HomeMy WebLinkAbout7-28-26 Agenda PacketARCADIA PLANNINGCOMMISSION
REGULAR MEETING AGENDA
Tuesday, July 28, 2026, 6:30 PM
Location: City Council Chambers, 240 W. Huntington Drive
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(626) 574-5455 48
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(626) 574-
5455 72
CALL TO ORDER
ROLL CALL:
Vincent Tsoi, Vice Chair
David Arvizu, Commissioner
Angela Hui, Commissioner
Ricky Lau, Commissioner
Chang Lee, Commissioner
SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS
PUBLIC COMMENTS (5 minute time limit per person)
Commission. Under the Brown Act, the Commission or Board Members are prohibited from
discussing or taking action on any item not listed on the posted agenda.
PUBLIC HEARING
All interested persons are invited to appear at a public hearing and to provide evidence or
testimony concerning any of the proposed items set forth below for consideration. Separate
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and apart from the applicant (who may speak longer at the discretion of the Commission)
speakers shall be limited to . The applicant may additionally
submit rebuttal comments, at the discretion of the Commission.
You are hereby advised that should you desire to legally challenge in court or in an
administrative proceeding any action taken by the City Council regarding any public hearing
item, you may be limited to raising only those issues and objections you or someone else
raised at the public hearing or in written correspondence delivered to the City Council at, or
prior to, the public hearing.
1. Resolution No. 2193 – Approving Tentative Parcel Map No. TPM 26-03 (83831) to
subdivide the airspace for an approved two-unit residential condominium development
at 210 El Dorado Street
CEQA: Exempt
Recommendation: Adopt
Applicant: Kevin Tang on behalf of Amy Mynt
There is a 10 day appeal period. Appeals are to be filed by 5:30 p.m. on Monday, August 10, 2026.
2. Resolution No. 2194 – Approving a med spa with massage services and a parking
modification to allow for 42 parking spaces in lieu of 61 required spaces at 9 Las Tunas
Drive
CEQA: Exempt
Recommendation: Adopt
Applicant: Bob Bunyan on behalf of Nishimula Beauty Med Spa
There is a 10 day appeal period. Appeals are to be filed by 5:30 p.m. on Monday, August 10, 2026.
DISCUSSION ITEM
3. Discussion regarding standing seam metal roofs on single-family residential homes
CEQA: Not a Project
Recommendation: Provide Direction
PLANNING COMMISSION REORGANIZATION
4. Planning Commission Reorganization
Recommended Action: It is recommended that the Secretary initiate the procedure
for the reorganization of the Planning Commission.
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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.
5. Minutes of the June 23, 2026, 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, August 11, 2026, at 6:30 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
Arcadia, California.
CITIZEN PARTICIPATION: Your participation is welcomed and invited at all Planning
Commission meetings. Time is reserved at each regular meeting for those in the audience
who wish to address the Planning Commission. The City requests that persons addressing
the Planning Commission refrain from making personal, slanderous, profane, or disruptive
please come to the podium and
state your name and address for the record. Please provide a copy of any written materials
used in your address to the Planning Commission as well as a copy of any printed materials
you wish to be distributed to the Planning Commission.
MATTERS NOT ON THE AGENDA should be presented during the time designated as
“PUBLIC COMMENTS.” In general, each speaker will be given (5) minutes to address the
Planning Commission; however, the Chair, at his/her discretion, may shorten the speaking
time limit to allow all speakers time to address the Planning Commission. By State law, the
Planning Commission may not discuss or vote on items not on the agenda. The matter
will automatically
placed on the agenda of a future meeting.
PUBLIC HEARINGS AND APPEALS are items scheduled for which public input is either
required or desired. Separate and apart from an applicant or appellant (who may speak
longer at the discretion of the Planning Commission), speakers shall be limited to (5) minutes
per person. The Chair, at his/her discretion, may shorten the speaking time limit to allow all
speakers to address the Planning Commission. The applicant or appellant may also be
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
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a matter before making its decision.
CONSENT CALENDAR: Items listed on the Consent Calendar are considered to be routine by
the Planning Commission and may be acted upon by one motion. There will be no separate
so requests. In this event, the item will be removed from the Consent Calendar and
considered and acted on separately.
DECORUM:
action(s) or proposed action(s) of the Planning Commission or its members, members of the
public may not engage in behavior that is disruptive to the orderly conduct of the
proceedings, including, but not limited to, conduct that prevents other members of the
audience from being heard when it is their opportunity to speak, or which prevents members
of the audience from hearing or seeing the proceedings. Members of the public may not
threaten any person with physical harm or act in a manner that may reasonably be
interpreted as an imminent threat of physical harm. All persons attending the meeting are
expected to adhere to the City’s policy barring harassment based upon a person’s race,
religious creed, color, national origin, ancestry, physical handicap, medical condition, marital
status, gender, sexual orientation, or age. The Chief of Police, or such member or members
of the Police Department, may serve as the Sergeant-at-Arms of the Planning Commission
meeting. The Sergeant-at-Arms shall carry out all orders and instructions given by the
person who violates the order and decorum of the meeting may be placed under arrest and
such person may be prosecuted under the provisions of Penal Code 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)
“” (5)
(5)
“”
“”
403
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STAFF REPORT
DEVELOPMENT SERVICES DEPARTMENT
DATE: July 28, 2026
TO:Honorable Chairperson and Planning Commission
FROM:Lisa L. Flores, Development Services Director
By: Melissa Chipres, Senior Planner
SUBJECT:RESOLUTION NO. 2193 – APPROVING TENTATIVE PARCEL MAP NO. TPM
26-03 (83831) TO SUBDIVIDE THE AIRSPACE FOR AN APPROVED TWO-
UNIT RESIDENTIAL CONDOMINIUM DEVELOPMENT AT 210 EL DORADO
STREET
CEQA: Exempt
Recommendation: Adopt
SUMMARY
The Applicant, Kevin Tang, on behalf of the property owner, Amy Myint, is requesting
re-approval of the expired Tentative Parcel Map No. TPM 26-03 (83831) to subdivide
the airspace for condominium purposes for an approved two-unit residential
condominium development at 210 El Dorado Street.
The request is limited to re-approval of Tentative Parcel Map No. TPM 26-03 (83831)
to allow the completion of the subdivision process and recordation of the Final Map.
The proposed subdivision remains consistent with the City's General Plan,
Development Code, and the Subdivision Map Act. It is recommended that the
Planning Commission adopt Resolution No. 2193, find the project Categorically
Exempt under the California Environmental Quality Act (CEQA), and approve
Tentative Parcel Map No. TPM 26-03 (83831), subject to the conditions of approval
report (Refer to Attachment No. 1).
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TPM 26-03 (83831) – 210 El Dorado St.
July 28, 2026
Page 2 of 10
BACKGROUND
The subject property is located at 210 El Dorado Street on the south side of El Dorado
Street between Second and Third Avenue. The property consists of an approximately
7,665-square-foot interior lot zoned R-2 (Medium Density Residential) with a General
Plan Land Use Designation of Medium Density Residential. Refer to Attachment No.
2 for an aerial photo with zoning information for the subject property.
On February 27, 2024, the Planning Commission approved Multiple-Family
Architectural Design Review No. MFADR 23-01, Tentative Parcel Map No. TPM 23-02
(83831), Healthy Tree Removal Permit No. TRH 23-14, and Protected Tree
Encroachment No. TRE 24-03 for the demolition of the existing residential structures
and construction of an attached two-unit, two-story Spanish-style residential
condominium development.
Building permits for the approved development were issued on June 18, 2025.
Construction of the two residential buildings is nearing completion, with the building
exteriors substantially complete. Interior finishing work, electrical service
connection, landscaping, hardscape, and other site improvements remain under
construction and must be completed prior to final inspection and occupancy.
During the Final Map process, the previously approved Tentative Parcel Map expired
on March 12, 2026. As a result, the Applicant has submitted Tentative Parcel Map No.
TPM 26-03 (83831) to reapprove the subdivision and allow completion of the Final
Map process. Refer to Attachment No. 3 for Tentative Parcel Map 26-03 (83831).
DISCUSSION
The approved project consists of the demolition of the existing residential structures
and construction of an attached two-unit, two-story Spanish-style residential
condominium development. Each unit includes an attached two-car garage, one
guest parking space, bicycle parking, landscaping, and associated site improvements.
Tentative Parcel Map No. TPM 26-03 (83831) is required to subdivide the airspace of
the approved condominium development, allowing each residential unit to be
separately owned and sold as a condominium. Re-approval is requested because the
previously approved Tentative Parcel Map expired during the Final Map process
before the Final Map could be recorded. The request is limited to re-approval of the
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TPM 26-03 (83831) – 210 El Dorado St.
July 28, 2026
Page 3 of 10
Tentative Parcel Map, and no physical changes are proposed to the approved site
plan, architectural design, density, parking, landscaping, or other approved
improvements. Approval of the Map will allow the Applicant to complete the
subdivision process and record the Final Map. The proposed subdivision continues
to comply with the City's General Plan, Development Code, and the State Subdivision
Map Act.
FINDINGS
The proposal to subdivide the airspace for an approved two-unit residential
condominium development requires a Tentative Parcel Map. The proposed
subdivision complies with the subdivision regulations of the Arcadia Municipal Code
and the Subdivision Map Act. The following findings are required for approval of a
Tentative Parcel Map:
A. The proposed map, subdivision design, and improvements are consistent
with the General Plan, any applicable specific plan, and the Subdivisions
Division of the Development Code.
Facts in Support of the Finding:The Planning Commission previously
determined that the subdivision of the airspace for the approved two-unit
multi-family residential condominium development was consistent with the
City's General Plan, Development Code, and the State Subdivision Map Act.
The current request is limited to re-approval of Tentative Parcel Map No. No.
TPM 26-03 (83831) following expiration of the previously approved Tentative
Parcel Map during the Final Map process. No changes are proposed to the
previously approved development or subdivision design or the associated
development.
The proposed Tentative Parcel Map complies with the Subdivision Map Act and
the City's subdivision regulations. Re-approval of the Map will allow the
Applicant to complete the subdivision process and record the Final Map,
thereby establishing separate ownership of the approved condominium units.
The proposed subdivision remains consistent with the General Plan Medium
Density Residential Land Use Designation and the R-2 (Medium Density
Residential) zoning designation, which allow attached residential
development, including condominiums. There is no applicable Specific Plan for
the property.
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TPM 26-03 (83831) – 210 El Dorado St.
July 28, 2026
Page 4 of 10
The proposed Tentative Parcel Map would not adversely affect the General
Plan and is consistent with the following General Plan goals and policies:
Land Use and Community Design Element
•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-4.1: Require that new multi-family residential development be
visually and functionally integrated and consistent in scale, mass, and
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.
B. The site is physically suitable for the type and proposed density of
development.
Facts in Support of the Finding: The R-2 Zone requires a minimum density
of two dwelling units per lot and a maximum density of one dwelling unit per
3,750 square feet of lot area. Based on the lot area of approximately 7,665
square feet, the site allows a minimum and maximum of two dwelling units.
The approved two-unit residential condominium development complies with
the density requirements of the underlying zone, as well as all applicable
development standards, including setbacks, height, parking, and open space.
The proposed Tentative Parcel Map does not modify the approved
development, increase density, or alter the physical characteristics of the site.
The Map would allow completion of the subdivision process and creation of
individual condominium ownership. Therefore, the site remains physically
suitable for the approved development.
C. The design of the subdivision and the proposed improvements are not
likely to cause substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat.
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TPM 26-03 (83831) – 210 El Dorado St.
July 28, 2026
Page 5 of 10
Facts in Support of the Finding:The proposed Tentative Parcel Map
subdivides the airspace of an approved residential condominium
development on an infill site within an urbanized area. The subdivision does
not involve any physical changes to the approved development and will not
result in substantial environmental damage, substantially impact fish or
wildlife resources, or cause adverse effects to habitat, including habitat for
endangered or rare species.
D. The design of the subdivision or type of improvements is not likely to
cause serious public health or safety problems.
Facts in Support of the Finding: The proposed Tentative Parcel Map
subdivides the airspace of an approved two-unit residential condominium
development. The subdivision does not alter the approved development,
increase the intensity of the approved use, or create additional demand
beyond that previously evaluated. The approved development complies with
applicable Building and Fire Codes, and existing public infrastructure is
adequate to serve the subdivision. Therefore, approval of the Tentative Parcel
Map will not create public health or safety concerns.
E. The design of the subdivision or the type of improvements will not
conflict with easements acquired by the public at large for access
through or use of, property within the proposed subdivision.
Facts in Support of the Finding: The proposed design of the subdivision does
not conflict with any easements acquired by the public at large for access
through or use of property within the proposed subdivision. There are no
known easements on the subject property.
F. The discharge of sewage from the proposed subdivision into the
community sewer system will not result in violation of existing
requirements specified by the California Regional Water Quality Control
Board.
Facts in Support of the Finding:The Arcadia Public Works Services
Department has determined that the City's existing infrastructure will
adequately serve the approved development and that the requirements of the
California Regional Water Quality Control Board will continue to be satisfied.
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TPM 26-03 (83831) – 210 El Dorado St.
July 28, 2026
Page 6 of 10
G. That the proposed design and site improvements of the subdivision
conform to the regulations of this Development Code and the regulations
of any public agency having jurisdiction by law.
Facts in Support of the Finding:The proposed Tentative Parcel Map has been
reviewed for compliance with the applicable provisions of the City's
Development Code and the State Subdivision Map Act. The subdivision does
not modify the approved residential condominium development or introduce
any new improvements. The approved development complies with applicable
development standards, and required public improvements will be completed
in accordance with City standards and the requirements of all agencies having
jurisdiction. Therefore, the proposed Tentative Parcel Map conforms to the
City’s Development Code and the regulations of all applicable public agencies.
ENVIRONMENTAL IMPACT
The proposed Tentative Parcel Map qualifies for a Class 32 Categorical Exemption
(In-Fill Development Projects) pursuant to Section 15332 of the California
Environmental Quality Act (CEQA) Guidelines. The project site is less than five acres,
is located within an urbanized area, is substantially surrounded by existing urban
development, and is adequately served by existing public utilities and services. Refer
to Attachment No. 4 for the Preliminary Exemption Assessment.
PUBLIC COMMENTS/NOTICE
A public hearing notice for this item was posted at the City Clerk’s Office, City Council
Chambers, at the Arcadia Library, and on the City’s website on July 16, 2026. It was
also mailed to the property owners located within 300 feet of the subject property.
As of July 23, 2026, no comments were received regarding this project.
RECOMMENDATION
It is recommended that the Planning Commission approve Tentative Parcel Map No.
TPM 26-03 (83831), find that the Map is Categorically Exempt from the California
Environmental Quality Act (CEQA), and adopt Resolution No. 2193, subject to the
following conditions of approval:
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TPM 26-03 (83831) – 210 El Dorado St.
July 28, 2026
Page 7 of 10
Planning
1. The Map shall be developed and maintained by the Applicant/Property Owner
in a manner consistent with the plans and materials previously approved
under Multiple-Family Architectural Design Review No. MFADR 23-01 and
under Tentative Parcel Map No. TPM 26-03 (83831), subject to the approval of
the Development Services Director, or designee.
2. Prior to recordation of the final map, the Applicant/Property Owner shall
submit draft Covenants, Conditions, and Restrictions (CC&Rs) for review and
approval by the City Attorney and Development Services Director. The CC&Rs
shall provide for the maintenance of common driveways, landscaping, private
utilities, lighting, drainage facilities, and any other common improvements, as
well as ongoing compliance with City standards and these conditions.
Engineering
3. Prior to approval of the Final Parcel Map, all overhead utility services shall be
removed and replaced with underground utility services. If utility easements
are required as a result of undergrounding services or system upgrades, the
required easement(s) shall be shown on the Final Parcel Map.
4. Prior to approval of the Final Parcel Map, the Applicant/Property Owner shall
either construct or post security for all public improvements:
Remove and replace curb and gutter with a 2-foot asphalt slot cut from
property line to property line.
Remove the existing driveway approach and construct a new driveway
approach per City Standard 801-1. The driveway wing shall maintain a
minimum 1-foot separation from the easterly property line.
Remove and replace sidewalk per City Standard 802-1 through 802-3
from property line to property line.
5. Prior to Certificate of Occupancy, the Applicant/Property Owner shall repair
any damage to the street frontage caused by the development, including
trench cuts, and construction traffic, from property line to property line, to the
satisfaction of the City Engineer. If the street is subject to the City’s pavement
moratorium, repairs may be required from curb to curb.
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TPM 26-03 (83831) – 210 El Dorado St.
July 28, 2026
Page 8 of 10
General
6. To the maximum extent permitted by law, Applicant/Property Owner must
defend, indemnify, and hold the City, any departments, agencies, divisions,
boards, and/or commissions of the City, and its elected officials, officers,
contractors serving as City officials, agents, employees, and attorneys of the
City (“Indemnitees”) harmless from liability for damages and/or claims, actions,
or proceedings for damages for personal injuries, including death, and claims
for property damage, and with respect to all other actions and liabilities for
damages caused or alleged to have been caused by reason of the Applicant’s
activities in connection with Tentative Parcel Map Application No. TPM 26-03
(83831) (“Map”) on the Map site, and which may arise from the direct or
indirect operations of the Applicant or those of the Applicant’s contractors,
agents, tenants, employees or any other persons acting on Applicant’s behalf,
which relate to the development and/or construction of the Map. This
indemnity provision applies to all damages and claims, actions, or proceedings
for damages, as described above, regardless of whether the City prepared,
supplied, or approved the plans, specifications, or other documents for the
Map.
In the event of any legal action challenging the validity, applicability, or
interpretation of any provision of this approval, or any other supporting
document relating to the Map, the City will notify the Applicant of the claim,
action, or proceedings and will cooperate in the defense of the matter. The
Applicant must indemnify, defend and hold harmless the Indemnitees, and
each of them, with respect to all liability, costs and expenses incurred by,
and/or awarded against, the City or any of the Indemnitees in relation to such
action. Within 15 days’ notice from the City of any such action, the Applicant
shall provide to the City a cash deposit to cover legal fees, costs, and expenses
incurred by City in connection with defense of any legal action in an initial
amount to be reasonably determined by the City Attorney. The City may draw
funds from the deposit for such fees, costs, and expenses. Within 5 business
days of each and every notice from City that the deposit has fallen below the
initial amount, Applicant/Property Owner shall replenish the deposit each and
every time in order for City’s legal team to continue working on the matter.
The City shall only refund to the Applicant/Property Owner any unexpended
funds from the deposit within 30 days of: (i) a final, non-appealable decision
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TPM 26-03 (83831) – 210 El Dorado St.
July 28, 2026
Page 9 of 10
by a court of competent jurisdiction resolving the legal action; or (ii) full and
complete settlement of legal action. The City shall have the right to select legal
counsel of its choice. The parties hereby agree to cooperate in defending such
action. The City will not voluntarily assist in any such third-party challenge(s).
In consideration for approval of the Map, this condition shall remain in effect
if the entitlement(s) related to this Map is rescinded or revoked, at the request
of the Applicant or not.
7. Approval of Tentative Parcel Map Application No. TPM 26-03 (83831) shall not
be in effect unless the Applicant and Property Owner have executed and filed
the Acceptance Form with the City on or before 30 calendar days after the
Planning Commission has adopted the Resolution. The executed Acceptance
Form submitted to the Development Services Department is to indicate
awareness and acceptance of the conditions of approval.
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this subdivision, the Commission
should move to approve Tentative Parcel Map No. TPM 26-03 (83831), state the
subdivision satisfies the requisite findings, and adopt the attached Resolution No.
2193 that incorporates the requisite environmental, subdivision review findings, and
the conditions of approval as presented in this staff report, or as modified by the
Commission.
Denial
If the Planning Commission intends to deny this subdivision, the Commission should
state the specific findings that the subdivision does not satisfy based on the evidence
presented with specific reasons for denial and move to deny Tentative Parcel Map
No. TPM 26-03 (83831) and direct staff to prepare a resolution for adoption at the
next meeting that incorporates the Commission’s decision and specific findings.
If any Planning Commissioner, or other interested party has any questions or
comments regarding this matter prior to the July 28, 2026, Planning Commission
Meeting, please contact Senior Planner, Melissa Chipres, at (626) 547-5447, or
mchipres@arcadiaca.gov.
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TPM 26-03 (83831) – 210 El Dorado St.
July 28, 2026
Page 10 of 10
Approved:
Lisa L. Flores
Development Services Director
Attachment No. 1: Resolution No. 2193
Attachment No. 2: Aerial Photo with Zoning Information
Attachment No. 3: Tentative Parcel Map 26-03 (83831)
Attachment No. 4: Preliminary Exemption Assessment
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Attachment No. 1
Attachment No. 1
Resolution No. 2193
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19
20
21
22
23
24
25
26
27
28
29
30
31
Attachment No. 2
Attachment No. 2
Aerial Photo with Zoning Information
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Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Property Owner(s):
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
R-2
Number of Units:
MDR
Property Characteristics
1917
1,926
1
Property Owner
Site Address:210 ELDORADO ST
Parcel Number: 5779-008-002
N/A
Zoning:
General Plan:
N/A
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:N/A
N/A
N/A
N/A
Residential Flex Overlay:
N/A
N/A
N/A
N/A
Special Height Overlay:
N/A
Parking Overlay:
Racetrack Event Overlay:
This map is a user generated static output from an Internet mapping site and is for
reference only. Data layers that appear on this map may or may not be accurate, current,
or otherwise reliable.
Report generated 13-Jul-2026
Page 1 of 1 33
Attachment No. 3
Attachment No. 3
Tentative Parcel Map 26-03 (83831)
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Attachment No. 4
Attachment No. 4
Preliminary Exemption Form
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Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
1.Name or description of project:Tentative Parcel Map Application No. TPM 26-03 (83831) – A
tentative parcel map to subdivide the airspace for an approved two-
unit residential condominium development with a Categorical
Exemption under the California Environmental Quality Act ("CEQA")
2.Project Location – Identify street
address and cross streets or attach
a map showing project site
(preferably a USGS 15’ or 7 1/2’
topographical map identified by
quadrangle name):
210 Eldorado St.
3.Entity or person undertaking
project:
A.
B.Other (Private)
(1)Name Kevin Tang
(2)Address 210 Eldorado St.
4.Staff Determination:
The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in
accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental
Quality Act (CEQA)" has concluded that this project does not require further environmental
assessment because:
a.The proposed action does not constitute a project under CEQA.
b.The project is a Ministerial Project.
c.The project is an Emergency Project.
d.The project constitutes a feasibility or planning study.
e.The project is categorically exempt.
Applicable Exemption Class: 15332 – Class 32 (Infill Development Projects)
f.The project is statutorily exempt.
Applicable Exemption:
g.The project is otherwise
exempt on the following basis:
h.The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date: July 1, 2026 Staff: Melissa Chipres, Senior Planner
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STAFF REPORT
DEVELOPMENT SERVICES DEPARTMENT
DATE: July 28, 2026
TO:Honorable Chairperson and Planning Commission
FROM:Lisa L. Flores, Development Services Director
By: Fiona Graham, Planning Services Manager
SUBJECT:RESOLUTION NO. 2194 – APPROVING A MED SPA WITH MASSAGE SERVICES
AND A PARKING MODIFICATION TO ALLOW FOR 42 PARKING SPACES IN LIEU
OF 61 REQUIRED SPACES AT 9 LAS TUNAS DRIVE
CEQA: Exempt
Recommendation: Adopt
SUMMARY
The Applicant, Bob Bunyan, on behalf of Nishimula Beauty Med Spa, is requesting approval
of Conditional Use Permit No. CUP 26-04 and Planning Commission Administrative
Modification No. PC AM 26-03 to establish a med spa offering non-invasive cosmetic and
aesthetic services, including massage, and a parking modification to allow for 42 parking
spaces in lieu of 61 required spaces at the multi-tenant commercial property located at 9 Las
Tunas Drive.
It is recommended that the Planning Commission adopt Resolution No. 2194, find the project
Categorically Exempt from the California Environmental Quality Act (CEQA), and approve
Conditional Use Permit No. CUP 26-04 and Planning Commission Administrative
Modification No. PC AM 26-03, subject to the conditions listed in this staff report (Refer to
Attachment No. 1).
BACKGROUND
The subject site is improved with a multi-tenant commercial property that was developed in
2021 as part of Las Tunas Mixed Use development located to the north and west. This site is
approximately 31,035 square feet in area and is improved with two (2) one-story multi-tenant
commercial buildings (see Figure 1, below). Access to the site is provided by a single driveway
from Las Tunas Drive. The site has ashared parking lot with 42 parking spaces and a common
trash enclosure.
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CUP 26-04 & PC AM 26-03
July 28, 2026
Page 2 of 14
The property is zoned Mixed Use (MU) and has a General Plan Land Use Designation of Mixed
Use. Surrounding uses include commercial development to the east (a Starbucks) and south
and Las Tunas Mixed-Use multi-family residential development to the north and their
live/work units to the east of this site. Refer to Attachment No. 2 for an aerial photo with
zoning information and photographs of the subject property.
Figure 1:Aerial photo of the subject site with 9 Las Tunas Drive identified in red.
Since construction was completed, the two commercial buildings have been progressively
occupied by tenants. The building at 7 Las Tunas Drive contains approximately 5,800 square
feet of floor area and is occupied by Paris Baguette in Unit A and Kyuramen in Unit B. The
separate building at 9 Las Tunas Drive consists of a single 2,700-square-foot tenant space,
where Nishimula Beauty Med Spa is proposed to be located. This unit has remained vacant
since the development was completed in 2021.
The building at 7 Las Tunas Drive was originally intended to contain three (3) commercial
tenant spaces. However, to accommodate Kyuramen, a popular ramen restaurant chain, two
of the tenant spaces were combined into one larger unit. Because Kyuramen occupies more
than 3,000 square feet, it is classified as a large eating and drinking establishment under the
Development Code and therefore has a parking ratio of one (1) space per 100 square feet of
floor area. This increased the overall parking requirement for the property and resulted in a
7B
7A
9
Multi-Family Development
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CUP 26-04 & PC AM 26-03
July 28, 2026
Page 3 of 14
parking deficiency, which has made it difficult to accommodate a tenant in the vacant space
with less parking at 9 Las Tunas Drive.
Nishimula Beauty Med Spa (“Nishimula”) was established in 2015 and currently operates two
locations in Southern California, in Hacienda Heights and Costa Mesa. The proposed Arcadia
location would be the company’s third storefront and would provide the same general range
of services offered at its existing locations.
PROPOSAL
The Applicant is requesting to establish an appointment-only med spa offering personal
services within a vacant tenant space at 9 Las Tunas Drive. Nishimula specializes in non-
invasive cosmetic and aesthetic personal services intended to promote skin health,
relaxation, and overall wellness. Services include hydrafacials, dermabrasion, collagen face
masks, acne treatments, spot removal, laser hair removal, intensive eye care, hot melt fat
reduction, full-body skincare and firming, head spa treatments, lash lifts, nail care, Botox
treatment, plaster facial slimming, permanent makeup, and facial, head, and shoulder
massage. All treatments are performed indoors within private treatment rooms. No surgical
procedures are proposed as part of the operation.
The business will not offer standalone massage therapy or full-body massage services. Facial,
head, and shoulder massage treatments are provided only as an ancillary component of
certain skincare services and are intended to complement the aesthetic treatments.
The proposed tenant space contains five (5) treatment rooms, a plunge pool room, a tub
room, men’s and women’s change rooms, makeup station, a reception and waiting lounge
area, office, staff break room, and associated support areas, as shown on the proposed floor
plan (refer to Figure 2, below, and Attachment No. 3). The business is designed to operate
with a limited number of employees and clients on-site at any given time. The maximum
number of people on-site will be 10, consisting of four (4) estheticians, one (1) front office
employee, one (1) registered nurse, and up to four (4) clients. Because services are provided
on an individual appointment basis, treatment rooms will not all operate concurrently, and
staffing levels will vary throughout the day depending on the appointment schedule.
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CUP 26-04 & PC AM 26-03
July 28, 2026
Page 4 of 14
Figure 2 – Proposed Floor Plan
The proposed hours of operation are 8:30 a.m. to 5:30 p.m., seven days per week. Employees
will arrive at approximately 8:30 a.m. to prepare the facility for opening, with the first client
appointments beginning at approximately 9:00 a.m. Appointments will be scheduled
throughout the day on a staggered basis, with the final appointments ending early enough
to allow the business to close by 5:30 p.m. Because the business operates exclusively by
appointment-only, customer activity is expected to remain relatively consistent throughout
the day rather than creating concentrated peak periods associated with walk-in customers.
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CUP 26-04 & PC AM 26-03
July 28, 2026
Page 5 of 14
ANALYSIS
Restricted Personal Services, such as massage or med spa, are subject to a Conditional Use
Permit in the Mixed Use (MU) Zone. The proposed use is consistent with the purpose and
intent of the MU Zone, which is to accommodate a broad range of commercial services that
meet the needs of the community. Massage will be offered as an ancillary use only, and will
not be provided as a standalone or a la carte services. Furthermore, massage will be limited
to upper body massage (i.e. face, head and shoulder)and no full-body massage will be
provided or allowed under this approval.
The Arcadia Police Department has reviewed this request and had no issues with the med
spa with the massage services for the business. As part of the City’s process, periodic
inspections will occur to ensure the operator is complying with the City’s regulations and to
ensure each masseuse has the necessary State licenses.
Parking
The proposed business will occupy an existing and last vacant commercial unit at this site
that provides a total of 42 on-site parking spaces. As shown in Table 1, the existing and
proposed uses require a total of 61 parking spaces pursuant to the Development Code. The
site therefore has a parking deficiency of 19 spaces.
Table 1 – Parking requirements per the Development Code
Unit Use/Proposed Use Ratio Unit Size Parking
Required
7 Las Tunas Dr.,
Unit A
Paris Baguette
Small Eating and Drinking
Establishment
1/200 2,164 sf 11
7 Las Tunas Dr.,
Unit B
Kyuramen
Large Eating and Drinking
establishment
1/100 3,636 sf 36
9 Las Tunas Dr. Nishimula (proposed)
Personal services restricted
1/200 2,700 sf 14
TOTAL: 8,500 sf 61
At the time of its development, the subject site provided onsite parking spaces which met
the Development Code requirements for small eating and drinking establishments, retail,
office, and personal services uses, all of which have a maximum parking requirement of one
(1) space per 200 square feet of gross leasable area. It was not expected that units would be
combined to create a large eating and drinking establishment, thereby increasing the parking
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CUP 26-04 & PC AM 26-03
July 28, 2026
Page 6 of 14
space requirements. However, the property owner chose to proceed with allowing
Kyuramen to combine two units and allow less parking to remain for the remaining unit.
To evaluate whether the existing parking supply can accommodate the proposed use, the
Applicant submitted a parking study that was prepared by RK Engineering. Based on
observed parking conditions from Wednesday, February 25, through Saturday, February 28,
2026. The study (refer to Attachment No. 4) concluded that adequate parking would be
available during all days and time periods. The observed peak demand totaled 17 spaces at
2:00 p.m. on Wednesday, 22 spaces at 1:00 p.m. on Thursday, and 20 spaces at 6:00 p.m. on
Friday, leaving between 20 and 25 spaces available during the weekday peak periods. The
highest observed demand occurred during the Saturday at 12:00 p.m. where 30 of the 42
on-site parking spaces were occupied by the existing uses, leaving 12 available parking
spaces for Nishimula.
Although the Development Code requires 14 parking spaces for the proposed 2,700-square-
foot personal service use, the business will operate with a maximum of 10 people on-site at
any given time, consisting of six (6) employees and up to four (4) clients. Therefore, the actual
parking demand generated by the proposed use is expected to be no more than 10 spaces.
When added to the 30 occupied spaces observed during the Saturday noon peak, the total
parking demand would be approximately 40 spaces, leaving two (2) spaces available on-site.
While the projected Saturday noon demand would approach maximum capacity of the
parking lot, the peak period is fairly short in duration, being a couple of hours. In addition,
the parking study showed that adjacent street parking on the north side of W. Live Oak
Avenue often had availability throughout the day. Although this cannot be used to
accommodate the projected maximum parking demand, it does provide parking supply for
the surrounding commercial uses if needed during peak times. Furthermore, the
appointment-only nature of the proposed use allows the Applicant to directly manage
customer arrivals and parking demand if needed during peak times.
The parking lot is expected to operate efficiently because the three tenants experience their
highest levels of activity at different times. Paris Baguette opens at 6:30 a.m. and generally
experiences greater activity earlier in the day. Nishimula will operate on an appointment-
based use with relatively consistent activity and low customer turnover throughout the day
since the appointments are between 75-90 minutes long. Kyuramen opens at 11:00 a.m. and
experiences its highest demand during the evening dinner period, after Nishimula closes at
5:30 p.m. These complementary operating patterns reduce the likelihood that all three
tenants will simultaneously generate their maximum parking demand.
Although the site does not meet the parking requirements of the Development Code, the
demand parking study demonstrates that the existing supply can accommodate the
observed demand during peak operating periods, including the Saturday peak period
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CUP 26-04 & PC AM 26-03
July 28, 2026
Page 7 of 14
associated within the highest parking utilization. Given the observed parking conditions, and
the Applicant’s ability to manage appointment scheduling, the proposed use is not
anticipated to result in significant adverse impact to parking availability.
FINDINGS
Conditional Use Permit
Section 9107.09.050(B) of the Development Code states that the Planning Commission may
approve a Conditional Use Permit if all of the required findings can be made.
1. The proposed use is consistent with the General Plan and any applicable specific
plan; and is allowed within the applicable zone, subject to the granting of a
Conditional Use Permit, and comply with all other applicable provisions of the
Development Code and the Municipal Code.
Facts to Support This Finding: The proposed med spa with ancillary massage is
consistent with the Mixed Use land use designation of the site which is intended to permit
a range of complementary commercial uses that integrate well with residential activity
without causing conflicts. The site is zoned Mixed Use (MU) and Arcadia Development
Code Section 9102.05.020, Table 2-10, allows restricted personal services, such as the
proposed use, in the MU Zone subject to the review and approval of a Conditional Use
Permit.
The proposed med spa with massage service, which will be limited to the upper body,
shall comply with the City’s massage ordinance. Massage services are only allowed as an
ancillary use within a Day Spa within the MU Zone. Nishimula will only provide ancillary
massage as an add-on service and will not offer stand-alone massage or full body
massage.
The operating characteristics and hours of operation of the med spa are compatible with
the existing commercial uses in the vicinity and be consistent with the adjacent
residential uses as the client numbers are limited and the business will not operate past
5:30 p.m. on any day. The on-site parking is expected to adequately accommodate both
the existing and proposed uses.
Therefore, the proposed med spa with ancillary massage will not adversely affect the
comprehensive General Plan, is in compliance with all applicable provisions of the
Arcadia Development Code and the Arcadia Municipal Code, and is consistent with the
following General Plan policies:
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CUP 26-04 & PC AM 26-03
July 28, 2026
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Land Use and Community Design Element
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-6.5: Where mixed use is permitted, promote commercial uses that are
complementary to adjacent residential uses.
2. The design, location, size, and operating characteristics of the proposed activity
will be compatible with the existing and future land uses in the vicinity.
Facts to Support This Finding: The proposed med spa will occupy an existing 2,700-
square-foot commercial tenant space within a multi-tenant commercial property. The
business will operate by appointment only and will have a maximum on-site occupancy
of 10 persons, with up to four (4) customers at one time. All services will be provided
indoors within private treatment rooms, with no outdoor activities, amplified noise, or
other operations that would adversely affect neighboring properties.
The subject property is located within the Mixed Use (MU) Zone and is surrounded by
commercial uses to the east and south and multi-family residential development to the
north and live/work units to the west. The proposed med spa is consistent with the
purpose of the Mixed-Use Zone and is compatible with the existing commercial uses
within the development. The appointment-only nature of the business, in addition to the
relatively low customer volume of four (4) at any one time, in addition to the staggered
appointments, is expected to generate minimal noise, traffic, and other operational
impacts. Furthermore, the parking study demonstrates that the existing shared parking
lot can adequately accommodate the proposed use.
The ancillary massage services are limited to upper-body massage as proposed and will
not be offered as a stand-alone service. Any expansion or modification of the approved
massage services shall require review and approval of a new or amended Conditional
Use Permit, as required by the Arcadia Development Code.
Therefore, the med spa, including the ancillary upper body massage services, will be
compatible with the existing and future commercial and residential land uses in the
vicinity and will not be detrimental to neighboring properties or the surrounding area.
3. The site is physically suitable in terms of:
a. Its design, location, shape, size, and operating characteristics of the proposed
use in order to accommodate the use, site improvements, loading, and parking.
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CUP 26-04 & PC AM 26-03
July 28, 2026
Page 9 of 14
Facts to Support This Finding: The site is physically suitable and adequately
developed for the proposed med spa with ancillary massage services. The
commercial unit has adequate space to accommodate the services proposed by the
business. The proposed business includes interior tenant improvement and does not
require any site modifications or exterior construction. There is adequate parking
available for the proposed business within the parking lot as shown in the parking
study undertaken on the site. Therefore, the site is physically suitable to support the
proposed med spa with ancillary massage services.
b. Streets and highways adequate to accommodate public and emergency vehicle
(e.g., fire and medical) access.
Facts to Support This Finding: The property is located on the northwest corner of
Las Tunas Drive and S. Santa Anita Avenue. Both streets are adequate in width and
pavement type to carry the traffic generated by the proposed use and emergency
vehicles. Therefore, the proposed business will not impact these rights-of-way.
c. Public protection services (e.g., fire protection, police protection, etc.).
Facts to Support This Finding: The Fire and Police Department have reviewed the
application and determined that no additional improvements are needed to provide
adequate protection services to the subject site.
d. The provision of utilities (e.g., potable water, schools, solid waste collection and
disposal, storm drainage, wastewater collection, treatment, and disposal, etc.).
Facts to Support This Finding: The change in use will not require any new plumbing
fixtures or new improvements; therefore the utilities and infrastructure will continue
to adequately service the site. All interior tenant improvements will require the
necessary building permits.
4. The measure of site suitability shall be required to ensure that the type, density,
and intensity of use being proposed will not adversely affect the public
convenience, health, interest, safety, or general welfare, constitute a nuisance, or
be materially injurious to the improvements, persons, property, or uses in the
vicinity and zone in which the property is located.
Facts to Support This Finding: The proposed med spa with ancillary massage will
occupy an existing commercial tenant space that is suitable for the proposed use and
is located on a site with an existing shared parking lot. Although the site provides
fewer parking spaces than would be required under current Development Code
standards, the submitted parking study demonstrates that the existing parking
supply is adequate to accommodate the parking demand associated with the
46
CUP 26-04 & PC AM 26-03
July 28, 2026
Page 10 of 14
proposed business. Accordingly, the proposed use is not expected to create parking
impacts or adversely affect access to neighboring businesses or properties. The
proposed med spa is compatible with the existing mix of commercial businesses
along the Las Tunas commercial corridor and is not anticipated to be detrimental to
the public health, safety, or welfare. The business will operate entirely indoors by
appointment only, will require only interior tenant improvements, and is expected to
generate minimal noise, traffic, and other operational impacts. In addition, the
ancillary massage services shall comply with all applicable City regulations, and
massage businesses are subject to periodic City inspections to ensure continued
compliance. Therefore, the proposed use will not constitute a nuisance or otherwise
adversely affect the subject property or surrounding area.
Planning Commission Administrative Modification
An Administrative Modification is subject to Planning Commission review when a use results
in a parking deficiency of seven (7) or more parking spaces. According to Arcadia
Development Code Section 9107.05.050, an Administrative Modification may be approved if
at least one of the following findings can be made:
Secure an appropriate improvement of a lot;
Prevent an unreasonable hardship; or
Promote uniformity of development
The proposed parking modification will secure an appropriate improvement of the lot.
Pursuant to the Development Code, the proposed 2,700-square-foot med spa requires 14
parking spaces, resulting in a total parking requirement of 61 spaces for the commercial
center. The site provides 42 parking spaces and is therefore deficient by 19 spaces under the
Development Code.
However, the Development Code parking requirement does not reflect the actual parking
demand anticipated for the proposed use. The med spa will operate by appointment only,
with a maximum on-site occupancy of 10 persons, including employees and clients. The
staggered scheduling of appointments will result in a consistent and low-intensity parking
demand throughout the day rather than concentrated periods of customer activity.
Although the site does not provide the number of parking spaces required under the current
Development Code standards, the Applicant submitted a parking study demonstrating that
the existing parking supply is adequate to accommodate the proposed use under typical
operating conditions. The study indicates that parking demand remains below the available
parking supply throughout all operating periods. While the parking lot approaches full
occupancy during the Saturday lunchtime period, this condition is limited in duration and
reflects the peak operating period of the existing restaurant use.
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CUP 26-04 & PC AM 26-03
July 28, 2026
Page 11 of 14
The operating characteristics of the existing tenants further support the efficient use of the
shared parking supply. Paris Baguette experiences its highest customer activity during the
morning hours, Nishimula Beauty Med Spa is expected to generate a consistent level of
parking demand throughout the day, and Kyuramen experiences its highest demand during
the evening dinner period, after the proposed med spa has closed. Because the peak
demand periods for the tenants generally occur at different times, the shared parking supply
can accommodate the combined uses more efficiently than would be reflected by applying
the Development Code parking ratios alone.
Therefore, the proposed parking modification will allow for the efficient utilization of the
existing commercial center, maintain adequate parking space availability for all tenants, and
secure an appropriate improvement of the lot consistent with the intent of the Development
Code.
ENVIRONMENTAL IMPACT
It has been determined that the project qualifies as a Class 1 Categorical Exemption per the
provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301(a)
of the CEQA Guidelines for the use of an existing facility (refer to Attachment No. 5).
PUBLIC COMMENTS/NOTICE
A public hearing notice for this item was posted at the City Clerk’s Office, City Council
Chambers, at the Arcadia Library, and on the City’s website on July 16, 2026. It was also
mailed to the property owners located within 300 feet of the subject property. As of July 23,
2026, no comments were received regarding this project.
RECOMMENDATION
It is recommended that the Planning Commission adopt Resolution No. 2194 approving
Conditional Use Permit No. CUP 26-04 and Planning Commission Administrative
Modification No. PC AM 26-03 for a med spa with ancillary facial, head, and should massage,
and a parking modification and find that the project is Categorically Exempt under the
California Environmental Quality Act (CEQA), subject to the following conditions of approval:
1. The use approved by CUP 26-04 and PC AM 26-03 is limited to a med spa with ancillary
facial, head, and shoulder massage, and shall be operated and maintained in a manner
that is consistent with the proposal and plans submitted and approved for CUP 26-04
and PC AM 26-03. Any changes to the operation of the med spa shall be subject to review
and approval by the Development Services Director, or designee. At his/her sole
discretion, a requested change may be referred to the Planning Commission for
consideration.
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CUP 26-04 & PC AM 26-03
July 28, 2026
Page 12 of 14
2. The approval authorizes a med spa with ancillary upper-body massage services only. Any
expansion, modification, or intensification of the approved massage services, including
but not limited to the provision of full-body massage or an increase in the scope of
massage services, shall require review and approval of a new Conditional Use Permit.
3. The hours of operation shall be from 8:30 a.m. to 5:30 p.m., seven (7) days a week. The
business shall schedule client appointments to ensure that all services are completed,
and the business is closed by 5:30 p.m. Any changes to the hours of operation shall be
subject to review and approval of an Amendment to the Conditional Use Permit.
4. A maximum of four (4) clients shall be scheduled to be on-site at any given time and a
maximum of six (6) staff shall be on the site at any given time.
5. All massage services shall be ancillary to the other approved med spa services and shall
not be offered as standalone or a la carte services. Full body massage services are not
permitted with this Conditional Use Permit.
6. The business shall operate by appointment only. Walk-in customer activity shall not result
in operational characteristics that differ from those evaluated as part of this Conditional
Use Permit.
7. The approved parking modification is limited to the operation of the proposed med spa
with ancillary massage services. Any change in use or intensification of operations that
increases parking demand shall require additional review by the City and an Amendment
to the Conditional Use Permit.
8. The City reserves the right to require a review of the Conditional Use Permit if complaints
are received or if the operation is determined to create adverse impacts inconsistent with
the findings of approval.
9. Noncompliance with the plans, provisions and conditions of approval for CUP 26-04 and
PC AM 26-03 shall be grounds for immediate suspension or revocation of any approvals,
which could result in termination of this use.
10. All City requirements regarding disabled access and facilities, occupancy limits, building
safety, health code compliance, emergency equipment, environmental regulation
compliance, and parking and site design shall be complied with by the property
owner/Applicant to the satisfaction of the Building Official, City Engineer, Deputy
Development Services Director, Fire Marshal, and Public Works Services Director, or their
respective designees. The changes to the existing facility may be subject to building
permits after having fully detailed plans submitted for plan check review and approval by
the aforementioned City officials.
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CUP 26-04 & PC AM 26-03
July 28, 2026
Page 13 of 14
11. To the maximum extent permitted by law, Applicant must defend, indemnify, and hold
the City, any departments, agencies, divisions, boards, and/or commissions of the City,
and its elected officials, officers, contractors serving as City officials, agents, employees,
and attorneys of the City (“Indemnitees”) harmless from liability for damages and/or
claims, actions, or proceedings for damages for personal injuries, including death, and
claims for property damage, and with respect to all other actions and liabilities for
damages caused or alleged to have been caused by reason of the Applicant’s activities in
connection with CUP 26-04 and PC AM 26-03 (“Project”) on the Project site, and which
may arise from the direct or indirect operations of the Applicant or those of the
Applicant’s contractors, agents, tenants, employees or any other persons acting on
Applicant’s behalf, which relate to the development and/or construction of the Project.
This indemnity provision applies to all damages and claims, actions, or proceedings for
damages, as described above, regardless of whether the City prepared, supplied, or
approved the plans, specifications, or other documents for the Project.
In the event of any legal action challenging the validity, applicability, or interpretation of
any provision of this approval, or any other supporting document relating to the Project,
the City will notify the Applicant of the claim, action, or proceedings and will cooperate in
the defense of the matter. The Applicant must indemnify, defend and hold harmless the
Indemnitees, and each of them, with respect to all liability, costs and expenses incurred
by, and/or awarded against, the City or any of the Indemnitees in relation to such action.
Within 15 days’ notice from the City of any such action, the Applicant shall provide to the
City a cash deposit to cover legal fees, costs, and expenses incurred by City in connection
with defense of any legal action in an initial amount to be reasonably determined by the
City Attorney. The City may draw funds from the deposit for such fees, costs, and
expenses. Within 5 business days of each and every notice from City that the deposit has
fallen below the initial amount, Applicant shall replenish the deposit each and every time
in order for City’s legal team to continue working on the matter. The City shall only refund
to the Developer any unexpended funds from the deposit within 30 days of: (i) a final,
non-appealable decision by a court of competent jurisdiction resolving the legal action;
or (ii) full and complete settlement of legal action. The City shall have the right to select
legal counsel of its choice. The parties hereby agree to cooperate in defending such
action. The City will not voluntarily assist in any such third-party challenge(s).In
consideration for approval of the Project, this condition shall remain in effect if the
entitlement(s) related to this Project is rescinded or revoked, at the request of the
Applicant or not.
12. Approval of CUP 26-04 and PC AM 26-03 shall not be in effect unless the Property Owner
and Applicant have executed and filed the Acceptance Form with the City on or before 30
calendar days after the Planning Commission has adopted the Resolution. The
Acceptance Form to the Development Services Department is to indicate awareness and
acceptance of the conditions of approval.
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CUP 26-04 & PC AM 26-03
July 28, 2026
Page 14 of 14
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this proposal, the Commission should
approve a motion to approve Conditional Use Permit Application No. CUP 26-04 and
Planning Commission Administrative Modification No. PC AM 26-03, stating that the proposal
satisfies the requisite findings, and adopting the attached Resolution No. 2194 that
incorporates the requisite environmental, Conditional Use Permit, and Administrative
Modification findings and the conditions of approval as presented in this staff report, or as
modified by the Commission.
Denial
If the Planning Commission intends to deny this proposal, the Commission should approve
a motion to deny Conditional Use Permit No. CUP 26-04 and Planning Commission
Administrative Modification No. PC AM 26-03, stating the finding(s) that the proposal does
not satisfy, with reasons based on the record, and direct staff to prepare a resolution for
adoption at the next meeting that incorporates the Commission’s decision and specific
findings.
If any Planning Commissioner or other interested party has any questions or comments
regarding this matter prior to the July 28, 2026, hearing, please contact Planning Services
Manager, Fiona Graham, at (626) 574-5442, or by email at fgraham@ArcadiaCA.gov.
Approved:
Lisa L. Flores
Development Services Director
Attachment No. 1: Resolution No. 2194
Attachment No. 2: Aerial Photo with Zoning Information and Photos of the Subject
Property and Vicinity
Attachment No. 3: Architectural Plans
Attachment No. 4: Parking Study dated , 2026
Attachment No. 5: Preliminary Exemption
51
Attachment No. 1
Attachment No. 1
Resolution No. 2194
52
1
RESOLUTION NO. 2194
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, APPROVING A MED SPA WITH MASSAGE
SERVICES AND A PARKING MODIFICATION TO ALLOW FOR 42 PARKING
SPACES IN LIEU OF 61 REQUIRED SPACES AT 9 LAS TUNAS DRIVE
WHEREAS, on May 19, 2026, applications for Conditional Use Permit No. CUP
26--03 were
,
ancillary -
(collectively, “Project”).
an existing facility; and
WHEREAS
NOW THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA,
CALIFORNIA, DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
53
2
SECTION 1.
2026
is
Conditional Use Permit
1.
Development Code a
FACT: Mixed Use
is intended to permit a range of complementary
. T
Mixed Use (MU) and Arcadia Development Code Section 9102.05 -
10, allows restricted MU Zone
54
3
ancillary
massage as an add--
st 5:30
-
.
General Plan policies:
Policy LU-
-
Policy LU-
2.
FACT: --foot
-
55
4
-
-family residential
-
-
appointments, is expected to generate minimal
-
-alone service. Any expansion or
a new or amended Conditional
Code.
56
5
3.
a.
FACT:
FACT:
57
6
-of-way.
c.
FACT:
d.
collection and disposal, storm drainage, wastewater collection, treatment, and
disposal, etc.).
FACT:
permits.
4.
materially
FACT:
58
7
to accommodate
or adversely
sa
services
59
8
--foot med
-
consistent and low-
60
9
to generate a cons
SECTION 3.
a Class 1 Categorical Exemption pertaining to
SECTION 4. determines
Project is categorically exempt from CEQA
61
10
15301(a) and approves Conditional Use Permit No. CUP 26-04 and Planning
-
SECTION 5.
day of , 2026.
_______________________________
ATTEST:
Lisa L. Flores
Secretary
APPROVED AS TO FORM:
62
11
City Attorney
63
12
64
13
RESOLUTION NO. 2194
Conditions of Approval
1.-04 and PC AM 26-
and approved for CUP 26-04 and PC AM 26-
Development Services
referred to
2.-
-
new Conditional Use Permit.
3.
Conditional Use Permit.
4. -site at any given time
5.
6. -
City and an Amend
65
14
9. -
04 and PC AM 26-
10.
11.
agents, e
-04
and PC AM 26-
action, or proceedings
66
15
Developer an
non-
rate
-party
12. Approval of CUP 26-04 and PC AM 26-
67
Attachment No. 2
Attachment No. 2
Aerial Photo with Zoning Information and
Photos of the Subject Property and Vicinity
68
Overlays
Selected parcel highlighted
Parcel location within City of Arcadia
N/A
Lot Area (sq ft):
Year Built:
Main Structure / Unit (sq. ft.):
Number of Units:
Property Characteristics
Site Address:
Parcel Number:
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Zoning:
General Plan:
N/A
Downtown Overlay:
Downtown Parking Overlay:
Architectural Design Overlay:N/A
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Residential Flex Overlay:
N/A
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Special Height Overlay:
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Parking Overlay:
Racetrack Event Overlay:
This map is a generated static output from an Internet mapping site
and is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable.
Report -Jul-2026
Page 1 of 1 69
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Attachment No. 3
Attachment No. 3
Architectural Plans
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Attachment No. 4
Attachment No. 4
Parking Study
77
JULY 15, 2026
Mr. Matt Kolb
VR Arcadia Shops, LLC
18301 Von Karmen Avenue, Suite 850
Irvine, CA 92612
SUBJECT: 7-9 LAS TUNAS SHOPPING CENTER OBSERVED PARKING STUDY, CITY OF
ARCADIA
Dear Mr. Kolb:
INTRODUCTION
RK Engineering Group, Inc. (RK) is pleased to submit this Parking Study for the shopping center
located at 7-9 Las Tunas Drive in the City of Arcadia. The shopping center comprises approximately
8,500 square feet of commercial space and is served by 42 parking spaces, including 40 standard
spaces and 2 ADA-compliant spaces.
The shopping center is a local, serving commercial center that provides neighborhood dining and
service uses for the surrounding community and is within walking distance of nearby residential areas.
The site is currently occupied by two existing restaurant tenants: Paris Baguette (2,164 square feet)
and Kyuramen (3,636 square feet), both of which are in operation. The remaining 2,700 square feet of
building area in a freestanding structure is currently vacant. The proposed tenant is a luxury beauty
spa, Nishimula Med Spa, operating by appointment only. The use is expected to operate from 8:30
a.m. to 5:30 p.m., Monday to Sunday.
This parking analysis evaluates existing on-site parking utilization under a full occupancy scenario that
includes the proposed tenant, Nishimula Med Spa. The objective is to determine whether the current
parking supply can accommodate the anticipated demand associated with the proposed use. To
support this evaluation, RK conducted on-site parking counts during representative weekday and
weekend conditions to establish baseline parking demand.
A field review of the study area was completed by an RK representative (Rogier Goedecke, President)
on Thursday, July 24, 2025.
Appendix A includes photographs of the project site and study area.
Exhibit A includes a Location Map.
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RK21265 // 3198-2025-01 2
PROJECT DESCRIPTION (LAS TUNAS SHOPPING CENTER)
The project site is located at 7-9 Las Tunas Drive in Arcadia, California, near the intersection of Las
Tunas Drive and W Live Oak Avenue.
The site consists of approximately 8,500 square feet of commercial building area. It is supported by a
surface parking lot with a total of 42 parking spaces, including two ADA-compliant spaces, two 10-
minute spaces, and one designated Clean Air Vanpool parking space. The parking lot is accessible
directly from W Live Oak Avenue.
In addition, on-street public parking is available along W Live Oak Avenue adjacent to the site. While
these spaces may be used by visitors to the shopping center, they are not included in the parking
supply when
All on-site parking spaces are available to all tenants within the shopping center. The parking supply
operates as a shared parking facility, allowing spaces to be utilized by customers and employees of
each tenant based on varying demand throughout the day. This shared parking condition is typical of
multi-tenant commercial centers and enables more efficient use of the overall parking supply, given
differences in peak operating hours and customer activity among tenants.
Signage is posted at the driveway entrance stating that parking is for tenants only. These signs
reinforce that on-site parking is restricted to authorized users, discouraging public or unauthorized
use of the lot.
Exhibit B includes
PROPOSED TENANT DESCRIPTION (NISHIMULA MED SPA)
The proposed tenant, Nishimula, consists of approximately 2,700 square feet and is a personal-service
beauty spa offering appointment-based aesthetic and skincare treatments. Services are delivered in
scheduled one-on-one sessions by trained staff, and the business operates by appointment only rather
than on a walk-in basis. Standard operating hours are 8:30 a.m. to 5:30 p.m. Monday through Sunday.
Staffing levels are driven by confirmed appointments rather than walk-in traffic. Individual services
typically last approximately 75 to 90 minutes, depending on treatment type. Each esthetician generally
performs one service approximately every 1.5 hours. Not all staff members or treatment rooms are
used simultaneously throughout the day, and customer arrivals are staggered to align with scheduled
appointment times.
Based on operational information provided by the tenant, the use is expected to have up to four
licensed estheticians, one front desk team member, and one licensed nurse on-site on a typical day.
A maximum of four customers would be present at any given time. Accordingly, the estimated
maximum on-site occupancy would be 10 people.
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RK21265 // 3198-2025-01 3
Peak activity is anticipated during the late morning to early afternoon and again during the late
afternoon. Off-peak conditions typically occur near opening and toward the end of the business day.
This use operates under a low-density, appointment-driven model focused on individualized, longer-
duration services rather than high-volume or high-turnover activity.
CITY OF ARCADIA PARKING REQUIREMENTS
The City of Arcadia Municipal Code Section 9103.07.060 Off-Street Parking for Non-Residential Uses,
Tables 3-5 to 3-9, establishes parking requirements based on land-use classification and gross floor
area. The applicable parking requirements for the existing and proposed tenants are summarized
below.
Paris Baguette, 2,164 square feet, is subject to the restaurant requirement of one
space per 200 square feet, requiring 11 spaces.
Kyuramen, 3,636 square feet, is subject to requirement of one space
per 100 square feet, requiring 36 spaces.
The proposed tenant, Nishimula Med Spa, 2,700 square feet, is classified as "personal
services" and requires one space per 200 square feet under the City's code, resulting in 14
required spaces. However, based on the operational characteristics of this specific use with a
maximum of 4 customers and staff totaling approximately 10 people on-site at any given time,
the actual parking demand for the project is 10 spaces.
Based on this approach, the combined parking requirement is 57 spaces. The site provides 42 parking
spaces, resulting in a parking deficiency of 15 spaces parking code requirement,
as shown in Table 1.
peak demand for all uses occurs simultaneously. In practice, shared parking dynamics and variations
in tenant operating hours typically reduce overall peak demand. These practical considerations will
be evaluated through observed parking utilization, as presented in the following sections.
OPERATIONAL CHARACTERISTICS AND PARKING DEMAND
Based on operational information provided by the tenant, the spa is expected to have up to four
customers on-site at any given time, resulting in an estimated maximum occupancy of approximately
10 people, including staff. This maximum occupancy will be maintained through the conditional
requirement that onsite customers be always limited to no more than four.
Compared to the City's parking requirement of 14 spaces for the proposed use, the operational
characteristics of this site result in a parking demand below the Code requirement. Accordingly, no
operational changes or scheduling adjustments are necessary to ensure an adequate supply of
parking.
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RK21265 // 3198-2025-01 4
PARKING ANALYSIS AND METHODOLOGY
To evaluate existing parking conditions at the 7 9 Las Tunas Drive shopping center, RK conducted an
observational parking study to capture real-world operating conditions. The purpose of this analysis
is to determine whether the existing on-site parking supply is sufficient to accommodate the two
operating restaurant tenants and to inform land use and tenanting options for the remaining vacant
space.
Parking utilization surveys were conducted over four days, from Wednesday, February 25, to Saturday,
February 28, 2026, encompassing both midweek and weekend activities. Counts were recorded at
hourly intervals from 8:00 a.m. to 7:00 p.m., a time window selected to fully encompass the operational
hours of both existing tenants and to capture peak-demand periods. The study area encompassed all
42 on-site parking spaces in the surface parking lot.
In addition to on-site conditions, RK collected data on on-street parking along the project frontage on
the north side of W Live Oak Avenue. This area was treated as a separate observation zone, and data
were collected to document general parking demand and activity levels in the immediate vicinity. It is
essential to note that this on-street parking data is not used to fulfill or supplement the project's
parking requirement, but rather to provide a more comprehensive picture of overall parking utilization
in the area.
The methodology used in this study follows standard transportation engineering practices and is
-
specific, data-driven understanding of existing parking conditions, supporting future decisions on the
allowable intensity or land-use type for the 2,700-square-foot vacant tenant space.
Appendix B includes the City of Arcadia Municipal Parking Code 9103.07.060 Off-Street Parking for
Non-Residential Uses Tables 3-5 to 3-9.
TABLES 2-5: OBSERVED PARKING SURVEY
To evaluate existing parking conditions at the Las Tunas Drive shopping center, RK conducted on-site
parking counts to document observed parking utilization and establish baseline parking demand
generated by the two operating restaurant tenants. The primary objective of the study was to assess
how the shared parking supply functions under current operating conditions during representative
weekday and weekend periods.
The observed parking data provides an empirical basis for evaluating whether the existing on-site
parking supply is adequate to accommodate current demand and for informing the remaining parking
capacity potentially available to support occupancy of the 2,700-square-foot vacant tenant space.
Observed parking counts were conducted on four representative days to capture both weekday and
weekend conditions:
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RK21265 // 3198-2025-01 5
Table 2: Wednesday, February 25, 2026, | 8:00 a.m. 7:00 p.m. at 1-Hour Intervals
Table 3: Thursday, February 26, 2026, | 8:00 a.m. 7:00 p.m. at 1-Hour Intervals
Table 4: Friday, February 27, 2026, | 8:00 a.m. 7:00 p.m. at 1-Hour Intervals
Table 5: Saturday, February 28, 2026, | 8:00 a.m. 7:00 p.m. at 1-Hour Intervals
These dates were selected to provide a comprehensive overview of daily parking activity, including
midweek lunch and dinner periods and evening peak hours. All surveys were conducted under typical
operating conditions, with no observed disruptions, such as weather, construction, lane closures, or
special events, that could affect parking availability.
Parking counts were collected across two zones:
1. On-site Parking Lot: Includes all 42 parking spaces (40 standard + 2 ADA-compliant
spaces).
2. On-Street Frontage Zone: Includes public parking spaces along the north side of W Live
Oak Avenue (for reference only, not counted toward parking supply requirements).
Exhibit C includes the Parking Survey Study Area, and Appendix C contains the raw parking data.
SUMMARY OF OBSERVED PARKING UTILIZATION
The observed parking counts conducted on Wednesday, February 25, Thursday, February 26, Friday,
February 27, and Saturday, February 28, 2026, provide a snapshot of actual parking conditions in and
around the 7 9 Las Tunas Drive Shopping Center throughout the day. Surveys captured usage during
morning, lunch, afternoon, and evening hours to evaluate when peak parking demand occurred and
whether the existing parking supply can accommodate current tenant activity.
Based on the data collected, peak parking demand and availability for each study day are summarized
below. The analysis includes all on-site parking spaces, with the on-street frontage zone along W Live
Oak Avenue included for reference purposes only.
The results of the observations are included in the tables below:
Table 2: Wednesday, February 25, 2026, Observations
Total available on-site parking supply: 42
Peak demand hour: 2:00 p.m.
Total observed parking demand plus proposed project: 27
Spaces remaining at peak demand: 15
Percent occupied: 64%
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RK21265 // 3198-2025-01 6
Table 3: Thursday, February 26, 2026, Observations
Total available on-site parking supply: 42
Peak demand hour: 1:00 p.m.
Total observed parking demand plus proposed project: 32
Spaces remaining at peak demand: 10
Percent occupied: 76%
Table 4: Friday, February 27, 2026, Observations
During the
Total available on-site parking supply: 42
Peak demand hour: 6:00 p.m.
Total observed parking demand plus proposed project: 30
Spaces remaining at peak demand: 12
Percent occupied: 71%
Outside the
Total available on-site parking supply: 42
Peak demand hour: 7:00 p.m.
Total observed parking demand plus proposed project: 32
Spaces remaining at peak demand: 10
Percent occupied: 76%
Table 5: Saturday, February 28, 2026, Observations
During the
Total available on-site parking supply: 42
Peak demand hour: 12:00 p.m.
Total observed parking demand plus proposed project: 40
Spaces remaining at peak demand: 2
Percent occupied: 95%
Outside the
Total available on-site parking supply: 42
Peak demand hour: 7:00 p.m.
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RK21265 // 3198-2025-01 7
Total observed parking demand plus proposed project: 42
Spaces remaining at peak demand: 0
Percent occupied: 100%
As shown in Tables 4 and 5, the maximum projected parking demand for Friday and Saturday occurs
outside of proposed operating hours. Therefore, parking demand during the
proposed store's operating hours is presented separately from the overall peak parking demand to
demonstrate parking availability during those hours.
It should also be noted that on-street parking along the project frontage on the north side of W Live
Oak Avenue was observed to be available during the Saturday peak period. While these spaces are
not included in -site parking requirements, they provide
supplemental parking opportunities for shopping center visitors.
Table 6 summarizes the observed parking conditions at the 7 9 Las Tunas Drive Shopping Center.
The observed parking data indicate that adequate on-site parking is available during weekday and
weekend conditions .
Over the four survey days Wednesday, February 25; Thursday, February 26; Friday, February 27; and
Saturday, February 28 peak parking demand across the site ranged from 27 to 40 occupied spaces
out of a total on-site supply of 42 spaces. This corresponds to parking utilization levels ranging from
approximately 64 percent to 95 percent, with between 2 and 15 spaces available during peak periods.
Zone 2, which includes the on-street project frontage along the north side of W Live Oak Avenue,
contains eight public parking spaces and was evaluated separately. Observed peak demand in this
zone ranged from 6 to 8 occupied spaces, corresponding to utilization levels of approximately 75
percent to 100 percent. As a result, between zero and two on-street spaces remained available during
peak conditions. It should also be noted that one vehicle was observed parked illegally along the
project frontage on Wednesday between approximately 8:00 a.m. and 10:00 a.m.
Overall, the observed data indicate that the on-street parking supply along West Live Oak Avenue is
functioning efficiently and that parking conditions in the surrounding area are generally adequate to
support the shopping center's continued operation under typical conditions.
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RK21265 // 3198-2025-01 8
OPERATIONAL PARKING MANAGEMENT STRATEGY
As identified in the parking analysis, the shopping center accommodates projected parking demand
under a full-tenant-occupancy scenario. Based on the operational characteristics of the proposed use,
the following operational parameters ensure adequate parking availability:
1. Limit Customer Occupancy: The conditional requirement to limit on-site customers to a
maximum of 4 at any given time ensures that parking demand remains within the available on-
site supply throughout all hours of operation.
2. Staggered Appointment Scheduling: Individual treatments typically last approximately 75 to 90
minutes. The staggered nature of appointment scheduling, which naturally occurs in spa
operations, distributes customer arrivals and departures throughout the day. Consequently, the
proposed use will operate in full compliance with available parking without requiring additional
operational adjustments or monitoring.
CONCLUSIONS
This parking study evaluated existing and projected parking conditions for the shopping center at 7
to 9 Las Tunas Drive in the City of Arcadia under a full-tenant-occupancy scenario, including the
proposed Nishimula Med Spa. The analysis incorporated observed on-site parking counts conducted
during representative weekday and weekend conditions to document actual parking utilization
generated by the existing restaurant tenants.
The observed parking data indicate that the existing parking supply generally accommodates parking
demand generated by the current tenants. When the proposed spa use is incorporated into the
analysis with an operational limit of 4 customers on-site at any given time, the center continues to
function adequately throughout the week. The operational characteristics of the proposed tenant
result in a maximum parking demand of 10 spaces, which is below the City's code requirement and
well within the capacity of the existing parking supply.
Based on the observed parking data, the operational characteristics of the proposed tenant, and the
center's shared parking environment, the existing on-site parking supply is adequate to accommodate
the proposed Nishimula Med Spa without adversely affecting parking availability for other tenants.
Accordingly, the findings of this parking analysis demonstrate that the existing parking supply
can adequately accommodate the proposed Nishimula Med Spa within the shopping center's
shared parking environment.
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RK21265 // 3198-2025-01 9
RK appreciates the opportunity to assist with this analysis. If you have any questions about this study,
please contact us at (949) 474-0809.
Sincerely,
RK ENGINEERING GROUP, INC.
Rogier Goedecke Claire Stokes
President Planner I
Attachments
86
Tables
87
Suite Tenant Land Use Hours of Operation Floor Area
Square Feet
Percent of Gross
Floor Area
City
Parking Requirement1
Parking
Spaces Required
1A Paris Baguette Restaurant Daily
6:30 a.m. - 9 p.m.2,164 25%1 Space per 200 Square Feet 11
1B- 1C Kyuramen Restaurant Sunday - Thursday 11 a.m. - 10 p.m.
Friday - Saturday 11 a.m. - 10:30 p.m.3,636 43%1 Space per 100 Square Feet 36
2 Nishimula Med Spa
(Proposed Project)
Personal
Services
Monday - Sunday
8:30 a.m. - 5:30 p.m.2,700 32%1 Space per 200 Square Feet 2 10
Total 8,500 100%Total Required Parking 57
Parking Spaces Provided3 42
Parking Spaces Deficient per Code -15
Percent Deficient per Code -27%
Table 1
7-9 Las Tunas, City of Arcadia
Parking Spaces Required
3 The site provides 42 parking spaces including 2 ADA compliant parking spaces.
1 The parking requirements are consistent with the City of Arcadia Municipal Parking Code 9103.07.060 - Off-Street Parking Tables 3-5 to 3-8.
2 The City of Arcadia Parking Code requires 14 parking spaces for personal services uses. However, based on the operational characteristics of this specific use with a maximum of 4 customers and staff totaling 10
people on-site at any given time, the actual parking demand is 10 spaces.
JN: 3198-2025-01
RK21265
88
Time Surface
Parking Lot
ADA 10
Minute
Reserved
Clean Air
Vanpool
EV
Total Observed
Parking Demand Regular Illegal
Parking Spaces 37 2 2 1 42 42 8 --
1 8:00 AM 2 0 2 0 4 10 14 28 33%4 0 50%
2 9:00 AM 1 0 2 0 3 10 13 29 31%4 0 50%
3 10:00 AM 6 1 2 0 9 10 19 23 45%4 0 50%
4 11:00 AM 9 0 1 1 11 10 21 21 50%6 0 75%
5 12:00 PM 12 1 1 1 15 10 25 17 60%3 0 38%
6 1:00 PM 10 1 1 1 13 10 23 19 55%3 0 38%
7 2:00 PM 14 0 2 1 17 10 27 15 64%4 0 50%
8 3:00 PM 9 0 1 1 11 10 21 21 50%4 0 50%
9 4:00 PM 8 0 2 1 11 10 21 21 50%3 0 38%
10 5:00 PM 8 1 2 1 12 10 22 20 52%4 0 50%
11 6:00 PM 11 0 2 1 14 10 24 18 57%3 0 38%
12 7:00 PM 16 0 2 1 19 19 23 45%3 0 38%
27
42
15
36%
3 The City of Arcadia Parking Code requires 14 parking spaces for personal services uses. However, based on the operational characteristics of this specific use with a
maximum of 4 customers and staff totaling 10 people on-site at any given time, the actual parking demand is 10 spaces.
Table 2
7-9 Las Tunas, City of Arcadia
Observed Parking Survey with Full Tenant Occupancy Scenario1
Wednesday, February 25, 20261
Percent
Occupied
On-Street Project Frontage
North Side of W Live Oak Ave
Percent
Occupied
2 The site provides a total of 42 on-site parking spaces, including 2 ADA compliant parking spaces.
Hour
Maximum Projected Parking Demand
Number of Parking Spaces Provided
Number of Parking Spaces Available at Peak Parking Demand Time
Percent of Parking Spaces Available at Peak Parking Demand Time
1 Hourly parking demand was surveyed by Counts Unlimited Inc, during typical operating hours and weather conditions.
Proposed Project
Required Parking
Nishimula Spa
2,700 SF3
Total Observed Plus
Requiered Parking
On-Site Parking2
Number of Parking
Spaces Available
JN: 3198-2025-01
RK21265
89
Time Surface
Parking Lot
ADA 10
Minute
Reserved
Clean Air
Vanpool
EV
Total Observed
Parking Demand Regular Illegal
Parking Spaces 37 2 2 1 42 42 8 --
1 8:00 AM 2 0 1 1 4 10 14 28 33%6 1 88%
2 9:00 AM 13 0 1 1 15 10 25 17 60%6 1 88%
3 10:00 AM 11 0 0 0 11 10 21 21 50%6 0 75%
4 11:00 AM 15 1 1 0 17 10 27 15 64%8 0 100%
5 12:00 PM 13 1 2 1 17 10 27 15 64%3 0 38%
6 1:00 PM 18 1 2 1 22 10 32 10 76%3 0 38%
7 2:00 PM 10 0 1 1 12 10 22 20 52%4 0 50%
8 3:00 PM 12 1 2 1 16 10 26 16 62%3 0 38%
9 4:00 PM 18 1 0 1 20 10 30 12 71%3 0 38%
10 5:00 PM 14 1 2 1 18 10 28 14 67%5 0 63%
11 6:00 PM 17 1 1 1 20 10 30 12 71%6 0 75%
12 7:00 PM 24 1 2 1 28 28 14 67%6 0 75%
32
42
10
24%
3 The City of Arcadia Parking Code requires 14 parking spaces for personal services uses. However, based on the operational characteristics of this specific use with a
maximum of 4 customers and staff totaling 10 people on-site at any given time, the actual parking demand is 10 spaces.
Table 3
7-9 Las Tunas, City of Arcadia
Observed Parking Survey with Full Tenant Occupancy Scenario1
Thursday, February 26, 20261
On-Site Parking2
Proposed Project
Required Parking
Nishimula Spa
2,700 SF3
Total Observed Plus
Requiered Parking
Number of Parking
Spaces Available Percent
Occupied
On-Street Project Frontage
North Side of W Live Oak Ave
Percent of Parking Spaces Available at Peak Parking Demand Time
1 Hourly parking demand was surveyed by Counts Unlimited Inc, during typical operating hours and weather conditions.
2 The site provides a total of 42 on-site parking spaces, including 2 ADA compliant parking spaces.
Percent
Occupied
Number of Parking Spaces Available at Peak Parking Demand Time
Hour
Maximum Projected Parking Demand
Number of Parking Spaces Provided
JN: 3198-2025-01
RK21265
90
Time Surface
Parking Lot
ADA 10
Minute
Reserved
Clean Air
Vanpool
EV
Total Observed
Parking Demand Regular Illegal
Parking Spaces 37 2 2 1 42 42 8 --
1 8:00 AM 1 0 2 1 4 10 14 28 33%6 0 75%
2 9:00 AM 8 0 1 0 9 10 19 23 45%7 0 88%
3 10:00 AM 6 0 1 1 8 10 18 24 43%7 0 88%
4 11:00 AM 6 0 1 1 8 10 18 24 43%6 0 75%
5 12:00 PM 10 0 1 1 12 10 22 20 52%4 0 50%
6 1:00 PM 11 1 1 1 14 10 24 18 57%5 0 63%
7 2:00 PM 12 1 1 0 14 10 24 18 57%6 0 75%
8 3:00 PM 7 0 0 0 7 10 17 25 40%6 0 75%
9 4:00 PM 9 1 1 1 12 10 22 20 52%6 0 75%
10 5:00 PM 12 1 2 1 16 10 26 16 62%8 0 100%
11 6:00 PM 17 1 1 1 20 10 30 12 71%6 0 75%
12 7:00 PM 28 1 2 1 32 32 10 76%5 0 63%
32
42
10
24%
3 The City of Arcadia Parking Code requires 14 parking spaces for personal services uses. However, based on the operational characteristics of this specific use with a
maximum of 4 customers and staff totaling 10 people on-site at any given time, the actual parking demand is 10 spaces.
Table 4
7-9 Las Tunas, City of Arcadia
Observed Parking Survey with Full Tenant Occupancy Scenario1
Friday, February 27, 20261
On-Site Parking2
Proposed Project
Required Parking
Nishimula Spa
2,700 SF3
Total Observed Plus
Requiered Parking
Number of Parking
Spaces Available Percent
Occupied
On-Street Project Frontage
North Side of W Live Oak Ave
Percent of Parking Spaces Available at Peak Parking Demand Time
1 Hourly parking demand was surveyed by Counts Unlimited Inc, during typical operating hours and weather conditions.
2 The site provides a total of 42 on-site parking spaces, including 2 ADA compliant parking spaces.
Percent
Occupied
Number of Parking Spaces Available at Peak Parking Demand Time
Hour
Maximum Projected Parking Demand
Number of Parking Spaces Provided
JN: 3198-2025-01
RK21265
91
Time Surface
Parking Lot
ADA 10
Minute
Reserved
Clean Air
Vanpool
EV
Total Observed
Parking Demand Regular Illegal
Parking Spaces 37 2 2 1 42 42 8 --
1 8:00 AM 1 0 1 0 2 10 12 30 29%7 0 88%
2 9:00 AM 8 0 1 0 9 10 19 23 45%7 0 88%
3 10:00 AM 9 0 2 0 11 10 21 21 50%6 0 75%
4 11:00 AM 13 0 1 1 15 10 25 17 60%7 0 88%
5 12:00 PM 26 1 2 1 30 10 40 2 95%7 0 88%
6 1:00 PM 24 1 2 1 28 10 38 4 90%7 0 88%
7 2:00 PM 21 1 1 1 24 10 34 8 81%7 0 88%
8 3:00 PM 24 1 0 1 26 10 36 6 86%7 0 88%
9 4:00 PM 14 1 2 1 18 10 28 14 67%7 0 88%
10 5:00 PM 15 1 1 1 18 10 28 14 67%6 0 75%
11 6:00 PM 15 1 1 1 18 10 28 14 67%6 0 75%
12 7:00 PM 37 2 2 1 42 42 0 100%6 0 75%
42
42
0
0%
3 The City of Arcadia Parking Code requires 14 parking spaces for personal services uses. However, based on the operational characteristics of this specific use with a
maximum of 4 customers and staff totaling 10 people on-site at any given time, the actual parking demand is 10 spaces.
Percent of Parking Spaces Available at Peak Parking Demand Time
1 Hourly parking demand was surveyed by Counts Unlimited Inc, during typical operating hours and weather conditions.
2 The site provides a total of 42 on-site parking spaces, including 2 ADA compliant parking spaces.
Percent
Occupied
Number of Parking Spaces Available at Peak Parking Demand Time
Table 5
7-9 Las Tunas, City of Arcadia
Observed Parking Survey with Full Tenant Occupancy Scenario1
Saturday, February 28, 20261
On-Site Parking2
Proposed Project
Required Parking
Nishimula Spa
2,700 SF3
Total Observed Plus
Requiered Parking
Number of Parking
Spaces Available Percent
Occupied
On-Street Project Frontage
North Side of W Live Oak Ave
Hour
Maximum Projected Parking Demand
Number of Parking Spaces Provided
JN: 3198-2025-01
RK21265
92
Table Peak Date & Time During Projected
Store Hours
Parking Space
Inventory
Peak
Parking Demand
Number of
Spaces Available
Percent
Occupied
Adequate
Parking Provided?
2 Wednesday, February 25th, 2 PM 27 15 64%Yes
3 Thursday, February 26th, 1 PM 32 10 76%Yes
4 Friday, February 27th, 6 PM 30 12 71%Yes
5 Saturday, February 28th, 12 PM 40 2 95%Yes
42
7-9 Las Tunas, City of Arcadia
Table 6
Summary of Peak Projected Parking Demand
JN: 3198-2025-01
RK21265 93
Exhibits
94
95
96
97
Appendices
98
Appendix A
Field Review Photographs
99
100
101
102
103
104
105
106
107
108
109
110
111
112
113
Appendix B
City of Arcadia Municipal Parking Code
Section 9103.07.060 Off-Street Parking Tables 3-5 to 3-9
114
115
116
117
118
119
Appendix C
Observed Parking Demand Count Data Sheets
120
Arcadia
7-9 Las Tunas Drive, Arcadia, CA 91007
Wednesday, February 25th, 2026
Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM
Regular 37 2 1 6 9 12 10 14 9 8 8 11 16
Handicap 2 0 0 1 0 1 1 0 0 0 1 0 0
Reserved 2 2 2 2 1 1 1 2 1 2 2 2 2
Clean Air Vehicle 1 0 0 0 1 1 1 1 1 1 1 1 1
Subtotal 42 4 3 9 11 15 13 17 11 11 12 14 19
Total Occupancy 42 4 3 9 11 15 13 17 11 11 12 14 19
Total Percent 10% 7% 21% 26% 36% 31% 40% 26% 26% 29% 33% 45%
Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM
Regular 8 4 4 4 6 3 3 4 4 3 4 3 3
Illegal -0 0 0 0 0 0 0 0 0 0 0 0
Subtotal 8 4 4 4 6 3 3 4 4 3 4 3 3
Total Occupancy 8 4 4 4 6 3 3 4 4 3 4 3 3
Total Percent 50% 50% 50% 75% 38% 38% 50% 50% 38% 50% 38% 38%
Parking Lot
Street Parking
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951-268-6268
121
Arcadia
7-9 Las Tunas Drive, Arcadia, CA 91007
Thursday, February 26th, 2026
Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM
Regular 37 2 13 11 15 13 18 10 12 18 14 17 24
Handicap 2 0 0 0 1 1 1 0 1 1 1 1 1
Reserved 2 1 1 0 1 2 2 1 2 0 2 1 2
Clean Air Vehicle 1 1 1 0 0 1 1 1 1 1 1 1 1
Subtotal 42 4 15 11 17 17 22 12 16 20 18 20 28
Total Occupancy 42 4 15 11 17 17 22 12 16 20 18 20 28
Total Percent 10% 36% 26% 40% 40% 52% 29% 38% 48% 43% 48% 67%
Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM
Regular 8 6 6 6 8 3 3 4 3 3 5 6 6
Illegal -1 1 0 0 0 0 0 0 0 0 0 0
Subtotal 8 7 7 6 8 3 3 4 3 3 5 6 6
Total Occupancy 8 7 7 6 8 3 3 4 3 3 5 6 6
Total Percent 88% 88% 75% 100% 38% 38% 50% 38% 38% 63% 75% 75%
Parking Lot
Street Parking
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951-268-6268
122
Arcadia
7-9 Las Tunas Drive, Arcadia, CA 91007
Friday, February 27th, 2026
Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM
Regular 37 1 8 6 6 10 11 12 7 9 12 17 28
Handicap 2 0 0 0 0 0 1 1 0 1 1 1 1
Reserved 2 2 1 1 1 1 1 1 0 1 2 1 2
Clean Air Vehicle 1 1 0 1 1 1 1 0 0 1 1 1 1
Subtotal 42 4 9 8 8 12 14 14 7 12 16 20 32
Total Occupancy 42 4 9 8 8 12 14 14 7 12 16 20 32
Total Percent 10% 21% 19% 19% 29% 33% 33% 17% 29% 38% 48% 76%
Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM
Regular 8 6 7 7 6 4 5 6 6 6 8 6 5
Illegal -0 0 0 0 0 0 0 0 0 0 0 0
Subtotal 8 6 7 7 6 4 5 6 6 6 8 6 5
Total Occupancy 8 6 7 7 6 4 5 6 6 6 8 6 5
Total Percent 75% 88% 88% 75% 50% 63% 75% 75% 75% 100% 75% 63%
Parking Lot
Street Parking
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951-268-6268
123
Arcadia
7-9 Las Tunas Drive, Arcadia, CA 91007
Saturday, February 28th, 2026
Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM
Regular 37 1 8 9 13 26 24 21 24 14 15 15 37
Handicap 2 0 0 0 0 1 1 1 1 1 1 1 2
Reserved 2 1 1 2 1 2 2 1 0 2 1 1 2
Clean Air Vehicle 1 0 0 0 1 1 1 1 1 1 1 1 1
Subtotal 42 2 9 11 15 30 28 24 26 18 18 18 42
Total Occupancy 42 2 9 11 15 30 28 24 26 18 18 18 42
Total Percent 5% 21% 26% 36% 71% 67% 57% 62% 43% 43% 43% 100%
Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM
Regular 8 7 7 6 7 7 7 7 7 7 6 6 6
Illegal -0 0 0 0 0 0 0 0 0 0 0 0
Subtotal 8 7 7 6 7 7 7 7 7 7 6 6 6
Total Occupancy 8 7 7 6 7 7 7 7 7 7 6 6 6
Total Percent 88% 88% 75% 88% 88% 88% 88% 88% 88% 75% 75% 75%
Parking Lot
Street Parking
Counts Unlimited, Inc.
PO Box 1178
Corona, CA 92878
951-268-6268
124
Attachment No. 5
Attachment No. 5
Preliminary Exemption
125
Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
1.Name or description of project:A med spa with ancillary massage services (dba: Nishimula) and a
parking modification to allow for 42 parking spaces in lieu of 61
required spaces at 9 Las Tunas Drive
2.Project Location – Identify street
address and cross streets or attach
a map showing project site
(preferably a USGS 15’ or 7 1/2’
topographical map identified by
quadrangle name):
9 Las Tunas Drive
3.Entity or person undertaking
project:
A.
B.Other (Private)
(1)Name Nishimula Beauty Med Spa
(2)Address 9 Las Tunas Drive
Arcadia, CA 91007
4.Staff Determination:
The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in
accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental
Quality Act (CEQA)" has concluded that this project does not require further environmental
assessment because:
a.The proposed action does not constitute a project under CEQA.
b.The project is a Ministerial Project.
c.The project is an Emergency Project.
d.The project constitutes a feasibility or planning study.
e.The project is categorically exempt.
Applicable Exemption Class: 15332 – Class 1 (use of an existing facility)
f.The project is statutorily exempt.
Applicable Exemption:
g.The project is otherwise
exempt on the following basis:
h.The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date: July 7, 2026 Staff: Fiona Graham, Planning Services Manager
126
STAFF REPORT
DEVELOPMENT SERVICES DEPARTMENT
DATE: July 28, 2026
TO:Honorable Chairperson and Planning Commission
FROM:Lisa L. Flores, Development Services Director
By: Gary Yesayan, Associate Planner
SUBJECT:PLANNING COMMISSION DISCUSSION ITEM REGARDING STANDING
SEAM METAL ROOFS ON SINGLE-FAMILY RESIDENTIAL HOUSES
CEQA: Not a Project
Recommendation: Provide Direction
SUMMARY
The Planning Division is requesting direction from the Planning Commission
regarding a possible change specifically related to installation of standing seam metal
roofs on single family homes. The Family Residential Design Guidelines
(Attachment 3) currently discourage standing seam metal roofs. However, in recent
years standing seam metal roofs have become increasingly common on
contemporary, modern, farmhouse, and for other similar architectural styles where
standing seam metal roofs have been successfully incorporated and included as a
style-defining architectural element. This is especially true for homes with low-
pitchedroof forms wherethe visual prominence of a standing seam metal roof would
be greatly reduced.
Staff is seeking direction from the Planning Commission whether standing seam
metal roofs are to continue and remain discouraged, or if installation of such roofs
on single family houses could be allowed under limited and specific circumstances
where the proposed architectural style, roof pitch, and neighborhood compatibility
is found to be appropriate for a standing seam metal roof. The Planning
Commission's direction will assist staff in determining whether an amendment to the
Single-Family Residential Design Guidelines should be prepared for future
consideration.
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Discussion Standing Seam Metal Roofs
July 28, 2026
Page 2 of 8
BACKGROUND
The City has historically discouraged the installation of standing seam metal roofs on
residential properties. From its initial implementation in 2006, the Single-Family
Residential Design Guidelines discouraged the use of standing seam metal roofing.
Through the years the design guidelines were updated due to changing trends,
however, under a comprehensive update in 2019 when
guidelines were updated, the standing seam metal roof material was still listed as a
discouraged material on a single-family house.
Standing seam metal roofs have traditionally been viewed as having an overly
commercial and industrial appearance and as being inappropriate as the primary
roofing material for residential homes in the City. Its use can cause a residence to
appear out of place or inconsistent with the surrounding neighborhood. Additionally,
standing seam metal roofing is not associated with certain common architectural
styles found in the City, such as Ranch, Minimal-Traditional, or Traditional homes,
which typically use tile, wood, or composition shingle roofing materials. Where
standing seam metal roofing has been used, it has typically been limited to accent
features, such as bay windows or porches, rather than serving as the primary roofing
material for the home.
In 2006, and prior to the implementation of Single-Family Design
Guidelines, a house on El Vista Circle was approved to have a primarily standing seam
metal roof. This residence has a contemporary architectural style with shallow roof
angles and a light gray standing seam metal roof that blends well with other exterior
accents around the building (see Figure 1, below). The roof is not highly visible from
the street due to the chosen roof design and grade changes on this street.
Figure 1 A contemporary-style house with a standing seam metal roof at 1838 El Vista Circle, Arcadia.
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Discussion Standing Seam Metal Roofs
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Page 3 of 8
In recent years, Staff has received several inquiries about installing a standing seam
metal roof on a new single-family residence. In recognition of changing design
preferences, new materials, and evolving architectural styles, Staff is bringing this
discussion before the Planning Commission to request direction on whether the City
should now allow standing seam metal roofs on single family houses under specific
conditions.
DISCUSSION
Residential architectural styles such as Contemporary and Farmhouse designs have
increasingly incorporated standing seam metal roofing as a high-quality design
element, particularly for custom homes with modern architectural styles. Refer to
Attachment No. 1 for examples of newer houses with standing seam metal roofs.
Although the City has previously approved the select use of metal roofing as an
architectural accent, metal roofs have continued to be generally discouraged as the
primary roofing material in favor of other options such as concrete or terracotta tile.
However, the successful integration of these accent features demonstrates that
standing seam metal roofing can be an appropriate residential design element when
thoughtfully incorporated into a building's architecture. Historically, this was because
standing seam metal roofing was more commonly associated with industrial or
commercial buildings and was considered less compatible with the City's
predominantly traditional residential architectural character. However, the
successful integration of metal roofing as an architectural accent demonstrates that
standing seam metal roofing can be an appropriate residential design element when
thoughtfully incorporated into a building's architecture. Since the Design Guidelines
were adopted, residential architectural trends and roofing products have evolved
considerably, and standing seam metal roofing has become an increasingly common
feature of high-quality custom homes, particularly those designed in contemporary
and modern architectural styles.
In recent years, standing seam metal roofing has become increasingly common on
high-quality custom homes, particularly those designed in contemporary, modern
farmhouse, and modern Ranch architectural styles. As a result, Staff believes it is
appropriate to revisit the City's current approach and consider whether the material
may be suitable under limited circumstances.
In October 2022, Staff referred a request to the Planning Commission to reroof an
existing two-story Ranch style house with standing seam metal roofing at 1231 S. 4th
Avenue. This was the first request that the City received 16 years after the design
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Discussion Standing Seam Metal Roofs
July 28, 2026
Page 4 of 8
guidelines were implemented and the Planning Commissioners discussed standing
seam metal roofs and stated that there may be certain cases where the material
would be appropriate, , the Commission denied
the particular request due to incompatibility with the existing style of the residence,
as shown below.
Figure 2 House at 1231 S. 4th Ave., with existing tile roof.
Figure 3 House at 1231 S. 4th Ave., with a standing seam metal roof rendering.
Nevertheless, there have been various instances in the past where exceptions have
been made to allow the use of standing seam metal roofing. In these examples,
below, the roofs have primarily comprised of a complementary roof type, typically
tile, and the standing metal roof has remained small in scale and largely decorative
in nature on bay windows, as shown in Figures 4 and 5 on the following page.
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Discussion Standing Seam Metal Roofs
July 28, 2026
Page 5 of 8
Figure 4 a French-Country style house with a bay window roof detail consisting of standing seam
metal in a dark bronze color.
Figure 5 a Mediterranean-style house with a bay window roof detail consisting of standing seam
metal in a dark bronze color.
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Discussion Standing Seam Metal Roofs
July 28, 2026
Page 6 of 8
In addition to being a popular, contemporary style roofing material, standing seam
metal roofs offer several benefits over traditional roofing materials. The material is
durable, long-lasting, resistant to fire and weather-related damage, and generally
requires less maintenance than many conventional roofing materials. Newer paint
systems reduce fading and chalking, while galvanizing treatments prevent corrosion.
In addition, modern standing seam products are available in a wide variety of colors
and finishes that can complement new home designs.
Through the current Single-Family Architectural Design Review process, Staff already
provide specific feedback to Applicants on projects to ensure neighborhood
consistency, high quality design, and the appropriate use of materials. Rather than
permitting standing seam metal roofing as a matter of right, Staff believes proposals
should continue to be evaluated through the Single-Family Architectural Design
Review process to ensure neighborhood compatibility and high-quality design. As
part of that discretionary review, Staff would consider the following:
The single-family residence includes an architectural style consistent with a
standing seam metal roof such as contemporary, modern farmhouse, or
modern Ranch style.
The residence has a generally low-pitched roof (typically no greater than 3:12),
consistent with architectural styles that commonly incorporate standing seam
metal roofing;
The proposed roof design maintains compatibility with surrounding
development and does not appear visually out of character with the
neighborhood.
The design is well executed and the roof material and chosen color
complement and strengthen the architectural style;
The material has available product information verifying its proven quality and
resistance to fading or oxidizing over time;
Architectural or design features soften the appearance of the material from
the street including chimneys, porches, landscaping, front-facing gables, or
bay windows;
The proposed single-family
Family Residential Design Guidelines.
Figures 6 and 7 on the following page provide several appropriate examples of
houses with standing seam metal roofs.
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Discussion Standing Seam Metal Roofs
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Page 7 of 8
Figure 6 Modern Ranch style house with a low-pitched standing seam metal roof.
Figure 7 Modern style house with a low-pitched standing seam metal roof.
DIRECTION
Based on the evolution of residential architectural styles, improvements in standing
seam metal roofing products, and the City's existing discretionary design review
process, Staff believes standing seam metal roofing can be an appropriate roofing
material for certain single-family residences when carefully integrated into a
compatible architectural style and evaluated on a case-by-case basis.
The Planning Commission should discuss whether to maintain the existing policy that
discourages standing seam metal roofing or to allow standing seam metal roofs on
single-family residential homes with the three architectural styles identified above,
provided the roof pitch does not exceed 3:12. The Planning Commission should
provide policy direction to Staff, after which Staff will return with proposed
amendments to either the Design Guidelines or the Development Code, as
appropriate, for the Commission's consideration.
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Discussion Standing Seam Metal Roofs
July 28, 2026
Page 8 of 8
If any Planning Commissioner, or other interested party has any questions or
comments regarding this matter prior to the July 28, 2026, Planning Commission
meeting, please contact Associate Planner, Gary Yesayan, at (626) 574-5422, or
gyesayan@ArcadiaCA.gov or Development Services Director, Lisa Flores, at (626) 574-
5445 or lflores@ArcadiaCA.gov.
Approved:
Lisa L. Flores
Development Services Director
Attachment No. 1: Appropriate examples of homes with standing seam metal roofs.
Attachment No. 2: Unsupported examples of homes with standing seam metal roofs.
Attachment No. 3: Single-Family Residential Design Guidelines.
134
Attachment No. 1
Attachment No. 1
Appropriate examples of homes with
standing seam metal roofs
135
136
137
138
139
140
Attachment No. 2
Attachment No. 2
Unsupported examples of homes with
standing seam metal
141
142
143
144
145
146
Attachment No. 3
Attachment No. 3
Single-Family Residential Design
Guidelines
147
OCTOBER 2019
SINGLE-FAMILY RESIDENTIAL
DESIGN GUIDELINES
148
CITY OF ARCADIA
SINGLE-FAMILY DESIGN GUIDELINES ii October 2019
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149
ACKNOWLEDGMENTS
October 2019
ACKNOWLEDGMENTS
CITY COUNCIL
April Verlato, Mayor
Roger Chandler, Mayor Pro Tem
Peter Amundson, Council Member
Tom Beck, Council Member
Sho Tay, Council Member
PLANNING COMMISSION
Brad Thompson, Chair
Deborah Lewis, Vice Chair
Ken Chan, Commissioner
Zi Lin, Commissioner
Marilynne Wilander, Commissioner
SPECIAL THANKS
LEAD CITY STAFF
Jason Kruckeberg, Assistant City Manager/Development Services Director
Lisa Flores, Planning & Community Development Administrator
Jordan Chamberlin, Associate Planner
SUPPORTING CITY STAFF
Dominic Lazzaretto, City Manager
Luis Torrico, Senior Planner
Vanessa Quiroz, Associate Planner
CONSULTANT TO THE CITY
RRM Design Group
CITY OF ARCADIA
SINGLE-FAMILY DESIGN GUIDELINES iii 150
CITY OF ARCADIA
SINGLE-FAMILY DESIGN GUIDELINES iv October 2019
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TABLE OF CONTENTS
CITY OF ARCADIA
SINGLE-FAMILY DESIGN GUIDELINES vOctober 2019
TABLE OF CONTENTS
A. INTRODUCTION..................................................................................................1
1. Introduction ................................................................................................. 2
2. How These Design Guidelines are Applied .................................................. 3
3. How to Use These Design Guidelines .......................................................... 4
4. Applicability to Other City Documents ........................................................ 6
B. DESIGN GUIDELINES ......................................................................................... 7
1. Site Planning Principles and Neighborhood Context ................................... 9
2. Forms and Mass ...................................................................................... 10
3. Frontage Conditions .................................................................................. 12
4. Garages and Driveways............................................................................ 13
5. Architectural Styles .................................................................................... 14
6. Height, Bulk, and Scale ............................................................................. 15
7. Roofline. .................................................................................................... 16
8. Entries ....................................................................................................... 17
9. Windows and Doors .................................................................................. 18
10. Articulation ................................................................................................ 19
11. Facade Details .......................................................................................... 19
12. Colors and Materials ................................................................................. 20
13. Accessory Lighting .................................................................................... 22
14. Additions, Alterations, and Accessory Buildings/Structures ..................... 22
15. Hillside Properties .................................................................................... 23
16. Fences, Walls, Gates, and Hedges ............................................................ 25
17. Impervious Coverage and Landscape Areas ........................................... 26
18. Sample Planting Palette ............................................................................ 28
Appendix A ............................................................................................................ 33
Appendix B ............................................................................................................ 43
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INTRODUCTION
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SINGLE-FAMILY DESIGN GUIDELINES 1October 2019
A. INTRODUCTION
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CITY OF ARCADIA
SINGLE-FAMILY DESIGN GUIDELINES2 October 2019
1. Introduction
The City of Arcadia’s General Plan and
Development Code promotes high quality design
in buildings, landscape, signage, public realm, and
open space areas. These documents also identify
community design principles applicable to the
City’s ongoing redevelopment, including ‘‘Creating
Identifiable Places’’, ‘‘Improving the Public Realm’’,
and ‘‘Improving the Private Realm.’’ The General
Plan stresses the importance of quality in design
and the impact that site design and building form
has on enhancing the visual image of Arcadia and
establishing places that people enjoy. The design
guidelines contained within this document have
been written to reinforce these goals and objectives
and provide general guidelines for any addition,
remodel, or construction within any single-family
land use district.
“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.” Primary objectives associated with
developing a quality project within Arcadia include
designing within the established neighborhood
context and relationship to the street, reinforcing
neighborhood compatibility and identity, creating
visually pleasing streetscape character, maintaining
the visual quality of the hillside areas, incorporating
high-quality architecture consistent with the
neighborhood character, and reducing water use in
landscape design.
As noted in the City’s General Plan - Land Use
Element, Arcadia has many long-established, single-
family residential neighborhoods which are at the
core of its identity. These residential neighborhoods
fall into the Residential Estates (RE), Very Low
Density Residential (VLR), and Low Density
Residential (LDR) land use categories. Incorporated
in 1903, Arcadia’s residential roots trace back to the
1930s when the first subdivisions began appearing
within the City. These subdivisions replaced what
had previously been agricultural lands. The first
subdivisions occurred in the northernmost portion
of Baldwin Ranch, which included estate home
neighborhoods and is now part of the Rancho Santa
Anita and Santa Anita Oaks Property Owners’
Associations. In the southern area of the City, small
poultry and produce farms transitioned rapidly
to subdivisions that offered moderately priced
homes. Characteristics of individual properties and
neighborhoods vary widely through the individual
neighborhoods of the City.
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SINGLE-FAMILY DESIGN GUIDELINES 3October 2019
Many of these areas have an established neighborhood
character and identity, which is often further
emphasized through a strong streetscape character
with elements such as consistent setbacks,landscaping
along parkways and mature trees.
• Residential Estates
• Large, estate-type lots of 22,000 square feet or
greater
• Greater variation in lot dimensions
• Curving streets, no sidewalks, that follow
pattern of the topography
• Mature trees prevalent
• Very Low Density Residential
• Lots ranging from 10,000 to 22,000 square feet
or larger
• Some variation in lot dimensions
• Curving and straight streets, infrequent
sidewalks, that follow pattern of the topography
• Mature trees common
• Low Density Residential
• Traditional lots ranging from 7,200 to 10,000
square feet in size
• Similar lot dimensions
• Streets are straighter in nature, with infrequent
sidewalks that may or may not follow
topography
• May or may not have mature trees
2. How These Design Guidelines
are Applied
These Design Guidelines will be utilized during the
City’s development review process to encourage
the highest level of design quality while at the same
time providing the flexibility necessary to encourage
creativity on the part of an applicant in response to
existing site conditions. The Design Guidelines contain
design objectives on page 8, followed by applicable
design guidelines that direct users to desired design
strategies for development or redevelopment of their
property. The objectives seek to highlight the major
factors affecting the development of a particular land
use while also reinforcing direction provided by the
General Plan and Development Code.
Designers and developers are urged to become familiar
with these guidelines and to apply them throughout the
design process to assure that the design, review, and
permitting processes are as efficient as possible. No
claim can be made that these guidelines encompass
every possible technique for achieving a high level
of design quality. It is important to note that the
guidelines are a minimum starting point for quality
development, and the designer is encouraged to use
their own creativity and experience to improve upon the
means for realizing this highest level of quality design.
The guidelines do not seek to impose an overriding
architectural style, a limited color palette, or an artificial
design theme, but rather seek to promote the positive
design characteristics currently found throughout the
City.
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SINGLE-FAMILY DESIGN GUIDELINES4 October 2019
3. How to Use These Design
Guidelines
Property owners, developers, architects, designers,
and contractors proposing a new development or
redevelopment within Arcadia should first review
the appropriate Development Code sections
governing their property. They should then proceed
to the Design Guidelines document applicable to
their property’s land use – whether Single-Family
Residential, Multifamily Residential, Commercial/
Mixed Use, Industrial, or Signage.
The goal of this document is to provide clear
and useful recommendations for the design,
construction, review, and approval ofdevelopment
in Arcadia. The guidelines are intended as a
reference point for a common understanding of
the minimum qualitative design expectations. The
guidelines are offered as one way of achieving
attractive and functional projects that compare
favorably with established community standards.All
development shall comply with the spirit and intent
of the design guidelines presented.
The design guidelines may be interpreted with
some flexibility in the application to specific
projects, as not all design criteria may be
appropriate for each project. In some
circumstances, one guideline may be relaxed in
order to accomplish another, more important
guideline. The overall objective is to ensure that
the intent and spirit of the design guidelines are
followed and to attain the best possible design
within reason.
A building or project should be designed to conform
with a traditional and historically-recognized
architectural style identified and supported by selected
building elements and articulation. (Refer to Appendix
A: Architectural Style Guide for descriptions, examples
and details associated with architectural styles.) In
addition, caution should be exercised when considering
architectural styles that have recently become popular
(i.e. “trendy”), but have not yet stood the test of time.
Historic styles that cannot be faithfully replicated
should be avoided. No single architectural theme is
being promoted, but rather the emphasis is to promote
compatibility. Many of the styles and patterns shownin
the following pictures and graphic illustrationsrepresent
a concept of recommended building elements and
details as opposed to a desired architecturalcharacter.
An essential goal of the General Plan and reinforced
by the design guidelines is to ensure neighborhood
compatibility. “No development exists inisolation.
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 ordistrict in which
it is located. For small projects, thisarea
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.” In
order to ensure quality development within the City of
Arcadia, these Design Guidelines have beencreated to
promote new infill and redevelopment within the
City while ensuring compatibility with existing uses.
Guidelines that reinforce this objective are identified
with a neighborhood symbol ( ). Together, these
strategies reinforce the individual characteristics that
continue to make Arcadia a desirable place tolive.
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SINGLE-FAMILY DESIGN GUIDELINES 5October 2019
Applicants pursuing the construction of a new
or remodeled home should ensure that the
community concerns and expectations are
properly addressed within a proposal and the
project is compatible with the surrounding
homes in the neighborhood in which it is being
proposed. Compatibility includes such terms as
“architectural style, mass, scale, orientation,
setback, and architectural elements such as
texture, color, and building materials.” For ease
of reference, these terms are defined in greater
detail within Appendix B of this document.
The following are some of the primary, more
prevalent issues that have become a cause for
concern in recent project submittals and are
important inensuring new single-family
development relating to existing neighborhood
development patterns:
1.Mass and Scale: Inappropriate massing
and scale are a key concern 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 home.
4.Architectural Style and Design: Many
new home proposals lack a coherent
architectural style, attempt to combine too many
different style elements, and/or have an
architectural style that is incompatible withthe
surrounding homes.
5.Additions and Accessory Buildings:
Additions, as opposed to new homes, have
their own set of design challenges. Poorly-
designed additions and accessorybuildings can
ruin the character of an existing home.
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, established
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.
In addition, the General Plan stresses the
importance of a sustainable future for Arcadia
that includes strategies to conserve and
enhance local resources and safeguard the
environment. In addition to providing strong
examples of good general design principles, this
document provides designers and builders with
guidance on “sustainable” design. Conventional
design and construction methods can produce
buildings that contribute to excessive resource
consumption, that generate waste, and that are
expensive to operate. The guidelines contained
within this document reinforce this objective and
promote site and building design elements that
utilize green building practices and materials,
preserve existing tree canopy and native
vegetation, promote pervious surfaces, reduce
or better distribute travel demand, encourage
amenities that support transit and other
alternative forms of transportation, including
bicycling and walking, and support mixed- use
development that provides opportunities for
employment and commercial uses adjacent to
residential units. “Sustainability” principles which
can improve the environmental performance of a
project without forcing excessive costs on
builders or developers have been marked with
the symbolof a leaf ( ).
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4. Applicability to Other
City Documents
This document is a tool for implementing
the City of Arcadia’s General Plan and
Development Code. While the Design
Guidelines contained herein are not
intended to supersede the requirements
of the Development Code, applicants
should not assume that a project will be
approved by merely adhering to the
City’s minimum zoning standards and
development regulations. Rather, these
Design Guidelines provide additional
guidance to aid applicants in the design
of single-family projects in order to
ensure the high-quality development
desired by the City and the community.
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B. DESIGN GUIDELINES
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SINGLE-FAMILY RESIDENTIAL
Design Guideline Objectives define Arcadia’s priorities and standards for future development. Many
of them have been derived from land use policies established in the General Plan. Development
should be designed to adhere to the following objectives and the supporting guidelines provided.
Objective 1: Protect the character of single-family residential neighborhoods through the
preservation and improvement of their character-defining features.
Objective 2: Create a streetscape presence that is visually pleasing through site planning and
building form and orientation while also maintaining neighborhood character.
Objective 3:Ensure new homes and home additions are consistent in architectural style, scale,
massing, features, and quality as the surrounding neighborhood.
Objective 4: Preserve natural topography of a site.
Objective 5: Balance the aesthetics and use of landscape areas with the need to reduce water
use in planting design.
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1. Site Planning Principles and
Neighborhood Context
a. 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 respective sites
and compatible with the character and quality of
their surroundings.
b. Natural amenities such as views, trees, and other
similar features unique to the site should be
preserved and incorporated into development
proposals, when feasible.
c. In neighborhoods with an established
architectural style or pattern(s), new homes or
remodels should enhance the neighborhood
character. The stronger the existing
neighborhood pattern, the more important it is for
an applicant to reinforce and respect those
existing patterns.
d. Setbacks, heights, proportions, rooflines, and
architectural features of new construction should
complement the building orientation and
architectural style.
e. Street-facing façades on a corner lot should
develop a strong street presence by continuing
detailing and articulation found on the primary
building façade.
f. In neighborhoods with existing, smaller homes,
new homes should be designed with a greater
first floor area with additional setbacks at the
second story of the new structure.
g. Side yard setbacks, beyond the minimum
required, are encouraged when a new, two-story
home is proposed adjacent to an existing one-
story home.
h. Building footprints should vary within the required
setbacks in order to provide ample open space on
a property.
i. Construction of new homes and additions to
existing homes should consider the potential for
impacts on privacy of neighbors.
j. Structures should be positioned on a site to
minimize the blocking of sun access to actively
used outdoor areas on adjacent properties.
Site Planning Principles
d
c
d
d a
e
b
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2. Forms and Mass
a.Lot Organization Diagram: Defining a series
of “Lot Areas” that inform the location, size,
and scale of building and site elements are
characterized in the siting and massing of
structures, depicted in the Figure below. The
Figure defines the boundaries of the following
Lot Areas:
• Primary Building Area: The Primary
Building Area is the central component
of the lot, with greater massingelements
allowed in this area.
• Secondary Building Area: TheSecondary
Building Area surrounds the Primary
Building Area, where building wings and
accessory structures are located. Side
extensions or wings and dormers should
mimic roof pitch, however, recede in size
and location to the Primary Building Area
mass.
• Conditional Building Area: The area
surrounding the Secondary Building
Area, with the outer edges defined by
the minimum setbacks per theArcadia
Development Code.
Lot Organization Diagram. This diagram
illustrates the described lot organization
definitions
Conditional Building Area
Secondary BuildingArea
Primary
Building Area
STREET
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b. The primary mass of a home should be clearly
defined, street-facing, and setback from the
front property line in alignment with houses
immediately adjacent on both sides of the
property.
c. Wings or side extension masses should be
considerably shorter and narrower than the
primary mass of a home with a clear and
defined roof form. They should not be merely
a setback of a single, large massing element;
rather they should be sized, shaped, and
configured to respond to the interior functions of
the rooms which they contain.
d. The overuse of tacked-on building forms
attached to the primary mass of a home should
be avoided.
e. The building base should visually anchor the
building by appearing more massive than the
upper stories.
f. Cantilevered forms are generallydiscouraged,
particularly when they are used without
aesthetic justification.
g. Building elements that emphasize astructure’s
verticality are generally discouraged.
h. Homes located on corner lots should locate
building mass on both the primary and
secondary street frontages that address both
street faces.
i. Where a new second-story home or addition
is proposed within a predominately one-story
neighborhood, second-story massing should
be located to the rear or side of a home to
minimize the appearance of the second-
story.
j. Proposed height and bulk should respect
existing structures on neighboring properties
and not overwhelm them with
disproportionate size and scale.
Example using General Neighborhood Design Principles
Mass Diagram. This diagram portrays the general concept of a primary mass
and wing/side extension mass(es)
EXISTING SFD a NEW SFD (PREFERRED)NEW SFD (NOT PREFERRED)
e
c
d b
Main Mass
Wing Wing
x
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Street and sidewalk edges, stone detailing,
and landscaping are continued to maintain
neighborhood frontage conditions
3. Frontage Conditions
a. The predominant treatment of street and
sidewalk edges, landscaping, or otherdesign
techniques within an existing neighborhood
should be continued in the design of new
homes.
b. Homes should be located in a manner
compatible with the existing on-site relationship
to the street of the surrounding neighborhood.
c. Homes should not have significantly greater
height and bulk at the front of a property than
that of adjacent homes.
Recommended Frontage Conditions
b
a b
x
a
c
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4. Garages and Driveways
a. The garage façade should be set back from
the front façade of the house to give visual
prominence to the house over thegarage.
b. Garages placed in front of the main house
should be side-loaded with the highest level
of window and architectural detailingoriented
towards the street.
c. Where detached garages exist in a
neighborhood, new homes should consider
locating detached garages at the rear of the lot
in order to reduce the mass and scale of the
house along the street frontage.
d. Garage doors should be recessed from the
garage façade, to the extent feasible, to add
shadow and visual interest.
e. Driveways should be enhanced utilizingdifferent
textures including, but not limited to, stamped
concrete, pavers, or grass-crete. Landscape
pockets should be provided adjacent to
buildings and walls or fencing alongdriveways.
f. Where circular driveways are proposed, they
should be integrated within the design of
the property and connect to the street in two
locations, aiding in defining a front yard area.
g. Driveways should be no wider than necessary
to provide for safe and efficient vehicularaccess
to the property in order to minimize the need for
excessive paving.
Garage Conditions Diagram
c
d
e
a
d b
f
e e
STREET
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5. Architectural Styles
a. A clear and distinctive architectural style
should be selected. Refer to Appendix A for
typical character and detail treatments for
several architectural styles appropriate to
Arcadia. All design features, proportions, and
detailing should be consistent with the chosen
architectural style.
b. Floor plans should be designed to allow proper
placement and sizing of windows to complement
the chosen architectural style.
c. Consistency and/or complementaryarchitectural
styles should be maintained within an existing
neighborhood context.
Architectural style is clearly defined and
executed based on the chosen style elements
and detailing
Design features, proportions, and detailing consistent with chosen architectural style
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6. Height, Bulk, and Scale
a. Simple building massing and roof forms should be
utilized to maintain traditional architecturalstyles.
b. Complex floor plans should be avoided whenthey
lead to complicated building masses and roof
forms.
c. 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.
d. Second floor massing should be stepped back to
minimize impacts on adjacent neighbors and the
streetscape.
e. Eaves should be provided at the first-floor level
of a front façade to minimize the appearance of
a structure’s massing in predominantlyone-story
neighborhoods, as compared to architectural styles
with two-story, blank front façades.
f. Proposed first and second floor plate heights
should consider existing plate heights established
within the immediate neighborhood.
g. Tall, long, unbroken, and blank front façades
should be avoided, especially whenimmediate
homes in the neighborhood have greater
articulation along front façades.
h. Monumental scaled forms (e.g. tower or turrets)
that contrast with the street presence of the
existing neighborhood should be minimized.
i. All façades facing a street should provide a sense
of human scale and be proportionate to the
pedestrian.
j. A structure’s size and bulk should complementthe
predominant massing types of theneighborhood.
Simple massing and roof forms used to
strengthen traditional architecture styles
Second-story massing setback from front of
home to minimize overallappearance
Eaves provided at first-floor level ofbuilding’s
front façade minimize appearance of massing
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7. Rooflines
a. Roof plans, overhangs, colors, and materials
should be consistent with the chosen
architectural style.
b. Roof forms and pitches on new homes should
be similar to those utilized on surrounding
homes.
c. Combining two different roof pitches is
discouraged.
d. 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.
e. Encouraged roof types include: concrete tile,
two-piece barrel tile, and class A architectural
dimension asphalt shingles.
f. 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.
g. 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 architecturalstyle.
h. Gable dormers, single or multiple, should avoid
exceeding more than half of the total roofwidth.
Shed dormers may be wider.
i. Exposed rafter tails and/or other roof elements
are encouraged to express detail andrhythm.
j. Excessive use of corbels or brackets should be
avoided. If utilized, the placement and design
of corbels or brackets should be carefully
considered.
k. Bubble or dome-shaped skylightsare
discouraged.
l. Similar roof forms and pitches found within the
immediate neighborhood should beincorporated
into new home designs.
EXISTING SFD NEW SFD (PREFERRED) NEW SFD (NOT PREFERRED)
Roofline Conditions
x
d
g b
f i a c
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8. Entries
a. When entry porches are prevalent in the
immediate neighborhood of a project site,
similar entry types (e.g., projecting or under
eave) should be integrated into the front
façade design of new homes.
b. In general, large, formal entries that are out of
scale and proportion with the rest of the home
should be avoided.
c. Entry designs greater than one-story are
strongly discouraged.
d. Porches should be complementary of
the eave heights of adjacent homes.
e. Entry roofs should follow the same pitch as the
adjacent roofs. Flat roof porches are generally
discouraged.
f. 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.
g. There should be no vertical or architectural
elements located above the entries that
emphasize the scale and massing of the
structure.
h. Front entry doors and decorative elementssuch
as roofs, moldings, columns, posts, lighting,
benches, and planters should be architecturally
compatible with the style of the house.
i. The primary entry, or front door, to a home
should be visible from and oriented to the street.
j. Primary entries to a residence should be of
similar orientation and scale to that of the
immediate neighborhood.
Entry and porch clearly defined through useof
single-story roof elements
Example of architecturally compatibleentry
feature oriented to street
Entry designs greater than one-storyare
discouraged
x
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Windows should align to provide balance on
each building elevation
Windows and doors complementary of
architectural style
Windows offset on new home (right) to minimize
views onto neighboring property (left)
9. Windows and Doors
a. Building façades should be well-articulated
with window and door types, includingmaterial,
shape, and proportion, complementary of the
chosen architectural style.
b. Two-story-high windows tend to emphasizethe
mass and verticality of a building and should
be avoided. This is especially true of two-story
window bays.
c. Windows should be articulated with detailing
such as sills, trim, brackets, shutters, orawnings
appropriate to the chosen architectural style.
d. Where appropriate to the architectural style,
windows should be recessed a minimum of
two (2) inches from the building wall to create
shadow and depth on a building façade.
e. Any shutters utilized in conjunction withwindows
should be proportionate to the windows on
which they appear in order to appearfunctional.
f. Windows should be aligned, whether
horizontally or vertically, to provide balanceon
each building elevation.
Second floor balconies incorporated into the massing of a home
(right) minimize intrusion into adjacent yards, while protruding
balconies (left) increase visibility of neighboring properties
x
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g. Adequate spacing or “breathing room” should
be provided between door/window trim and
between wall edge/top of plate to enhance
overall project design.
h. Window and door changes on existing homes
should match the existing windows/doors for
architectural consistency. Alternatively, all
windows and/or doors should be replaced to
complement the architectural style of thehouse.
i. Windows and second-floor balconies/decks
should be located to minimize direct views
into neighboring residences and actively-used
outdoor spaces of neighboring properties.
10. Articulation
a. Architectural detailing and articulation should be
consistent with the chosen architectural style of
a project.
b. Large expanses of wall plane should be
avoided. Techniques for varying wall planes
include integration of vertical or horizontal
recesses and projections.
c. Building articulation should emphasize entries
such as by use of overhangs, porches, and
upgraded materials.
d. Articulation should provide interest through the
use of thoughtful integration of key elements
while avoiding a disordered appearance.
e. Decorative chimney caps are encouragedif
appropriate for the architectural style ofthe
building.
11. Facade Details
a. Façade treatment relevant to the house’s
architectural style should be carried throughout
the entire house with each façade and any
accessory structure.
Porches, materials, color, and detailing enhance
chosen architectural style
Brackets, window detailing, andmaterial
changes enhance architecturalstyle
Decorative features can add detail to afaçade
and are encouraged
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Use of architectural features including chimney,
moldings, and railing
Balanced use of architectural details
Example of a balanced colors and materials
palette with multiple colors and materials
involved
b. Architectural features such as decorative moldings,
windows, dormers, chimneys, balconies and
railings, and landscaped elements such as lattices,
can add detail to a façade and are encouraged
as long as they respect the scale and dignity of
traditional house design.
c. Detailing 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.
d. Details with a false appearance, such as plant-on
window shutters and foam wall ornaments and
columns are discouraged.
e. Random and/or mixing of decorative orornamental
detailing should be avoided, as the result is often a
chaotic visual appearance of architecturalstyles.
f. Surface detailing, such as score lines and color
changes, are not a sufficient material integrationor
distinct scale and massing substitute. Large areas
of flat or blank walls are stronglydiscouraged.
g. Large or prominent front elevation balconies are
discouraged unless they are an integral part of the
building’s architectural style.
12. Colors and Materials
a. Colors and materials should be applied in an
authentic manner on all sides of the home in a
complementary manner in order to reinforce
the chosen architectural style.
b. Piecemeal embellishment and frequent
changes in colors and materials should be
avoided.
c. For new structures, repeating colors and
materials found in neighboring homes is
encouraged.
d. 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 wallplanes.
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c. 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 be
avoided. However, the use of contrasting, natural
colors can be appropriate for accent use, such as
for shutters and doors.
d. Appropriate materials for walls and façades
include stucco and wood siding, as well as more
decorative materials such as stone, tile, split-faced
block, and brick.
e. Stucco and plaster finishes should be consistent
with the architectural style of the structure. The use
of rough stucco finishes is discouraged.
f. Natural materials such as brick, stone, copper, etc.,
are preferred and should remain in their natural
state or color.
g. Stone and brick veneer with a false appearance
should be avoided.
h. Material changes should occur in conjunction
with changes in the plane of the façade to avoid a
“tacked-on” appearance.
i. Accent and trim elements should be differentiated
from the colors and materials of the primary
surface through color and/or material changes.
j. Roofing materials with glossy surfaces appear
unnatural and are strongly discouraged.
k. Existing natural clay tile roofs should be replaced
with the same material. For other repairs,
remodels, and additions, care should be taken in
the selection of material and installation to match
as closely as possible with the color of the “aged”
tiles.
l. Exposed gutters and downspouts, unless designed
as an outstanding architectural feature of the
overall theme, should be colored to match fascia or
wall material.
Natural stone material terminates at inside
corner, appearing integral to building structure
Earth tones are best suited for designs found in
the City
Accent and trim elements should be
differentiated from colors and materials of
primary surface
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Exterior lighting architecturally compatible with
home and is shielded downward to minimize
spillover onto adjacent properties
Second story addition maintains stylistic and
detailed elements of original home
13. Accessory Lighting
a. Exterior lighting should be shielded and directed
downward or to a specific object(s) or areas to
avoid spillover onto adjacent properties.
b. Exterior light fixtures should be architecturally
compatible with the main structure.
c. Accent lighting should be utilized toilluminate
walkways, entries, and/or trees.
d. Any fixtures that are lighted upward should
employ the lowest wattage necessary to
minimize night sky impacts.
14. Additions, Alterations, andAccessory
Buildings/Structures
a. Additions to existing homes or new accessory
buildings/structures should be consistent with
the architectural style and detailing of a home
in terms of materials, finishes, colors, windows,
doors, siding, or roof tiles.
b. Piecemeal embellishment and frequent changes
in materials should be avoided. All façadesof
a home should utilize the same vocabulary of
material and color.
c. Accessory buildings/structures should ensure
adherence to the requirements set forth within
the Arcadia Development Code for Single-
Family Residential Zones.
Building Addition Diagram. Second story addition continues architectural style and detailing
through the use of similar materials such as windows and shutters
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d. When proposed, accessorybuildings/structures
should be smaller in mass and height to the
main structure.
e. In order to enhance the privacy of neighboring
properties, landscaped setbacks should be
provided between any accessory buildings and
neighboring properties.
15. Hillside Properties
a. Residences proposed within hillside areas
should incorporate architecture, massing,scale,
form, color, roof materials, and landscaping that
reflect the natural hillside setting.
b. Homes and accessory buildings/structures
should not be located at the crest, ridgeline,
or top of a hill in order to maintain the visual
character of hillsides.
c. Siting of a new home uphill, near an
existing home, can create a silhouetting
effect that can potentially obstruct views
currently enjoyed by an uphill home. To
minimize potential view impacts on existing
homes, developments should incorporate
one or more of the following site planning
strategies:
• Tuck structures into hillsides;
• Locate structure on lower portion(s) of
a hillside lot;
• Terrace homes utilizing the slope. Use
split-level and multi-level plans on
hillside lots;
• Incorporate earth tone and natural
colors for the structure’s exterior
roofing materials, fencing, and walls to
blend into the natural terrain;
• Perimeter fencing on hillside properties
should be visually open (e.g., split
rail, picket, post and cable, etc.) to
maximize views.
Accessory structure visually secondary to
primary structure
Structure tucked into hillside to minimize
silhouetting on homes below
Structure sited to transition with hillside
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d. To the maximum extent feasible, structures
should be sited to naturally transition with the
existing topography. Safe and sound grading,
drainage, and engineering principles should be
applied.
e. The proposed design of the structure on a
hillside, including minimal grading of thesite,
should incorporate development techniques
which demonstrate sensitivity to the natural
terrain, such as split-level design or second
story step-backs from downhill slopes, reduced
building pads, and roof pitches that parallel
existing slopes.
f. Structures supported on open forms of
underpinnings, such as poles, should be
integrated with the under-structure systemsof
the overall structure design. Areas under the
structure should be appropriately screened or
incorporated into the architectural massing in
a manner that minimizes the appearance of a
long, unbroken wall plane.
Hillside Conditions
Split-level design reduces need for intensive
grading of a site, maintaining natural terrain
x
g b
c a
d f e
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16. Fences, Walls, Gates, and Hedges
a. Walls and fences for courtyards and the
perimeter of a property should be designed ina
style, material, and color that complement the
residence and the overall project design.
b. Fences and walls should be made of high-
quality materials, such as wood, brick, stone,
wrought iron, vinyl, or textured concrete block
(e.g. split-face, scored, slump stone). Wrought
iron fences should have iron posts and/orbrick
or stone piers.
c. Bare precision block walls are generally
discouraged. Plain concrete block with a stucco
finish that match the architectural style of a
residence may be acceptable.
d. Where stone or brick walls are proposed, they
should remain in their natural character.
e. Fences and walls, when connected to a building
should complement one another in terms of
their material, color, and detailing. When fences
and walls are not connected to a building, they
should be integrated into the landscape as an
integral component of the design.
f. Front yard fencing and walls are discouraged
in neighborhoods where fencing/walls are not
already present.
g.In neighborhoods where front yardfencing and
walls are present, new front yardfencing/walls
should be open and simple and be consistent
with the neighborhood in terms of architectural
style of the home, level of detailing, etc.
h. Both sides of all perimeter fences or walls of a
property should be architecturally treated.
i. On lots with existing fences and walls, any
new fences/walls proposed should match or be
compatible with the existing fences/walls.
Front yard fencing and walls are compatible
with the materials and colors of the residence
enhancing the overall designaesthetic
Fences should be made of high-quality
materials
The use of landscaping to soften the visual
impact of walls and fences isencouraged when
visible from the public right of-way
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On lots with existing walls or fences, new walls
or fences should be compatible with existing
Existing trees in good condition should be
preserved
The use of decorative hardscape materials are
encouraged
j. 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.
k. Walls and fences should add visual interest and
prove to be an enhanced site feature.
17. Impervious Coverage and
Landscape Areas
a. Landscape design should be anintegral
part of the overall project design andbe
complementary to the architecture of a home.
The landscape design should also fit in with the
neighborhood and the surrounding environment.
b. Existing trees in good condition should be
preserved whenever possible.
c. To the extent feasible, applicants should
pursue use of drought-tolerant, and lowwater
using plantings within a projects landscape
design. Some integration of moderate water
using plantings may be acceptable as long
as a project water allowance remains under
applicable WELO requirements.
d. Low impact development (LID) strategies, such
as permeable paving, vegetated swales, and/or
infiltration areas, should be incorporated intothe
design of all projects.
e. Landscaping should be utilized to defineoutdoor
spaces while also softening the transition of a
building’s appearance at the ground plane.
f. Trees and/or screening hedges should
be utilized along property lines toprovide
screening and enhance privacy. However, such
landscaping should not obscure the entire view
of the building.
g. Design of front yard areas should provide a
balance between landscape andhardscape,
while also balancing both impervious and
permeable surfaces. Permeable hardscape
materials are encouraged.
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h. The use of decorative hardscape materials,
such as brick, flagstone, interlocking pavers,tile,
stamped or colored concrete, and decomposed
granite, are encouraged.
i. In order to promote “walkable” neighborhoods,
a pedestrian path should be provided to the
front door connecting to the public sidewalk
and separate from the driveway. Where no
public sidewalk exists, pedestrian pathsshould
continue to the street.
j. Landscape planters lining driveways,walkways,
and property lines are encouraged.
k. Drought-tolerant and lowwater-using planting
design should utilize a variety of drought
resistant grasses, turf substitutes, or ground
covers that maintain the appearance of a
living, continuous planting area. Desert
landscapes or rock garden designs are
strongly discouraged.
l. Landscaping should be layered with lowplanting
used in the foreground proceeding back to the
tallest in the background.
m. Large planting sizes (36-inch box or greater),
shrubs (5-gallon and 15-gallon), and
groundcover are recommended to make anew
dwelling look established and soften the visual
impact of a build’s mass.
n. Planting designs should take into account the
long-term growth and expected maturity of
trees, shrubs, and ground cover landscapingon
a site. Plantings should also be grouped based
on similar water, nutrient, and sun needs to
ensure long-term growth and maturity.
Example of impervious surface integrated intoa
driveway
Example of a drought-tolerantfocused
landscape
Large planting sizesand groundcover
are recommended for new dwellings to
soften the visual impact of building’s mass
and give an establishedappearance
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18. Sample Planting Palette
The following sample planting palette is provided to give homeowners, designers, and landscape architects an
idea of planting types appropriate to the City. Planting palettes should seek to conserve existing, established plant
materials when designing a new planting palette for a home, where feasible. Also, borrowing from the existing
planting theme from the surrounding neighborhood context of a home ensures the proposed landscape design fits
into the existing context.
Recommended plantings include the following; however additional planting selections that are appropriate to the City
are also encouraged:
(* denotes trees that need a large area forroot growth)Canopy Trees:
• Cinnamomum camphora (Camphor Tree)*
• Pistachia chinensis (Chinese Pistache)
• Platanus acerifolia (London Plane Tree)*
• Platanus racemosa (California Sycamore)*
• Quercus agrifolia (Coast Live Oak)*
• Quercus engelmanni (Engelmann Oak)
• Tipuana tipu (Tipu Tree)
Specimen Trees:
• Agonis fluxuosa (Peppermint Tree)
Cinnamomum
camphora (Camphor
Tree)
Olea europaea (Olive
Tree)
Quercus agrifolia
(Coast Live Oak)
Lagerstroemia indica
(Crape Myrtle)
• Ginkgo biloba (Maidenhair Tree)
• Olea europaea (Olive Tree)
• Pinus eldarica (Afghan Pine)
• Pinus pinea (Italian Stone Pine)*
• Podocarpus gracilior (Fern Pine)
• Arbutus unedo (StrawberryTree)
Flowering Trees:
• Albizia julibrissin ‘Rosa’ (SilkTree)
• 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)
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• Magnolia grandiflora
• Pyrus kawakamii (Evergreen Pear)
• Prunus cerasifera (Flowering Plum)
• Tabebuia impetiginosa (Pink Trumpet Tree)
• Brachychilton acerifolius (Australian Flame Tree)
• Chilopsis linearis (Desert Willow)
• Cotinus coggyria (Smoke Tree)
• Parkinsonia x Desert Museum (Palo Verde Hybrid)
Palm Trees:
• Archontophoenix cunninghamiana (King Palm)
• Phoenix spp. (Date Palm)
• Washingtonia filifera (California Fan Palm)
• Brahae edulis (Guadalupe Palm)
• Syagrus romanzoffiana (Queen Palm)
Shrubs (*denotes value as screening plant):
• Prunus ilicifolia (Catalina Cherry)
• Azalea ssp. (Azalea)
• Arbutus unedo (Strawberry Tree)
• Alyogyne heugelii & cvs (Blue Hibiscus)
• Bamboo ssp.*
• Buddleia davidii (Butterfly Bush)
• Camellia ssp. (Camellia)*
• Carpenteria californica (Bush Anemone)
• Cassia splendida (Golden Wonder Senna)
• Ceanothus var. (Wild Lilac)
• Cistus purpureus (Orchid Rockrose)
• Cocculus laurifolius (Laurel Leaf)*
• Cotoneaster lacteus (Red Clusterberry)
• Echium fastuosum (Pride of Madeira)
• Escallonia ssp.*
• Euphorbia characias ‘Wulfenii’ (Mediterranean
Spurge)
• Euphorbia rigida (Silver Spurge)
• Grevillea ssp.*
Chilopsis linearis
(Desert Willow)
Washingtonia filifera
(California Fan Palm)
Buddleia davidii
(Butterfly Bush)
Archontophoenix
cunninghamiana (King
Palm)
Arbutus unedo
(Strawberry Tree)
Cocculus laurifolius
(Laurel Leaf)
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Hibiscus rosa-sinensis
(Chinese Hibiscus)*
Salvia leucophylla
(Purple Sage)
Liriope muscari
(Big Blue Lily Turf)
Osmanthus fragrans
(Sweet Olive)
Cistus salviifolius
(Sageleaf Rockrose)
Trachelospermum
jasminoides (Star
Jasmine)
• Hibiscus rosa-sinensis (Chinese Hibiscus)*
• Lomandra longifolia (Mat Rush)
• Myrtus communis (True Myrtle)*
• Osmanthus fragrans (Sweet Olive)
• Podocarpus henkelii (Long-Leaf Yellow-Wood)
• Prunus caroliniana (Carolina Laurel Cherry)*
• Pyracantha ssp. (Firethorn)*
• Rosa ssp. (Rose)
• Salvia leucophylla (Purple Sage)
• Salvia mellifera (Black Sage)
• Salvia apiana (White Sage)
• Zauschneria californica (California Fuchsia)
Groundcovers:
• Arctostaphylos hookeri (Monterey Manzanita)
• Ceanothus griseus horizontalis (Carmel Creeper)
• Cistus salviifolius (Sageleaf Rockrose)
• Cotoneaster dammeri (Lowfast Bearberry)
• Dymondia margaretae (Silver Carpet)
• Lantana spp.
• Liriope muscari (Big Blue Lily Turf)
• Mahonia repens (Creeping Mahonia)
• Pelargonium peltatum (Ivy Geranium)
• Rosmarinus officinalis (Rosemary)
• Salvia chamaedryoides (Germander Sage)
• Salvia ‘Mrs Beard’ (Mrs. Beard Sage)
• Santolina chamaecyparissus (Lavender Cotton)
• Trachelospermum jasminoides (Star Jasmine)
• Verbena ssp.
Vines:
• Bougainvillea ssp.
• Distictis buccinatoria (Blood-Red Trumpet Vine)
• Distictis laxiflora (Vanilla Trumpet Vine)
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• Distictis ‘Rivers’ (Royal TrumpetVine)
• Jasminum polyanthum (Jasmine)
• Pyrostegia venusta (Flame Vine)
• Rosa cultivars (Rose)
• Thunbergia alata (Black-eyed Susan Vine)
Low Accent Plants:
• Agapanthus (Lily of the Nile)
• Agave spp.
• Aloe spp.
• Anigozanthos species & cultivars (Kangaroo Paw)
• Bulbine Frutescens
• Hemerocallis hybrids (Daylily)
• Iris spp.
• Kniphofia uvaria (Red-hot Poker)
• Lavandula spp.(Lavender)
• Penstemon spectabilis (Showy Penstemon)
• Salvia Greggii (Autumn Sage)
Ornamental Grass:
• Muhlenbergia rigens (Deer Grass)
• Muhlenbergia capillarus (Pink Muhly)
Pyrostegia venusta
(Flame Vine)
Thunbergia alata
(Black-eyed Susan Vine)
• Bouteloua gracillis (Blue Grama Grass)
• Festuca californica (California Fescue)
• Festuca idahoensis (Idahoe Fescue)
• Leymus condensatus ‘Canyon Prince’(Canyon
Prince Wild Rye)
Bulbine Frutescens Kniphofia uvaria
(Red-hot Poker)
Muhlenbergia rigens (Deer Grass)
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Muhlenbergia capillarus
(Pink Muhly)
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APPENDIX - A
APPENDIX A - ARCHITECTURAL
STYLE GUIDE
Introduction
Arcadia, like most other California cities, has a mix of architectural styles within its residential
neighborhoods. Design feature consistency within traditional styles such as Ranch, American Colonial,
Spanish, etc., has served Arcadia well because it has enlivened the City with architectural variety while
maintaining a distinctly traditional neighborhood character.
In recognition of the value of architectural diversity, the City does not seek to dictate which individual
architectural styles are allowed, but rather promote an awareness of what makes different elements work
together to make a successful and universally recognized style. Strict adherence to a single architectural
style is not required; however, combining too many elements from several disparate styles often results
in an incoherent design and is strongly discouraged. Generally, the City recommends selecting a single
architectural style as a starting point in the design process. The overall architectural style should be
compatible with the surrounding neighborhood. The use of similar features, colors, and materials found in
nearby homes is encouraged.
Tiers of Architectural Review
Included below are three tiers representing the prominence of architectural styles found within neighbor-
hoods throughout the City. For example, in more traditional neighborhoods, Tier 1 architectural styles are
found to be prominent and most appropriate for new development. Whereas in more eclectic neighborhoods,
the architectural styles listed in Tier 1 through Tier 3 would be considered appropriate for new development.
Regardless of the architectural style proposed, applicants should refer to the following pages that list some
of the typical architectural styles found in and around Arcadia and their successful characteristics.
TIER 1
1. Traditional Ranch
2. Colonial/American Traditional
3. Spanish
TIER 2
4. Mediterranean
(Italianate,
Tuscan, etc.)
5. Craftsman
6. Prairie
TIER 3
7. French
8. Contemporary or
Modern
9. Tudor or Cape
Cod
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TRADITIONAL RANCH TIER 1
Traditional Ranch combines characteristics of other styles in the City’s guidelines. It has the straightforward
massing and detailing of the Tudor or 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.
TRADITIONAL RANCH
Form:
Simple, horizontal massing
Modest entry expression – roof or alcove
Broad one-story shape
Usually built low to the ground
Garage typically attached to main
facade
Roof:
Shallow pitched roof – gable and shed
Low-pitched without dormers
Open eave (rafter exposed or boxed)
Walls: Stucco or clapboard walls
Windows:
Wood window frames, or metal with recessed windows
Double-hung, casement, sliding and/or awning styles
Large picture window usually present
Details:
Simple molding profiles
Shutters
Decorative wrought iron
Simple, low masonry planters
Outdoor patios
Color: More contrast between roof and walls than between field and trim
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APPENDIX - A
COLONIAL/AMERICAN TRADITIONAL TIER 1
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 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.
COLONIAL OR AMERICAN TRADITIONAL
Form:Simple form, at least for the primary part of the home
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
Double-hung sashes, usually with multi-pane glazing in one or bothsashes
Frequently in adjacent pairs
Details:
Small, finely detailed fascia boards, vents, and other details
Details part of functional elements rather than applied
Color:
Usually pale walls; contrasting trim optional
Dark roofs
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APPENDIX - A
SPANISH TIER 1
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 intentional design characteristics:
1) The use of large, simple massing components to achieve simplicity;
2) 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 overall
building mass.
SPANISH
Form:
Low mass moderates any two-story mass
Arches (deep)
Courtyards
Wide front balcony on Monterey variant
Arcades
Pergolas
Roof:
Barrel tile roofs – shed, hip, gable
Flat shingles or tiles on Monterey variant
Heavy exposed dark beams
Shallow to moderate slopes (4:12 to 6:12), usually with little to no eaveoverhang
Walls: Stucco walls
Windows: Recessed windows with minimal frames
Details: Decorative vents
Iron accents and balconies
Color: Pale walls customary
Roof may be light, medium, or dark
Brown or other rich trim color
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APPENDIX - A
CRAFTSMAN TIER 2
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 the 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.
CRAFTSMAN
Form:
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)
Rafters usually exposed
Supported by tapered square columns
Carved rafter tails & brackets
Walls:Shingle or clapboard walls (stucco alternative)
Windows:
Broad wooden window frames
Fine division of panes, especially at top of window
Details:Decorative vents
Wood accents and balconies
Tapered posts
Clinker (rough) brick or river rock
Color:Dark warm colors
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APPENDIX - A
PRAIRIE TIER 2
The Prairie style originated in Chicago, with examples concentrated in the early 20
th century Chicago suburbs, most
noteworthy in part due to Frank Lloyd Wright’s work in this style. Spread by pattern books and popular magazines,
Prairie-style homes are of the few indigenous American styles.
Typically, two-stories, Prairie-style homes incorporate one-story porches or wings with low-pitched roofs and widely
overhanging eaves, usually boxed. Prairie-style houses typically integrate strong, masonry piers to support porch
roofs and emphasize horizontal lines. Additional detailing, such as tall casement windows, horizontal wall material
patterns, and broad flat chimneys, among others, further emphasizes the horizontal nature of this style.
PRAIRIE
Form:
Typically, two stories, with one-story porches/wings; porte-cocheres common
Cubic or otherwise geometric in form
Top half of upper story emphasized, often with different material/color
Roof:
Low-pitched with widely overhanging eaves, typically boxed
Gable or hipped roof, symmetrical or asymmetrical
Dormers common
Walls:
Contrasting wall materials or trim emphasizing the upper part of the upper story
Stucco, stone, or brick walls
Windows:
Casement windows, double-hung – often tall in shape
Geometric patterns of small-pane window glazing
Often continuous sill below
second-story windows
Details:
Façade detailing emphasizes horizontal lines
Decorative friezes or door surrounds with stylization
Massive, square porch supports with elaborations
Contrasting wood trim
feature
Color: Wide use of natural colors; contrasting darker trim
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APPENDIX - A
MEDITERRANEAN (ITALIANATE, TUSCAN, ETC.) TIER 2
The Mediterranean style incorporates elements of the Spanish Revival, Italianate, and Tuscan styles, and began
to be incorporated frequently in the early 20th century in Southern California. Simple forms comprise the
symmetrical, primary façade of the home, often with a tower feature. Shallow to moderately sloping gable or hip
roofs, at times multi-level, are typical, with wide overhang eaves and decorative brackets. Walls are comprised of
stucco and/or stone, with windows varying in style – often with recesses and/or arched or curved detailing (lintel)
above. Additional detailing includes simple chimneys with elaborate spark arrestor, decorative vents, and wrought
iron accents and balconies.
MEDITERRANEAN (ITALIANATE, TUSCAN, ETC.)
Form:
Two-stories, rarely one-story
Simple forms comprise a symmetrical, primary façade
Tower feature at front façade common
Roof:
Shallow to moderate slopes – gable or hip
Multi-level roofs common eaves with
decorative
Moderate to widely overhanging
Tile roofing brackets beneath
Walls: • Stucco or stone walls
Windows:
Variety of window styles – typical styling includes tall, narrow windows
Recessed windows common, with or without frames
Commonly arched or curved detailing (lintel) above
Details:
Simple chimneys with more elaborate spark
arrestor detailing
Decorative vents
Wrought iron accents and
balconies
Raised terrace(s)
Color: Pale primary wall colors
Roof may be light, medium, or dark
• Brown or other rich trim
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APPENDIX - A
FRENCH TIER 3
French design is distinct from the Classical style 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 may also be appropriate. 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 in moderation, 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.
FRENCH
Form:
Symmetrical entry
Terraced massing optional
Roof:
Flat tile roofs
Steep slopes – mansard dominant
Detailed parapets
Dormers common
Eaves commonly flared upward at roof-wall junction
Walls: Brick, stone, or stucco wall cladding, sometimes with false half-timbering
Windows: Recessed windows with minimal frames
Details:
Curved iron accents and balconies
Thin, detailed moldings
Decorative vents
Color:Pale walls and trim; any shade for roof
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APPENDIX - A
CONTEMPORARY OR MODERN TIER 3
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 the setting. Modern styles are encouraged if they
involve the best characteristics of the style – the layering and indoor/outdoor interweaving - as well as avoiding the
visual conflicts with traditional styles that too often occur. Landscape screening, an important component of both
modern architecture and harmonizing differing styles, will be taken into special account in evaluating modern
designs.
CONTEMPORARY OR MODERN
Form:
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
Roof beams exposed
Walls:Stucco or other smooth walls
Windows:
Wood window frames, or metal with recessed windows
Generally present in gable ends
Details:
Subtle colors except optional fine accent lines
Natural amenities (wood, stone, brick, or occasionally concrete block)
Color
Neutral colors, earth tones
Dark accents and exposed wood.
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APPENDIX - A
TUDOR OR CAPE COD TIER 3
The Tudor or Cape Cod architectural styles are common throughout the United States. Both styles are character-
ized by steeply pitched roofs with side gables. One of the most distinctive characteristics of the Tudor style is the
decorative half-timbering, while the Cape Cod style is known to utilize shingle or clapboard siding. Straightforward
massing is also used in each, and details are simple but highly visible, such as wide window trim, plain fascia
boards, and simple exposed soffits.
TUDOR OR COTTAGE
Form:
Simple massing
Entry expression may be modest
Rustic tile roof
Roof:
Moderate to steep roof pitch
Shed or gable roof
Usually side-gabled (less commonly hipped or front gabled)
Walls: Shingle, clapboard, or rustic walls
Windows:
Pronounced surrounds, wide or narrow
Tall, usually in multiple groups, with multi-pane
glazing
Large, elaborate chimneys
Recessed windows
Simple exposed soffits
Details Minimal overhangs
Exposed wood corbel,
Wood beam trim
Siding
Color White and cream stucco
Brick or stone accent
Neutral and earth tones
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APPENDIX - B
APPENDIX B - GLOSSARY OF TERMS
Accessory Building/Structure: A structure that is physically detached from, secondary and
incidental to, and commonly associated with the primary structure.
Alcove: A small area cut out of a larger mass, such as an entry porch.
Architectural Review Board (ARB): The body which conducts design review for each of the five
Homeowners Associations (HOA), recognized by City Council Resolution 6670.
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.
Balustrades: The combination of handrail, spindles (balusters), baserail and newels, which
together form a railing system that enclose one or both sides of a staircase.
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.
Conditional Building Area: The area surrounding the Secondary Building Area, the outer edges
of which are defined by the minimum setbacks per the Arcadia Zoning Regulations, where scaled-
down wings and accessory structures may be located upon Architectural Review Board approval.
Context: The character-defining surroundings of a site.
Cupola: A small structure, enclosed but with openings/fenestration, placed on the top of a
building’s roof.
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.
Eclectic: Of mixed styles.
Elevation: A two-dimensional view of the front, side, or rear of a building or wall.
Façade: See Elevation.
Fascia: The board enclosing the edge of an eave.
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APPENDIX - B
Gable Wall: A wall beneath the exposed end of one or more sloping roofs.
Guidelines: A set of recommendations that are applied as appropriate to each project or
development situation to meet certain objectives and achieve attractive and functional designs.
Hardscape & Impervious Surfaces: 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 the size of the lot, or too ornate or formal in its
appearance.
Mass: The overall perceived size of a building, affected by not only its dimension, but also the
way its walls, roofs, and façade elements are designed.
Mission or Barrel Tile: A half-circular roof tile that is used alternatively face-up and face-down.
Modulation: Varying the depth and other characteristics of a wall or roof 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.
Porte-Cochere: A roofed structure, open on the sides, extending over a driveway.
Primary Building Area: The heart of the lot where permitted massing elements may be up to the
maximum size identified in these guidelines.
Primary Living Area (PLA): Primary Living Area (PLA) shall mean that portion of a residence to
be the main gathering and entertainment room used by residents and guests at the residence.
Project: Physical work upon a property requiring City approval.
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APPENDIX - B
Quoins: Large squared stones, such as buttresses, set at the angles of a building; the external
corner of a building.
Ridgeline: A ridgeline is the top of a hill, ridge, or promontory, which drops or slopes down on at
least one side.
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 building, landscape, or surroundings, or to viewers.
Secondary Building Area: The area surrounding the Primary Building Area, where buildings
wings and accessory structures may be located
Shed Roof: A simple roof of a single slope.
Site Amenities: Benches, fountains, garden structures, and other features added to an open
space to en- hance its use and enjoyment.
Soffit: The underside of an eave.
Street Presence: The combination of building façades, public and private frontages, landscape,
trees, side- walks, streets, and the activity within these areas that generate the physical character
as viewed within the public right-of-way.
Substantial: Having enough visual depth to appear visually and structurally sound.
Surrounds: Ornamental projecting surfaces around a window and/or door.
Symmetry: The same on both sides.
Underdesigned: Too simple to offer interest to the viewer.
Wings: A secondary volume of a building where the primary volume is referred to as the main
mass.
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ARCADIA PLANNING COMMISSION
REGULAR MEETING MINUTES
TUESDAY, June 23, 2026
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 Tallerico called the meeting to order at 7:00 p.m.
ROLL CALL
PRESENT: Chair Tallerico, Vice Chair Tsoi, Commissioners Arvizu, and Hui
(telecommunicating)
ABSENT: Commissioner Wilander
It was moved by Commissioner Arvizu and seconded by Chair Tallerico to excuse Commissioner
Wilander.
SUPPLEMENTAL INFORMATION FROM STAFF REGARDING AGENDA ITEMS
There was none.
PUBLIC COMMENTS (5 minute time limit per person)
There were none.
PUBLIC HEARING
1. Resolution No. 2190 – Approving Tentative Parcel Map No. TPM 26-02 (84650) to subdivide
the airspace for an approved four-unit multi-family development at 157 Genoa Street
CEQA: Exempt
Recommendation: Adopt
Applicant:Eric Tsang and EGL ASSOCIATES INC.
MOTION - PUBLIC HEARING
Chair Tallerico introduced the item, and Associate Planner Gary Yesayan presented the staff
report.
The Commissioners did not have any questions for staff.
The public hearing was opened.
There were no speakers for this item.
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Commissioner Arvizu made a motion to close the public hearing.
Vice Chair Tsoi seconded the motion.
Without objection, the motion was approved.
DISCUSSION
The Commissioners did not discuss the item.
MOTION
It was moved by Vice Chair Tsoi, seconded by Commissioner Hui to approve Tentative Parcel
Map No. TPM 26-02 (84650) to subdivide the airspace for an approved four-unit multi-family
development at 157 Genoa Street in which the findings were made and is exempt from
CEQA.
ROLL CALL
AYES: Tallerico, Tsoi, Arvizu, and Hui
NOES: None
ABSENT: Wilander
The motion was approved.
There is a ten (10) day appeal period. Appeals are to be filed by 5:30 p.m. on Monday, July 6, 2026.
2. Resolution No. 2191– A recommendation that the City Council approve the North Village
mixed-use project with a density bonus, consisting of 130 residential condominium units,
including 20 low income affordable units and ground floor commercial at 225 N. 2nd Avenue
CEQA: Statutorily Exempt
Recommendation: Adopt
Applicant: Giantech Construction, Inc.
MOTION - PUBLIC HEARING
Chair Tallerico introduced the item and Senior Planner Edwin Arreola presented the staff
report.
Commissioner Hui asked if there are currently any more proposed residential projects for
properties on Saint Jospeh Street.
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Planning Services Manager Fiona Graham stated that staff have received inquiries about
housing developments on Saint Joseph Street but no formal proposals.
Vice Chair Tsoi asked where the affordable units will be located in the development.
Mr. Arreola stated that the units will be dispersed throughout the project.
Commissioner Arvizu asked how affordability of the unit is determined and how many years
it will be restricted as an affordable unit.
Ms. Graham explained that a covenant will be placed upon the deed and it will be restricted
so that future buyers meet a minimum threshold of income. The purchase price will then be
determined based on payments equivalent to 30% of the buyer’s income.
Commissioner Arvizu asked if the height of the project was ever discussed between staff and
the applicant.
Mr. Arreola confirmed that height was discussed, and the original submittal proposed a
higher project.
The public hearing was opened.
There were no speakers for this item.
Commissioner Arvizu made a motion to close the public hearing.
Chair Tallerico seconded the motion.
Without objection, the motion was approved.
DISCUSSION
Commissioner Hui was ok with the location of the project and appreciated the mix of unit
sizes which can fit a lot of buyer's needs. She was in favor of the Project.
Vice Chair Tsoi liked the project, the fact that there was affordable housing, and was pleased
with the density bonus. Mr. Tsoi also complimented the green open space and the variation
in its design.
Commissioner Arvizu thanked staff for working with the Applicant to get a satisfactory final
design. He was first concerned with the proposed 69- foot height, however, does not believe
it will be an issue in the area. He also liked the elevations and the landscaping around the
first floor.
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Chair Tallerico agreed with the Commissioners.
MOTION
It was moved by Commissioner Arvizu, seconded by Chair Tallerico to adopt Resolution No.
2191 recommending the City Council approve the North Village Mixed Use Project with a
density bonus, consisting of 130 residential condominium units, including 20 low income
affordable units and ground floor commercial at 225 N. 2nd Avenue in which the findings
were made and is statutorily exempt from CEQA.
ROLL CALL
AYES: Tallerico, Tsoi, Arvizu, and Hui
NOES: None
ABSENT: Wilander
The motion was approved.
CONSENT CALENDAR
1. Minutes of the May 26, 2026, Regular Meeting of the Planning Commission
Recommendation: Approve
Commissioner Arvizu motioned to approve the minutes and seconded by Commissioner Hui.
ROLL CALL
AYES: Tallerico, Tsoi, Arvizu, and Hui
NOES: None
ABSENT: Commissioner Wilander
The motion was approved.
MATTERS FROM CITY COUNCIL LIAISON
Mayor Pro Tem David Fu was not present at the meeting.
MATTERS FROM THE PLANNING COMMISSONERS
Chair Tallerico congratulated the newly appointed Planning Commissioners and wished them best
of luck. Mr. Tallerico acknowledged it was his last meeting as his four-year term was coming to an
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end and thanked staff, Assistant City Attorney, Kellan Martz, and his Planning Commission
colleagues for their assistance during his term as Commissioner.
Chair Tallerico discussed the City Council's decision to overturn the Planning Commission's decision
to deny the Multi-Family SB 330 project at 514 Fairview Avenue. He said those disagreements were
healthy and emphasized that their decision was made with the community in mind.
Commissioner Hui expressed gratitude for Chair Tallerico's time on the Planning Commission.
MATTERS FROM ASSISTANT CITY ATTORNEY
Assistant City Attorney Kellan Martz thanked Chair Tallerico for his service on the Commission and
thanked him for always keeping disagreements professional and respectful.
MATTERS FROM STAFF INCLUDING UPCOMING AGENDA ITEMS
Planning Services Manager Fiona Graham echoed everyone's sentiments for Chair Tallerico and
thanked him for his service on the Planning Commission.
Ms. Graham reported that the appeal of the Planning Commission's denial of the multi-family
project at 514 Fairview was approved by the City Council 4-1.
Ms. Graham informed the Commission that Commissioner Hui was reappointed for a second term
and Chang Lee and Ricky Lau, were appointed as the new Planning Commissioners.
ADJOURNMENT
The Planning Commission adjourned the meeting at 7:45 p.m., to Tuesday, July 14, 2026, at 7:00
p.m. in the City Council Chamber.
Chair, Planning Commission
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ATTEST: ____________________________________
Lisa L. Flores
Secretary, Planning Commission
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