residential Overlay in CG Zones where 20% or more affordable units are provided.
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CITY OF ARCADIA ZONING CODE ARTICLE IX: DIVISION AND USE OF LAND
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Division 9:
Definitions
9
Table of Contents
Page
Section 9109.01 Definitions .
9109.01.010 General
9109.01.020 .................................................................................................................................................... 9-1
9109.01.030 .................................................................................................................................................... 9-6
9109.01.040 .................................................................................................................................................... 9-9
9109.01.050 .................................................................................................................................................. 9-12
9109.01.060 .................................................................................................................................................. 9-15
9109.01.070 .................................................................................................................................................. 9-16
9109.01.080 .................................................................................................................................................. 9-19
9109.01.090 .................................................................................................................................................. 9-20
9109.01.100 ................................................................................................................................................... 9-22
9109.01.110 ................................................................................................................................ 9-22
9109.01.120 .................................................................................................................................................. 9-22
9109.01.130 .................................................................................................................................................. 9-23
9109.01.140 ................................................................................................................................................. 9-26
9109.01.150 .................................................................................................................................................. 9-27
9109.01.160 .................................................................................................................................................. 9-28
9109.01.170 .................................................................................................................................................. 9-29
9109.01.180 .................................................................................................................................................. 9-32
9109.01.190 .................................................................................................................................................. 9-32
9109.01.200 .................................................................................................................................................. 9-34
9109.01.210 .................................................................................................................................................. 9-40
9109.01.220 .................................................................................................................................................. 9-42
9109.01.230 .................................................................................................................................................. 9-43
9109.01.240 ................................................................................................................................................. 9-44
9109.01.250 ............................................................................................................................... 9-45
9109.01.260 .................................................................................................................................................. 9-45
9109.01.270 .................................................................................................................................................. 9-45
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9109.01.010
Amended by Ord. No. 2375
Easement. A grant of one or more of the property rights by the property owner to and/or for the use by the public, a corporation,
or another person or entity.
Eating and Drinking Establishments
Bar, Lounges, Nightclubs, Taverns. Any establishment that sells or serves alcoholic beverages for consumption on the
premises and is holding or applying for a public premise license from the State Department of Alcoholic Beverages and in
which persons under 21 years of age are restricted from the premises. References to the establishment shall include any
immediately adjacent area that is owned, leased, or rented, or controlled by the licensee. May include food services as an
accessory use.
Outdoor Dining. A dining area with seats and/or tables located outdoors of a sit-down restaurant, fast food, or other food
service establishment. Outdoor dining is located entirely outside the walls of the contiguous structure or enclosed on one or
two sides by the walls of the structure with or without a solid roof cover.
Restaurant, Large. Establishments where food and beverages may be consumed on the premises, taken out, or delivered,
where the total space dedicated to the use is greater than 2,000 square feet. Includes restaurants, gastropubs and other
eating and drinking establishments that serve alcoholic beverages for consumption on the premises.
Restaurants, Small. Establishments where food and beverages may be consumed on the premises, taken out, or delivered,
where the total space dedicated to the use is 2,000 square feet or less. Includes restaurants, gastropubs and other eating
and drinking establishments that serve alcoholic beverages for consumption on the premises.
Eave. The extension of a roof beyond an exterior wall, with no enclosed area underneath it (see Figure 9-9: Eave).
Figure 9-9
Eave
Electronic Cigarettes and Vaping Device. An electronic and/or battery-operated device, the use of which may resemble smoking,
which can be used to deliver an inhaled dose of nicotine or other similar product. "Electronic smoking and vaping device" includes
any such electronic smoking or vaping device, whether manufactured, distributed, marketed, or sold as an electronic cigarette (e-
cigarette), an electronic cigar, an electronic cigarillo, an electronic pipe, an electronic hookah, personal product vaporizer (i.e.,
liquid, dry herb, oils, wax, etc.), electronic nicotine delivery system, e-hookah, or any other similar system. "Electronic smoking and
vaping device" does not include any product specifically approved by the United States Food and Drug Administration for use in
the mitigation, treatment, or prevention of disease.
Electronic Submittal. The utilization of one or more of the following: email, the internet, facsimile (fax).
Electronic Game Center.
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Emergency Shelter. Housing with minimal supportive services for homeless persons. Occupancy is limited to a maximum of six
months. See definition in Health and Safety Code (Section 50801[e]). No individual or household may be denied emergency shelter
because of an inability to pay.
interim interventions, including, but not limited to, a navigation center, bridge housing, and respite or recuperative care. This
definition is established pursuant to the provisions of California Health and Safety Code (Section 50801[e]), as amended. See
definition in Health and Safety Code (Section 50801[e]), as may beas amended.
Employee Housing. The term Employee Housing shall mean any portions of any housing accommodations for employees,
including farmworker housing (as defined in Section 17008 of the California Health and Safety CodeSection 17008 of the California
Health and Safety Code, as may be amended) which has qualified or where the owner intends to qualify for a permit to operate
under the Employee Housing Act (Health and Safety Code Section 17000 et seq.).
Employee housing for six or fewer employees shall be treated as single-family dwelling and permitted in the same
manner as other dwellings of the same type in the same zone.
Employee housing consisting of no more than 12 units or 36 beds will be permitted in the same manner as other
agricultural uses in the same zone.
Enclosed. A shall mean a building or structure that is
not enclosed.
Environmental Analysis. An analysis conducted in compliance with the provisions of the California Environmental Quality Act
(CEQA), California Public Resources Code Section 21000 et seq.
Establishment.
Extended Hours Use. Any non-residential use that operates for at least one hour between the hours of 10:00 PM and 5:00 AM. In
Downtown Zones (CBD, MU, DM, and C-M Zones), Extended Hours Use is any non-residential use that operates for at least one
hour between the hours of midnight and 6:00 AM.
Extended Stay Hotel. -Term Stay
9109.01.020
Amended by Ord. No. 2375
Façade. The portion of any exterior elevation of a structure from grade to the top of the roofline and the width of the structure.
Family. A group of persons, whether related or unrelated, who live together in a nontransient and interactive manner, including
the joint use of common areas of the premises which they occupy and sharing household activities and responsibilities such as
meals, cho
zoning purposes pursuant to California Health & Safety Code Sections 1267.8, 1566.3, 1568.0831, 1569.85, 11834.23, or any
other state law shall be deemed to be a family for purposes of this code.
FAR. See Floor Area Ratio (FAR).
Farmers Market. An outdoor market certified for direct retail sales by farms to the public by the State or County Agricultural
les
of crafts and goods.
Farmworker Housing. A housing accommodation developed for, or provided to, farmworkers. Farmworker housing may be a
farmworker dwelling or a farmworker housing complex. Farmworker Housing shall be permitted in residential and non-residential
zones.
Farmworker dwelling unit. A structure which is occupied solely by up to six agricultural (farm) employees or one
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CITY OF ARCADIA ZONING CODE ARTICLE IX: DIVISION AND USE OF LAND
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Farmworker housing complex. A living unit or units for agricultural (farm) employees and their families consisting of
up to thirty-six (36) beds in a group quarters or up to twelve (12) farmworker dwelling units or spaces designed for use
by a single family or household.
Fence. An artificially constructed barrier of any material or combination of materials erected to enclose or screen areas of land
(see Figure 9-10: Fence). Fences may also be walls, hedges, and screen planting. See also
Decorative Column on Fence. A vertical supporting member with an aesthetically significant textured surface, including, but
not limited to stucco, split face, stone veneer, brick veneer, wood veneer, ledgestone, solid stone, solid brick, and solid wood.
Decorative Fence. A fence that is aesthetically significant in design and construction with a non-detracting color, and a
compatible finish that is consistent with the structure(s) on the property and adjacent properties.
Fence Cap. A horizontal surface atop a column.
Figure 9-10
Fence
Filming Activities. All uses, structures and activities related to the production of motion pictures, television programming music
and corporate videos, advertisements, and commercial still photography. Said activities include, but are not limited to, preparation,
filming, and strike time, and the ancillary functions accessory thereto.
Final Map. A map showing a subdivision of lots prepared in compliance with the provisions of this Division and the Act
(Government Code Sections 66410 et seq.) and in a manner to be filed in the office of the County Recorder. The map may be a
final map, final parcel map, final vesting map, or final vesting parcel map.
Financial Institutions and Related Services. A bank, savings and loan, credit union, or other financial institution that provides
retail banking services to individuals and businesses. These uses include only those institutions engaged in the on-site circulation
of cash money. This does not include Check Cashing Shops/Payday Loans.
Fireplace. An assembly consisting of a hearth and fire chamber of noncombustible material and provided with a chimney, for use
with solid or gaseous fuels.
Fire Escape. A form of egress for emergency purpose, typically a set of stairs located on the exterior of a building.
Flood hazard. A potential danger to life, land, or improvements due to inundation or stormwater runoff having sufficient velocity
to transport or deposit debris, scour the surface soil, dislodge or damage structures, or erode the banks of water courses.
Floor. S
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CITY OF ARCADIA ZONING CODE ARTICLE IX: DIVISION AND USE OF LAND
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9109.01.030 T
Tankless Water Heater. Any water heater that instantly heats water as it flows through the device, and does not retain any water
internally except for what is in the heat exchanger coil.
Tasting Room. -Sale,
Temporary Use.
Temporary Use Permit. A permit required to allow for short term activities. See Section 9107.23 (Temporary Use Permits).
Tent.
Tentative Map. A map prepared for the purpose of dividing a legal lot into five or more lots and prepared in compliance with the
provisions of this Division, the Act (Government Code Sections 66410 et seq.), and in a manner to be recorded in the office of the
County Recorder, filed in compliance with Section 9105.03 (Tentative Map Filing and Processing).
Tentative Parcel Map. A map prepared for the purpose of dividing a legal lot into four or fewer lots and prepared in compliance
with the provisions of this Division, the Act (Government Code Sections 66410 et seq.), and in a manner to be recorded in the
office of the County Recorder, filed in compliance with Section 9105.03 (Tentative Map Filing and Processing).
Thrift Store.
Tobacco Paraphernalia. Any instrument or paraphernalia that is designed for the smoking or ingestion of lawful tobacco products
including without limitation cigarette papers, cigarette wrappers, cigar wrappers, blunt wraps, pipes, holders, clips, and cigarette
rolling machines. "Tobacco paraphernalia" excludes "drug paraphernalia" as that term is defined in Health and Safety Code Section
11364.5(d), as amended from time to time.
Tobacco Product. Any substance containing tobacco or derived from tobacco and any substance used in electronic cigarette and
vaping devices including but not limited to cigarettes, cigars, e-juice, e-liquid, e-nicotine, smoke juice, pipe tobacco, rolling tobacco,
hookah tobacco, snuff, chewing tobacco, dipping tobacco, snus, nicotine gel, nicotine lollipops, or any other preparation of tobacco;
and any product or formulation of matter containing biologically active amounts of nicotine that is manufactured, sold, offered for
sale, or otherwise distributed with the expectation that the product or matter will be introduced into the human body. "Tobacco
products" do not include any cessation product specifically approved by the United States Food and Drug Administration for use
in treating nicotine or tobacco dependence.
Tobacco Shop. A retail establishment that primarily sells tobacco products, tobacco paraphernalia, electronic cigarette and vaping
devices, and/or electronic cigarette and vaping accessories. A "tobacco shop" does not include any type of "tobacco smoking
establishment" or "electronic cigarette and vaping establishment."
Townhome (Townhouse). Townhomes are multi-family dwellings that are attached along common walls, where an individual unit
occupies the space from the ground to the roof (units cannot be stacked).
Trade and Vocational Schools. A vocational school (or career school), providing vocational education, is a school in which
students are taught the specific skills needed to perform a particular job.
Transitional Housing. The term Transitional Housing (per California Government Code Section 65582[hj], as may be amended)
shall mean buildings configured as rental housing developments, but operated under program requirements that require the
termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point
in time that shall be no less than six months from the beginning of assistance. Transitional housing may be designed as a residential
group living facility or as a regular residential use and includes the following:
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Transitional Housing - Housing Type. Two or more dwelling units on one parcel, where each unit functions as a single
housekeeping unit and no on-site social services are provided.
Transitional Housing - Residential Care Facility Small Type. One residential facility on a parcel with six residents or fewer
(including minor children), excluding staff, that operates as a group living facility, where the residents share a common living
area and a kitchen.
Transitional Housing - Residential Care Facility Large Type. A residential facility with seven or more residents that
operates as a group living facility where the residents share a common living area and a kitchen.
Trash Enclosure. A structure suitable to contain trash, garbage, and refuse for collection on a regular basis.
Tree, Mature. Any self-supporting woody perennial plant which has a diameter six inches or greater measured at breast height
(i.e., 4.5 feet from ground).
Tree Preservation. Arcadia recognizes oaks, sycamores and mature trees as significant aesthetic and ecological resources, and
as such has a Tree Preservation Ordinance. See Article IX, Chapter 7, Tree Preservation.
Trellis. A frame of lattice used especially as a screen or a support for climbing plants.
Tutoring and Educational Centers. A business where supplemental educational instruction in specific subjects and skills is
provided to school-age children.
211
ARCADIA PLANNING COMMISSION
REGULAR MEETING MINUTES
TUESDAY, DECEMBER 12, 2023
Any writings or documents provided to a majority of the Planning Commission regarding any item on this agenda will be made
available for public inspection in the City’s Planning Services Office located at 240 W. Huntington Drive, Arcadia, California,
during normal business hours.
CALL TO ORDER Chair Tsoi called the meeting to order at 7:00 p.m.
ROLL CALL
PRESENT: Chair Tsoi, Vice Chair Wilander, Hui, Arvizu, and Tallerico
ABSENT: None
SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS
Deputy Development Services Director Lisa Flores reported that we received a late letter for item no. 1
from the California Housing Defense Fund (“CalHDF”) and a copy of that letter was distributed to the
Commissioners via email and a hard copy was provided at the dais.
PUBLIC COMMENTS (5 minute time limit per person)
There were none.
PUBLIC HEARING
1.Resolution No. 2139– Approving Multiple Family Architectural Design Review No. MFADR 22-07,
Tentative Tract Map No. TTM 22-01 (84007), and Healthy Tree Removal Permit No. TRH 22-04, for
an eight-unit, Contemporary style, multi-family residential condominium developments and the
removal of two protected Canary Pine Trees at 918 Arcadia Avenue
CEQA: Exempt
Recommendation: Adopt
Applicant: Eric Tsang
MOTION - PUBLIC HEARING
Chair Tsoi introduced the item and Assistant Planner Alison MacCarley presented the staff report.
Vice Chair Wilander requested clarification about the number of trees that will replace the Canary
Island Pine trees.
Ms. MacCarley explained the Code requires that every protected tree that is removed must be
replaced with two new trees. In this case, the Applicant is required to plant four new trees and the
site will have a total of seven (7) trees, which are shown in the landscaping plans.
Commissioner Tallerico asked what other trees are protected in the City besides Oak trees. Ms.
MacCarley stated that Sycamore trees and other mature trees that are of a certain size and within
the required setbacks are also considered as protected trees.
Commissioner Tallerico also asked about the location where replacement trees are required to
be planted.
212
2 12/12/23
Ms. MacCarley clarified that the code does not dictate where the replacement trees are planted
on the property, only that they must be planted on the subject site. Ms. Flores added that in some
cases, if the trees cannot be accommodated, a tree can be donated to Public Works, or another
arrangement can be made.
Commissioner Hui asked how often the City receives letters from CalHDF.
Ms. Flores said this is the first time the City has received a letter from CalHDF.
Vice Chair Wilander asked for clarification about CalHDF’s position on the project.
Ms. MacCarley clarified CalHDF is a housing nonprofit organization and they are in favor of the
project.
Commissioner Tallerico expressed displeasure with receiving tardy letters especially so close to
the meeting.
Vice Chair Wilander expressed understanding but stated it is legal to submit letters or comments
up until the public hearing.
Ms. Flores agreed and said it is part of the due process and anyone can submit a comment letter
prior to the hearing.
Commissioner Arvizu asked about condition no. 3, and why are the windows required to be
recessed at a minimum of two inches from the building wall.
Ms. MacCarley explained condition no. 3 is a standard design condition for new developments to
ensure the wall is not flat.
Commissioner Arvizu also asked for clarification about condition no. 23 which requires one of the
pedestrian gates to be accessible without a code or key.
Ms. MacCarley stated that this is a condition required by the Fire Department to ensure they have
access into the development in case of an emergency.
Vice Chair Wilander and Commissioner Arvizu asked if condition no. 23 can be revised to clarify
the gate can only be opened by the fire department by a Knox box or with a key or code.
Ms. MacCarley explained that the gate will not be accessible to the public, the gate should be
accessed only by residents and the Fire Department.
Chair Tsoi pointed out that the tree plan on page 9 of the arborist report had the wrong plan. It
was not the plan for this project.
The Commissioners had no further questions for staff.
The public hearing was opened.
Eric Tsang introduced himself as the Architect on the project and provided some information about
the proposal.
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Commissioner Arvizu circled back to the gate and asked if the gate was a security gate.
Mr. Tsang clarified that there is a pedestrian gate and driveway entry gate, and the condition
states they should both be accessible without key or code in case of emergencies.
Commissioner Arvizu asked about the utilities being used for the water feature and the fire pit.
Mr. Tsang said the water feature will be connected to the plumbing system and the fire pit will be
connected to the gas meter, all of which will be part of the HOA fees for the residents.
Commissioner Arvizu had concerns with the fire pit and if it will have any safety settings. Mr.
Tsang said the fire pit will be managed by the HOA and a part of the HOA bylaws since it is located
within the communal area.
Commissioner Tallerico asked if the Fire Department had any concerns about the fire pit, and Ms.
MacCarley replied that the Fire Department did not express any concerns.
Vice Chair Wilander asked if Condition No. 23 can be revised so that it states that the pedestrian
or driveway gate have a Knox box adjacent to it so that it grants emergency services to enter
without a key or code.
No one else spoke in favor of the proposal.
No one spoke in opposition to the proposal.
It was moved by Commissioner Tallerico, seconded by Vice Chair Wilander, to close the public
hearing.
Without objection, the motion was approved.
DISCUSSION
The Commissioners had nothing to discuss.
MOTION
It was moved by Vice Chair Wilander, seconded by Commissioner Hui to adopt Resolution No.
2139 to approve Multiple Family Architectural Design Review No. MFADR 22-07, Tentative Tract
Map No. TTM 22-01 (84007), and Healthy Tree Removal Permit No. TRH 22-04, for an eight-unit,
Contemporary style, multi-family residential condominium developments and the removal of two
protected Canary Pine Trees at 918 Arcadia Avenue and amending Condition No. 23 to state a
Knox box should be provided adjacent to a pedestrian or vehicle entry gate and shall also be
openable without a key or special knowledge and in which the findings were made and is CEQA
exempt.
A speaker asked to speak on this item. She was late and asked if the Commissioner would take
her comments.
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REOPEN OF THE PUBLIC HEARING
Vice Chair Wilander requested to reopen the public hearing.
It was moved by Commissioner Tallerico, seconded by Commissioner Arvizu, to reopen the public
hearing.
Without objection, the motion was approved.
Tara Clypeles introduced herself as a tenant of the building. Ms. Clypeles stated she has been
living at the site and paying rent since February. She said that she was unaware of the project
until she found a discarded notice about the public hearing on her driveway. Ms. Clypeles said
she had not been notified about the project from her landlord.
Ms. Flores stated it is part of the process to require the property owner to notify the tenant of
the hearing at least 30 days prior to the hearing and that it will be a while before the buildings
will be demolished since there is a map involved. The Applicant offered to speak to this tenant.
Ms. Flores instructed the tenant to discuss this further with the Applicant.
It was moved by Commissioner Arvizu, seconded by Commissioner Tallerico, to close the public
hearing.
Without objection, the motion was approved.
ROLL CALL
AYES: Chair Tsoi, Vice Chair Wilander, Arvizu, Hui, and Tallerico
NOES: None
ABSENT: None
The motion was approved.
There is a 10-day appeal period. Appeals are to be filed by 4:30 p.m. on Friday, December 22,
2023.
DIRECTOR’S ITEM
2. Report, discussion, and direction concerning Citywide Re-Zoning effort to implement the Housing
Element and submittal to the State Department of Housing and Community Development.
Assistant City Manager/Development Services Director Jason Kruckeberg and Deputy Development
Services Director Lisa Flores gave a presentation about the rezone efforts related to the Housing Element
Update and that it will be before the Commission in January 2024.
Commissioner Tallerico asked for clarification about Arcadia’s median income for a family of four. Mr.
Kruckeberg said the median income is $98,200 for a family of four in 2023.
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Commissioner Tallerico asked if the Inclusionary Housing Ordinance will be proposed by the City Council.
Mr. Kruckeberg said that it will be proposed by City staff and the Planning Commission will need to make
a recommendation to the City Council.
Commissioner Tallerico asked for explanation about the delays the City had with their submission for
certification of the Housing Element with the California State Department of Housing and Community
Development (“HCD”).
Mr. Kruckeberg explained the difficulties staff had with meeting HCD’s deadlines, which kept being
changed despite staff meeting the original deadlines.
Vice Chair Wilander commented on the inclusionary housing requirements.
Mr. Kruckeberg explained the City does not have many options to provide affordable housing and
therefore can only provide developers with density bonus incentives.
Commissioner Hui asked if seniors are considered their own income category and Mr. Kruckeberg
explained seniors do not have their own category but is another restriction that can be placed on the units
in a new development.
Commissioner Hui asked for further explanation about inclusionary housing and if the current approved
projects are exempt and Mr. Kruckeberg explained the City Council will be the one to ultimately decide if
they want to pursue an inclusionary ordinance and the City cannot require it until it has been implemented.
The City needs a certified housing element to enforce inclusionary housing.
Commissioner Arvizu asked what the City’s ideal timeline is to get the housing element certified and Mr.
Kruckeberg said the City is planning to get the rezoning efforts approved by the Planning Commission in
January and by the City Council in February, therefore hoping it goes into effect in March.
CONSENT CALENDAR
1. Minutes of the November 14, 2023, Regular Meeting of the Planning Commission
Recommended: Approve
2. Minutes of the November 28, 2023, Regular Meeting of the Planning Commission
Recommended: Approve
Vice Chair Wilander made a motion to approve the minutes and seconded by Commissioner Hui.
ROLL CALL
AYES: Chair Tsoi, Vice Chair Wilander, Arvizu, Hui, and Tallerico
NOES: None
ABSENT: None
The motion was approved.
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MATTERS FROM CITY COUNCIL LIAISON
Council Member Kwan had nothing to report.
MATTERS FROM THE PLANNING COMMISSONERS
Vice Chair Wilander asked about the City’s requirements for property owners to notify their tenants about
proposed projects.
Ms. Flores explained property owners are required to notify their tenants via certified mail and must
provide a copy of the notice and receipts of the certified letters before the project is scheduled for a public
hearing.
Commissioner Tallerico mentioned that he will be sharing an article about hostile architecture at the next
meeting and gave the link to that article.
MATTERS FROM ASSISTANT CITY ATTORNEY
Assistant City Attorney Yeo had nothing to report.
MATTERS FROM STAFF INCLUDING UPCOMING AGENDA ITEMS
Ms. Flores reported that the December 26 meeting will be cancelled.
Ms. Flores reported there are two items tentatively lined up, which includes the rezoning efforts for the
January 23 meeting.
ADJOURNMENT
The Planning Commission adjourned the meeting at 8:29 p.m., to Tuesday, January 9, 2024, at 7:00 p.m.
in the City Council Chamber.
Chair Tsoi, Planning Commission
ATTEST:
Lisa L. Flores
Secretary, Planning Commission
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