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HomeMy WebLinkAboutAgenda: Study Session: Direction Regarding Single Family Design Review and Development Standards for Single-family Design ReviewSTAFF REPORT Development Services Department DATE: March 1, 2011 TO: Mayor and City Council FROM: Jason Kruckeberg, Assistant City Manager /Development Services Director p Jim Kasama, Community Development Administrator SUBJECT: REPORT, DISCUSSION, AND DIRECTION REGARDING SINGLE FAMILY DESIGN REVIEW AND DEVELOPMENT STANDARDS, INCLUDING NOTIFICATION PROCEDURES FOR SINGLE - FAMILY DESIGN REVIEW Recommendation: Provide Direction BACKGROUND At the February 14, 2011 City Council meeting, the Council discussed the City's process for design and development review of single - family homes. The Council also heard public comments from members of some of the City's Home Owners Associations, and representatives of the local development community. The Council voted to direct staff to focus more attention on the issue of privacy in the design review process. Specifically, the Council directed staff to take into consideration window placement and second story features as they may impact neighboring properties. While these issues are currently considered by Staff, the Council's direction provides Staff with more specific guidance in the review of proposals. In addition, the Council directed Staff to bring back information on the issue of neighborhood notification; specifically, notification of property owners adjacent to proposed new homes in areas outside HOA boundaries. This issue is the focus of this staff report, although other design review issues may be discussed at the study session. The staff report provided for the February 14 study session is attached to this report for further background. DISCUSSION The City's Development Services Department (DSD) has an active staff -level design review process which includes City -wide Design Guidelines (Guidelines). The Guidelines were originally approved in 2006 and were updated in 2009. The DSD typically receives more than 60 applications per year for new homes and another 20 to 25 for additions. Design review in Arcadia for areas NOT in a HOA is a staff -level function, meaning that there is no public hearing held. Within the HOA areas, public hearings and neighbor notification are part of the process. The Council requested additional information on the issue of notification of neighbors for properties outside of HOA areas. Currently, notification is given to neighbors if a proposed new home or addition seeks a Modification or Variance from a development standard (e.g. reduced setback, height, accessory structure size, driveway width, etc.). If a property owner meets all of the City's development standards, the issue of design is strictly a staff -level function. The design review process typically takes from 4 -6 months and involves an average of three iterations of the plans. Because this is a subjective process, and the guidelines are "should" statements and not "shall" statements, there is no notification provided to neighbors of the staff's determination. In the majority of cities, notification is typically only given on planning projects if there is an "event" to notice such as a community meeting or public ,hearing. Many cities provide notice of design review cases for single - family homes, and all of these processes include a meeting before a Design Review Board, the Planning Commission, or a Hearing Officer that hears these cases in a public hearing format. There are some cities, such as Rancho Palos Verdes for example, that require notice to neighbors for any design project, but, again, the vast majority of cases are heard by a Board. Certainly, all new homes or second story additions in these communities (the focus of the majority of design cases in Arcadia) are heard by a Board. It is important to realize that Arcadia is truly unique for an in -fill City in the number of "tear downs" and new homes we receive. For nearly every other City with design review for single - family homes, additions and front elevation changes dominate the agenda items of their Board or Commission. The fact that new, large homes are common in Arcadia provides a significant challenge for design review in that, as a staff member, you are not attempting to ensure that an addition is compatible with an existing home; rather, you are looking at a completely new home within an established neighborhood. Thus, the issues that are contested by neighbors are not often architectural issues; they are bulk and mass issues, and privacy issues. Planning staff has significant reservations about notifying neighbors of a subjective, staff -level process. The primary reason for these reservations is that comments taken from a neighbor on design will be subjective as well. Layering subjective comments upon staff's subjective comments is problematic. A neighbor may make comments on the design, but these would typically be made to Planning staff in over - the - counter meetings. To be clear, the issue is not notification itself; the Planning Staff is a strong supporter of neighborhood involvement in any process. However, Staff strongly believes that there is no "middle ground" when it comes to notification. If notification is to occur, the model of staff -only design review should be changed and the model currently utilized by the Home Owners Associations should be adopted City -wide. In this model, all new homes (or development over a certain threshold) should be sent to a Design Board, an Architectural Review Committee, the Planning Commission, or a hearing officer of some kind. Clearly, there are cost and timing issues with such a change. Single Family Design Review and Development Standards March 1, 2011 — Page 2 If notification is to be pursued as part of the existing staff -level process, it could occur either at the beginning of the process (when an application is submitted), toward the end of the process (when the staff writes the letter of approval), or it could be a requirement of the design review process where the applicant notifies and meets with neighbors BEFORE an official submittal is accepted. All of these options have questions associated with them, and protocols would need to be established to guide the process in any case. Staff will be prepared at the study session to describe the pros and cons of any of these notification options. If the Council does wish to pursue one of these options, staff would like to bring back a suggested methodology for Council approval at a later date. The Council took the step at the February 14 study session to direct staff to be more aggressive in protecting the privacy of neighboring properties, especially in those cases of a new second story being built in a predominantly single -story area. Staff is already working this policy into review of new submittals. In addition, we could also bring back specific language to be inserted into our Design Guidelines that would more pointedly address the Council's direction on this matter. This, staff believes, would be more effective than a new notification process, unless the notification is tied to a hearing. RECOMMENDATION This report is provided at the request of the Council for discussion and direction. APPROVED: Donald Penman, City Manager Attachment 1 — February 14 Staff Report on Single Family Design Review with attachments Single Family Design Review and Development Standards March 1, 2011 — Page 3 downs" and to replace them with larger new homes. Arcadia's larger- than - average lot sizes thus tend to lead toward larger homes. Inevitably, a larger new home in an established neighborhood can lead to issues of compatibility. Like most cities, Arcadia has a two - pronged approach to reviewing new homes and additions: development standards and design guidelines. The development standards in the zoning code that the City has can be referred to as the "shall" statements. To deviate from these standards requires a Modification and a formal approval. The second category is the Design Guidelines...which can be described as "should" statements. These are interpretive and are administered on a case -by -case basis. In utilizing these "shall" and "should" statements, the City staff strives to find the balance that the City Council expects in protecting neighborhood welfare while at the same time preserving property rights. The City's development standards (summarized in Attachment 1) include the typical range of zoning restrictions such as setbacks, building height, lot coverage, encroachment plane, etc. The City does not have a Floor Area Ratio (FAR) requirement for single - family homes. This issue has been discussed by the Council in the past and the Council has elected to leave this regulation out of the City's "toolbox" of zoning standards. The remainder of the City's single - family development standards are similar to those utilized by neighboring cities. As mentioned above, Single- Family Design Review was adopted in 2006. In 2009, these standards were updated and enhanced. The DSD typically receives more than 60 applications per year for new homes and another 20 to 25 for additions. Design review for single - family homes represents approximately 25% percent of all the applications processed by Planning staff. Typically, the market of buyers coming into the City want a new home and tend to seek the maximum within our development standards. A typical design review process goes through at least three iterations of plans to arrive at a design that is acceptable to the staff. Often, these iterations lead to more compatible materials, changes that reduce bulk and mass, and simplification of architectural features. Design review in Arcadia for areas NOT in a HOA is a staff -level function, meaning that there is no public hearing held. Within the HOA areas, public hearings and neighbor notification are part of the process. Please see Attachment 2 for flow charts of the processes for both types of design reviews. Staff has the tools necessary to conduct a thorough review of single - family homes, and is familiar with additional types of zoning regulations. The question is whether the Council wishes the process to be changed in some way or if the Council wishes further study or modification of any development standards or design guidelines. If this is the case, staff can bring back additional details on any such item. If the Council wishes the design guidelines to be interpreted in a different manner, this can be discussed as well. Single Family Design Review and Development Standards February 14, 2011 — Page 2 RECOMMENDATION This report is provided at the request of the Council for discussion and direction. APPROVED: -P�,,,� Donald Penman, City Manager Attachment 1 — Attachment 2 — Attachment 3 — Attachment 4 — Current Development Standards for Single- Family zones Flow Charts depicting Design Review process List of typical Design Review issues City -wide Design Guidelines Single Family Design Review and Development Standards February 14, 2011 — Page 3 Zoning & Lot Size Minimum Lot Dimensions Front Setbacks Side Setbacks Based on Minimum Lot Widths* Rear Setbacks Height Limits Lot Coverage For a 2 -story House ** R1 7,500 75 x 100 25' & 30- degree angle plane from front property line 1st fl 10% = 7.5' on each side 2nd fl 20% = 15' on each side 1st fl 25' 2nd fl 35' / 2- stories & 30 feet (25' if lot is less than 75' wide) 35% = 2,625 sq. ft. 10,000 75 x 133.33 25' & 30- degree angle plane from front property line 1st fl 10% = 7.5' on each side 2nd fl 20% = 15' on each side 1st fl 25' 2nd fl 35' / 2-stories & 30 feet (25' if lot is less than 75' wide) 35% = 3,500 sq. ft. 12,500 75 x 166.67 25' & 30- degree angle plane from front property line 1st fl 10% = 7.5' on each side 2nd fl 20% = 15' on each side 1st 0 25' / 2nd fl 35' 2- stories & 30 feet (25' if lot is less than 75' wide) 35% = 4,375 sq. ft. 15,000 75 x 200 25' & 30- degree angle plane from front property line 1st fl 10% = 7.5' on each side 2nd fl 20% = 15' on each side 1st fl 25' 2nd fl 35' / 2- stories & 30 feet (25' if lot is less than 75' wide) 35% = 5,250 sq. ft. R - 0 12,500 100 x 125 35' & 30- degree angle plane from front property line 1st fl 10% = 10' on each side 2nd fl 20% = 20' on each side 35' for both floors 2- stories & 30 feet (25' if lot is less than 75' wide) 35% = 4,375 sq. ft. 15,000 100 x 150 35' & 30- degree angle plane from front property line 1st fl 10% = 10' on each side 2nd fl 20% = 20' on each side 35' for both floors 2- stories & 30 feet (25' if lot is Tess than 75' wide) 35% = 5,250 sq. ft. 22,000 100 x 220 35' & 30- degree angle plane from front property line 1st fl 10% = 10' on each side 2nd fl 20% = 20' on each side 35' for both floors 2- stories & 30 feet (25' if lot is less than 75' wide) 35% = 7,700 sq. ft. 30,000 100 x 300 35' & 30- degree angle plane from front property line 1st 0 10% = 10' on each side 2nd fl 20% = 20' on each side 35' for both floors 2- stories & 30 feet (25' if lot is less than 75' wide) - 35% = 10,500 sq. ft. *Actual side setback distances vary based on the actual lot width. The dimensions listed on this chart are for lots of the minimum standard dimensions. * *The City does not have a Floor- Area -Ratio (FAR) regulation. If a design meets the setbacks and design guidelines, the maximum total building area could be as much as double the fot coverage limit. If acceptable, proceed to plan check submittal and Building permit. City Design Review Process 30 -day review period for each submittal If not acceptable, send letter requesting changes. Process is repeated until the design is acceptable. If acceptable, proceed to plan check submittal and Building permit. Single - Family Design Review Process For New Homes and Large Additions Short Review Requires signatures of all adjoining neighbors. If the ARB finds that the proposed project is not harmonious to the neighborhood, the ARB Chair may require that the project be revised or reviewed under the Regular Review Process. ARB Chair or designee makes a decision within 10 working days to approve, conditionally approve, or deny. HOA Process Applicant consults with City Staff for zoning regulations. Plans submitted to ARB Regular Review Requires a noticed meeting. Notices sent to all property owners within 100' of subject property. After the meeting, the Applicant may address any design issues from the neighbors and ARB, and revise the plans. ARB makes a decision within 30 working days. The City's Single - Family Residential Design Guidelines state the following Objectives and Issues: Objectives • Provide guidance for the orderly development of the City and promote high - quality development. • Allow diversity of style while promoting the positive design characteristics existing throughout the City. • Encourage excellence in architectural design that: • Enhances the visual environment and character of the community; • Preserves and protects property values; • Is sensitive to both the site and its surroundings; and • Has been carefully considered and conveys a sense of balance, integrity, and character. Issues — The following are the primary design and development issues that are important to the community relating to new single- family development: • Mass and scale: Inappropriate massing and scale is a key issue as large, two -story homes are replacing smaller single -story homes throughout the City. • Front entry: Excessively tall or flat entry porches can have a towering or monumental appearance that is inappropriate for most Arcadia neighborhoods. • Garages: Street - facing garages tend to be uninviting and have the potential to dominate the front elevation of a house. • Architectural style and design: Many new homes lack a coherent architectural style, attempt to combine too many different styles, or have a style that is incompatible with the surrounding homes. • Additions and accessory buildings: Additions, as opposed to new homes, have their own set of design challenges. Poorly designed additions and accessory buildings can ruin the character of an existing home. • Colors and materials: 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 shows little regard for a site's natural attributes and degrades neighborhood character. Attachment 3 vi ;- � Fa i 1 R c5 id nti DESIGN Gi?IDLLI \Eti CONTENTS I. INTRODUCTION A. Applicability 3 B. Objectives 4 C. Issues 5 II. GUIDELINES III. DESIGN REVIEW A. Basic Elements Site Planning 6 Entry 8 Massing 9 Roofs 11 Facade Design 12 Detail 14 Materials & Colors 17 Landscape & Hardscape 19 Fences & Walls 23 B. Architectural Style 25 C. Additions & Alterations 33 D. Successful Application of the Guidelines 34 A. Relationship of Guidelines 36 B. Scope and Authority 36 C. Design Review Process 36 IV. DEFINITIONS 39 Amended April 17, 2009 City of Arcadia 1 SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES Sustainability Icon The leaf icon appears throughout this document to identify goals that will help reduce environmental impacts and promote a healthier environment. Page 2 APPLICABILITY City of Arcadia 1 SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES One of Arcadia's greatest assets is its attractive, well- maintained residential neighborhoods. In order to preserve the character of these neighborhoods and encourage high - quality residential design throughout the City, the Arcadia City Council has adopted these Single- Family Residential Design Guidelines. The guidelines are utilized during the City's architectural design review process to ensure the highest level of design quality, while also allowing room for flexibility in their application. The guidelines are "should" statements; they express the City's desires and expectations. Alternative design features may be allowed if consistent with the intent of the guidelines, or if such allowance will facilitate an innovative or otherwise preferable design concept. Architectural design approval is required for all exterior work requiring a building permit for single - family dwellings and accessory buildings. These guidelines also apply to exterior paint colors and materials to ensure compatibility and harmony with the neighborhood. City review and approval is not required prior to painting a structure; however, the use of exterior materials and paint color should conform to the standards set forth on page 17 of the guidelines. In the five Homeowners Associations (HOAs) recognized by City Council resolution, design review is conducted by each association's Architectural Review Board (ARB). However, these design guidelines apply to all single - family residences throughout the City. Amended April 17, 2009 Page 3 OBJECTIVES The objectives of the Single - Family Residential Design Guidelines are to: 1. Provide guidance for the orderly development of the City and promote high - quality development. 2. Allow diversity of style while promoting the positive design characteristics existing throughout the City. 3. Encourage excellence in architectural design that: City of Arcadia I SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES A. Enhances the visual environment and character of the community; B. Preserves and protects property values; C. Is sensitive to both the site and its surroundings; and D. Has been carefully considered and conveys a sense of balance, integrity, and character. Arcadia has a rich tradition of tasteful homes of varying styles. Amended April 17, 2009 Page 4 ISSUES The following are the primary design and development issues that are important to the community relating to new single - family development: 1. Mass and scale: Inappropriate massing and scale is a key issue as large, two -story homes are replacing smaller single -story homes throughout the City. 2. Front entry: Excessively tall or flat entry porches can have a towering or monumental appearance that is inappropriate for most Arcadia neighborhoods. 3. Garages: Street - facing garages tend to be uninviting and have the potential to dominate the front elevation of a house. 4. Architectural style and design: Many new homes lack a coherent architectural style, attempt to combine too many different styles, or have a style that is incompatible with the surrounding homes. 5. Additions and accessory buildings: Additions, as opposed to new homes, have their own set of design challenges. Poorly designed additions and accessory buildings can ruin the character of an existing home. Amended April 17, 2009 City of Arcadia 1 SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES 6. Colors and materials: 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. 7. Landform and tree preservation: Careless removal of mature trees and severe grading of hillside properties shows little regard for a site's natural attributes and degrades neighborhood character. Lack of detail and insensitive treatment of .scale are common problems preventing new houses from fitting into established neighborhoods. Page 5 SITE PLANNING Amended April 17, 2009 City of Arcadia 1 SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES Site planning involves the arrangement and relationships of walkways, buildings, open space, landscape and associated uses. How well a building fits within its site can determine the success of a project. An effective site plan should reflect the natural attributes of the site while maintaining compatibility with the neighborhood. The following are general guidelines for site development: 1. Natural amenities such as views, trees and similar features unique to the site should be preserved and incorporated into development proposals. 2. The location, configuration, size, and design of new buildings and structures, or the alteration or enlargement of existing structures, should be visually harmonious with their sites and compatible with the character and quality of the surroundings. 3. The height and bulk of proposed dwellings and structures on the site should be in scale and in proportion with the height and bulk of dwellings and structures on surrounding sites. Alternatively, projects should incorporate design measures to adequately mitigate scale differences. 4. The design of a new house should provide effective and varied open space around the residence. This corner house has an unusual informal approach at the street leading to a distant yard enclosure. Consistent front yard setbacks and building scale among neighboring sites create visual harmony. Page 6 Site Planning continued... City of Arcadia J SINGLE- FAMILY RESIDENTIAL DESIGN GUIDELINES The curving line of the driveway creates a unique point of entry while providing an opportunity to preserve the on -site trees. I , 11101 7 3411: ; Amended April 17, 2009 A porte cochere offers more than just useful shelter over the driveway; it allows the building mass to make a transition to the open space and to frame views deep into the site. DISCOURAGED: Aside from the prohibited tall entry, this house shows the unattractive effect of building to maximum code limits without modulating the building mass. Page 7 ENTRY City of Arcadia 1 SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES An entry consists of the entry door and its surrounding architectural elements. Front entries often serve as the primary focal point of a residence and should be carefully designed. The following are guidelines for appropriate entry treatment: 1. The height of an entry porch should be in scale with the height and design of the building. 2. Front entry doors and decorative elements such as roofs, moldings, columns, posts, lighting, benches, and planters should be architecturally compatible with the style of the house. 3. Recessed depth of entry alcoves and projecting depth of entry roofs should be large enough, relative to the house, to provide the appearance of shelter. 4. Entry roofs should follow the same pitch as the adjacent roofs. Flat roof porches are generally discouraged. 5. There should be no vertical or architectural elements located above the entry that emphasize the scale and massing of the structure. Above: Repeated structural forms and unfolding depth of approach combine for a powerful entry. Below: A simple vehicular approach is angled to the house, allowing the entry to terminate the view dramatically. Amended April 17, 2009 Page 8 MASSING City of Arcadia I SINGLE- FAMILY RESIDENTIAL DESIGN GUIDELINES The Zoning Code allows a certain building envelope for each site. Proper design is often needed to soften and refine that envelope, as addressed by the following guidelines: 1. New dwellings and additions should be compatible in mass and scale to surrounding buildings in the neighborhood and with the natural site features. 2. Design elements such as eave overhangs, textured wall materials, recessed windows and door openings, ornamental details, and landscaping are encouraged for visual interest and to help reduce the impact of building scale. 3. All sides of a structure, including those that are not visible from the street, should have adequate wall and roof articulation to minimize the building's visual impact. 4. The building base should visually anchor the building by appearing more massive than the upper stories. 5. The upper story of a house should exhibit a lighter character than the base, possibly by reducing floor area and building mass. The second floor should generally step back from the ground floor. 6. Cantilevered forms are generally discouraged, particularly when they are used without aesthetic justification. 7. Building elements that emphasize a structure's verticality are generally discouraged. 8. On corner lots, wall planes facing the street should be varied and articulated into modules that reduce the overall massing and scale. Architectural projections or indentations should be provided to avoid an uninterrupted flat wall. 9. Incorporating trellises, pergolas, covered patios, and other similar features can help break up the mass of a large two -story structure and are encouraged, provided that they complement the architectural style of the house. Above: This residence uses roof articulation and a reduced second floor area to blend in with surrounding single -story homes. Amended April 17, 2009 Page 9 Massing continued... Amended April 17, 2009 City of Arcadia SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES Right: This design creates a layered approach: The arch leading to the courtyard, the angled tower expressing a focal point, and the porte cochere at the driveway. Above and left: Many traditional Arcadia houses use understated massing effectively. These examples use simple, repeated roof forms to achieve subtle yet effective massing. t••tttttttt a • Left: This dramatic verticality is out of scale in a single - family residential setting. Above: A large mass does not belong above the garage doors, nor does a tall mass on the second floor. It is out of scale with the dwelling. Page 10 ROOFS City of Arcadia I SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES The roof of a house does more than provide shelter from the elements; it helps define the architectural style of a residence. Below are guidelines for appropriate residential roof design. Roof design refers to roof materials as well as massing and form. 1. Roof plans and materials should be compatible with the architectural style and design of the structure. It should enhance the effect of the house's plan articulation by reflecting it in three dimensions (ridges, valleys, etc.) 2. Traditional roof forms such as gables, hips and dormers are encouraged. More severe roof forms such as domes, steep chalet gables and flat roofs are generally discouraged. 3. Dormers, cross gables, and other decorative roof features are encouraged, provided that they are an integral part of the overall roof design and work within the building's architectural style. 4. Combining two different roof pitches is discouraged. 5. Solar panels are encouraged provided they are not visible from the public right -of -way. Additionally, roofs should be used to screen all vents, flutes and skylights, and other similar features from public view. Bubble or dome - shaped skylights are discouraged. 6. Discouraged roof types include: built up and torch down roofs, rock roofing applied over an approved built up roof, corrugated metal and fiberglass roofing panels, standing seam and similar metal roofing panels, and gravel roofs. Amended April 17, 2009 • Above: These dormers are not compatible with the roof line. The roof pitch is too low to provide a backdrop for them. Above: Severe roof forms such as domes, steep chalet gables and a combination of roof forms as illustrated above are discouraged. Page 11 FACADE DESIGN Amended April 17, 2009 City of Arcadia 1 SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES Facade design refers to the architectural features, details, and finishes of the front, sides, and rear of a building. The Arcadia homes to the right are part of a tradition that deserves to be protected. From the 1920s example at top to the 1990s example in the middle, the best Arcadia homes use interesting massing and careful detailing. Most attractive designs work within an established style, but that is not a City requirement. These homes also feature a balance, but not complete symmetry. 1. Facade treatment relevant to the house's architectural style should be carried throughout the entire house with each facade and any accessory structure. 2. Architectural features such as decorative moldings, windows, dormers, chimneys, balconies and railings, and landscaped elements such as lattices, can add detail to a facade and are encouraged as long as they respect the scale and dignity of traditional house design. 3. Large areas of flat or blank walls are strongly discouraged. 4. Garages should not dominate the street. If a garage faces a street, windows and other architectural detailing should be used on garage doors to reduce their blank wall impact and scale. 5. Symmetry in design can sometimes create a home that is monumental and too massive. The balanced effect created by symmetry can be achieved with a more subtle design approach. Features that break up the symmetry may consist of major massing elements or small differences in detail from side to side. 6. Large or prominent front elevation balconies are discouraged unless they are an integral part of the building's architectural style. 7. Two - story-high windows tend to emphasize the mass and verticality of a building and should be avoided. This is especially true of two -story window bays. Page 12 Amended April 17, 2009 City of Arcadia 1 SINGLE - FAMILY RESI.DENTIAL DESIGN GTJIDELINES Facade Design continued... Right: While these houses also show insensitive massing, they share a lack of interesting detail and a flat approach to facade design. Below: Excessive massing of the entry, two - story window bays, and inadequate articulation give this residence a looming appearance. Left: The garage door dominates the house despite the tall entry. Page 13 DETAIL City of Arcadia 1 SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES Architectural details are decorative or ornamental elements that can add visual interest and contribute to the design and style of architecture. Such details include porch columns, decorative door and window designs, exterior moldings, porch and balcony railings, roof overhangs, brackets, awnings, gutters and down spouts, fascia boards, steps and stairs, siding, gables and lighting fixtures. The following are guidelines for appropriate design and use of architectural details: 1. Architectural details should be consistent with, or transparent to, the architectural style of the project. 2. Details with a false appearance, such as thin plant -on window shutters and foam wall ornaments and columns are discouraged. 3. Details that make a residence appear too ornate or monumental for its surroundings are strongly discouraged. Such details may include quoins, elaborate columns and pilasters, balusters, dentils, and keystones. 4. Windows and Doors a. For new structures, all windows and doors should relate to the selected architectural style. b. Window and door change -outs on existing structures should match the existing windows /doors for architectural consistency. Alternatively, all windows and /or doors should be replaced to complement the architectural style of the house. Amended April 17, 2009 c. Windows should be recessed at least 2 inches from the exterior wall in new construction. Raised surrounds are not an acceptable substitute for recessed windows. d. Surrounds should be no wider than 4 inches, and should have a detailed profile rather than a simple rectangular or half -round section. e. Aside from a small number of picture windows, panes greater than 2 feet in width or height should be divided. True divided lites are preferable, but exterior applied muntins with a detailed profile may be allowable. f. High horizontal windows should be used carefully, if at all, since they tend to be conspicuously out of rhythm with other windows. A series of small square windows may be required as a substitute. Ornately carved and /or stained doors should not be used if they are so incompatible with the other building elements that they appear overly prominent. g. 5. Eaves a. Open soffits are encouraged using the rafter tails to express detail and rhythm. b. Fascia boards around eaves and gables should be narrow (no more than 6 inches deep). c. Excessive use of corbels or brackets should be avoided. If utilized, the placement and design of corbels or brackets should be carefully considered. 6. Chimneys a. Decorafve chimney caps are encouraged if appropriate for the building's architectural style. Page 14 Detail continued... Amended April 17, 2009 City of Arcadia 1 SINGLE- FAMILY RESIDENTIAL DESIGN GUIDELINES A. Interesting brickwork, hinges, windows, and roof treatment make the entry more interesting. B. This Modern Prairie -style house benefits from understated detailing and wide eaves. C. Lacy stucco texture and balcony design work well with the palms. D. The traditional details of this new home give it a timeless quality. E. A deeply recessed picture window with stepped walls and echoing arches of the porte cochere make an attractive facade. F. A small amount of detail goes a long way: recessed windows, beveled sills, pilasters, and stepped parapet at stairs. G. The details on the porch of an early 20 century house have lived through generations. Page 15 Detail continued... Amended April 17, 2009 City of Arcadia 1 SINGLE- FAMILY RESIDENTIAL DESIGN GUIDELINES Above: This house combines flat fascia boards, unattractive joined gables, an incidental entry opening and quoins with a false appearance. Above: This addition uses wide, flat fascia boards instead of the original house's finer detail. Left: The large and uninteresting surrounds contribute to an appearance unbroken by any secondary roofs or other refining elements. Above: A complete lack of detailed interest has created a house with the look of a stucco box. Left: Cornice detail that works well in narrow moldings becomes out -of -scale and incompatible when expanded to a major parapet treatment. Page 16 MATERIALS & COLORS City of Arcadia [SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES Materials and colors not only contribute to a building's architectural style, but can also help tie a new structure to its surroundings. For new houses that are significantly larger than the surrounding homes, it is particularly important to reflect the materials and colors found in the neighborhood. The following are guidelines for appropriate material and color selection. 1. For new structures, repeating colors and materials found in neighboring homes is encouraged. 2. In remodels and additions, new materials should match those of the existing structure. Accessory structures should match materials, finishes and colors found on the primary structure. 3. The use of at least one strong accent material is encouraged. Too many exterior materials are discouraged because they can make a design appear too busy. 4. Natural materials are preferred. Synthetic materials for the building made to simulate natural wood and masonry are discouraged. Stone and brick veneer with a false appearance should be avoided. 5. Architectural design and exterior materials should be applied consistently on all sides of a structure visible from the street. Decorative front facade material should extend around the sides at least to an inside corner. 6. Stucco and plaster finishes should be consistent with the architectural style of the structure. The use of rough stucco finishes is discouraged. Left: High - quality materials such as smooth stucco, wood corbels, and pre -cast concrete moldings give this residence a look of permanence and integrity. 7. For most architectural styles, the number of colors on the exterior should be limited to a maximum of three, with an additional contrasting color for accent. A balanced color palette should be kept using the correct proportions between the subtler "base colors" and the brighter "accent colors" on each building. Buildings with large walls should have a subtle base color. The base color on smaller buildings or those with more elaborate detail can use slightly stronger tones. In general, the larger and simpler the house design, the more subtle the color should be to reduce the massiveness of large wall planes. Earth tones are best suited and are appropriate for most of the architectural designs found in the City. The use of strong or bright, unnatural colors, including the salmon and pink hues and the bright "white on white" color schemes for exterior stucco, wood siding, trim doors and shutters should tie avoided. However, the use of contrasting, natural colors can be appropriate for accent use, such as for shutters and doors. Amended April 17, 2009 Page 17 Materials & Colors continued... 8. Appropriate materials for walls and facades include stucco and wood lap siding, as well as more decorative materials such as stone, tile, split -faced block, and brick. The more decorative materials should be used as a base treatment only and not on the entire house unless appropriate for a specific architectural style. 9. Piecemeal embellishment and frequent changes in materials should be avoided. All facades of the home should utilize the same vocabulary of material and color. 10. Exterior materials and architectural details should complement each other. For example, heavy materials should appear to support lighter ones. 11. Material changes should occur in conjunction with changes in the plane of the facade to avoid a "tacked -on" appearance. These roof treatments are discouraged by the guidelines: clay tiles on a composition roof and glossy roof tiles. Amended April 17, 2009 City of Arcadia I SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES 12. Exposed gutters and downspouts, unless designed as an outstanding architectural feature of the overall theme, should be colored to match fascia or wall material. 13. Natural clay tile roofs should be replaced with the same material. For repairs, remodels and additions, care should be taken in the selection of material and installation to match as closely as possible the color of the "aged" tiles. 14. The colors of natural roofing materials, such as clay tiles and slate, should be left natural. 15. Roofing materials with glossy surfaces appear unnatural and are strongly discouraged. Page 18 City of Arcadia J SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES LANDSCAPE & HARDSCAPE Landscaping is an important component of the overall design of a project. Even the most thoughtfully designed house will appear incomplete without adequate landscaping. For new residences and rebuilds, a conceptual landscape plan must be submitted during the design review process. A detailed landscape plan will be required during plan check. The following are guidelines for single - family residential landscape and hardscape: 1 Large planting sizes (24 -inch box or greater) are recommended for trees to make a new dwelling look established and soften the visual impact of a building's mass. lb` 2. For a new residence, there should generally be at least two trees in the front yard, one of which should be drought tolerant. fib►. 3. Existing trees in good condition should be preserved whenever possible. 4. Landscaping should be layered, with low planting used in the foreground, proceeding back to the tallest in the background. 5. The use of decorative hardscape materials is encouraged in order to enhance the pedestrian and vehicular experience. Decorative hardscape materials include brick, flagstone, interlocking pavers, tile, stamped or colored concrete, and decomposed granite. 6. In order to promote "walkable" neighborhoods, a pedestrian path should be provided to the front door, separate from the driveway. Here a driveway and pedestrian path originate at the street in a complementary way. Amended April 17, 2009 Page 19 Landscape & Hardscape continued... City of Arcadia I SINGLE - FAMILY RESIDENTIAL: DESIGN GUIDELINES 7. Landscape planters lining driveways, walkways, and property lines are encouraged. q,, 8. For aesthetic and environmental reasons, the use of impervious paved surfaces should be minimized when not necessary for vehicular or pedestrian access or recreational purposes. Permeable hardscape materials are encouraged. Ilah- 9. Drought - tolerant and native plant species are encouraged; however, consideration should be given to the gradual transition of existing neighborhood landscaping. For example, rather than woody ground coverings and desert landscaping, more lush and finely scaled species are encouraged. Water Conservation Tips 1. Use "smart irrigation controllers ", a device that automatically adjusts watering times in response to weather changes. Smart irrigation controllers use sensors and weather information to manage watering times and frequency. 2. Install an irrigation system that reduces wasted water from evaporation, overspray and water run -off by watering turf from the surface in a bottom -up model rather than the typical sprinkler /top -down model. 3. Use Low -Flow Drip, Bubblers, or Low -flow Sprinklers. Above: Layered landscaping using native plants Left: Decorative hardscape materials such as brick pavers are encouraged Amended April 17, 2009 Page 20 Landscape & Hardscape continued... Residential landscape design should complement the architecture of the house. The design should also fit in with the neighborhood and the surrounding environment. Conserving existing, established plant materials is almost always the best approach. Borrowing from the existing plant theme and the environment makes the new design fit in. The new design should also group plants with similar water, nutrient, and sun needs so as to avoid any growth problems. SAMPLE PLANTING PALETTE Recommended plants include the following, but additional selections are encouraged for variety.. (* denotes trees that need a large area for root growth) Flowering trees: Canopy trees: Cinnamomum camphora (Camphor Tree)* Pistachia chinensis (Chinese Pistache) Platanus acerifolia (London Plane Tree) Platanus racemosa ( Califomia Sycamore) Quercus agrifolia (Coast Live Oak) Quercus engelmanni (Engelmann Oak) Tipuana tipu (Tipu Tree) Ulmus parvlfolia (Chinese Evergreen Elm) Specimen trees: Agonis fiuxuosa (Peppermint Tree) Eucalyptus ssp. Ginkgo biloba (Maidenhair Tree) Olea europaea (Olive Tree) Pinus eldarica (Afghan Pine) Pinus pinea (Italian Stone Pine)* r11 11G1 V GV ("x',/111 1 1 , LVVJ City of Arcadia 1 SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES Albizia julibdssin Rosa' (Silk Tree) Cassia leptophylla (Gold Medallion Tree) Cercis occidentalis (Western Redbud) Jacaranda mimosifolia (Jacaranda) Koelreuteria bipinnata (Chinese Flame Tree) Koelreuteria paniculata (Goldenrain Tree) Lagerstroemia indica (Crape Myrtle- multi) Malus Prairiefire' (Prairiefire Crabapple) Pyres kawakamii (Evergreen Pear) Prunus ssp. Tabebuia impetiginosa (Pink Trumpet Tree) Palm trees: Archontophoenix cumminghamiana (King Palm) Phoenix spp. (Date Palm) Washingtonia filifera (California Fan Palm) Washingtonia robusta (Mexican Fan Palm) Brahae edulis (Guadalupe Palm) Syagnas romanzoffiana (Queen Palm) Planting palette continues on next page... 0 Photographs, clockwise from top left: Coast Live Oak, Olive, California Sycamore, California Pepper, Mexican Fan Palm, Western Redbud, California Fan Palm, Silk Tree Page 21 Landscape & Hardscape continued... Shrubs: (* denotes value as screening plant) Azalea ssp. (Azalea) Arbutus unedo (Strawberry Tree) Alyogyne heugelii & cvs (Blue Hibiscus) * Bamboo ssp. Buddleia davidii (Butterfly Bush) * * Camellia ssp. (Camellia) * Cassia splendida (Golden Wonder Senna) * Ceanothus var. (Wild Lilac) Cistus purpureus (Orchid Rockrose) * Cocculus laurifolius (Laurel Leaf) * Cotoneaster ssp. Echium fastuosum (Pride of Madeira) Groundcovers: Arctostaphylos hookeri (Monterey Manzanita) Ceanothus griseus horizontalis (Carmel Creeper) Cistus spp. (Rockrose) Cotoneaster dammeri (Lowfast Bearberry) Lantana spp. Lavandula spp. (Lavender) Liriope muscari (Big Blue Lily Turf) Mahonia repens (Creeping Mahonia) Pelargonium ssp. (Pelatum) Rosmarinus officinalis (Rosemary) Salvia spp. (Sage) Santolina chamaecyparissus (Lavender Cotton) Trachelospermum jasminoides (Star Jasmine) Verbena ssp. Amended April 17, 2009 City of Arcadia 1 SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES Escallonia ssp. Euphorbia characias Wulfenii' (Mediterranean Spurge) Euphorbia rigida (Silver Spurge) Gardenia ssp. Grevillia ssp. Hibiscus rosa - sinensis (Chinese Hibiscus) Myrtus communis (True Myrtle) * Osmanthus ssp. Penstemon spectabilis (Showy Penstemon) * Podocarpus ssp. * Prunus caroliniana (Carolina Laurel Cherry) * Pyracantha ssp. (Firethorn) * Rosa ssp. (Rose) Rockrose Orchid Rockrose Aloe Royal Trumpet Vine Bougainvillea Vines: Bougainvillea ssp. Distictis buccinatoria (Blood -Red Trumpet Vine) Distictis laxiflora (Vanilla Trumpet Vine) Distictis `Rivers' (Royal Trumpet Vine) Jasminum polyanthum (Jasmine) Pyrostegia venusta (Flame Vine) Rosa culfivars (Rose) Thunbergia alata (Black -eyed Susan Vine) Low accent plants: Aloe spp. Hemerocallis hybrids (Daylily) Iris spp. Kniphofia uvaria (Red -hot Poker) Agapanthus (Lily of the Nile) Flax ssp. Lantana Ly Page 22 FENCES & WALLS City of Arcadia I SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES Front yard fences are frequently designed in a manner that breaks up the shared open space that defines a graceful residential street. Instead of enjoying the changing views of landscaped depth, the eyes of the street's visitors are stopped by the flatness of the fences. Implementation of the following guidelines will result in fences and walls that are more harmonious with the neighborhood. 1. Front yard fencing should be as open and simple as possible. 2. In general, overly ornate or light colored wrought iron fences should be avoided. 3. Decorative wood fencing is allowed in the front yard only if consistent with the architectural style and if fully painted or stained. 4. Fencing and wall materials should be compatible with the building and should be used to reinforce the architectural theme of the building. 5. Bare precision block is generally discouraged. For new residences, courtyard walls and walls along the perimeter of the property lines should be made of a decorative material that complements the residence, such as brick, stone, or textured concrete block (e.g. split -face, scored, slump stone). Plain concrete block with a stucco finish to match the residence may be an acceptable substitute. 6. On Tots with existing walls or fences, new walls /fences should match or be compatible with existing walls /fences. 7. The use of clinging vines, shrubs, and trees to soften the visual impact of walls and fences is encouraged, especially when visible from the public right -of -way. Above: Layered outdoor space uses plants of varying heights along with building walls and outdoor walls and fences. Above: The varying heights and setbacks of this fence add visual interest and highlight the points of entry. Amended April 17, 2009 Page 23 Fences & Walls continued... City of Arcadia SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES Amended April 17, 2009 This wall enclosing a side and rear yard uses flat tile caps and stepped massing to accentuate the entry and complement the house's fine detailing. Above: The shared open space along the street benefits from both continuity and variety. Fences should blend into the landscape. These tall, unattractive fences have an uninviting appearance. Page 24 ARCHITECTURAL STYLE Arcadia, like most other California cities, has a mix of architectural styles within its residential neighborhoods. Consistency of design features within traditional styles such as Ranch, American Colonial, Spanish, etc. has served Arcadia well because it has enlivened the City with variety while maintaining a distinctly traditional neighborhood character. In recognizing the value of architectural diversity, the City does not seek to dictate which styles are allowed, but rather to promote an awareness of what makes different elements work together. Strict adherence to a single architectural style is not required; however, combining too many elements from several divergent styles often results in an incoherent design. Generally, the City recommends choosing a single architectural style as a starting point in the design process. Positive design features from other styles may be incorporated if the various elements work together. Most importantly, the overall architectural style should be compatible with the surrounding neighborhood. Using similar features, colors, and materials found in nearby homes is encouraged. The following pages list some of the architectural styles found in and around Arcadia and their successful characteristics. Amended April 17, 2009 City of Arcadia 1 SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES Page 25 T Form: R A D I TI ON AL R A N C H Simple, horizontal massing Modest entry expression — roof or alcove Roof: Shallow pitched roof — gable and shed Walls: Stucco or clapboard walls Windows: Wood window frames, or metal with recessed windows Details: Simple molding profiles Color: More contrast between roof and walls than between field and trim Architectural Style continued... Amended April 17, 2009 City of Arcadia 1 SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES Traditional ranch combines characteristics of other styles in the City's guidelines. It has the straightforward massing and detailing of the Tudor /Cottage style, along with the rustic materials of the Craftsman style. Emphasis on the horizontal is important, and extension of the Traditional Ranch style to two stories dilutes its distinction from the other aforementioned styles. Ranch style is particularly characteristic of Arcadia's mid - century boom years, creating a comfortable suburban setting surviving to the current day and influencing the approach recommended for all styles. Page 26 COLONIAL Form: / AMERICAN T R A D I T I O N A L Simple form, at least for major part of house Roof: Moderate to steep roofs — gable or shed Compound roof pitch (gambrel) part of tradition Detailed molding and cornice profiles Walls: Shingle or clapboard walls Windows: Moderate to broad frames Small panes Details: Small, finely detailed fascia boards, vents, and other details Details part of functional elements rather than applied Color: Pale walls; contrasting trim optional Dark roofs Architectural Style continued... Amended April 17, 2009 City of Arcadia 1 SINGLE FAMILY RESIDENTIAL DESIGN GUIDELINES Colonial or American Traditional style uses plain massing and fine detailing. Wood is used for the siding, and fine millwork traditionally is used sparingly but efficiently for expressing detailed elements. Modest scale is important for that detail work, including semicircular vents, window trim, window panes and muntins, and fascia boards with open soffits. Simplicity is important in the roof form, principally gable or shed. Page 27 Architectural Style continued... Amended April 17, 2009 City of Arcadia I SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES Spanish styles — Colonial, Mission Revival, and Monterey among other variants — emerged as the dominant style in Southern California during the 1920s building boom. Its adaptability to different building programs has made it a perennial favorite. The adaptability results from a few design characteristics. First is the use of large, simple massing components to achieve simplicity and drama. Next is the discreet use of well - placed, well- designed, and well- executed details. When combined with the simple massing, which would otherwise be dull, the details create an integrated design that is rich and expressive. Pergolas and other garden structures are also used to complement and mitigate the building mass. Page 28 S P A N I S H Form: Low mass moderating two -story mass Arches (deep) Courtyards Arcades Pergolas Wide front balcony on Monterey variant Roof: Barrel tile roofs — shed, hip, gable Flat shingles or tiles on Monterey variant Shallow to moderate slopes (4:12 to 6:12) Heavy exposed dark beams Walls: Stucco walls Windows: Recessed windows w/ minimal frames Details: Decorative vents Iron accents & balconies Color: Pale walls customary Roof may be light, medium, or dark Brown or other rich trim color Architectural Style continued... Amended April 17, 2009 City of Arcadia I SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES Spanish styles — Colonial, Mission Revival, and Monterey among other variants — emerged as the dominant style in Southern California during the 1920s building boom. Its adaptability to different building programs has made it a perennial favorite. The adaptability results from a few design characteristics. First is the use of large, simple massing components to achieve simplicity and drama. Next is the discreet use of well - placed, well- designed, and well- executed details. When combined with the simple massing, which would otherwise be dull, the details create an integrated design that is rich and expressive. Pergolas and other garden structures are also used to complement and mitigate the building mass. Page 28 T U D Form: O R / C O T T A G E Simple massing Entry expression may be modest Roof: Moderate to steep roof pitch Shed or gable roof Rustic tile roof Walls: Shingle, clapboard, or rustic walls Windows: Pronounced surrounds, wide or narrow Recessed windows Details: Simple detail; minimal ornament Half - timber expression (Tudor) Color: Warm colors with dark trim Architectural Style continued... City of Arcadia I SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES The Tudor /Cottage style has nothing to do with limiting house size to what people think of as a cottage. It is a style that is concerned with creating comforting features that allow a house to be inviting and tasteful in an unpretentious way, no matter what size the house. The emphasis is on the roof, using steep slopes and /or low eaves to minimize wall height and emphasize the sloped roof as epitomizing home. Straightforward massing is also used, and details are also straightforward but highly visible, such as wide window trim, half- timbering, plain fascia boards, and simple exposed soffits. Amended April 17, 2009 Page 29 Form: C R A F TS M AN Prominent porches (two sides common) Large, often tapered, porch columns Second floor set in from first Complex massing on larger houses Roof: Composition or flat tile roofs Shallow slopes — gable; some shed Broad eave overhangs (12 to 42 inches) Carved rafter tails & brackets Walls: Shingle or clapboard walls (stucco alt.) Windows: Broad wooden window frames Fine division of panes, especially at top of window Details: Decorative vents Wood accents & balconies Tapered posts Clinker brick / river rock Color: Dark warm colors Architectural Style continued... Amended April 17, 2009 City of Arcadia 1 SINGLE RESIDENTIAL DESIGN GUIDELINES The Craftsman style is a descendant of the Cottage Style and is particularly identified with California due to the influence of the Greene brothers in Pasadena and Bernard Maybeck in the San Francisco region. The rustic look of Craftsman architecture relies on a spacious exterior — great porches and overhangs — as well as use of stained wood, dark colors, and rustic supporting materials of river rock and rough brick. Massing can be very simple on a small Craftsman, which will likely focus entirely on its front porch and gable, or much more complex on a large Craftsman with variation of massing elements and angles. Page 30 Form: F R E N C H Symmetrical entry Terraced massing optional Roof: Flat tile roofs Steep slopes — mansard dominant Detailed parapets Walls: Stucco walls Windows: Recessed windows w/ minimal frames Details: Curved iron accents & balconies Thin, detailed moldings Decorative vents Color: Pale walls and trim; any shade for roof Architectural Style continued... Amended April 17, 2009 City of Arcadia I SINGLE- FAMILY RESIDENTIAL DESIGN GUIDELINES French design is distinct from classical in its application of a few distinctive features. Most characteristic are mansard roofs, which are always steeply pitched and either straight or curved. That curve is normally concave, but convex curves can also fit the style. Ornate metalwork is another hallmark, usually applied in a linear manner as balcony balustrades, or as fascia boards along eaves, but in some instances used structurally for columns. Used with restraint, French style works particularly well with classical and Spanish styles. In an eclectic neighborhood, it is the quality of the design rather than its feature set that allows wildly divergent styles to work together well, and French design is within that mix. Page 31 C O N Form: T E M P O R A R Y M O D E R N Simple, horizontal massing Pronounced entry expression — roof or alcove Deep layering of wall and window planes Intermingling of exterior and interior space Roof: Flat roof, and /or shallow pitch — gable and shed Walls: Stucco or other smooth walls Windows: Wood window frames, or metal with recessed windows Details: Simple molding profiles Color: Subtle colors except optional fine accent lines Architectural Style continued... Amended April 17, 2009 City of Arcadia I SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES Modern houses tend to emphasize strong horizontal and vertical planes, express layering of planes and spaces, and interweave interior and exterior spaces. Together, these design elements can produce compelling and dramatic effects. When introduced into a neighborhood of more traditional styles, however, modern houses often present too great a contrast or too little in terms of humanizing detail to fit their setting. Modern styles are encouraged if they involve the best characteristics of the style — the layering and indoor /outdoor interweaving — and avoid the visual conflicts with traditional styles that too often occur. Landscape screening, as an important component of both modern architecture and harmonizing differing styles, will be taken into special account in evaluating modern designs. Page 32 Amended April 17, 2009 City of Arcadia 1 SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES ADDITIONS & ALTERATIONS The design guidelines up to this point apply to all projects. For additions and alterations, the City recognizes that the designer faces special challenges. The primary challenge is to integrate the new with the old, maintaining and continuing the best elements of the existing house. This applies to massing as well as detailing. Below are guidelines for additions and alterations. 1. An addition should be designed to look like part of the original house. All exterior treatments should match those of the existing house as closely as possible. 2. Second floors should be modest in relation to the first floor. This often involves setting the second floor walls in and keeping the top plate height shorter than the first story. 3. Porch additions should match the scale and architectural style of the existing house. In general, the eaves of the porch roof should align with the first story. 4. Alterations to an existing house that do not enlarge its floor area, such as replacement windows, doors, siding, or roof tiles, should be consistent with the building's architectural style. 5. Piecemeal alterations to the exterior of a house are strongly discouraged. Alterations to one elevation should be consistently carried out on the other elevations. 6. Refer to Guideline 4.b. on page 14 and Guideline 13 on page 18 for additional guidelines pertaining to additions and alterations. Above: This Arcadia home exhibits the positive results of a well - designed second story addition. Instead of having a "tacked -on" appearance, the addition is thoughtfully integrated with the architecture of the existing house. Placing the mass of a 2 -story addition behind an existing one -story house is generally encouraged, but it needs to be carefully coordinated. Page 33 SUCCESSFUL APPLICATION OF THE GUIDELINES This section highlights three actual design review cases that demonstrate how careful implementation of the design guidelines can achieve very successful results. For each project, there is a "discouraged" front elevation, showing the project as originally submitted, and an "encouraged" front elevation, showing the project in its final approved form. The examples illustrate how roof and facade articulation, asymmetry in facade design, and /or a less elaborate architectural style can transform the appearance of a house without significantly reducing its size. Copyright Notice: Amended April 17, 2009 City of Arcadia 1 SINGLE - FAMILY RESIDENTIAL DESIGN GUI.DELIiNES The architectural drawings, including but not limited to the front elevation designs, contained in the Single- Family Residential Design Guidelines are protected under United States and international copyright laws and are the exclusive property of the City of Arcadia or its third party licensors. The drawings are provided in these Guidelines for reference purposes only and may not be copied, reproduced, republished, posted, transmitted, displayed, modified, sold, distributed or in any way used by you or on your behalf, in any form or by any means, including for the making of derivative works, without express prior written consent from the owner of each respective drawing. rl �rm.�.ma i n.�a.n• Ifmnl ■ nllrn6.��111�1Y1$a �lrrlig nhIrll!%rillllr61111 Omn11 imiti:- ��Innr f �!' 1/ I�n1U�111111� i�lll 11��111/lly,. �mmh hhhI Timm�ili mi i°uir IiUIHUi i i ' �!y; ��dl�mn u. . niun�num u ■ Copyright ©2008, BY Design Group. All rights reserved. Page 34 Successful Application of the Guidelines continued... Copyright © 2008, OFA. All rights reserved. Amended April 17, 2009 City of Arcadia 1 SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES 111 Copyright © 2008, Landtec Construction, Inc. All rights reserved. Page 35 DESIGN REVIEW A. Relationship of Guidelines City of Arcadia 1 SINGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES The key to a successful residential project in Arcadia is to assure its compatibility with the surrounding dwellings in the neighborhood and, in the case of a building addition, with the existing building. Compatibility includes such terms as "architectural style, mass, scale, orientation, setback and architectural elements such as texture, color and building materials ". The Design Guidelines will be utilized during the City's review process to encourage the highest level of design quality and at the same time provide the flexibility necessary to encourage creativity on the part of project designers in response to existing site conditions. Proposals for a new dwelling or additions or alterations to an existing dwelling must follow a development review process set forth in the guidelines in order to complete site and building improvements. B. Scope and Authority The guidelines should be reviewed prior to beginning a project design. Design review consists of three steps: 1. Preliminary consultation between the project sponsor and the Development Services Department staff to discuss the zoning requirements and the Architectural Design Guidelines and criteria applicable to the site and use. 2. Design concept review by the Development Services Department, as provided for in the code. This must be completed prior to the plan check procedure. Projects that require further discretionary approval shall be subject to final design approval by the appropriate body. Exception: Properties within City designated homeowners associations are subject to the Architectural Design Guidelines set forth in this document, but shall be subject to the review and approval of only the homeowner associations' architectural review boards. 3. Final design review occurs during the Plan Check process by the Development Services Department to ensure consistency with the plans approved during the design review process. C. Design Review Process 1. Stages of Review: a. Preliminary Consultation. Preliminary consultation shall be initiated by requesting an appointment with a city planner. b. Design Concept Review. Design concept review shall be initiated by an application submitted to the Development Services Department on a form approved and containing information required by the Development Services Director or designee. The application shall include such plans and materials required for adequate concept review. c. Final Design Review. Final design review of development plans shall be initiated within one (1) year Amended April 17, 2009 Page 36 City of Arcadia ( SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES of design concept approval by submitting plans to Building Services for plan check. 2. Design Concept Review and Approval a) By Administrative Review. The Development Services Director or designee shall have the authority to review and approve the following types of improvements to a single - family dwelling and /or accessory building(s) subject to determination of compliance with the single - family Design Guidelines: (1) Roofing material (2) Window / door change outs / replacements / additions (3) Fences / walls / gates (4) Exterior finishes (5) Patio enclosures, covered patios, trellises, and gazebos on residentially zoned property (6) Minor first floor additions and detached accessory buildings on single - family zoned property (7) Other types of exterior alterations as deemed appropriate by the Development Services Director or designee Review of the aforementioned improvements may be conducted upon submittal of plans to Building Services or subsequent to plans being submitted for plan check. If the Development Services Director or designee determines that the proposed improvements do not comply with the single - family design guidelines, the applicant shall submit for a regular review process as set forth below. Planning Services staff shall sign plans prior to issuance of a building permit. b) By Regular Review by the Development Services Department, Community Development Division. The Development Services Director or designee shall review development plans submitted for design concept approval within thirty (30) working days of receipt of a completed application, and may approve, conditionally approve, disapprove or return plans for revisions. After each submittal of revised plans, the City has thirty (30) working days to review the plans. Within five (5) working days after a decision, notice shall be mailed to the applicant. c) By Modification Committee, Planning Commission or City Council. Concurrent with the hearing of an application for a modification or other type of application, the Modification Committee, Planning Commission or City Council may approve, conditionally approve or disapprove the design concept plans. 3. Final Design Review and Approval 4. Fee The Development Services Department shall review the final design as part of the plan check procedure to ensure compliance with the approved plans. The Development Services Department may approve, conditionally approve or disapprove said plans. Before accepting any application for design review or appeal, the City shall charge and collect a fee in an amount established by resolution of the City Council. In addition, the applicant shall reimburse the City for all costs associated with design review performed by the City's . architectural and landscape design consultants prior to final approval of the design review. Amended April 17, 2009 Page 37 5. Effective Date No permit shall be issued for any use involved in an application for design review until action on such application shall have become final by reason of the expiration of time to make an appeal (within 5 working days after the date of decision). 6. Expiration of Approval City of Arcadia 1 SINGLE - FAMILY RESIDENTIAL DESIGN GUIDELINES Design approval shall expire one (1) year following its effective date unless: a. A building permit has been issued and construction has commenced and been diligently and continuously pursued; or b. A certificate of occupancy has been issued; or c. The approval is renewed. 7. Extension of Approval The Development Services Director or designee or the body that reviewed a project may renew design concept approval or final design approval for a period not to exceed one year beyond the initial expiration date, upon determining that the findings made remain valid. An application for an extension shall be made a minimum of thirty (30) days prior to the initial expiration date and shall be accompanied by payment of a fee in an amount established by resolution of the City Council. 8. Plan Revisions The Development Services Director or designee or the body that conducted design concept review of a project may approve changes to approved plans or in conditions of Amended April 17, 2009 approval upon determining that the changes are minor and are consistent with the intent of the original approval. 9. Appeals a. Appeals from the Development Services Director's or designee's or Modification Committee's decision shall be made to the Planning Commission within five (5) working days of the decision and shall be accompanied by payment of an appeal fee in an amount established by Resolution of the City Council. A public hearing shall be scheduled not less than ten (10) calendar days or more than forty (40) calendar days after the filing of an appeal. b. Appeals from the decision of the Planning Commission shall be made to the City Council within five (5) working days of the Planning Commission's decision and shall be accompanied by payment of an appeal fee in an amount established by resolution of the City Council. A public hearing shall be scheduled not less than ten (10) calendar days or more than forty (40) calendar days after the filing of an appeal. 10. Enforcement a. Building Permits. Building Permits shall not be issued if conditions imposed under the Architectural Design Review Procedure are not satisfied. b. Conditions. Non - compliance with design review requirements that are included as conditions to discretionary land use approvals of the City such as conditional use permits, modifications and similar actions, shall constitute grounds for the suspension or revocation of such approval. Page 38 DEFINITIONS Amended April 17, 2009 City of Arcadia I SINGLE-FAMILY RESIDENTIAL DESIGN GUI.DELINES Alcove: A small area cut out of a larger mass, such as an entry porch Articulation: Use of different planes, surfaces, and forms to define an interesting and attractive building or component of a building Asymmetry: Different on one side than on the other Cantilever: A portion of a building extending out beyond its supporting wall or column Chamfer: A beveled corner which is formed in concrete work by placing a triangular or curved insert in the corner of the form. Clipped eaves: Eaves that have a minimal projection over the wall below Context: The character - defining surroundings of a site Dormer: A structure with walls extending up from a roof, typically housing one or more windows Eave: The extension of a roof beyond an Exterior wall, with no enclosed area underneath it T Eclectic: Of mixed styles Elevation: A two- dimensional view of the front, side, or rear of a building or wall Facade: See Elevation Fascia: The board enclosing the edge of an eave Gable: A wall beneath the exposed end of one or more sloping roofs Guidelines: Regulations that can be required flexibly as appropriate to each project or situation Hardscape: Pavement and other ground treatments other than plant materials Integrity: Having enough consistency to be perceived as an "integral" unit Layering: Having different elements in different planes, forming layers, rather than a simple wall Mansionization: Building a house too big for its lot, or too ornate or formal in its appearance Mass: The overall perceived size of a building, affected by not only its dimensions but also the manner in which its walls, roofs, and facade elements are designed Mission or barrel tile: A half - circular roof tile that is used alternately face -up and face -down Modulation: Varying the depth and other characteristics of a wall or roof in order to improve its appearance through breaking up its length and mass Monumentality: The appearance of trying to appear too important or imposing for its context Muntins: Narrow strips that form a division between window panes Nested Gables: One gable placed beneath another, usually off - center Overdesigned: Too ornate for its size or surroundings Pilaster: A column (structural or decorative) that is placed against a wall Pitch: The slope of a roof, expressed in inches of rise against 12 inches run (as in 4:12) Porch: A prominent entry, including any roof above Page 39 Amended April 17, 2009 City of Arcadia I SINGLE- FAMILY RESIDENTIAL DESIGN GUIDELINES Porte - Cochere: A roofed structure, open on the sides, extending over a driveway Project: Any physical work upon a property requiring City approval Quoins: Large squared stones such as buttresses, set at the angles of a building; the external corner of a building. S - tile: A roof tile attempting to simulate the effect of mission or barrel tile with multiple curves Scale: Size relative to other portions of a building, landscape, or surroundings, or to viewers Shed Roof: A simple roof of a single slope Site amenities: Benches, fountains, garden structures, and other items added to an open space to enhance its use and enjoyment Soffit: The underside of an eave Substantial: Having enough visual depth to appear visually and structurally sound Surrounds: Ornamental projecting surfaces around a window or door Symmetry: The same on both sides Underdesigned: Too simple to offer any interest to the viewer Page 40