Arcadia City Council
February 6, 2024

DATE: February 6, 2024

TO: Honorable Mayor and City Council

FROM: Jason Kruckeberg, Assistant City Manager/Development Services Director Lisa Flores, Deputy Development Services Director

SUBJECT: RESOLUTION AND ORDINANCES RELATED TO GENERAL PLAN AMENDMENT NO GPA 23-02, ZONE CHANGE NO. ZC 23-03, AND TEXT AMENDMENT NO. TA 23-02 FOR THE CITYWIDE REZONING PROJECT

TO IMPLEMENT THE ADOPTED HOUSING ELEMENT
CEQA: Adopt Addendum to Negative Declaration for Housing Element Recommendation: Adopt Resolution and Introduce Ordinances

RESOLUTION NO. 75 43 APPROVING GENERAL PLAN AMENDMENT
NO. GPA 23-02 TO AMEND THE GENERAL PLAN LAND USE MAP AND

LAND USE ELEMENT TO IMPLEMENT THE ADOPTED HOUSING
ELEMENT FOR THE 2021 -2029 HOUSING CYCLE ALONG WITH AN

ADDENDUM TO THE ADOPTED NEGATIVE DECLARATION FOR THE

HOUSING ELEMENT UNDER THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (“CEQA”)

ORDINANCE NO. 2399 RELATED TO ZONE CHANGE NO. ZC 23 -03

AMENDING THE ZONING DESIGNATIONS AND ZONING MAP FOR

PROPERITES CITYWIDE TO IMPLEMENT THE REZONING

STRATEGIES WITHIN THE ADOPTED HOUSING ELEMENT FOR THE
2021-2029 HOUSING CYCLE ALONG WITH AN ADDENDUM TO THE

ADOPTED NEGATIVE DECLARATION FOR THE HOUSING ELEMENT
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”)

ORDINANCE NO. 2400 RELATED TO TEXT AMENDMENT NO. TA 23-02 AMENDING VARIOUS SECTIONS OF ARTICLE IX, CHAPTER 1, OF THE

ARCADIA DEVELOPMENT CODE TO IMPL EMENT REZONING

STRATEGIES WITHIN THE ADOPTED HOUSING ELEMENT FOR THE
2021-2029 HOUSING CYCLE ALONG WITH AN ADDENDUM TO THE

ADOPTED NEGATIVE DECLARATION FOR THE HOUSING ELEMENT
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”)

Housing Element Update
February 6, 2024

SUMMARY
The City is required by State law to update its General Plan Housing Element every eight (8) years for certification by the Department of Housing and Community Development (“HCD”). The Housing Element is one of the nine (9) “elements” of the City’s General Plan, and it sets forth goals, policies and programs that address future housing needs for all income levels over a planning period of 2021- 2029, which coincides with a unit count established by the Regional Housing Needs Assessment ( “RHNA”). The RHNA is mandated by State Housing Law as part of the periodic process of updating housing elements of the General Plan, and Arcadia was allocated 3,214 housing units for the 2021-2029 Planning Period.

The City Council adopted the Housing Element Update on February 15, 2022. However, after several iterations of review, on January 6, 2023, HCD determined that the City needed to adopt specific rezoning strategies and complete other actions in order to receive certification of the Housing Element. Therefore, it is recommended that the City Council adopt Resolution No. 7543 (Attachment No. 1) and introduce Ordinance Nos. 2399 and 2400 (Attachment No. 2 and 3), along with an Addendum to the Adopted Negative Declaration for the Housing Element Update, to approve General Plan Amendment No. GPA 23-02, Zone Change No. ZC 23- 03 and Text Amendment No. TA 23-02 for the Citywide Rezoning Project to implement the adopted Housing Element.

BACKGROUND

In January 2021, the City retained the services of Kimley Horn & Associates to help assist with updating the Housing Element. The City was also awarded a Local Early Action Planning Grant (“LEAP”) in the amount of $150,000 to help with this Housing Element Update. State law requires that all cities update their Housing Element once every eight (8) years to be in compliance with the law. The Housing Element Update must include an evaluation of the effectiveness of previous housing programs and existing goals and policies, and identify revisions that are necessary to bring the Housing Element into compliance with current State law and HCD requirements, namely:

 Providing adequate housing sites to achieve a variety of housing  Preserving and improving housing and neighborhoods
 Assisting in the provision of affordable housing
 Removing governmental constraints to housing developments  Promoting fair and equal housing opportunities

An important component of the Housing Element is compliance with the Regional Housing Needs Assessment (“RHNA”) allocation. The RHNA is the process by which each city is assigned a share of the region’s need for additional housing units during the next Housing Element Planning Period (2021-2029). RHNA allocations are determined for the City by the Southern California Association of Governments ( “SCAG”) based on criteria established by State law. The City’s allocation is as follows:

Housing Element Update
February 6, 2024

Income Category Number of Units Percentage
Very Low Income Units 1,102 34%
Low Income Units 570 18%
Moderate Income Units 605 19%
Above-Moderate Income Units 937 29%
Total 3,214 100%

As mentioned above, the Housing Element Update must demonstrate site development capacity to facilitate the construction of a variety of housing types for all income levels. It is important to note that the City is not responsible for the production of these units; rather, the City is obligated to provide adequate sites for the development of units through either appropriate General Plan land use and zoning designations, or through zoning changes to accommodate these units. Whether or not housing actually gets built, and what type of housing gets built, is largely up to the landowners and the housing market. However, as mentioned, the City is responsible to provide programs and policies to facilitate new housing development, especially for low and very-low income housing.

It was determined through a review of projects within the pipeline, as well as growth patterns in general, that the City’s allocation of “above moderate” units would be met through existing zoning and current policy. However, in order to meet the City’s RH NA requirement for affordable units, additional housing programs and strategies were needed. As a result, strategies were developed through the Housing Element Update process that expanded high density zones, increased the allowed density in various areas, allowed residential overlay zones in predominantly commercial or industrial areas, and created policies to encourage affordable housing and a range of additional housing types. In keeping with the City’s overall policy of the last 15 years or so, growth and density continues to be directed into areas with adequate infrastructure and away from single-family neighborhoods.

With assistance from Kimley Horn, the City progressed through its process of adopting the updated Housing Element for the 6
th Cycle. This included an extensive public outreach
component through the latter months of 2021, and study sessions with the Planning Commission and City Council. Ultimately, a package of material was completed that consisted of the following components:

1. The Housing Element itself (Chapter 5 of the General Plan) , which sets forth the City’s housing goals and policies to address identified housing needs.

2. The Housing Element Implementation Plan (Chapter 10) , which identified 37 specific implementation programs to be pursued to achieve Housing Element goals and policies, including a number of the aforementioned rezoning efforts to achieve the density and residential land uses necessary to encourage housing units to be built.

Housing Element Update
February 6, 2024

3. The Housing Element Technical Background Report, which includes the following:

• An analysis of the City’s population, household and employment base, and characteristics of the housing stock.
• A review of potential market, governmental, and environmental constraints on production, maintenance, and affordability of housing. • An analysis of fair housing issues and actions to foster inclusive communities to achieve racial equity, fair housing choice, and opportunity for all.
• An evaluation of the land and financial resources available to address the City’s identified housing needs.
• An analysis of strategies for housing sites identified by income category to meet the City’s RHNA allocation.
• A summary of the community outreach efforts undertaken that focused on issues relating to residential land uses and housing needs. • A review of past accomplishments under the previously adopted Housing Element.

The entire Housing Element update package was presented to the Planning Commission on January 25, 2022, and was recommended for approval to the City Council. The City Council held a public hearing on February 15, 2022, where the Housing Element Update was approved along with the provision that any additional modifications or additions required by HCD could be approved administratively. Development Services Staff then worked with HCD over the next eight months to achieve certification. Several complete iterations were provided to HCD based on technical comments provided. Ultimately, the City submitted what was believed to be a final and compliant version of the documents, and re-adopted the Housing Element on November 1, 2022, at HCD’s request. However, HCD ultimately determined through a letter dated January 6, 2023, that the rezoning strategies outlined in the Element must be completed prior to receiving certification. While the City disagreed with this determination, since t hat time the Development Services Department and the City’s consultant group have been working to implement these zoning changes.

The rezoning efforts require the following entitlements: a General Plan Amendment to amend the Land Use Map and the text of the Land Use Element of the General Plan, a Zone Change to modify the zoning designations of various properties citywide and to change the City’s Zoning Map, and a Text Amendment to change the text of the Development Code to effectuate the zoning changes. The complete package of draft materials was submitted to HCD for their review on December 11, 2023, to receive any comments prior to the City’s review process . Other than a request for assurance the specific language was included in the implementing Resolution/Ordinances, HCD has not provided any additional comments to date. The Planning Commission held a p ublic hearing on January 23, 2024, and unanimously recommended approval of the Rezoning Project.

Housing Element Update
February 6, 2024

DISCUSSION

The Housing Element Implementation Plan provides 37 specific implementation programs. Of these, HCD identified those programs that proposed rezoning actions as required prior to certification. Through the current action, the following rezoning efforts are being proposed to meet HCD’s requirement:

1. Expand the Downtown Mixed-Use Zone to properties east of 2 nd Avenue and west
of 5th Avenue and also along Rolyn Place.

2. Add a Downtown Mixed- Use Overlay Zone over commercial manufacturing properties generally along St. Joseph and La Porte Streets.

3. Increase the residential density allowed in the Mixed- Use Zone from 30 dwelling units/acre to 50 dwelling units/acre.

4. Add a “Residential Flex” Overlay Zone over portions of Live Oak Avenue, Las Tunas Drive, and the General Commercial (“C-G”) zoned areas of the City to allow residential projects in these locations up to 50 dwelling units/acre, if affordable housing units are proposed.

5. Increase the residential density allowed in the High- Density Multi -Family Residential (“R-3”) Zone from 30 dwelling units/acre to 40 dwelling units/acre.

Each of the proposed rezoning actions is described further below. It is important to note that HCD recognizes “eligible sites” for the provision of new low and very low -income housing units if the properties meet certain criteria for size, common ownership, and/or the number of units that can be accommodated. The total projected capacity for units toward meeting the RHNA is based on these eligible sites recognized by HCD. As can be seen in Figures 1- 5 below, a map is provided for each rezoning strategy showing the eligible sites along with a table providing the estimated number of affordable units and market-rate units that the eligible sites can accommodate. However, it is not practical or desirable land use planning to only rezone the eligible sites. Proceeding in this manner would lead to a patchwork of zoning changes where sites adjacent to similarly-zoned sites would have different land use standards and allowances. In order to provide a straightforward and sensible land use map, the rezones proposed encompass more property than just the eligible sites as identified by HCD.

Figures 6-9 below show the entirety of the properties being proposed for rezoning as part of this effort. The associated Addendum to the Adopted Negative Declaration for the Housing Element (see Attachment No. 7 ) reflects the fact that this rezoning effort encompasses more property than just the eligible sites. Development over time will be tracked and, if the capacity identified in the eligible sites estimates is close to being met, additional environmental analysis will be needed under CEQA.

Housing Element Update
February 6, 2024

1. Downtown Mixed-Use (“DMU”) Expansion

The City has identified General Commercial (“C-G”) and Commercial Manufacturing (“C- M”) zoned properties in and adjacent to Downtown Arcadia as an opportunity to introduce high density residential zoning in the form of the existing Downtown Mixed- Use (“DMU”) Zone. The current DMU Zone has been successful in attracting several projects that provide a large number of new housing units, including affordable units.

As shown in Figure 1, it is proposed that the DMU Zone will be expanded to the area east of 2
nd Avenue to 5th Avenue and from the I-210 Freeway on the north to the light rail right- of-way on the south. In addition, another area along Santa Anita Avenue and Rolyn Place and Santa Anita Avenue and W. Huntington Drive are also proposed to be rezoned to DMU. Of the 40+ acres of land identified as part of this strategy, 38.8 acres met the criteria required by the State for sites projected to accommodate low and very low-income units. This area will be rezoned to Downtown Mixed- Use at 80 dwelling unit s per acre (“du/acre”) with a 1.0 floor area ratio for non-residential uses.

The area to be rezoned is currently a mix of successful strip commercial centers as well as restaurants, banks, office buildings , and similar uses. As properties transition over time, there are ample opportunities for these sites to add residential units as part of mixed- use projects or, if affordable units are provided, stand-alone residential uses. Recently, a property within this area received entitlements for a new mixed- use project. “The Derby Mixed-Use Development” proposed 214 units, including 9 affordable units, as well as a rebuilt The Derby restaurant and additional restaurant space and can serve as a model for the type of development expected in this Zone.

2. Downtown Mixed-Use Overlay

Commercially-zoned property north of the existing Downtown Mixed- Use Zone is appropriate for the implementation of a Downtown Mixed- Use (“DMU”) Overlay that will allow for residential uses in a mixed-use development format at a maximum density of 80 du/acre with a 1.0 floor area ratio for non- residential uses. As shown in Figure 1, this location is typified by small lots and a mix of commercial, industrial, and auto-related uses.

The DMU Overlay will not make any current uses nonconforming but will allow properties to transition over time to residential projects where suitable. Approximately eight acres of property within this area is eligible for development with very low or low-income units.

For both the DMU Zone and DMU Overlay, the adopted Housing Element assumed a density of 64 du/acre to calculate the theoretical capacity of each site and assumed only 50% of these properties would redevelop over time. As such, t he realistic capacity of these two rezoning strategies is a total of 1,361 units, 352 of which are low or very low - income units.

Housing Element Update
February 6, 2024

Income Category Capacity to Accommodate RHNA
Low and Very Low 352
Moderate 205
Above Moderate 804
Total New Net Units 1,361
Figure 1 – Downtown Mixed Use and DMU Overlay Map and Table

3. Increase the Residential Density in the Mixed-Use Zone

The City has identified the Mixed-Use (“MU”) Zone as an opportunity to increase density to promote the development of more residential units which could be supported by adjacent uses. The proposal is to increase the maximum density from 30 du/acre to 50 du/acre. Of the Mixed -Use acreage in the City , approximately 27 acres met the criteria required by the State for sites projected to accommodate low and very low-income units.

An assumed density of 40 du/acre was applied to calculate the theoretical capacity of each site along with a redevelopment percentage of 50%. With these assumptions, the theoretical capacity of these sites is projected at 502 units, 133 of which are projected to be affordable to low and very low-income households.

Figure 2 below shows the Mixed- Use Zones along First Avenue between Huntington Drive and Duarte Road and within the Live Oak/Las Tunas corridors. Mixed- use development has already occurred in this area (e.g. the corner of Santa Anita Avenue and Las Tunas Drive) and several additional projects have been proposed for redevelopment.

Housing Element Update
February 6, 2024

Income Category Capacity to Accommodate RHNA
Low and Very Low 133
Moderate 76
Above Moderate 293
Total New Net Units 502
Figure 2 – Mixed-Use Upzone Map and Table

4. Add a Residential Flex Overlay Zone over portions of Live Oak Avenue, Las Tunas Drive, and General Commercial Areas around the City

The Las Tunas and Live Oak Corridor s provide an opportunity to introduce increased residential density on viable commercial properties. The adjacent mixed-use zoning and access to transit supports the increase of residential uses in the corridor. As mentioned above, there have been several projects proposed in this area and there are a number of parcels that are currently underdeveloped that could transition into housing and/or mixed- use projects. To the east, adjacent to this stretch of predominantly commercial uses in Arcadia, the County has approved several large residential projects that have begun to change the face of this corridor and introduce a much more residential feeling. A Residential Flex Overlay Zone is recommended over portions of both Las Tunas and Live Oak. The Residential Flex Overlay Zone has already been applied succes sfully to properties along Las Tunas in the past.

Housing Element Update
February 6, 2024

Approximately 13.88 acres of property along Las Tunas Drive and 6.15 acres of property along Live Oak met the criteria to accommodate low and very low -income units. A Residential Flex Overlay would be applied to these sites that will allow for residential uses at a maximum density of 50 du/acre. Taken together, eligible parcels within the Las Tunas and Live Oak corridors were given an assumed density of 40 du/acre of theoretical capacity with the understanding that they would all redevelop over time. As such, between these two areas, a total of 780 housing units could be provided, 202 of which would be affordable to low or very low -income households. Figure 3 below show s the area of proposed changes, and the table provides the realistic capacity.

Income Category Capacity to Accommodate RHNA
Low and Very Low 202
Moderate 118
Above Moderate 460
Total New Net Units 780
Figure 3 – Residential Flex Overlay (Las Tunas and Live Oak)

The General Commercial zoned properties throughout the City are another area that provide redevelopment opportunities where underutilized commercial sites can transition to support residential development in cases where it is more desirable than a struggling commercial use, if affordable units are provided. For these areas, the Residential Flex Overlay Zone is also proposed. Several sites that were previously zoned as General Commercial have redeveloped over time or are proposed for redevelopment (e.g. former Coco’s site on Colorado Blvd., former Vons headquarters site on Michillinda Ave.).

Approximately 73.5 acres of property are part of the C-G Residential Flex Overlay Focus Area
that will allow for residential uses at maximum density of 50 du/acre. However, an

Housing Element Update
February 6, 2024

assumed density of 40 du/acre was applied to calculate the theoretical capacity of each site along with a redevelopment factor of 50%. In addition, only those properties that are identified as eligible sites may be redeveloped into residential. Based on these assumptions, the realistic capacity of these sites is projected at 1,470 units, 382 of which are projected to be affordable to low and very low-income households.

Figure 4 provides a map and table that depicts the proposed rezone for General Commercial.

Income Category Capacity to Accommodate RHNA
Low and Very Low 382
Moderate 221
Above Moderate 867
Total New Net Units 1,470
Figure 4 – Residential Flex Overlay (General Commercial)

5. Increase the Density in the Multi-Family (“R-3”) Zone

The High Density Residential (“R-3”) Zone has been identified by the City as an area with the opportunity to support increased density (from 30 du/acre to 40 du/acre) that is compatible with adjacent higher density residential uses and other uses that support residential development. Higher density within this Focus Area can be expected to accommodate lower income units.

Housing Element Update
February 6, 2024

Approximately 177.21 acres met the criteria to accommodate l ow and very low-income units. An assumed density of 32 du/acre was applied to calculate the theoretical capacity of each site along with a reasonable redevelopment percentage of 25 percent . T he resulting realistic capacity of these sites is projected at 635 units, 165 of which are projected to be affordable to Low and Very Low-income households. The expectation with these sites is that units will be added over time as properties develop and smaller units will be proposed to reach higher density levels within the same basic footprint of the buildings.

Figure 5 below provides a map and table that shows the area of the proposed changes.

Income Category Capacity to Accommodate RHNA
Low and Very Low 165
Moderate 97
Above Moderate 373
Total New Net Units 635
Figure 5 – High Density Multi-Family Residential (“R-3”) Upzone

As mentioned in the text above, the maps in Figures 1- 5 represent the eligible sites identified to meet HCD’s requirements to calculate capacity toward the RHNA. In order to create a coherent and efficient land use map, however, the proposed rezoning strategies apply to more property than just the eligible sites. Figure 6 below (and included as

Housing Element Update
February 6, 2024

Attachment No. 5 ) provides the properties included in the rezoning effort citywide, and Figures 7-9 show magnified images of the same map focusing on various regions of the City for ease of viewing.

Figure 6 – Rezoning Efforts Citywide

Housing Element Update
February 6, 2024

Figure 7 – Project Rezone Map – East

Housing Element Update
February 6, 2024

Figure 8: Project Rezone Map – West

Housing Element Update
February 6, 2024

Figure 9: Project Rezone Map – South

In order to effectuate the zone changes described in the maps and tables above, modifications to the General Plan, Zoning Map, and Development Code are needed. Each of these entitlements is described below.

General Plan Amendment

In order to rezone the properties identified, the City’s General Plan Land Use Map and Land Use Element must be modified. Attachment No. 4 shows the proposed changes to the General Plan Land Use Map. The changes proposed are directly related to the zone changes and facilitate additional residential development (or higher residential densities) in various areas of the City. The changes to the General Plan Land Use Map are summarized below; please see Attachment No. 4 for the specific parcels being modified.

• Downtown Mixed -Use Zone Expansion – The land use designation for the properties being included in the Downtown Mixed-Use expansion will be changed

Housing Element Update
February 6, 2024

to be consistent with the rest of the DMU zoned areas. This new designation will be “Downtown Mixed Use (80 du/acre & 1.0 FAR).” This means the area will support 80 dwelling units/acre and a Floor Area Ratio of 1.0 for the commercial component of any project.

• Downtown Mixed -Use Overlay – The DMU Overlay Zone will be placed over existing Commercial/Light Industrial zoned property in the D owntown area. As such, the land use designation will be “Commercial/ Light Industrial (80 du/acre &

1.0 FAR).” This means that the base zoning designation will remain, but residential projects will be allowed at the density shown.

• Mixed-Use Upzone – The General Plan land use designation for the Mixed- Use (“MU”) Zone will simply be modified from 30 dwelling units/acre to 50 dwelling units/acre. These areas are shown on the map as “Mixed- Use (50 du/ac & 1.0 FAR).”

• Residential Flex Overlay Zone Areas – The General Plan land use designation for General Commercial zoned properties citywide will be modified to allow for residential projects up to 50 dwelling units/acre to facilitate the Residential Flex Overlay Zone. This is shown on the map as “Commercial (50 du/ac & .5 FAR).”

• High Density Residential ( “R-3”) Upzone – The General Plan land used designation for the High Density Residential areas of the City (zoned R -3) will simply be modified to allow up to 40 dwelling units an acre instead of 30. This is shown on the Map as “High Density Residential (20-40 du/ac)”.

In addition to the General Plan Land Use Map, Chapter 2 of the General Plan, the Land Use and Community Design Element, also needs to be modified to facilitate the rezoning efforts. The Land Use and Community Design Element ( “LU Element ”) provides the blueprint for land use and development throughout the City, in all zones and geographic areas. It includes goals and policies to ensure compatibility between land uses and adherence to the overall vision for growth in the City.

The proposed amendments to the LU Element are included within Resolution No. 7543 (Attachment No. 1). They allow for the additional residential densities proposed as well as the allowance for residential uses in specific areas throughout the City. These changes are shown in redlines throughout the document. There are modifications proposed to the High Density Residential, Commercial, Commercial/Light Industrial, Mixed- Use, and Downtown Mixed -Use land use designations to allow for the density and housing modifications described in each of the rezones. In addition, several policies have been added to the LU Element to acknowledge that stand- alone residential projects with affordable units are encouraged in various land use designations. Finally, additional commentary has been added to the section on the implications of land use policy to

Housing Element Update
February 6, 2024

acknowledge that the changes are within the growth and development anticipated when the LU Element was last drafted in 2010.

Zone Changes

The Zone Changes are the driver of the Project and these were discussed above in detail.

Please see Ordinance No. 2399 (Attachment No. 2) for the full citywide Zoning Map that shows all the properties being modified by this rezoning effort. A summary of the changes is provided below.

• Downtown Mixed-Use Zone Expansion – The Zoning Map shows the areas being re-zoned to DMU, both east of 2nd Avenue and west of 5th Avenue and along Rolyn Place and Santa Anita Avenue.

• Downtown Mixed-Use Overlay – The DMU Overlay Zone is a new zone shown on the map and applied to the existing Commercial/Light Industrial zoned property adjacent to Downtown Arcadia.

• Mixed-Use Upzone – The MU-zoned areas are shown on the map as changes because the allowable density is being increased.

• Residential Flex Overlay Zone Areas – The Residential Flex Overlay Zone is shown on the map and applied to the applicable areas along Live Oak, Las Tunas, and General Commercial zoned properties citywide.

• High Density Residential (“R-3”) Upzone – The R-3 zoned areas are included on the map as changes because the allowable density is being increased.

Text Amendments to the Development Code

Along with changes to the General Plan and Zoning Map, the City’s Development Code (Article IX, Chapter 1 of the Municipal Code) also must be modified to allow for the changes to residential density and development potential. Each of the applicable zones and/or land uses has been modified to reflect the zone changes , and development standards have been added or changed to allow for affordable housing and/or other state- required housing types.

Each year at the State level, there are numerous changes and new bills that are passed by the legislature that impact cities. Many of these changes need to be codified and added to local Development Codes. Given this, in addition to the changes required by the rezoning effort, the text amendments being proposed also include modifications to achieve compliance with state housing law s and/or to implement additional portions of the City’s adopted Housing Element Implementation Plan. There will be additional modifications needed to the Development Code over time to complete the implementation

Housing Element Update
February 6, 2024

efforts identified in the Housing Element. Most notably, the City is committed to bringing an Inclusionary Housing Ordinance forward in the near future as a modification to the Development Code. Inclusionary Housing is a method of requiring affordable units be built along with any proposed housing project. This is an important component of the overall approach to providing affordable housing and will be considered by the Planning Commission and City Council in the near future. However, the current effort encompasses only the portions of Housing Element implementation that are required by HCD prior to certification.

Ordinance No. 2400 (Attachment No. 3) provides the proposed text amendments included with this project. The amendments occur in many of the Divisions of the Development Code and have been grouped into a single document for ease of review. Only those pages relevant to the changes (shown in redline) or necessary for context, are provided. A summary of the changes proposed to each of the Divisions of the Development Code is provided below.

Division 1—Enactment, Applicability, and Enforcement
o Showing newly-created Downtown Mixed-Use Overlay Zone.

Division 2 – Zones, Allowable Uses, and Development Standards o Added Downtown Mixed-Use Overlay Zone development standards. o Added clause that High Density multi-family housing is permitted by right if 20% of the units provided are affordable units (per the Government Code) o Changed densities in specific zones, and allowed residential projects in specific zones if affordable units are proposed, to match the proposed zone changes
o Modified regulations for Residential Care Facilities, Supportive Housing, Transitional Housing, and Employee Housing to meet State law o Added Residential Flex Overlay Zone development standards

Division 3 – Regulations Applicable to All Zones
o Modified parking requirements if affordable housing units are provided o Modified density bonus provisions to meet State law

Division 4 – Regulations for Specific Land Uses and Activities o Added new development standards and regulations for Emergency Shelters per State law
o Added new regulations for Employee Housing per State law

Division 5 – Subdivisions
o Added a lot merger incentive program citywide to promote lot assembly

Division 7—Permit Processing Procedures
o Modified rules for Reasonable Accommodations per State law

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February 6, 2024

o Simplified design review processes for High Density multi-family projects if affordable housing units are provided.

Division 9 – Definitions
o Added new definitions for Emergency Shelters, Employee Housing, and Farmworker Housing.

FINDINGS

General Plan Amendment
Section 9108.03.060(A) of the Development Code requires that for a General Plan Amendment to be granted, it must be found that all of the following prerequisite conditions can be satisfied:

1. The proposed action is consistent with the goals, policies, and actions of the General Plan.

Facts to Support This Finding: The Rezoning Project is a primary implementation effort associated with the City’s approved Housing Element, which in and of itself is part of the General Plan. An approved (and certified) Housing Element is required to make the General Plan consistent with State law requirements per Government Code Section 65580, which requires the Housing Element to be updated every eight years upon the adoption of a region’s Regional Housing Needs Allocation ( “RHNA”). The Housing Element Update identified goals, policies, and implementation programs addressing housing opportunities, removal of governmental constraints, improving the condition of existing housing and providing equal housing opportunities for all Arcadia residents. These goals, policies, and program actions further the City’s overall policy goal within the General Plan to inspire a more diverse, sustainable, and balanced community by implementing strategies and programs that contribute to economic and socially diverse housing opportunities that preserve and enhance Arcadia’s character. The rezoning efforts that are part of the proposed action are the heart of the Housing Element’s Implementation Plan and will provide the capacity for required affordable housing units throughout the City.

2. The proposed action would not be detrimental to the public interest, health, safety, convenience, or welfare of the City.

Facts to Support This Finding: The Housing Element Update reflects the input of residents, decision makers, and other stakeholders in the community. The proposed action is to implement the adopted Housing Element rezoning strategies to enable additional residential units (and especially affordable housing units) to be built throughout the City. This is a direct benefit to the public interest in that housing affordability is a regional crisis and all cities need to do their part to

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accommodate regional housing needs. The rezones proposed do not compromise public health, convenience, or welfare; rather, they provide additional opportunities for new housing of all types to be built in the City of Arcadia.

The Addendum to the Adopted Initial Study/Negative Declaration for the Housing Element Update analyzed all the significant environmental impacts of all candidate housing sites associated with the proposed 6th Cycle Housing Element Update, and it was determined that all the potential impacts would be less than significant.

Additionally, the Addendum also documented the fact that the total number of housing units anticipated by the rezoning effort will be less than the number that was approved in the adopted Negative Declaration for the Housing Element Update. Therefore, the proposed General Plan Amendment would not be detrimental to public health and welfare.

Zone Change
Section 9108.03.060(C) of the Development Code requires that for a Zone Change to be granted, it must be found that all of the following prerequisite conditions can be satisfied:

1. The proposed amendment is in conformance with the goals, policies, and objectives of the General Plan.

Facts to Support This Finding: The proposed Zone Changes are in conformance with the General Plan. The Zone Changes proposed are to implement the City’s approved Housing Element, which is an integral part of the General Plan. There are five (5) separate zone change actions being proposed: 1) Expansion of the Downtown Mixed- Use Zone; 2) establishment of a new Downtown Mixed-Use Overlay; 3) Increase the density in the Mixed-Use Zone; 4) Expansion of the Residential Flex Overlay Zone; and 5) Increase the density in the High Density Multi-Family Zone. The changes to the Downtown Mixed-Use Zone, will allow residential development in an urban, mixed-use format, in furtherance of the goals and polices found in the Land Use & Community Design Element, the Economic Development Element, the Circulation and Infrastructure Element and, most importantly, the Housing Element of the General Plan. The upzoning of both of the Mixed-Use and the High Density Multi-Family Residential Zones will enable more dense projects to be built and encourage the development of affordable housing, in furtherance of the goals and polices of the Housing Element and t he Land Use & Community Design Element. The City’s Housing Element requires that the City meet the State-mandated Regional Housing Needs Allocation. Mixed-use development in what was formerly commercial areas is the most effective and beneficial way to do so in a fully developed community. The addition of the Residential Flex Overlay Zone also achieves this purpose. For all of these reasons, the proposed project is consistent with the General Plan.

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February 6, 2024

2. The site is physically suitable (including absence of physical constraints, access, compatibility with adjoining land uses, and provision of utilities) for the requested/anticipated land uses/developments.

Facts to Support This Finding: The Rezoning Project does not, in and of itself, propose any specific development. Where applicable, the rezones have been accompanied by text amendments that provide development standards appropriate for each respective zone. Additionally, the proposed rezones for the most part follow existing zoning patterns and simply increase density options or introduce residential development into new areas. The Addendum to the Adopted Negative Declaration submitted along with the Project reviewed all of the rezones proposed and found them to be consistent with the adopted Housing Element Update and previous environmental review. Any new project that is proposed on a site that has been rezoned will be subject to its own site review to determine compatibility with adjoining land uses and the provision of utilities. In addition, all projects submitted on a rezoned site will be subject to its own environmental review as well.

3. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or general welfare of the City.

Facts to Support This Finding: The Housing Element Update reflects the input of residents, decision makers, and other stakeholders in the community. The proposed action is to implement the adopted Housing Element rezoning strategies to enable additional residential units (and especially affordable housing units) to be built throughout the City. This is a direct benefit to the public interest in that housing affordability is a regional crisis and all cities need to do their part to accommodate regional housing needs. The rezones proposed do not compromise public health, convenience, or welfare; rather, they provide additional opportunities for new housing of all types to be built in the City of Arcadia.

The Addendum to the Adopted Negative Declaration for the Housing Element Update analyzed all the significant environmental impacts of all candidate housing sites associated with the proposed 6th Cycle Housing Element Update, and it was determined that all the potential impacts would be less than significant.

Additionally, the Addendum also documented the fact that the total number of housing units anticipated by the rezoning effort is less than the number that was approved in the adopted Negative Declaration for the Housing Element Update.

Therefore, the proposed zone changes would not be detrimental to public health and welfare.

Text Amendment

Pursuant to Section 9108.03.060(B) , an amendment to the Development Code may be approved only if all of the following findings are made:

Housing Element Update
February 6, 2024

1. The proposed Development Code amendment is consistent with the goals, policies, and objectives of the General Plan; and any applicable specific plan(s).

Facts to Support the Finding: The proposed Text Amendments are in conformance with the General Plan. The Text Amendments proposed effectuate the rezones that implement the City’s approved Housing Element, which is an integral part of the General Plan. There are five (5) separate zone change actions being proposed: 1) Expansion of the Downtown Mixed-Use Zone; 2) Establishment of a new Downtown Mixed-Use Overlay; 3) Increase the density in the Mixed-Use Zone; 4) Expansion of the Residential Flex Overlay Zone; and 5) Increase the density in the High Density Multi-Family Zone. The Text Amendments provide new code sections or edits to existing sections that support these rezones so that the Development Code and General Plan are internally consistent.

The changes to the Downtown Mixed-Use Zone, for example, will allow residential development in an urban, mixed-use format, in furtherance of the goals and polices found in the Land Use & Community Design Element, the Economic Development Element, the Circulation and Infrastructure Element and, most importantly, the Housing Element of the General Plan. The upzoning of both of the Mixed-Use and the High Density Multi-Family Residential Zones will enable more dense projects to be built and encourage the development of affordable housing, in furtherance of the goals and polices of the Housing Element and t he Land Use & Community Design Element. The City’s Housing Element requires that the City meet the State- mandated Regional Housing Needs Allocation. Mixed- use development in what was formerly commercial areas is the most effective and beneficial way to do so.

The addition of the Residential Flex Overlay Zone achieves this. For all of these reasons, the proposed project is consistent with the General Plan.

2. The proposed amendment is internally consistent with other applicable provisions of this Development Code.

Facts to Support the Finding: The purpose of the proposed Text Amendment is to effectuate the rezones required by the Housing Element Implementation Plan. As such, all Divisions of the Development Code have been evaluated to bring them all into compliance with each other, and with the General Plan. In addition to the rezones, additional text amendments to the Development Code are provided as part of this action to meet State law and standards related to the Government Code. The proposed text amendments have been reviewed to ensure they are consistent with the other applicable provisions of the Development Code, as well as State law.

Finally, the proposed amendments have been reviewed by the City Attorney for internal consistency to ensure that there are no conflicting standards or uncertainties.

Housing Element Update
February 6, 2024

ENVIRONMENTAL ANALYSIS
The proposed project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act ( “CEQA”) and CEQA Guidelines.

An Initial Study/Negative Declaration ( “IS/ND”) was originally prepared for the Housing Element Update project for the City, as the lead agency. The IS/ND was prepared consistent with the requirements of CEQA on the basis that there was no substantial evidence that there may be significant environmental impacts on specific environmental areas. The original IS/ND was made available for public review from September 30, 2021, to November 1, 2021, and ultimately was adopted along with the Housing Element Update project on February 15, 2022.

Since the rezoning effort is implementation of the adopted Housing Element, the appropriate CEQA document for rezoning project is an Addendum to the Adopted IS/ND.

A Notice of Intent to adopt the Addendum to the adopted IS/ND was published in both the Pasadena Star News and the Arcadia Weekly on December 21, 2023, and again on January 25, 2024, posted on the City’s webpage, mailed twice to individuals who are on the City’s interested party list for the Housing Element Update, and posted at the L.A.

County Clerk’s office on December 22, 2023. A copy of the Addendum was made available for public review from December 22, 2023, to January 22, 2024, on the City’s webpage, at the Planning Division office, and at the City’s Library. During this time period, public agencies, organizations, and the public in general were afforded the opportunity to review the Addendum and submit written comments regarding the documents and the proposed project. As of February 1, 2024, no comments were received regarding these rezones or to the environmental analysis.

Similar to the adopted IS/ND, the Addendum reviewed the rezoning project and concluded that there was no substantial evidence that there may be significant environmental impacts on specific environmental areas. The Addendum accounted for the fact that the number of housing units anticipated to result from the rezones was less than what was anticipated during the original adoption of the Housing Element. The Addendum to the adopted IS/ND is provided as Attachment No. 7 to the Staff Report.

PLANNING COMMISSION MEETING

The Planning Commission held a public hearing on January 23, 2024, to consider this matter. The Planning Commission asked questions and held a lengthy discussion on each of the aspects of the project. The were several areas where C ommissioners pointed out typos and incomplete sentences or references that have been corrected and incorporated into the final documents. There were several speakers at the Planning Commission meeting who spoke in favor of the rezones and one speaker who stated that affordable housing is very important and necessary in this community. Following the public hearing, the Commission voted 5-0 to recommend approval of the project . Planning Commission

Housing Element Update
February 6, 2024

Resolution No. 2141 reflecting this decision and the associated Planning Commission Staff Report are included as Attachment No. 6.

FISCAL IMPACT

Approval of the Rezoning Project itself will not result in a direct fiscal impact to the City.

Implementation of the goals and policies within the Housing Element will lead to additional housing units with the City, which generally provide increases in property value and property taxes and a positive fiscal benefit to the City. In addition, new housing developments will pay their fair share to offset any new traffic impacts, and/or recreation and fire facility demands, as appropriate. Conversely, loss of commercial property over time in favor of residential development could result in lower sales taxes and other City revenues as land uses change over time. Each project that is proposed as a result of the Rezoning Project or strategy proposed within the Housing Element Update will be reviewed by the Planning Commission and/or City Council prior to adoption, and the specific fiscal impact of each action will be analyzed on a case-by-case basis as projects come forward.

RECOMMENDATION

It is recommended that the City Council adopt the Addendum to the Adopted Negative Declaration for the Housing Element Update, adopt Resolution No. 7 453 amending the General Plan Land Use Map and Land Use and Community Design Element, introduce Ordinance No. 2399 amending the Zoning Map and zoning designations Citywide, and introduce Ordinance No. 2400 amending various sections of the Arcadia Development Code, to approve the Citywide Rezoning Project.

Should the City Council approve the Rezoning Project, the information will be sent to HCD for certification. Minor edits and modifications requested by HCD will be handled administratively and the document will be adjusted in that manner. If HCD has further substantive comments and/or does not certify the Housing Element, additional documents may be returned to the Planning Commission and City Council for further review.

Attachment No. 1: Resolution No. 7543 (Includes Final General Plan Land Use Map and Redlined General Plan and Community Design Element)
Attachment No. 2: Ordinance No. 2399 (Includes Final Zoning Map)

Housing Element Update
February 6, 2024

Attachment No. 3: Ordinance No. 2400 (Includes Redlined Changes to the Development Code)
Attachment No. 4: Changes to the General Plan Land Use Map Attachment No. 5: Changes to the Zoning Map
Attachment No. 6: Planning Commission Resolution No. 2141 and Staff Report (no attachments)
Attachment No. 7: Addendum to the Adopted Initial Study/Negative Declaration for the Housing Element Update

Attachment No. 1
Resolution No. 7543 with
Final General Plan Land Use Map and
Redlined General Plan Land Use and
Community Design Element

1 RESOLUTION NO. 7543

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA, APPROVING GENERAL PLAN AMENDMENT NO. GPA 23- 02 TO AMEND THE GENERAL PLAN LAND USE MAP AND LAND USE

ELEMENT TO IMPLEMENT THE ADOPTED HOUSING ELEMENT FOR
THE 2021-2029 HOUSING CYCLE ALONG WITH AN ADDENDUM TO

THE ADOPTED NEGATIVE DECLARATION FOR THE HOUSING

ELEMENT UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(“CEQA”)
WHEREAS, California Government Code Section 65358(a) authorizes the City Council to amend the General Plan if it is deemed to be in the public interest or required by State law; and
WHEREAS, the General Plan is a long-range, comprehensive document that serves as a guide for the orderly development of the City of Arcadia; and by its very nature, the General Plan is subject to update and revision to account for current and future community needs; and
WHEREAS, California State Housing Element Law establishes the requirements for Housing Elements, and California Government Code Section 65588 requires that local governments review and revise the Housing Element of their comprehensive General Plans not less than once every eight years, and currently the State is in the “6 th Cycle” of
Housing Element Updates, covering the time period of 2021-2029; and WHEREAS, the California State Legislature identifies overall housing policies for the State with the goal of ensuring every resident has access to housing and suitable living environments, and additionally establishes a Regional Housing Needs Assessment (“RHNA”) which establishes projected allocations of housing units through local Councils of Governments that are attributed to each jurisdiction in the State; and 2 WHEREAS, the updated Housing Element must be adopted by City Council and determined to be in substantial compliance by the California State Department of Housing and Community Development (“HCD”) in concert with statewide housing policies and in compliance with the established RHNA; and
WHEREAS, the subject rezoning efforts (a General Plan Amendment, Zone Change, and Text Amendment-- the “Rezoning Project”) were identified by HCD as being necessary prior to certification of the Housing Element, and the Rezoning Project implements the strategies identified in the updated Housing Element to address the established RHNA; and
WHEREAS, the Rezoning Project amends the General Plan Land Use Map to establish new land use designations and amends the General Plan Land Use and Community Design Element to reflect changes in density and residential allowances to support the rezoning strategies within the updated Housing Element; and WHEREAS, the Rezoning Project will meet the requirements of Government Code Section 65583.2 (h) and (i) related to the accommodation of affordable housing; specifically in that developments in which at least 20 percent of the units are affordable to lower income households shall be allowed by-right; and WHEREAS, pursuant to the California Environmental Quality Act (“CEQA”), an Addendum to the Adopted Initial Study/Negative Declaration (“IS/ND”) was prepared for the Rezoning Project in compliance with CEQA and the local environmental review guidelines, and a Notice of Intent to Adopt a Negative Declaration for the Rezoning Project was posted with the Los Angeles County Clerk’s Office on December 21, 2023; and 3 WHEREAS, on January 23, 2024, a duly noticed public hearing was held before the Planning Commission on the Rezoning Project, at which time all interested persons were given full opportunity to be heard and to present evidence, and the Planning Commission subsequently voted 5-0 to recommend approval of the Rezoning Project to the City Council; and
WHEREAS, on February 6, 2024, a duly noticed public hearing was held before the City Council on the Rezoning Project, and the associated Addendum to the Adopted Initial Study/Negative Declaration, at which time all interested persons were given full opportunity to be heard and to present evidence and all public comments on the environmental document were reviewed; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have been fulfilled.

NOW, THEREFORE, THE CITY COUNCI L OF THE CITY OF ARCADIA, CALIFORNIA, HEREBY RESOLVES AS FOLLOWS:

SECTION 1. The factual data submitted by the Development Services Department in the Staff Report dated February 6, 2024, and associated attachments, are true and correct.

SECTION 2. The City Council finds that based upon the entire record, including all written and oral evidence presented, pursuant to Section 9108.03.060 of the Arcadia Development Code, all of the following findings can be made.

1. The proposed action is consistent wit h the goals, policies, and actions of the General Plan.
4 Facts to Support This Finding: The Rezoning Project is a primary implementation effort associated with the City’s approved Housing Element, which in and of itself is part of the General Plan. An approved (and substantially compliant) Housing Element is required to make the General Plan consistent with state law requirements per Government Code Section 65580, which requires the Housing Element to be updated every eight years upon the adoption of a region’s Regional Housing Needs Allocation (“RHNA”). The Housing Element Update identified goals, policies, and implementation programs addressing housing opportunities, removal of governmental constraints, improving the condition of existing housing and providing equal housing opportunities for all Arcadia residents. These goals, policies and program actions further the City’s overall policy goal within the General Plan to inspire a more diverse, sustainable, and balanced community by implementing strategies and programs that contribute to economic and socially diverse housing opportunities that preserve and enhance Arcadia’s character.

The rezoning efforts that are part of the proposed action are the heart of the Housing Element’s Implementation Plan and will provide the capacity for required affordable housing units throughout the City.

2. The proposed action would not be detrimental to the public interest, health, safety, convenience, or welfare of the City.

Facts to Support This Finding: The Housing Element Update reflects the input of residents, decision makers, and other stakeholders in the community. The proposed action is to implement the adopted Housing Element rezoning strategies to enable additional residential units (and especially affordable housing units) to be built throughout the City. This is a direct benefit to the publ ic interest in that housing affordability is a 5 regional crisis and all cities need to do their part to accommodate regional housing needs.

The rezones proposed do not compromise public health, convenience, or welfare; rather, they provide additional opportunities for new housing of all types to be built in the City of Arcadia.

The Addendum to the Adopted Initial Study/Negative Declaration for the Housing Element Update analyzed all the significant environmental impacts of all candidate housing sites associated with the proposed 6th Cycle Housing Element Update, and it was determined that all the potential impacts would be less than significant. Additionally, the Addendum also documented the fact that the total number of housing units anticipated by the rezoning effort is less than the number anticipated through the original approval of the Housing Element Update. Therefore, the proposed General Plan amendment would not be detrimental to the public health and welfare.

SECTION 3. The Rezoning Project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (“CEQA”) and CEQA Guidelines. An Addendum to the Adopted Initial Study/Negative Declaration (“IS/ND”) has been prepared for the project for the City, as the lead agency. The Addendum was prepared pursuant with the requirements of CEQA on the basis that there was no substantial evidence that there may be significant environmental impacts on specific environmental areas as a result of the project. Subsequent housing developments proposed will, of course, be subject to compliance with CEQA as they are submitted.

SECTION 4. For the foregoing reasons the City Council approves General Plan Amendment GPA 23-02, updating the General Plan Land Use Map as shown in Exhibit “A” and updating the General Plan Land Use and Community Design Element as shown 6 in Exhibit “B”, and approving the associated Addendum to the Adopted Initial Study/Negative Declaration prepared for the project. Development Services Staff is authorized to correct typographical errors, spelling, formatting, or codification and to make any minor revisions to improve reader’s comprehension of the Development Code provided that any revisions do not alter the regulatory meaning and intent. The Development Services Director or designee is further authorized to make any technical or clerical revisions or clarifications to the Housing Element and/or Development Code as may be required by HCD in order to be in substantial compliance with State law.

SECTION 5. The City Clerk shall certify as to the adoption of this Resolution.

[SIGNATURES ON THE NEXT PAGE]
7 Passed, approved and adopted this 6th day of February, 2024. _______________________
Mayor of the City Clerk
ATTEST:
______________________
City Clerk
APPROVED AS TO FORM:
______________________
Michael J. Maurer
City Attorney
______________________________________________________________________________________________________________ hl J MMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMMM
8 Exhibit “A”
Updated General Plan Land Use Map

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Mixed Use Notes:
- Mixed Use FAR is for non-residential uses.
- Mixed Use designations requires the inclusion
of a ground-floor, street frontage commercial
component for all projects. Commerial uses
are allowed.

Downtown Overlay (1.0 FAR)
Commercial/Light Industrial (80 du/ac & 1.0 FAR)
Industrial (0.5 FAR)
Public/Institutional
Open Space - Outdoor Recreation
Open Space - Resources Protection
Rail Right-of-Way
Land Use Designations
Residential Estate (up to 2 du/ac)
Very Low Density Residential (2-4 du/ac)
Low Density Residential (4-6 du/ac)
Medium Density Residential (6-12 du/ac)
High Density Residential (20-40 du/ac)
Commercial (50 du/ac & 0.5 FAR)
Regional Commercial (0.5 FAR)
Horse Racing
Mixed Use (50 du/ac & 1.0 FAR)
Downtown Mixed Use (80 du/ac & 1.0 FAR)
Commercial (80 du/ac & 1.0 FAR)
Santa Anita Commercial (0.3 FAR)
Arcadia City Boundary
9 Exhibit “B”
Redlined General Plan Land Use and Community Design Element

Arcadia General Plan – November 2010 Land Use AND Community Design | 2-1 DRAFT – December 2023

Chapter 2:

Land Use and Community
Design Element
Arcadia General Plan
2 Introduction
Arcadia’s motto, A Community of Homes , clearly identifies the defining characteristic of our community. From large estates to post-World War II subdivisions to attractive condominiums and apartments, Arcadia offers diverse places to live and enjoy the qualities of this City. The City also has attractive parks, success ful business dist ricts, abundant shopping and entertainment venues , and a distinguished community aesthetic. This element focuses on identifying, preserving, and enhancing those physical aspects of Ar cadia that are highly valued by residents and the business community. The goals and policies set forth the City's vision and fundamenta l land use philosophy regarding appropriate types, intensity, and location of development, and the means for maintaining the community’s environmental, social, physical, and economic health and vitality.

While the Land Use Policy Map defines the two-dimensional distribution of uses citywide, equally important is the third dimension of character and form. Quality design of both public places and private properties Land Use and Community Design | 2-2 Arcadia General Plan – November 2010 DRAFT – December 2023
enhances the visual image that Arcadia conveys to residents and visitors to the City. Also, the form design takes can encourage walking and use of transit. Integrating plazas, paseos, and attractive landscaping into project design crea tes places that people enjoy.

Thoughtful and considerat e design in all types of development can enhance property values and encourage maintenance. This element identifies the community design priorities for Arcadia.

Key goals relative to land use and community design are:

ƒ Creating Identifiable Places
The General Plan identifies lo cations where Arcadia residents can relax, enjoy the outdoors, stroll, and meet neighbors and socialize. These are unique places that create a sense of place, make Arcadia more identifiable, and promote a high quality of life.

ƒ Enhancing the Public Realm
The City has established policies and recommendations on how to improve the public realm. The public realm encompasses public areas and improvements such as road medians and
parkways, street trees, public signage, and public art.

ƒ Improving the Private Realm
Policies and recommendations to enhance the private realm complement public realm improvements. The private realm includes areas that developers and private property owners are responsible for improving thro ugh design recommendations which help improve Arcadia overal l, creating a more aesthetic and visually pleasing community.

Achieving Our Vision
The City’s character and amenities make Arcadia a very desirable place to live. In Arcadia, residents value their safe and well-maintained neighborhoods, quality housing, superior parks and recreation resources, an unparalleled educat ional system, and strong sense of community. The City is committed to preserving Arcadia as a quiet community of homes while respondi ng to residents’ desires for a balance of employment, shopping, entertainment, and recreational opportunities. The Guiding Principles that highlight this vision are:

ƒ Balanced Growth and Development
The General Plan establishes a balance and mix of land uses that promote economic growth and maintain a high quality of life for Arcadia residents. Our development decisions reflect Smart Growth principles and strategies that move us toward enhanced mobility, more efficient use of resources and infrastructure, and healthier lifestyles.

ƒ Neighborhood Character

Arcadia General Plan – November 2010 Land Use and Community Design | 2-3 DRAFT – December 2023
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.

ƒ Changing Housing Needs
The City encourages the rete ntion, rehabilitation, and development of diverse housing that meets people’s needs in all stages of their lives.

Scope of this Element
State planning law requires that th e Land Use Element designate "the proposed general distribution and ge neral location and extent of the uses of the land" for a variety of purposes (Government Code Section 65302[a]). Through maps and text, th is element defines the distribution and intensity of development of residential neighborhoods, commercial and industrial districts, parks and other open spaces, and public or semi-public uses of property in Ar cadia. In particular, the Land Use Plan section contains the Land Use Policy Map, which presents a pictorial representation of land use policy. The Land Use and Community Design Element also identifies study areas throughout the community where specific policies will be implemented to guide the City toward its land use (and related) goals.

Development and
Environmental Sustainability
The Land Use and Community Design Element serves as a tool to plan for the future development of the City of Arcadia, and sets priorities and goals for development type s, locations, and character. Inherent in the City’s long-range view of development is the concept of sustainability.

Planning for tomorrow’s Arcadia incl udes understanding that natural resources are limited and that these natural resources must not be consumed faster than they can be replenished. But sustainability does not preclude development, growth , and advancement. Sustainability can promote positive economic grow th and can stimulate technological innovation, advance competitiveness, and improve our quality of life.

A sustainable future for Arcadia, under this General Plan, includes strategies to conserve and enhance local resources and safeguard the environment. The concept of sustainability is used throughout this General Plan and is expressed in greater detail in the Resource Sustainability Element. The Land Us e and Community Design Element addresses sustainability and envi ronmental conservation through policies and programs that promote site and building design elements in new developments that reduce or better distribute travel demand, development design and amenities that support transit and other alternative forms of transportation, including bicycling and walking, and Land Use and Community Design | 2-4 Arcadia General Plan – November 2010 DRAFT – December 2023
mixed-use developments that encour age location of employment and commercial offerings near residential units.

Flood Management
In 2007, the State adopted legislat ion that strengthened the long- existing requirement that a General Plan address flood management by specifically mandating that the Land Use Element identify flood-prone areas mapped by either the Federal Emergency Management Agency (FEMA) or the State Department of Water Resources. To prepare and mitigate hazards from flooding, the City of Arcadia participates in the National Flood Insurance Program. Flood Insurance Rate Maps, which are prepared by FEMA, map potential flood zones. The Safety Element addresses this issue in detail.

Arcadia General Plan – November 2010 Land Use and Community Design | 2-5 DRAFT – December 2023
Figure lu-1:

Block and Street Patterns

Downtown blocks and
streets form a grid pattern
that includes alleyways.

Downtown was established
in the 1920s.

Some of the early residential
neighborhoods include
meandering blocks and
streets. This neighborhood
was built in the early 1940s.

Downtown Residential Neighborhood Land Use
Historic Growth Patterns
The land use patterns in Arcadia today reflect the City’s heritage as a community of homes. The planning and development approaches that date to the City’s founding established the arrang ement and densities of the single-family residential neighb orhoods we see today, as well as the concentration of commercial businesses along key corridors and as part of a large mall. The presence of Santa Anita Park (a world- renowned horse racing facility) and the Los Angeles County Arboretum (formerly the Lucky Baldwin estate) —and later Los Angeles County’s Arcadia County Park and Santa Anita Golf Course —identify Arcadia as a place where open spaces and public gathering places are integral to all types of development. This is evidenced in the higher-density housing along Huntington Drive we st of Santa Anita Avenue, where generous setbacks create a grand boulevard.

As Huntington Drive crosses Santa Anita Avenue to the east, the street and lotting patterns identify the community as one that was also built up along the railroad, with a very traditional dense street grid and small, walkable blocks.

Arcadia’s identity as a community of homes can be traced back to the 1930s, when the first residentia l subdivisions began to appear, replacing what had previously been agricultural lands. The neighborhoods in Arcadia today have developed over time to fill the majority of the available land in the City. The northernmost portion of the Baldwin Ranch, which was owned by Arcadia’s first mayor, Elias Jackson “Lucky” Baldwin, made way for the first residential subdivisions.

The areas nearest the Baldwin Ranc h, comprising today’s Downtown core, were the first to be settled by those outside the Baldwin family.

Land Use and Community Design | 2-6 Arcadia General Plan – November 2010 DRAFT – December 2023
From this core, single-family residential subdivisions spread to areas north and west of the ranch throughout the 1920s and 1930s.

The southern portion of the City was also developing at this time; its original configuration was a grid of one-acre ranches devoted primarily to chicken raising and light agricult ural uses. During the mid-1950s to the early 1960s, hillside residential development was most prevalent, with neighborhoods extending into the foothills of the San Gabriel Mountains along the City’s northern boundaries. With the construction of these neighborhoods, the bulk of Arcadia’s land had been developed, and from the 1980s to the present day, large areas of vacant land for any type of development have not been available.

In 2009, residential development continued to represent the predominant land use in Arcadia, co vering about 68 percent of the City’s land area and providing 20,340
1 homes. Commercial uses
account for approximately 11 percen t, with the regional mall and areas surrounding Santa Anita Park significant contributors to this total. As Figure LU-2 shows, Arcadia is largely built out, with less than one percent of land within the City vacant in 2009.

Figure LU-2: Land Use Distribution (2009)
Residential
68%
Off ice
1 %
Public Insti tution
13%
Commer c ial
1 1 %
Open
Space
5%Vacant

0.3%
Industrial
1 .5%
Mixed Us e

0.2%

Moving toward 2035
When Arcadia initiated a comprehensi ve General Plan update in 2008, a key concern of residents was that land use policy changes would result in substantial population grow th. This Plan does provide for land

1 2009 estimate from State of California Department of Finance (E-5 Population and Housing Estimates for Cities, Counties and the State, 2001-2009, with 2000 Benchmark).

Arcadia General Plan – November 2010 Land Use and Community Design | 2-7 DRAFT – December 2023
Figure lu-3:
examples of
Residential Densities
use transitions in targeted areas of the City, but accommodates only modest population growth. The anticipated growth will result from natural birth and death rates, new pe ople moving into Arcadia to enjoy the benefits it offers, and multigenerational households.

The City has taken a strategic approach to doing its part to ease regional housing demand. This incl udes recognizing the desires of a sizeable older population to remain in Arcadia, but to do so in smaller homes with very limited maintenance responsibilities. It also includes responding to a younger population’s grow ing interest in more dense, urban-type development located ne ar transit, restaurants, and entertainment.

With regard to commercial and business uses, Arcadia has long been a regional hub, with a large mall attr acting visitors from throughout the San Gabriel Valley. Santa Anita Park has for many years been the premier horse racing track in California, although changes in the horse racing industry in the last 20 years have caused attendance to decline at venues throughout the State, and portions of the property now offer opportunities to further enhance Arcadia’s place as a destination shopping and entertainm ent location. This Ge neral Plan establishes policy direction to build upon the commercial base that has allowed Arcadia to thrive, and to balance that with office, medical, and industrial uses that provide additional professional and skilled labor jobs.

The subsequent land use discussion in this element provides an overview of the planned land use pa tterns and distribu tion to achieve the vision stated above, followed by detailed discussion of modest changes planned for the focus areas identified in Figure LU-7.

Land Use Plan
In response to the community’s desire to maintain Arcadia’s long - established land use patterns and identity as a community of homes, preserve the attractiveness of the City’s neighborhoods and districts, maintain a sound economic base, and enhance the pedestrian environment, this Land Use Plan has been crafted to guide the development, maintenance, and impr ovement of land and properties.

The Land Use Policy Map, illustrated in Figure LU-4, with the designations described in Table LU-1, will allow the community to preserve those qualities that define Arcadia.

Understanding Density and Intensity
When describing areas of Arcadia, we differentiate one area from another by the principal use, such as homes (residential), shops and restaurants (commercial), manufacturing businesses (business park), a park, or a school. To describe the level of use, that is, how much development is allowed on a property (and presumably, what the associated activity level is), la nd use planners have developed measures called density and intensity. The term density, illustrated in Land Use and Community Design | 2-8 Arcadia General Plan – November 2010 DRAFT – December 2023
Figure LU-3, typically applies to re sidential uses and refers to the population and development capacity of residential land.

Arcadia General Plan – November 2010 Land Use and Community Design | 2-9 DRAFT – December 2023
Figure LU-4: Land Use Policy Map
Land Use and Community Design | 2-10 Arcadia General Plan – November 2010 DRAFT – December 2023
Figure lu-5:

Floor-Area Ratio
Density is described in terms of the dwelling units that can be accommodated on one acre of land (dwelling units per acre or du/ac) and the population associated with that density (population per acre or pop/ac).

Development intensity refers to the extent to which a property is or can be developed. While intensity ge nerally describes nonresidential development levels, in a broader sense, intensity also can be used to express overall levels of both residential and nonresidential development types. For land uses in Arcadia, the measure of intensity used is the floor-area ratio. The floor-area ratio, or FAR, describes the relationship between the total square feet of development on a lot and the area of that lot. The FAR is determined by dividing the gross floor area of all buildings on a lot by the land area of that lot. Figure LU-5 illustrates different FAR calculations; FAR and factors such as building square footage, building height, and the percent of lot coverage are all interrelated. For example, a 20,000 -square-foot building on a 40,000- square-foot lot yields a FAR of 0.50:1. A 0.50:1 FAR allows, for example, a single-story building, which covers half the lot, or a two- story building with reduced lot coverage.

Land Use Designations
The Land Use Policy Map (Figure LU-4) graphically represents the planned distributi on and intensity of land use citywide. The colors shown on the map correspond to land use designations that describe the types of uses established and pl anned in Arcadia. The descriptions on the following pages establish th e General Plan designations and indicate the permitted nature and intensity of development.

Five residential land use designat ions allow for a range of housing types and densities, largely reflective of long-established development approaches. In addition to the pr imary permitted residential uses, the City also permits accessory units an d non-residential uses such as schools, parks, child day care, and religious and charitable organizations, consistent with State la w and as set forth in the Arcadia Municipal Code.

The two commercial land use desi gnations, single industrial designation, and hybrid Commercial/Light Industrial designation are designed to support business activity and provide tools to help businesses and districts maximi ze their economic potential , or provide opportunities for more intense residential uses on commercial parcels that encourages transit-oriented de velopment in proximity to transit centers, employment centers, and commercial and service uses.

Two designations accommodate commercial and residential mixed-use development. The mixed-use design ations allow combined commercial and residential de velopments and both stand-alone commercial and residential uses if affordable housing units are provided.; however, exclusively residential uses are not permitted in those areas. The Downtown Mixed Use designation provides for more intense, mixed- used development surrounding the planned Gold Line Metro Station to

Arcadia General Plan – November 2010 Land Use and Community Design | 2-11 DRAFT – December 2023
create a complete, compact, walkable neighborhood that encourages transit use.

RE – Residential Estates
The Residential Estates designation accommodates
low-density single- family residential neighborhoods.

Development is ty pified by la rge lot, detached single- family residences on estate-type lots of 22,000 square
feet or larger. Permit ted uses include single -family
residences on a single lot and private tennis courts and similar facilities.

Other uses that may be appropriate, consi stent with
zoning regulations, include public and private schools, public parks, and other open space uses.

Unit Density: up to 2 du/ac
Typical Population Density: 3-6 persons per acre2

VLDR – Very Low Density Residential
The Very Low Density Residential designation
accommodates lo w-density single- family residential
neighborhoods. Development is typified by large lot,
detached single-family residences on lots ranging from
10,000 to 22,000 square feet or larger. Permitted uses
include single -family residences on a single lot and
private tennis courts and similar facilities.

Other uses that may be appropriate, consistent with
zoning regulations, include public and private schools, public parks, and other open space uses.

Unit Density: up to 4 du/ac
Typical Population Density: 6-12 persons per acre

2 For land use categories that allow residential development, population density estimates are stated as required by State General Plan law. Population density has been calculated based on the development density range and the average persons per household estimate for Arcadia reported by the California Department of Finance (2.872 persons per household in 2008).

Land Use and Community Design | 2-12 Arcadia General Plan – November 2010 DRAFT – December 2023
LDR – Low Density Residential
The Low Density Residential designation
accommodates low -density single- family residential
neighborhoods. Development is typified by detached
single-family residences on lots 7,200 to 1 0,000 square feet in size. Permitted use s are limited to single- family residences on a single lot.

Other uses that may be appropriate, consistent with
zoning regulations, include public and private schools, public parks, and other open space uses.

Unit Density: up to 6 du/ac
Typical Population Density: 12-17 persons per acre

MDR – Medium Density Residential
The Medium Density Residential designation
accommodates varied housing types and sizes within a
suburban neighborhood context. Permitted residential
uses include detached and attached residences with
private and/or share
d yards and open space areas.

Other uses that may be appropriate, consistent with
zoning regulations, include public and private schools, public parks, and oth
er open space uses.

Unit Density: 6 to 12 du/ac
Typical Population Density: 17-35 persons per acre

HDR – High Density Residential
The High Density Residential designation
accommodates higher -density attached housing types
for both renter and owner households within a
neighborhood context. Such housing types generally
are located near transit stops, along arterials and transit corridors, and within easy wa lking distance of shops
and services. Appropriate transition to adjacent lower- density neighborh oods is requ ired through the use of
yards, other open areas, and building heights.

Other uses th at may be appropriate, consistent with
zoning regulations, include public and private schools, public parks, and other open space uses.

Unit Density: 12 to 30 du/ac 20-40 du/ac
Typical Population Density: 34-86 persons per acre

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C – Commercial (50 du/ac and 0.5 FAR)

The Commercial designation is intended to permit a
wide range of commercial uses which serve both
neighborhood and citywide markets. The designation
allows a broad array of commerc ial enterprises,
including restaurants, durable goods sales, food stores, lodging, professional offices, specialty shops, indoor
and outdoor recreational facilities, and entertainment uses. For commercial uses, the Floor Area Ratio (FAR)
is 0.5. In addition, the Commercial designation also
allows for straight re sidential development at a
minimum density of 30 d welling unit per a cre and a
maximum density of up to 50 dwelling unit per acre if
affordable housing units are provided.

Adjacent to Downtown, the Commercial designation is
intended to enc ourage small- scale office and
neighborhood-serving commercial uses that
complement development in the Downtown Mixed Use
areas. While the land use designation provides the
general parameters within which development must
take place, the Zoning Development Code or other land
use regulatory document specifies the type and
intensity of uses that will be permitted in a given area. In the Downtown area, for example, where properties are
designated Commercial and Commerc ial/Light
Industrial, and along the Las Tunas corridor west of
Santa Anita Avenue, land use regulations might specify
that active uses such as restaurants and cafes are
permitted, but a flexible Overlay will allow resi dential uses with affordable housing to transition into these
areas over time. but secondhand stores are not . The
Zoning Development Code and othe r regulatory
documents also indicate permitted building height limits for specific properties.

Maximum FAR – 0.50 (only commercial square footage
is counted toward the FAR).

Unit Density with affordable housing units: 30-50 du/ac

Maximum 0.30 FAR for Santa Anita Park – The
residential density does not apply to this property.

Higher intensity Maximum 1.0 FAR unde r Downtown
Overlay overlays are applied to portions of Dow ntown
along Santa Anita Avenue, Colo rado Place, and
Huntington Drive. (1.0 FAR).

Building Height: up to 48 feet in the Downtown area
(including Santa Anita Av enue, Colorado Place, and
Huntington Drive); up to 40 feet for commercial uses

Land Use and Community Design | 2-14 Arcadia General Plan – November 2010 DRAFT – December 2023
outside of Downtown

C – Commercial (80 du/acre and 1.0 FAR)
The Commercial designation that allows mixed- use
development with a density of 80 du/acre and a 1.0
Floor Area Ratio (FAR) is within the City’s Downtown
area. This Com mercial designation is intended to
encourage a strong pedestrian-oriented environ ment
that provides a variety of retail and service uses,
restaurants, and neighborhood -serving commercial
uses that complement deve lopment in the Downtown
Mixed U se areas. In order to provide the residential
population tha t i s r e q u i r e d t o support the uses in the downtown and around the Metro Gold Line transit
station, residential uses in a mixed -use development
are permitted above ground floor commercial or
adjacent to a commercial use. The Development Code
and other regu latory documents also indicate permitted building height limits for specific properties.

Maximum FAR – 1.0 (only commercial square footage
is counted in calculation of FAR)
Unit Density: Up to 80 du/ac
Maximum Height: Up to 60 feet

RC – Regional Commercial
The Regional Commercial designation applies only to
the regional shopping center located east of Baldwin
Avenue and north of Huntington Drive. The designation
provides for regional commercial centers intended to
serve a regional market and that offer a depth and
variety of retail goods, general merchandise, apparel, entertainment center, and home furnishings businesses.

Development within the Regional Commercial
designation is characteriz ed by large, multi- tenant
centers anchored by one or more major retailers as key tenants.

Maximum FAR – 0.50 (Based on gross leasable f loor
area for regional shopping center)

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HR – Horse Racing
The Horse Racing designation provides for the
continued operation of the Sa nta Anita Park race track for horse racin g and related acti vities and special
events. Permitted uses include stabling and training of race and show horses, horse racing, pari -mutuel
wagering on horse racing, horse shows and equestrian
events, and special events. Permitted a ncillary uses
include seasonal housing f or employees, per Municipal
Code standards.

Maximum FAR – N/A

MU - Mixed Use
The Mixed Use designation provides opportunities for
commercial and residential mixed-use development that
takes advantage of easy access to transit and prox imity to employmen t centers, and tha t provide
complementary mixes of uses that support and
encourage pedestrian activity. Mixed -use districts
support commercial uses that integrate well with
residential activity witho ut creating confl icts.

Development appro aches encourage shared use of
parking areas and public open spaces, pedestrian
movement, and interaction of uses within a mixed- use
district. Design approaches should minimize or limit
curb cuts/driveways at the front of the development
when rear or side egress options are available.

Residential uses in a mixed- use development are
permitted above ground floor co mmercial or adjacent to a commercial use. Mixed commercial/office and
residential tenan cies and stand- alone commercial or
office uses are allowed. Stand-alone resident ial uses are also allowed if affordable housing uni ts are
provided. However, exclusively residential buildings are not.

Maximum FAR – 1.0 (only commercial square footage
is counted in calculation of FAR)
Unit Density: 22 -30 du/ac 30-50 du/ac
Maximum Height: up to 40 feet

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DMU – Downtown Mixed Use
The Downtown Mixed Use designation provides
opportunities for complementary service and retail
commercial busines ses, professional offices, and
residential uses to locate within the City's downtown.

Downtown Mixed Use encourages the inclu sion of a
ground-floor, street-frontage commercial component,
but it is not required. Residential uses in a mixed- use development are permi tted above ground floor
commercial or a djacent to a commercial use. Mixed
commercial/office and residential tenancies and stand-
alone commercial or office uses are allowed. Stand-
alone residential uses are allowed if affor dable housing units are provided . However, exclusively residential
buildings are not allowed. Development approaches
encourage shared use of parking areas and public open
spaces, pedestrian travel ways, and interaction of uses within the district. Particular features that will define Downtown include public open space as an integral
comp
onent of the Gold Line Metro station, as w ell as
any larger mixed-use or commercial developments.

Guided by the policies and vision of the General Plan, a specific plan or subsequent zoning changes for
Downto
wn will contain detailed development standards,
infrastructure requirements, land use regulations, and
implementation measures for coordinated development.

Maximum FAR: 1.0 (only commercial square footage is
counted in calculation of FAR)

Unit Density: Up to 80 du/ac
Maximum Height: up to 60 feet

C/LI – Commercial/Light Industrial
The Commercial/Light Industrial designation provides
areas for a complementary mix of light manufacturing
businesses, limited auto service and repair, and support office, and retail uses ., or high density residential
projects with affordable housing that encourages transit- oriented development in proximity to transit centers,
employment centers, and commercial and service uses.

The designation recognizes the importance of small-
scale industri al and quasi-industrial businesses fo r the community in terms of business start-
ups/entrepreneurship, job provision, residents’ access
to needed goods and services, and revenue from point-
of-sales operations. Such uses are low scale, with
development and operating conditions built into the
development to minimize impact on surrounding uses.

Permitted retail uses are limited to those that support the industrial businesses. Larger-scale commercial uses will be considered on a case-by-case basis in the Lower Azusa Road Reclamation area.

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Maximum FAR: 0.50 1.0 (only commercial square
footage is counted in calculation of FAR)
Unit Density: 80 du/ac

I - Industrial
The Industrial designation provides for an ar ray of
warehouse, distribution, manu facturing, and assembly
uses in appropriate locations.

Maximum FAR: 0.50

P/I – Public/Institutional
The Public/Institutional designation accommodates
public, semi-public, and institutional u ses, including but not limited to offices and facilities used by federal, state, and local governm ent; special districts; public schools; hospitals; colleges and universities; and other public
agencies and public utilities.

Maximum FAR: as set forth in zoning regulations

OS-OR – Open Space–Outdoor Recreation
The Open Space –Outdoor Recreation designation
encompasses all City, county, state, and federal parks
and associated facilities, in cluding private facilities on leased public lands. The de signation identifies public lands intended to be used for active and passive
recreational activities, such as parks , golf courses,
trails, and the Arboretum. Publ ic lands used as
detention basins may also be designated Open Space-
Outdoor Recreation when co- located with active
recreational uses or when open spaces serve two uses,
such as a sports field and a detention basin.

Maximum FAR: N/A

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OS-RP – Open Space-Resource Protection
The Open Space –Resource Protection designation
applies to areas which require special management or
regulation because of unusual environmental conditions
such as earthquake faul t zones, steep slopes, flood
zones, high-risk fire areas, and areas required for the protection of water quality. While alternative uses of such constrained areas may be allowed, the unique
character or constraints of the area must be adequately addressed. This land use designation may also include
sensitive habitat areas, gr oundwater recharge basins,
hillside areas, and viewshed management areas.

Maximum FAR: N/A

Community Design
Why do some places feel special and distinct while others are nondescript and uninspiring? Why do we want to spend hours walking around some neighborhoods, while others do not captivate us? Historically, great places have co me about by following tradition — people doing things the way that they have always done them. Over time, people discovered and incorpor ated into their traditions the principles of great place-making.

The field of community de sign studies the places that attract us and extrapolates core principles that can be used to create new places that appeal to us in the same way. This section describes how Arcadia incorporates community design into development deci sions for both private properties and the public realm.

Citywide Design Principles
The following community design principles apply to all of Arcadia:

ƒ Creating Identifiable Places
ƒ Improving the Public Realm
ƒ Improving the Private Realm
Creating Identifiable Places
Community character is defined by the built and natural environments.

Specific attention to urban design can enhance places where people gather, and create memorable and attractive streetscapes.

Components of citywide urban design include:

Activity Nodes and Areas
Activity Nodes are places of pedest rian activity and excitement. These are places where people congregate, socialize, and shop. They are also places where residents can le isurely stroll, participate in a

Arcadia General Plan – November 2010 Land Use and Community Design | 2-19 DRAFT – December 2023
recreational activity, or relax and experience the outdoors. Examples of activity nodes, identified in Figure LU-6, include:

ƒ Santa Anita Park
ƒ Downtown Arcadia
ƒ Los Angeles County Arboretum and Botanical Garden
ƒ Arcadia County Park
ƒ Regional Shopping Mall

Land Use and Community Design | 2-20 Arcadia General Plan – November 2010 DRAFT – December 2023

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Land Use and Community Design | 2-22 Arcadia General Plan – November 2010 DRAFT – December 2023
Major Corridors
Major Corridors are boulevards and streets that provide important multi- modal transportation routes. They are scenic and picturesque, with large, mature street trees on both sides of the street, with accent plantings and landscaping. Continuo us sidewalks provide pedestrian connections along the corridor to lin k activity nodes, neighborhoods, and transit stops.

Some streets include medians, where landscaping and street trees create a grand thoroughfare, such as Huntington Drive. Many of the City’s primary and secondary gateways are located on Major Corridors.

Focal Intersections
Focal Intersections occur at juncti ons of Major Corridors. They are important focal points of the commun ity; they provide visual anchors, points of interest, and enhanced pedestrian connections. The following standards should be applied at all focal intersections:

ƒ Buildings at Focal Intersections should be of the highest architectural quality to make them memorable and
recognizable.

ƒ Buildings should be oriented toward public streets and spaces to make the public space vibrant and pedestrian friendly.

ƒ Activities that attrac t or generate pedestri an traffic such as cafés, retail functions, and publ ic art are highly desirable at Focal Intersections.

ƒ Define prominent intersections by locating new buildings or other structures closer to the street and defining the
intersection space.

ƒ Main building entrances of corner buildings should be close to the corner.

ƒ Intersections should include raised crosswalks with textured materials to help improve pede strian visibility and reduce pedestrian/vehicle conflicts.

Huntington Drive is a
Major Corridor with
large, mature trees in
landscaped medians.

Photo credit:
google.com

Arcadia General Plan – November 2010 Land Use and Community Design | 2-23 DRAFT – December 2023

Enhancing the Public Realm
The public realm consists of public property along street rights-of-way and within medians, as well as publ ic signage and public art. These enhancements make Arcadia more recognizable to visitors and distinguish the City from surrounding San Gabriel Valley communities.

Gateways
Gateways announce arrival into a community or district through such design treatmen ts as public signage, special landscape treatment, and unified architecture. Streets in Arcadia continue directly into adjacent communities, and oftentimes travelers do not know whether they are in Arcadia or Temple City or
Monrovia. To identify Arcadia entrances, gateway treatments can be utilized where major streets cross municipal boundaries and at freeway ramps. District gateways should be considered for especially recognizable dist ricts, most notably Downtown Arcadia. Figure LU-6 indicates potential locations for gateway statements. A major gateway exists at the corner of Huntington Drive at Fifth Avenue.

A hierarchy of gateway treatments will be developed that respond to the significance of the entry point. There are two types of gateways:

ƒ Primary Gateways. These gateways are the main entryways into the City. These gateways can be found on major
corridors.
ƒ Secondary Gateways. The gateway treatments for each of these entries will differ in response to their context, but will Huntington Drive and
Santa Anita Avenue is
a Focal Intersection.

This iconic gateway on
Huntington Drive
welcomes visitors to
Arcadia’s Downtown.

Land Use and Community Design | 2-24 Arcadia General Plan – November 2010 DRAFT – December 2023
Trees can make commercial areas much more inviting to pedestrians. Contrast the two photos. generally be smaller in scale and lower in profile than the primary gateways.

A particularly strong statement of arrival includes vertical design elements. Where the City owns right-of-way to provide such components, it can. However, privat e development can also contribute to community gateway statements with strong corner massing, tower elements, or other architectural features that create a distinct profile.

Additional approaches include using a combination of special paving, lighting, and/or landscape treatmen t to augment the appearance and visual impact at gateways.

Street Trees
Arcadia’s trees ar e a significant aesthetic and ecological resource.

They are one of the City’s real treasures and a key part of w hat distinguishes Arcadia. There remain, however, many areas of the City with minimal or nonexistent stre et tree coverage. The City has recognized the importance of a major species of tree with the adoption of the Oak Tree Preservation Ordinance, as well as tree maintenance with the Comprehensive Tree Management Program. The
implementation of the Urban Forest Master Plan will complement the positive effects of this ordinance by starting to fill in the areas of the City that could still benefit from street trees. Street trees should be shade trees wherever possible.

Public Signage
A coordinated program of public si gnage helps identify and make a place distinct. Public signage sh ould emphasize local history and identity, and be placed with regard to its surroundings. Distinctive signage should be used to identify unique districts, neighborhoods, and locations in the City. Public signs should also be organized, have a uniform appearance, and enhance the visual environment.

Public Art
Public art can range from the unobtrusive to the monumental. When well executed and appropriately sited, public art distinguishes a community and can celebrate different cultures. Large pieces can mark a focal point of a neighborhood or se rve as a landmark for navigation.

Small, out-of-the-way pieces ca n impart a sense of wonder and The Parks,
Recreation, and
Community
Resources Element
discusses street
trees and tree
preservation in

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Public art can be decorative and whimsical, and can celebrate culture and heritage. discovery. Public art can also lead to economic benefits, as it can be an attractor to a business area.

Improving the Private Realm
The private realm consists of privat ely owned areas that are generally visible to the public and that contribute to streetscape conditions. While properties are privately owned, the City can define its expectations through zoning regulations and de sign guidelines. Enhancing these areas with design treatments works to coordinate private improvements with public realm investment, ther eby creating more aesthetic and attractive commercial districts and neighborhoods.

Compatibility
No development exists in isolation. Every act of construction affects and is affected by its surroundings. Every development, therefore, should be evaluated for its compatibility in terms of use, scale, and aesthetics with the neighborhood or dist rict in which it is located. For small projects, this area of influence may be considered to be as small as to only include the buildings directly next door. For large projects, one must consider entire blocks or corridors. Where land use or other incompatibilities exist today, the Cit y can take action to encourage the transition over time to a more cohesive urban form.

Land Use and Community Design | 2-26 Arcadia General Plan – November 2010 DRAFT – December 2023

Arcadia General Plan – November 2010 Land Use and Community Design | 2-27 DRAFT – December 2023
Commercial Signage
Commercial signs have a significant influence on the overall aesthetic impact of a given street. If signs ha ve enough uniformity and are well proportioned and appropriate to thei r context, they can collectively function much the same way as public art in providing a sense of place and unique identity. If, on the other hand, signs are ill proportioned, cheap looking, and an odd mix of styles (monument versus pylon versus wall signs), they create visual “noise” and clutter that make it difficult to see the positive qualities of the street and to locate businesses.

Signage within th e City’s commercial corridors, with Baldwin Avenue being a particular example, has tended toward the latter rather than the former. To address sign clutter, the City developed sign guidelines which are integrated into the architectural guidelines for commercial and industrial properties. These guidelines lay out recommendations for everything from typefaces to material s to sign placement. If followed citywide, these guidelines will dramatically improve the character of Arcadia’s commercial corridors over time.

Illustrations from
Arcadia’s Architectural
Design Guidelines for
commercial and
industrial signage

Land Use and Community Design | 2-28 Arcadia General Plan – November 2010 DRAFT – December 2023
Citywide Goals and
Policies

Goal LU-1: A balance of land uses that preserves
Arcadia’s status as a Community of
Homes and a community of opportunity

Policy LU-1.1: Promote new infill and redevelopment
projects that are consistent with the City’s
land use and compatible with surrounding
existing uses.

Policy LU-1.2: Promote new uses of land that provide
diverse economic, social, and cultural
opportunities, and that reinforce the
characteristics that make Arcadia a desirable
place to live.

Policy LU-1.3: Encourage community involvement in the
development review process.

Policy LU-1.4: Encourage the gradual redevelopment of
incompatible, ineffective, and/or undesirable
land uses.

Policy LU-1.5: Require that effective buffer areas be created between land uses that are of significantly
different character or that have operating
characteristics which could create nuisances
along a common boundary.

Policy LU-1.6: Establish consistency between the Land Use Plan and the Zoning Development Code.

Policy LU-1.7: Encourage developments to be placed in
areas that reduce or better distribute travel
demand.

Policy LU-1.8: Encourage development types that support transit and other alternative forms of
transportation, including bicycling and
walking.

Policy LU-1.9: Establish incentives and development
standards to encourage development of land
uses that provide public amenities and/or
desirable facilities or features, as well as
private open space and recreation areas.

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Policy LU-1.10: Require that new development projects
provide their full fair share of the
improvements necessary to mitigate project
generated impacts on the circulation and
infrastructure systems.

Policy LU-1.11: Encourage the development of a range of childcare facilities, including infant care,
preschool care, and after-school care, to
serve the needs of Arcadia families and
workers. Encourage the development of
childcare facilities near transit-oriented
development. In accordance with the
strategic plan adopted by the Los Angeles
Child Care Planning Committee, reduce
barriers to childcare services due to zoning
regulations and expensive permit
requirements.

Goal LU-2: A City with a distinctive and attractive
public realm, with pedestrian-friendly
amenities in commercial and mixed-use
districts and single-f amily neighborhoods
that continue to maintain Arcadia’s
standard of architectural and aesthetic
quality

Policy LU-2.1: Ensure that trees planed in the public right-of- way continue to be well maintained where
they exist, are planted in areas where they
are currently lacking, and encourage
replacement of undesirable tree species in
public right-of-ways.

Policy LU-2.2: Emphasize the use of public spaces and
design that are oriented toward the
pedestrian and use of transit throughout the
community.

Policy LU-2.3: Develop a public art program that encourages and guides the creation, promotion,
implementation, and ma intenance of public
art throughout the City. Emphasize art that
draws upon the local history and is placed at
locations accessible to the public.

Policy LU-2.4: Establish administrative support and
community participation systems for the
implementation of a public art program.

Develop a dedicated funding source for
Land Use and Community Design | 2-30 Arcadia General Plan – November 2010 DRAFT – December 2023
public art to be paid for as a part of large
private and public development projects.

Policy LU-2.5: Develop a hierarchy of gateways to mark
entrances into the City, as illustrated by
Figure LU-6.

Policy LU-2.6: Ensure the aesthetic qu ality and pedestrian orientation of the City’s commercial corridors
by implementing the recommendations of this
Community Design section, as well as the
Architectural Design Guidelines for
commercial and industrial properties.

Policy LU-2.7: Through a combination of incentives to
business owners and enforcement measures,
attain compliance with signage standards and
guidelines throughout the City, with a priority
placed on high-traffic commercial corridors
and gateway areas.

Single-Family Residential
Development
Arcadia’s long-established, single-family residential neighborhoods are at the core of the City’s identity. These stable neighborhoods, many of which boast block after block of mature trees planted in the public right- of-way, are what the City means when it refers to itself as a “Community of H omes.” Protection of these most prized assets of the City is a primary objective of this General Plan.

In 2006, largely as a response to community concerns over “mansionization” and tree destruction on single -family properties, the City adopted Single-Family Residential Design Guidelines. The core issues that these guidelines address are:

Mass and scale: Building mass and scale are required to relate to established homes in the neighborhood and natural site features. Design approaches, particularly for two- and three- story structures, should consist of articulated building planes, roof and façade offsets, and ot her techniques that break up building masses.

Front entry: Building entries and entry features should not dominate the front façade. Architectural enhancements must blend with the overall home style and not use monumental or large vertical components.

Garages: As street-facing garages tend to be uninviting and have the potential to dominate the front elevation of a house, the guidelines encourage garages to be set back from the front façade or tucked in the back yard.

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Architectural style and design: As many new homes built during the 1980s and 1990s la cked a coherent architectural style, attempted to combine too many different styles, or had a style clearly incompatible with surrounding homes, the
guidelines establish preferred styles and stress the importance of maintaining a consistent style in a single structure or group of structures.

Additions and accessory buildings: Additions, as opposed to new homes, have their own set of design challenges. The City requires additions to blend with the original structure as outlined in the guidelines.

Colors and materials: Regulating color is tricky, but the City recognizes that the use of bright or strong paint colors and/or unnatural building materials can result in a house that looks out of place in a more traditional neighborhood setting.

Landform and tree preservation: Careless removal of mature trees and severe grading of hills ide properties show little regard for a site’s natural attributes. The g uidelines emphasize working with environmental conditions on a site rather than against them.

In addition to ap plication of the City’s guidelines, five homeowners associations in Arcadia enforce private, neighborhood-specific design standards through adopted covenant s, conditions, and restrictions (CC&Rs). These associations have played an important role in preserving the character of the residential neighborhoods in the northern portion of the City.

Arcadia’s five homeowners associations are (as of 2010):

ƒ Highland Homeowners Association
ƒ Rancho Santa Anita Property Owner’s Association
ƒ Santa Anita Oaks Association
ƒ Rancho Santa Anita Residents Association
ƒ Santa Anita Village Association

Goal LU-3: Preservation and enhancement of
Arcadia’s single -family neighborhoods,
which are an essential part of the City’s
core identity

Policy LU-3.1: Protect the character of single-family
residential neighborhoods through the
preservation and improvement of their
character-defining features. Such features
include but are not limited to tree-lined
streets, building orientation, sidewalks, and
architectural scale and quality.

Land Use and Community Design | 2-32 Arcadia General Plan – November 2010 DRAFT – December 2023

Policy LU-3.2: Implement design guidelines to keep new
homes and home additions consistent in
scale, massing, and architectural quality with
prevailing conditions in a neighborhood.

Policy LU-3.3: Encourage a variety of architectural styles for new and renovated structures that reflect
local architectural characteristics.

Policy LU-3.4: Strengthen neighborhood identity with new development that is compatible with
surrounding structures through scale,
massing, and preferred architectural style.

Policy LU-3.5: Require that new construction, additions, renovations, and infill developments be
sensitive to neighborho od context, building
forms, scale, and colors.

Policy LU-3.6: Encourage preservation of the natural
topography of a site and existing mature
trees.

Policy LU-3.7: Ensure that the design and scale of new and remodeled single-family residential buildings
are appropriate to their context.

Multifamily Residential
Development
The City has a goal of improving the quality of the community’s multifamily developments. Multifamil y residential developments should exhibit quality in architectural de sign, the use of quality building and landscape materials, and balance the relationship of buildings to their environmental setting and their neig hborhood. Multifamily residential developments need to respect the scale and character of adjacent residential neighborhoods through attention to views, building scale and orientation, proximity to adjacent uses, location of driveways, noise and lighting mitigation, and landscape buffering.

Goal LU-4: High-quality and attractive multifamily
residential neighborhoods that provide
ownership and rental opportunities for
people in all stages of life

Policy LU-4.1: Require that new multifamily residential development be visually and functionally
integrated and consistent in scale, mass, and
Policies specific to
housing issues can be
found in the Housing
Element.

Arcadia General Plan – November 2010 Land Use and Community Design | 2-33 DRAFT – December 2023
character with structures in the surrounding
neighborhood.

Policy LU-4.2: Encourage residential development that
enhances the visual ch aracter, quality, and
uniqueness of the City’s neighborho ods and
districts.

Policy LU-4.3: Require the provision of adequate private and common open space for residential units.

Require sufficient on-site recreational
facilities to meet the daily needs of residents,
if possible, commensurate with the size of the
development.

Policy LU-4.4: Strictly enforce City codes, including building and safety, zoning and land use regulations,
and property maintenance codes, to maintain
safe, high-quality residential neighborhoods.

Policy LU-4.5: Provide amenities that make a multifamily development a fully functional residential
community.

Policy LU-4.6: Encourage multifamily projects built with quality materials that will physically endure
and provide a positive long-term living
environment for residents.

Policy LU-4.7: Arrange multifamily buildings on a site to meet the following criteria:

ƒ Provide interest to the “street scene”
within the development and give as open
a feel as possible to the site.

ƒ Create a sense of place by relating
buildings to each other and to adjacent
open space.

ƒ Provide a variety of open spaces of
different sizes and shapes that perform
different functions on the site, including
contiguous areas large enough to be
used for both active and passive
recreation.

ƒ Separate balconies and patios on
adjacent buildings from one another to
increase the privacy of these spaces.

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Hillside Development
Hillside areas in Arcadia offer reduced densities, a more rural character, significant views of valleys and hills, proximity to large natural open space areas, and privacy. However, if hillside development is improperly planned, the very amenities that people seek as precious attributes of foothill living can be destroyed. In addition, the cumulative effect of improper hillside development can result in significant destruction of sensitive biological habitats and habitat linkages, erosion and degrad ation of water quality, increased downstream runoff and flooding probl ems, slope failure, fire hazards, high utility costs, and inadequate access for emergency vehicles.

Arcadia’s approach to hillside management is to require preservation of the natural character of hillside areas, and to require full mitigation against hazards from wildland fires, landslides, earthquake faults, and other environmental conditions.

Goal LU-5: Hillside management approaches that
balance desires for unique neighborhoods
and home sites with th e need to protect
residents from environmental hazards and
to respect wildlife habitat and viewsheds

Policy LU-5.1: Maintain the visual character of hillsides, recognizing both the importance of the
exposure of hillside development from off-site
public views and the importance of providing
panoramic public views from and of hillsides.

Policy LU-5.2: Minimize the alteration of existing landforms and maintain the natural topographic
characteristics of hillside areas, allowing only
minimal disruption.

Policy LU-5.3: Protect the natural character of hillside areas by means of contour grading to blend graded
slopes and terraces with the natural
topography.

Policy LU-5.4: Avoid mass graded pads within hillside areas.

Smaller steps or grade changes should be
used over single, large, slope banks to the
greatest extent feasible.

Policy LU-5.5: Ensure that any change in hillside land use is accompanied by appropriate safety measures
and that the environmental constraints are

Arcadia General Plan – November 2010 Land Use and Community Design | 2-35 DRAFT – December 2023
adequately addressed especially with respect
to runoff and erosion

Policy LU-5.6: Require hillside development to incorporate architecture, scale, massing, building form,
building color, roof materials, and
landscaping to reflect the natural hillside
setting.

Commercial Corridors and
Districts
With the exception of the regional mall, most commercial development in Arcadia occurs along the major streets and corridors. These corridors represent the “face” of the City to the many visitors who come to shop, work, or do business. The corridors support businesses that provide local jobs and services to Arcadia residents, and are a significant source of tax revenue. Revenues from commercial businesses support the maintenance of infrastructure, fire and police services, community services, and public facilities. Given the uncertainty surrounding future revenue from Santa Anita Park, Arc adia’s long-term fiscal stability is closely tied to the co ntinued stable financial performance of its commercial areas.

The Las Tunas Corridor, Live Oak Corridor, First Avenue (south of Huntington Drive to Duarte Road), and most of the Commercial Districts in the City offer opportunities for the incorporation of high density residential uses along with commercial activity. Such mixed-use development (or stand-alone residential development if affordable housing units are provided) will allow the City to diversify its housing base while enhancing the aesthetic quality of these corridors. Mixed use will also help enliven the commercial market in these areas by providing a ready customer base within walking distance. New mixed- use developments will require may have a commercial component to ensure that new retail or office space is provided to the area.

Goal LU-6: Attractive and vibrant commercial
corridors that provide for the retail,
commercial, and office needs of Arcadia
with expanded opport unities for mixed-
use development

Policy LU-6.1: Encourage all new commercial development, through the use of entitlement incentives
and/or requirements, to provide public
gathering spaces and pedestrian facilities
and connections.

Policy LU-6.2: Use code enforcement to address
maintenance issues and to improve the
Policies specific to
economic
development within the
commercial districts
are in the Economic
Development Element.

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overall appea rance of the City’s commercial
corridors.

Policy LU-6.3: Establish parking districts in key commercial areas to make use of shared parking, public
parking lots, and other creative approaches to
parking. The aim of such an approach should
be twofold: to reduce problems associated
with parking and to create incentives for
development.

Policy LU-6.4: Encourage design approaches that create a cohesive, vibrant look and that minimize the
appearance of expansive parking lots on
major commercial corridors for new or
redeveloped uses.

Policy LU-6.5: Where mixed use is permitted, promote
commercial uses that are complementary to
adjacent residential uses.

Policy LU-6.6: Develop landscaping that is compatible with the City’s water efficient landscape ordinance
and façade standards for commercial
properties, and require all new development
to adhere to them. Encourage the
improvement of rundown buildings by offering
entitlement incentives.

Policy LU-6.7: Encourage a balanced distribution of
commercial development throughout the City,
ensuring that neighborhoods and districts
have adequate access to local-serving
commercial uses.

Policy LU-6.8: Encourage the intensification of commercial uses on underutilized commercial properties
and the transitioning of non-commercial uses
on commercial properties in accordance with
the Land Use Policy Map and all applicable
regulations.

Policy LU-6.9: Pursue public/private partnerships aimed at creating an investment strategy for the City’s
commercial corridors.

Policy LU-6.10: Identify and provide appropriate
monumentation and signage for major City
gateways where commercial corridors enter
Arcadia from neighboring cities.

Policy LU-6.11: Provide mature street trees, continuous landscaping (that includes drought-tolerant

Arcadia General Plan – November 2010 Land Use and Community Design | 2-37 DRAFT – December 2023
plants), and pedestri an amenities along
corridors and within districts to create a more
visually pleasing and cohesive streetscape.

Policy LU-6.12: Create pedestrian connections along
corridors and districts that link surrounding
neighborhoods and provide a more
pedestrian-friendly atmosphere.

Policy LU-6.13: Redesign focal intersections and public areas to create outdoor amenities and improve the
pedestrian experience.

Policy LU-6.14: Provide opportunities for high density
residential development providing affordable
housing units in a commercial zone that will
serve as a catalyst for other types of
development in the surrounding area.

Industrial Districts
Industrial businesses play an important part in job creation and revenue generation. Arcadia has no heavy indu strial uses and only a few areas where light industrial uses, such as manufacturing and warehousing, occur: north of the Downtown, along portions of Live Oak Avenue, and in the southeastern limits of the City around Goldring Road, Clark Street, and Lower Azusa Road.

Arcadia has done well attracting lig ht manufacturing businesses to its industrial areas. In fact, while this City is known for its homes and regional mall, one of its largest revenue producers is a manufacturer of fire safety equipment. The City can become even more attractive to such businesses, as well as those in the technology incubator sector of the market, through a focus on infrastructure improvements.

Particularly in regards to the development of the Lower Azusa Road Reclamation Area, roadway and other infrastructure improvements will help ensure that Arcadia remains ab le to take best advantage of its location in the San Gabriel Valley, a significant regional center for manufacturing with more than a pr oportional share of Los Angeles County manufacturing businesses. According to a report 3 from the Los
Angeles County Economic Development Corporation, the San Gabriel Valley claims 17.9 percent of Los Angeles County manufacturing establishments although it only has 10.4 percent of all County establishments.

Goal LU-7: Industrial areas that encourage local, well- paying employment while providing for

3 San Gabriel Valley Economic Partnership: Economic Outlook, Los Angeles County Economic Development Corporation. November 2008.

Land Use and Community Design | 2-38 Arcadia General Plan – November 2010 DRAFT – December 2023
the other industrial service needs of the
Arcadia community

Policy LU-7.1: Require the use of buffers and transition in industrial developments to minimize impacts
on surrounding residential neighborhoods.

Policy LU-7.2: Encourage industrial uses that provide
employment and revenue benefits to the City.

Policy LU-7.3: Require quality industrial development that includes visually appealing architectural
design, site de sign, scale and massing, and
landscaping design features consistent with
the City’s ordinance

Policy LU-7.4: Require aggregate mining facilities to
adequately buffer operations and facilities
with appropriate landscaping and grading
techniques.

Policy LU-7.5: Provide opportunities for high density
residential development providing affordable
housing units in an in dustrial zone that will
serve as a catalyst for other types of
development in the surrounding area, or help
revitalize the downtown district.

Public/Institutional Uses
Public and institutional uses incl ude those dedicated to government purposes, such as the Civic Center and public schools. Quasi-public and private uses that provide an essential community function similar to government, such as private utilities and hospitals, are also included in this category.

In response to changing demographics over time, the City will re- evaluate the public services and facili ties it provides to best serve the community. For example, an increase in senior-aged residents will necessitate community facilities that can serve the health, education, and cultural enrichment needs of older residents.

The City’s foremost Public/Institutional area is the Civic Center campus on Huntington Drive, which includ es City Hall, the Council Chambers, and Arcadia’s police department headquarters building. The current site is the fourth location of City Hal l in Arcadia’s hist ory. When the City incorporated in 1903, Arcadia’s populat ion was approximately 400 people. City Hall moved from the Hotel Oakwood on the southeast corner of First Avenue and Santa Clara Street to the McCoy Building at First Avenue and La Porte Street, which housed a general store at the street level and offices on a second floor, the first new City Hall building was constructed on the corner of Fi rst Avenue and Hunt ington Drive in

Arcadia General Plan – November 2010 Land Use and Community Design | 2-39 DRAFT – December 2023
1918. City Hall moved to its current location in 1949. The City plans to rebuild City Hall at its existing location.

In addition to the Police Department building, which was completed in 2003, the City constructed a Fire Department headquarters station in 2008 and extensively remodeled the main library in 1996.

Founded in 1903 in Los Angeles and moved to Arcadia in 1957, the Methodist USC Arcadia Hospital, located on Huntington Drive just south of City Hall, is a long-time Arcadia institution that serves as a not-for- profit hospital. This important re gional facility provides a full complement of medical services, and is a major provider of quality jobs in the community. With the growth of the healthcare industry, the City looks to accommodate medical office spaces and facilities that supplement the services that Methodist USC Arcadia Hospital provides.

The Downtown Overlay applied to properties designated Commercial offers an FAR of 1.0 as an incentive to development of such complementary uses near the hospital.

Goal LU-8: Public and institutional uses that provide
community-wide benefits and meet the
needs of Arcadia residents and
businesses

Policy LU-8.1: Protect and maintain properties for public and institutional services which benefit the City as
a whole.

Policy LU-8.2: Accommodate the provision of public and
institutional uses that meet the needs of a
changing demographic, such as those aimed
at senior populations and day-care facilities to
meet the needs of Arcadia families and
workers.

Policy LU-8.3: Pursue the policies in the Parks, Recreation, and Community Resources Element
regarding park lands and public school
facilities.

Policy LU-8.4: Permit the orderly expansion and
establishment of medical facilities to meet the
growing demand for hospital and medical
services.

Policy LU-8.5: Coordinate with the Ar cadia Unified School District for the use of school facilities during
off hours for City-sancti oned recreational and
civic activities.

Land Use and Community Design | 2-40 Arcadia General Plan – November 2010 DRAFT – December 2023
Policy LU-8.6: Continue to pursue the funding necessary to complete the planned construction of a new
City Hall.

Policy LU-8.7: Incorporate outdoor public spaces designed for public use into civic and public institutions.

Policy LU-8.8: Minimize the visual impacts of parking, and locate primary entrances of public buildings to
face the street, not a parking lot.

Policy LU-8.9: Incorporate design strategies to achieve compatibility between public and institutional
uses and residential neighborhoods.

Open Space
Open Space uses such as public parks are located in many neighborhoods, providing places fo r recreation, relaxing with friends and family, and enjoying nature. The largest open space areas are located in the center of the City (Arcadia County Park and Santa Anita Golf Course) and on the north and south ends of the City (Arcadia Wilderness Park and Peck Road Conservation Park).

For more policies
addressing open
space, see the Parks
and Recreation, and
Community Resources
Element.

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Goal LU-9: Preservation of the City’s existing natural
and recreation-oriented open space areas

Policy LU-9.1: Ensure that new development does not
infringe upon open space areas.

Policy LU-9.2: Maintain open spaces consistent with the Parks, Recreation, and Community
Resources Element and the Resource
Sustainability Element.

Policy LU-9.3: Consider creative open space uses such as native landscaping, community gardens, or
creation of wildlife habitat along right-of-ways
or other public spaces.

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Land Use Focus Areas
As embodied by the City’s motto, one of Arcadia’s mos t treasured resources is its single-family resi dential neighborhoods. As such, a primary goal of this General Plan is to provide the necessary opportunities for the City to grow and thrive economically while preserving the quality and character of the single-family residential neighborhoods. Recognizing the stability of the City, this Plan focuses on very specific areas where change is desired to diversify housing and businesses, and to take ad vantage of benefits the Gold Line Metro station at Santa Clara Street and First Avenue will bring. Figure LU-7 identifies the following focus areas:

ƒ Downtown Arcadia
ƒ First Avenue and Duarte Road
ƒ Live Oak Avenue
ƒ Lower Azusa Road Reclamation Area
ƒ Baldwin Avenue and Duarte Road
ƒ Santa Anita Park

Identification of these focus area s arose from extensive analysis and discussion conducted with the General Plan Advisory Committee during the summer of 2008, and subsequently later confirmed by the City Council and Planning Commission. For the focus areas, the General Plan Advisory Committee, City leaders, City staff, and the community developed strategies to:

ƒ Achieve more efficient or produc tive use of land resources. ƒ Encourage uses that would benefit the City through increased revenue, employment, and/or housing opportunities.
ƒ Incentivize innovative mixed-use projects.
ƒ Enhance select commercial corridors.
ƒ Establish a vision for future land uses on properties that will experience significant transition, such as reclamation area.

Arcadia General Plan – November 2010 Land Use and Community Design | 2-43 DRAFT – December 2023
Figure LU-7: Land Use Focus Areas
Land Use and Community Design | 2-44 Arcadia General Plan – November 2010 DRAFT – December 2023
Downtown Arcadia
The traditional core of Downtown has long been centered at Huntington Drive and First Avenue, before City Hall was established at its current location between East and West Hunt ington Drive. This core extends along Huntington Drive for one block in either direction and three blocks south along First Avenue. These blo cks have buildings of a scale and street orientation that create a wo nderful walking environment, and the City has made extensive efforts to create a pleasant pedestrian experience and attractive business fronts. However, the area has struggled commercially and has neve r really found the right mix of businesses to allow the corridor to thrive. The proximity of the regional mall, with its many national retailers and restaurants, creates competition for smaller, independ ent businesses. Just behind the Huntington Drive frontage, several pr operties are underutilized or have uses, such as inventory warehousing, that do not foster a thriving pedestrian commercial neighborhood. Parking is not convenient despite the presence of City-owned lots.

The most important and anticipated development in Downtown is the Metro Gold Line extension and Arcadia station. The Metro Gold Line light rail system runs from Union Station in downtown Los Angeles to Pasadena, with the extension planned to add more than 24 miles to the system, with a terminus in Montclair and possibly beyond to the Ontario Airport via either bus or rail. Th e Arcadia station platform at the northwest corner of First Avenue and East Santa Clara Avenue will access a planned parking structure adja cent to a public transit plaza.

The City envisions the Downtown Arca dia station as a destination for visitors and a catalyst for transit-oriented development in the surrounding district. For visitors, clearly marked travel ways will direct them to shops and attractions in Downtown, as well as to Santa Anita Park and the regional mall.

Figure lu-8:

Downtown Arcadia

Arcadia General Plan – November 2010 Land Use and Community Design | 2-45 DRAFT – December 2023

To revitalize Downtown and move
forward with this vision, broad-based
land use changes are required,
together with a comprehensive
parking strategy and coordinated
public signage improvements, as
well as possibly economic
development incentives (see the
Economic Development section of
this Element). The Downtown Mixed
Use land use designation allows
retail and service commercial, office,
entertainment, and residential uses
at development intensities and
densities—up to a 1.0 FAR and 80
units per acre —that are higher than
previously permitted. Along the
Huntington Drive frontage , which is designated Commercial, land use policy allows a higher FAR than in other commercial areas.

The land use plan for Downtown revolves around the Gold Line Metro station and the tremendous opport unity it presents for Downtown enhancement. Supported by appropri ate land uses, the station will attract both commuters to shop or dine and residents who want to live within walking distance of commercial amenities and be able to ride the train to work.

The first step to realizing the full potential of transit-oriented development in Downtown is to create capacity for more people in the area on a 24-hour basis. The Downtown Mixed Use land use designation focuses the most intens e mixed-use development potential around the station. The 1.0 FAR accommodates sufficient development Figure LU-9: Gold Line Metro station Planned Configuration

Land Use and Community Design | 2-46 Arcadia General Plan – November 2010 DRAFT – December 2023
intensity for projects with ground-f loor commercial and up to three additional stories of residential use. Alternatively, individual projects may consist of combined retail/o ffice or stand-alone office. In Downtown Mixed Use areas, residential uses are permitted above ground floor commercial or adjacent to a commercial use; however, stand-alone residential uses are not permitted.

Properties along First Avenue (south of Huntington Drive to Diamond Street) are designated Mixed Use, which allows mixed uses (residential and commercial) and stand-alone commercial uses. Developments consisting solely of residential uses are not allowed, as the intent is to create pedestrian acti vity between the ground- floor, street-fronting commercial uses. Shared parking lots are encouraged to allow new development to take maximum advantage of the shallow lots.

North of La Porte Street, between Saint Joseph and Santa Clara Streets, properties are designated Commercial. The mix of light industrial and residential uses histor ically comprising this sub-area are envisioned to transition to small-scale office and neighborhood-serving commercial uses that support the surrounding established neighborhoods and new residential development in Downtown. The long-established uses will be permitted to remain consistent with zoning regulations. A Downtown Mixed Use Overlay zone will be added to this area to facilitate high density residential projects, without compromising the ability of the existing land uses to remain compliant and thriving.

The extension of the Downtown focus area north and west along Santa Anita Avenue, Huntington Drive an d Colorado Place are designated either Commercial with an FAR overlay of 1.0 to allow a modest increase in development intensity or will be re-zoned for Downtown Mixed Use. The increase in intensity should encourage owners of older buildings to pursue private redevelopment efforts that will provide additional residential units as well as hospitality uses and office space—and medical office space in particular on Santa Anita Avenue— to enhance the function and appearance of these corridors.

Downtown Community Design
As described in the Land Use Fo cus Areas discussion above, the single-most important factor necessary for the creation of a thriving commercial district is people, and people walking is even better. The Gold Line Metro station represents the key opportunity to generate pedestrian activity Downtown, combined with creation of a distinct, fun, safe, and multi-functional outdoor public gathering place. The station and land use policy that allows for higher-density residential development in Downtown will generate the critical mass of people that small-scale retail businesses, cafes, and restaurants require.

Good community design alone will not revitalize Downtown, but it can complement the transit accessibility and mix of uses that will make Arcadia a destination stop on the Gold Metro Line, rather than merely a pass-through or place where commute rs from surrounding cities park their cars to travel into Los Angeles. Good community design will make

Arcadia General Plan – November 2010 Land Use and Community Design | 2-47 DRAFT – December 2023
Quality public
spaces attract
people.
it more likely that the new residents of Downtown will spend their leisure hours walking around (and spending money in) their neighborhood, rather than going somewhere else with more appeal.

The following are the key elements of a successful community design for Downtown.

Public Spaces
Public spaces include publicly accessible plazas, courtyards, and similar outdoor spaces that form a vital component of a community’s public life. Such spaces attract people. As well-defined outdoor rooms, they may accommodate public gatherings and celebrations, or serve as retreats from urban activity. Shade trees and other means of escaping the sun should be integral to all public spaces. Fountains and water follies, especially ones which children can play in, can be a major draw for families on hot days.

Signage
In addition to the primary use of providing
direction, a program of public signage helps to
mark and make a location distinct. Key locations
in Downtown, in particular the Gold Line Metro
Station and the Huntin gton Drive and First
Avenue shopping districts, should be well
marked. Signs used should be attractive and
coordinated with the overall aesthetic of the area.

Pedestrian Connectivity
Successful places include safe and convenient
connections from parking areas to shops and
restaurants, and among the shops and
restaurants themselves. Generally, people’s
walking tolerance to their destination is about
one-quarter mile, but they can be encouraged to
continue walking if the paths are clear and they
can find excitement along the way. Public
plazas, courtyards, and pocket parks in
Downtown need to be connected via sidewalks
and paseos to create a network of pedestrian
spaces. Particular attention will be paid to the
Land Use and Community Design | 2-48 Arcadia General Plan – November 2010 DRAFT – December 2023
Paseos work
especially well to
connect parking
lots with
commercial
areas.

connections between parking lots and commercial areas.

Parking
The goal for Downtown is to have vi sitors park once and be able to walk to any destination in the district, such as people do at a shopping mall. One method for achieving this is shared parking, whereby a business’s parking requirement could be fulfilled offsite at a common lot shared with the other businesses in the neighborhood. In addition to ensuring that customers do not have to drive and re-park to patronize more than one establishment, shared parking also makes it possible for businesses to use commercial space th at they would not be able to if they had to provide parking onsite . This helps to remove a major obstacle to commercial vitality while continuing to ensure that sufficient parking is available to serve the district as a whole.

Where parking structures are used, they should be fronted by active uses, such as storefronts along pe destrian walkways so as not to disrupt the pedestrian experience.

For mixed-use buildings, subterranean or interior parking courts should be used to minimize th e visual impact of park ing. The location and design of parking should not pr ohibit the desired street-oriented development pattern nor inhibit th e provision of comfortable and functional outdoor spaces.

Parking structures should be fr onted by active uses such as storefronts

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Building Orientation
Buildings should be oriented to the pedestrian and the street. Buildings act to define the boundaries of the public “room” of the street. They should therefore be designed to fu nction as a part of that room, enhancing the public space. They should not turn their backs to the street, but should offer the pedestrian something to interact with. Rather than having an uninterrupted blank wall, the windows or landscaping of projects should face the street.

Architecture
Rather than have rigid architectural guidelines or standards for Downtown that would create almost a theme park appearance, the City will allow for individual expression. Constants will be:

ƒ The use of quality, lasting building materials
ƒ Building scale that relates to the almost intimate nature of Downtown and the generally narrower street widths
ƒ Avoidance of “kitsch” or other design elements that will n ot easily stand the test of time
ƒ Unified themes within a development, including ensuring that window treatments and detailing comport with the overall building style

Downtown Conceptual Community Design Study
Figures LU-10, LU-11, and LU-12 present a conceptual plan for Downtown Arcadia. This is not a prescriptive plan for the area; it is meant to illustrate the types of design elements desired. The plan emphasizes pedestrian access and open space and integrating the Gold Line Metro station with high-density residential, mixed-use, and commercial areas via a system of pedestrian alleyways and plazas.

These diagrams identify models to guide development decisions for the area; the City may adopt a more defini tive specific plan document, or associated zoning standards, for Downtown.

Figure LU-10 is an overall concep tual plan depicting the central Downtown area between East Colorado Boulevard and Huntington Drive and Santa Anita Avenue and Se cond Avenue. The focal point is the Gold Line Metro station, which the study envisions as being surrounded by large plazas on both sides of the tracks. The central features are pedestrian alleys and breezeways that radiate from the station plazas to the south, connec ting the plazas to mixed-use and commercial areas south of the station and along Huntington Drive.

Figure LU-11 illustrates the types and scale of land uses envisioned for each area of Downtown. A well-designed Gold Line Metro station surrounded by areas of public open space is a crucial component of the plan. Photographs of potential examples for this kind of station are presented in the lower right hand corner of the figure. Just above this on the right-hand side are examples of features that could enhance the pedestrian alleys, including founta ins, benches, trees, and other landscaping.

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Figure LU-12 is a study of edge conditions ͸or the interfaces between land uses͸between the street and the buildin gs facing it, for example.

Section A illustrates the proposed pede strian alley walk, which should be a minimum of 20 feet wide. Key features of the alley walk include street furniture and planters attached to the face of the future parking structure; this adds aesthetic value for pedestrians. Another feature is the use of trees and groundcover to provide shade and visual variety.

Section B depicts a cross-section of a pedestrian breezeway. This feature allows for pedestrian access/ connection from parking lots or alley walks in the rear of retail stores to the street. Street furniture and landscaping are used to “soften” the experience of walking between buildings.

Section C shows the relationship of building to street, with awnings and street trees providing shelter for pedestrians. The trees and street parking also form a physical buffer between automobile traffic and people on the sidewalk. Adjacent to the building, an amenity zone provides room for street furniture such as planters and benches.

Section D depicts the interface betw een a parking lot and the street.

The key feature is a bioswale that catches surface runoff from the parking lot, preventing polluted water from running directly into the storm drain system and eventually, into the ocean. Hedges and trees screen the parking lot from the street.

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Goal LU-10: A thriving Downtown, with healthy
commercial areas supported by high-
quality, residential uses and supportive of
the Metro Gold Line transit station

Policy LU-10.1: Provide diverse housing, employment, and cultural opportunities in Downtown, with an
emphasis on compact, mixed-use, transit-
and pedestrian-ori ented development
patterns that are appropriate to the core of
the City.

Policy LU-10.2: Promote the Metro Gold Line Extension
station and establishmen t of a transit station
in Downtown Arcadia, and take full advantage
of the opportunities the Metro Gold Line
station will bring to Downtown and the City as
a whole.

Policy LU-10.3: Work toward the establishment of public gathering areas in Downtown to bring public
activities and civic events into Downtown.

Policy LU-10.4: Establish commercial uses that complement the vision of the Downtown core with
opportunities for more intense, quality
development at key intersections that are
unique from the regional offerings at the
regional mall.

Policy LU-10.5: Encourage the transformation of Santa Anita Avenue into a premier office and residential
corridor by offering incentives for
development while at the same time requiring
the high-quality amenities that will attract the
kinds of businesses th e City would like to
see.

Policy LU-10.6: Encourage high standards for property
maintenance, renovation and redevelopment.

Policy LU-10.7: Provide accessible plazas and public spaces throughout Downtown that provide both
intimate, outdoor rooms and larger spaces
that could accommodate public gatherings
and celebrations.

Policy LU-10.8: Establish an attractive and coordinated wayfinding sign program in Downtown with an
overall consistent design theme.

Arcadia General Plan – November 2010 Land Use and Community Design | 2-59 DRAFT – December 2023
Policy LU-10.9: Connect various activity areas and plazas via sidewalks, paseos, and pedestrian alleys to
create a comprehensive pedestrian network.

Policy LU-10.10: Establish a “park once” system in Downtown with a collection of shared surface and
parking structures.

Policy LU-10.11: Buildings should be oriented to the
pedestrian and the street.

Policy LU-10.12: Encourage architecture that uses quality, lasting building materials; provides building
scale that relates to intimate nature of
Downtown; and applies a unified theme.

Policy LU-10.13: Recognize that well-designed public open spaces are vital to the success of Downtown.

Work with private developers and landowners
to facilitate the construction of such spaces.

Policy LU-10.14: Create a high-quality pedestrian experience in Downtown through the use of street trees,
public art, street furniture, and public
gathering spaces. Using signage, art, and
unique uses, entice and encourage people to
walk and explore the commercial core of
Downtown.

First Avenue and Duarte Road
The First Avenue and Duarte Road corridors provide local commercial services and retail uses that support the surrounding residential neighborhoods. First Avenue is envi sioned as a mixed-use street that complements the surrounding residential properties. Duarte Road is envisioned as a neighbor hood-serving commercial node with uses that require additional traffic presence.

First Avenue between Huntington Dr ive and Duarte Road represents the proving ground for mixed-use deve lopment in Arcadia, with the first projects constructed in the early 2000s. Residential development is required to have a ground-floor commercial component, unless affordable housing units are provided. The streetscape improvements north of California Street, completed also in the early 2000s, have created a very pleasant pedestrian environment, with shops, cafes, and services within easy walking distance from neighborhoods on either side of First Avenue. However, visito rs who drive to the district have trouble with the angled parking. The concern is that exiting from such spaces into traffic can be daunting. The City will examine options to mitigate this problem, as well as publ ic or shared lots. In addition, the City will look into extending the streetscape improvements south to Duarte Road.

2-60 | Land Use AND Community Design Arcadia General Plan – November 2010 DRAFT – December 2023
Figure LU-13:

First Avenue
And Duarte Road

Goal LU-11: An economically vibrant neighborhood
with a mix of residential and commercial
uses along First Avenue

Policy LU-11.1: Work to improve the pedestrian experience along First Avenue between California Street
and Duarte Road by looking for funding to
extend the streetscape improvements already
in place north of California Street.

Policy LU –11.2: Examine alternative parking options such as public/shared parking lots along First Avenue
to help improve safety and traffic flow.

Arcadia General Plan – November 2010 Land Use and Community Design | 2-61 DRAFT – December 2023
Las Tunas and Live Oak
Avenue
Las Tunas and Live Oak Avenue Corridors have has supported a mix of low-intensity businesses for many years, although a new residential and retail center at Santa Anita Avenue and Las Tunas/ Live Oak corridors has established site design and architectural cues that should inspire new development along the corridor. Along the approximately one-mile stretch that Live Oak Avenue runs along the southern edge of the City, one can find everything from light-industrial manufacturing and auto repair to medical offices and ap artments. Live Oak Avenue is also a major commuter thoroughfare that provides direct
access to the I-605 freeway. The Las Tunas Avenue corridor is west of Santa Anita Avenue and consists of commercial, mixed-use, and light- industrial manufacturing.

Figure LU-14: Las Tunas Drive/Live Oak Avenue

The City has completed landscaping, median, and other streetscape improvements to enhance the publ ic realm, but the pedestrian experience is less than optimal du e to a narrow sidewalk, an absence of shade trees, and a lack of interesting places to walk to. The area serves residents of neighborhoods north and south of Live Oak Avenue (with neighborhoods to the south in Los Angeles County but also in Arcadia’s sphere of influence). In par ticular, the avenue’s two supermarkets are major local shopping destinations. There remains, however, a significant opportunity to improve the other shopping and service options for the people who live nearby.

In 2002, the City attempted to establish a redevelopment area along the Live Oak corridor as a means of fi nancing improvements there. This move, however, was blocked by the County of Los Angeles.

The vision for a reinvent ed Live Oak Avenue corridor provides for a livelier, more diverse mix of retail and service commercial uses that

2-62 | Land Use AND Community Design Arcadia General Plan – November 2010 DRAFT – December 2023
better serve local residents, together with new residential uses in select locations along the corridor in mixed-use or stand-alone developments.

Enhancements to accommodate and promote pedestrian activity will be balanced with recognition of the roadway as a major east-west connector.

The Mixed Use designation applies only to those properties that have sufficient depth to accommodate a combination of uses; stand-alone residential is not permitted unless affordable units are provided, but can be integrated either vertically or horizontally into a comprehensive development scheme, with relationships to the adjoining lower-scale development clearly recognized and respected for any new development.

The Land Use Plan acknowledges and retains compatible business park uses between Santa Anita and El Monte Avenues, as well as established multifamily housing and low-scale office buildings along the north side of Live Oak Avenue. Where the Commercial designation applies, the City supports and encourages the private redevelopment of commercial centers. Complementary policy direction is included in the Commercial Corridors section. Applicable policies and programs include:

ƒ Use code enforcement activi ties to address maintenance issues.
ƒ Pursue public/private partnerships aimed at creating an investment strategy for the corridor.
ƒ Transition non-commercial uses on commercial properties. ƒ Encourage the improvement or replacement of older buildings by offering entitlement incentives.
ƒ Encourage landscaping an d facade improvements.
ƒ Require appropriate and coor dinated landscape and design standards.

Live Oak Avenue is the boundary between the Arcadia Unified School District and El Monte K-8 and high school districts. Arcadia residents have expressed their desire to have City boundaries and school district boundaries coincide. While the City of Arcadia has no jurisdiction to effectuate such an adjustment, the City recognizes the value that the Arcadia Unified School District brings.

Live Oak Avenue is major cross-town thoroughfare, yet the mix of uses that has evolved along the corridor su ggests that sections can be more pedestrian focused and neighborhood serving, as discussed above.

Also, a unifying streetscape the leng th of Live Oak Avenue, and along Las Tunas Drive from El Monte Aven ue east to Santa Anita Avenue, would enhance the driving and pede strian experiences, and would create a better visual image of this section of Arcadia. This will include coordinated landscaping within parkwa ys and medians, quality street lighting and street furniture, and well-marked pedestrian crossings.

Pedestrian District

Arcadia General Plan – November 2010 Land Use and Community Design | 2-63 DRAFT – December 2023
Between Santa Anita Avenue and Fi fth Avenue, the plans for mixed- use development will emphasize more of a pedestrian environment, with buildings fronting the street . As with Downtown and Baldwin Avenue, pedestrian conn ectivity, especially be tween established and new residential uses and commercial uses along the corridor, should be the main focus of community design efforts. The provision of awnings should be encouraged, which in comb ination with a street tree plan for the avenue, will provide areas where pedestrians can shelter from the sun. Benches and other places where people can rest will also work to encourage walking.

For those sections along the corr idor where development is more oriented toward auto traffic, all development should have visually interesting street frontage as well (for example, windows, variation of design, artistic elements), with no blank walls. All development shall feature quality building materials and attractive, well-designed landscapes.

Goal LU-12: An attractive and economically thriving
Live Oak Avenue and Las Tunas Drive
corridor

Policy LU-12.1: Encourage mixed-use and/or residential
development on lots that have the size to
support a higher intensity of development.

Encourage lot consolidation to facilitate such
development.

Policy LU-12.2: Encourage and support the private
redevelopment of commercial properties in
areas not designated ap propriate for mixed-
use.

Policy LU-12.3: Encourage the improvement of the pedestrian environment between Santa Anita Avenue
and Fifth Avenue by requiring new
developments to be designed with an
emphasis on pedestrian connectivity with
neighboring uses.

Policy LU-12.4: Develop a streetscape improvement plan for Live Oak Avenue. Such a plan should
address street trees, street furniture such as
benches and planters, and pedestrian-
friendly amenities such as awnings.

Policy LU-12.5: Encourage the creation of public driveways to shared parking behind businesses between
Santa Anita and El Capitan Avenue on the
south-side of Live Oak Avenue.

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Policy LU-12.6: Provide op portunities for high density residential development providing
affordable housing units along the Live
Oak/Las Tunas corridors that will serve as
a catalyst for other types of development
in the surrounding area.

Arcadia General Plan – November 2010 Land Use and Community Design | 2-65 DRAFT – December 2023
Figure lu-15:

Lower Azusa
Road Reclamation
Area

LOWER AZUSA RD

CELINE ST

DURFEE AV

SAN GABRIEL RIVER FRWY
D

HEMLOCK ST

SAN RIO ST

RIO HONDO PKWY

CHERRYLEE DR

HALLWOOD DR

RIVERGRADE RD

ROSEGLEN ST

CONFERENCE ST

CLARK ST

STANDELL AV

BANNISTER AV

KIMBERLY CIR

DURFEE AV

SAN GABRIEL RIVER FRWY
Commercial/Light Industrial (0.5 FAR)
Lower Azusa Road
Reclamation Area
The southern portion of this former quarry, the 10 acres south of Lower Azusa Road has already been developed with light industrial uses. The approximate 80-acre northern portion will continue to be filled in with inert materials (concrete, asphalt and dirt) as
part of a reclamation plan that will create a
sizable development site.

With immediate visibility and access from I-605,
the site offers the opportunity for several uses.

Any new uses in this location, however, will have
to ensure adequate buffering for the surrounding
residential neighborhoods of the City of El
Monte.

Though this site was hist orically designated for
industrial and extractive uses, the
Commercial/Light Industrial designation expands
the potential for light indu strial business activity
while allowing supportive and regional-serving
commercial uses. The designation recognizes
the importance that small-scale industrial and
quasi-industrial businesses have in the
community in terms of jobs provision, access to
needed goods and services, and revenue from
point-of-sales operations. Industrial uses are
expected to be in high demand due to the increasing conversion of industrial lands throughout the San Gabriel Valley. The designation also allows for large-scale, regional-serving retail at this location, providing options for reuse that will further the C ity’s economic development objectives.

Complementary policy direction is es tablished in the goals and policies for Industrial Districts below. Key considerations for reuse of the site include:

ƒ Buffering and providing appropr iate transition from any new industrial use to minimize impa cts on surrounding residential neighborhoods
ƒ Encouraging uses that provide employment and revenue
benefits to the City
ƒ Improvement of roadway access to the site, in particular upgrading the connection to the freeway
ƒ Requiring high-quality site and architectural design, combined with substantial landscaping, to create showpiece development

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Goal LU-13: A developed Lower Azusa Road
Reclamation Area that maximizes revenue
to the City while minimizing negative
impacts on surrounding neighborhoods

Policy LU-13.1: Require that develope rs of properties within the Lower Azusa Road Reclamation Area
provide infrastructure at the time of
development that meets requirements
specific to the uses planned, including road
pavement that may be needed to support
truck traffic for industrial uses.

Policy LU-13.2: Improve access to the Lower Azusa Road
Reclamation Area through the upgrade of the
roadway connection to the I-605 Freeway.

Baldwin Avenue/Duarte Road
Baldwin Avenue between Huntington Drive and Camino Real Avenue is a very economically successful commercial district. This stretch functions as a restaurant row, with numerous examples of thriving establishments. The restaurants may primarily serve Arcadia’s booming Asian population, but they also draw many patrons from all over the San Gabriel Valley.

Immediately behind th e commercial corridors are well-established multifamily neighborhoods. Townhomes and two- and three-story apartment buildings, many dating from the 1960s and 1970s, are built on most of the properties. A large pe rcentage of these older properties were built at densities at or near 30 dwelling units per acre. In recognition of this condition and to give property owners the opportunity to recycle some of the most dilapidated of these structures, the maximum density for the High Density Residential category has been increased from 24 to 30 20 to 40 dwelling units per acre. Even with this improved incentive to rebuild, it is unlikely to result in much redevelopment of apartment buildings, except for in the most extreme cases. If over the life of this General Plan the City faces a problem in this or other neighborhoods with apartment buildings that have become run down, but for which there is not adequate incentive to spur wholesale redevelopment, the City may look at other options, such as the allowance of smaller unit sizes. As always, guiding this process will be the desire to balance the aesthe tic and economic benefits of new development with the potential nega tive consequences of increased densities.

This section of Baldwin Avenue has evolved into a vigorous, busy commercial corridor, driven to a large degree by the influx of Chinese and other immigrant-owne d businesses, and by a volume of ethnic restaurants that attract people from throughout the San Gabriel Valley.

From the perspective of community design, however, Baldwin Avenue leaves much to be desired. Development is primarily auto-centered,

Arcadia General Plan – November 2010 Land Use and Community Design | 2-67 DRAFT – December 2023
Figure LU-16:

Baldwin Avenue/
Duarte road
with many buildings oriented away from the street. Adjacent buildings do not relate to each other. Several developments have occurred as mini-malls that are internally focused, turning their backs on neighbors and sometimes presenting long, blank street walls. Few pedestrian or auto connections exist between developments. Once a customer has arrived, he or she is actively discouraged by the built environment to walk to adjacent stores. It is easier to drive back onto Baldwin Avenue and drive to the next destination, even if it is a short distance away.

Along the commercial corridors, the Commercial designation supports continued economic vitality of the diverse businesses and residential uses with affordable housing units . Increased focus is needed, however, on orienting new developm ents toward Baldwin Avenue and Duarte Road, enhancing the streetsca pe for pedestrians, and creating better physical relationships and ti es among developments, including reciprocal access between adjacent parking lots and even establishing shared or public parking lots. Reciprocal and shared parking approaches will help reduce circulating auto traffic as people look for parking spaces.

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The improvement of pedestrian co nnections between the residential neighborhoods and the commercial businesses along Baldwin Avenue is another important community de sign goal for this area. The strengthening of pedestrian connectivity through directional signage, street trees, benches, distinctively marked intersections, and other streetscape improvements, will have positive effects in terms of economic development and traffic mitigation, as local people are encouraged to walk to nearby restaurants and businesses.

Clearly, improvements to the urban design quality of Baldwin Avenue will be incremental over a period of many years. Nevertheless, the following development approaches, when applied to new projects and the rehabilitation of existing development, will make gradual improvements.

Shared Parking
As with Downtown, Baldwin Avenue businesses could benefit from shared parking. A single parking structure or lot that could serve the businesses on an entire block would allow an escape from the mini- mall-surrounding-a-parking-lot paradigm that dominates.

Pedestrian Connectivity
Pedestrian connections between developments should be encouraged.

Buildings should be oriented to ward the sidewalk , and businesses should not be permitted to impede or eliminate sidewalk ingress and egress. Walls or other barriers that disrupt pedestrian connectivity should not segregate parking lots from one another.

Goal LU-14: Maintaining the economic success of
Baldwin Avenue while enhancing design

Policy LU-14.1: Encourage new developments to incorporate public gathering spaces as part of their design.

Policy LU-14.2: Use code enforcement to address maintenance issues.

Policy LU-14.3: Facilitate landscaping and facade improvements through a combination of incentives and code
enforcement.

Policy LU-14.4: Require traffic mitigati on and landscape and design standards. Encourage design approaches
that minimize expansive parking lots fronting
Baldwin Avenue.

Policy LU-14.5: Require new developments on Baldwin to place entries on Baldwin Avenue to encourage
increased pedestrian use of Baldwin Avenue.

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Policy LU-14.6: Establish a marketing and branding strategy to unify Baldwin Avenue as a key shopping and
dining destination

Policy LU-14.7: Provide opportunit ies for high density residential development providing affordable housing units
along in the Commercial areas in the
Baldwin/Duarte area that will serve as a catalyst
for other types of development in the surrounding
area.

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Santa Anita Park
The Santa Anita race track is a key community feature and an important component of Arcadia’s character. The retention of live horse racing at this facility and the ongoing economic vitality of the race track are part of Arcadia’s plan for a strong economic base. Since the advent of off-track wagering facilities and a long-term downturn in the racing industry, attendance at the Santa Anita race track has declined. As a result, it is no longer necessary to reserve both of the race track’s large open parking areas exclusively fo r race track event parking. The combination of lower attendance an d the potential availability of a portion of the race track’s parking areas for other uses have given rise to much community discussion regarding the positives and negatives of permitting new uses within the race track’s parking areas.

Arcadia’s long-term vision is to retain liv e horse racing at the Santa Anita race track, and to preserve the existing grandstand structure. The opportunity also exists to create a development of urban intensity on the race track’s southerly parking lot which responds to the unique attributes of the race track to the north and the shopping mall to the west, and to cultivate this unique combination of regional attractions into a cohesive center. The City’s goal is to ensure that new commercial development within the southerly race track parking area is respectful of Arcadia's existing community character, one of well- Figure lu-17: Santa Anita Park
*****

HUNTINGTON DR

COLORADO PL

HARVARD DR

SANTA CRUZ RD

COLORADO BLVD

SANTA ROSA RD

STANFORD DR

SAN LUIS REY RD
SAN

RAFAEL RD

SAN JUAN DR

CIVIC CENTER PL

SANTA M

ARIA RD

HUGO REID DR

SAN LUIS REY RD
Commercial (0.5 FAR)
Horse Racing
Santa Anita Commercial (0.3 FAR)

Arcadia General Plan – November 2010 Land Use and Community Design | 2-71 DRAFT – December 2023
preserved, peaceful, and safe residential neighborhoods. Because future development within the southerly race track parking lot has the potential for impacting the community, future development must address the following needs:

ƒ Achieving land use compatibi lity with, and a logical physical relationship to the adjacent mall and residential uses
ƒ Retaining the ability of area ro adways to maintain Level of Service D (Level of Service C on local residential streets), as outlined in the Circulation and Infrastructure Element
ƒ Providing sufficient on-site pa rking so as not to exacerbate existing problems of race track patrons parking offsite ƒ Maintaining architectural compatibility with the existing race track grandstands
ƒ Preserving important community vi ews of the existing race track grandstands such that the race track grandstands remain recognizable from locations along Huntington Drive
ƒ Providing sufficient on-site security so as not to impact the services of the Arcadia Police Department

The purpose of designating the area south of the race track grandstands Commercial is to assist in facilitating free market forces to introduce new, compatible uses with complementary market segments to the existing mall, Downtown, an d other commercial areas within the City. Overall, the Commercial designation of the southerly race track parking lot is intended to assist in achieving the City's mission and the related economic development and public infrastructure goals that are included in the Mission Statement. By reinforcing the need to establish linkages between new uses and exis ting ones, and between the race track and mall, the General Plan al so seeks to create a synergistic economic relationship between the mall, race track, and new commercial uses in the race track’s southerly parking area.

New development within the portion of the race track designated Commercial is to be implemented through a specific plan pursuant to the California Government Code or an equivalent master planning process adopted by the City, and is to be consistent with the following provisions.

Community Context
Santa Anita Park is a vital componen t of the community's identity, its cultural heritage, and its economic we ll-being. Further, it is a bonafide regional destination, drawing vi sitors from throughout Southern California. The race track is one of three major live horse racing venues in Southern California, and possesses a distinct cultural heritage and recreational identity. It consists of the grandstands, track, paddock area, stables, other ancillary buildings, and two large surface parking areas, one to the north and one to the south of the track itself. The southerly surface parking area prov ides a unique physical opportunity for master planned infill developm ent which builds upon the site’s regional identit y and central location. Development within the site’s southerly parking area needs to be ca refully planned so as to avoid or

2-72 | Land Use AND Community Design Arcadia General Plan – November 2010 DRAFT – December 2023
minimize adverse impacts to existi ng and established neighborhoods and commercial areas within Arcadia.

Located immediately southwest of the race track, the regional shopping mall is Arcadia's primary retail sales tax generator; it consists of approximately 1.4 million square feet with three major anchors. It serves Arcadia residents, as well as residents from surrounding communities. Although the race trac k and mall are contiguous to each other, each has a large common bo undary, and shares a common set of access roadways, there are no common activities or functional linkages between these two uses. A chain link fence topped with barbed wire currently separates the southerly parking lot of the race track from the easterly mall parking area.

Large arterial roadways separate the race track/mall complex from adjacent uses. These roadways, Baldwin Avenue and Huntington Drive, are wide with landscaped medians, and represent the public/private edge for the race track and mall. Bo th the race track and mall are set far back from Huntington Drive and Baldwin Avenue, minimizing visual impacts. The location of the race track parking areas to the north and south of the race track and grandstands has increased the visibility of these features. The unique architec ture of the southerly grandstand facade has become an important community landmark. Views of this facade are an important attribute of the site that needs to be protected in planning for development of the southerly parking area, such that the grandstands remain a recognizable community feature.

The architectural design of commercia l buildings that are introduced to the southerly race track parking area needs to be compatible with existing race track architectural desi gn, and functionally build upon the race track’s attributes. The mall ha s a significant setback with a fairly dense landscaped buffer at the roadwa ys' edge, limiting visibility of the mall, particularly from Baldwin Avenue. Of utmost concern to the City is the continued success of the mall and race track.

Proposed Commercial Uses
The approximate 85-acre development area within the southerly portion of the Santa Anita race track is strategically located between an established commercial use (race track) and commercial retail use (mall). The mix of uses within this development area should add to and enhance the range of existing retail in the City, and provide uses which can draw from and contribute to existing patronage at the mall and race track. The mix of uses and the design of new commercial development should work together to create a place where people can and will want to come for shopping and enjoyment. A wide range of compatible land uses is desired that will increase the area's retail sales potential by bringing more activity and buyers to the area. Thus, the retail component of new development within the southerly portion of the race track should provide a unique shopping experience, emphasizing a mix of general retailing and specialty goods.

Attracting a wide variety of sit-do wn restaurants and other types of eating establishments is important to the success of establishing a

Arcadia General Plan – November 2010 Land Use and Community Design | 2-73 DRAFT – December 2023
functional link between the mall's co mmercial uses and the race track's entertainment identity. A variety of entertainment experiences are desired to support the dominant co mmercial use of the site, and to increase patronage of the area’s retail sector without creating a "theme park" or "amusement park." Desirabl e entertainment uses include both ticketed and non-ticketed venues. Office uses should, at most, be a minor portion of new development, and be supportive of the overall commercial character of the site. It is understood that, although market forces will bring an array of new and unique uses to the area, other uses will invariably compete with existing commercial areas in the City.

Emphasis should be placed upon new uses and uses either having complementary market segments or a different scale and character than those currently existing within the City of Arcadia.

Community Design
There are several strong existing attr ibutes that influence the potential new Commercial area's design. At this time, the mall and race track are two separate entities with no physical or commercial linkage.

Development of new commercial uses in the southerly portion of the race track property represents a potential third major entity in the center of Arcadia. In order to benefit from the locale of the two existing regional attractions, and to maximi ze potential economic benefits, new commercial uses should be designed to establish linkages with the two existing major attractions (mall and race track), rather than simply create a third entity in the same area . The intent of such linkages is to facilitate each attraction’s ability to draw patronage from, as well as contribute patronage to the other attractions, thereby increasing the success of the mall, race track, and new commercial development.

New commercial buildings and structures in the southerly portion of the race track property need to respect the architectural and cultural heritage represented by existing race track buildings. Because any proposed development would be loca ted closer to Huntington Drive than the existing race track structur es, potential visual impacts of new development must be carefully analyzed. An appropriate building setback buffer and/or public edge landscape treatment needs to be provided to minimize potential visu al impacts along Huntington Drive, and new development needs to protec t public views of the race track grandstands. While it is not possible for new development south of the grandstands to preserve unobstructed views of the entire grandstand structure, it is important that the grandstands remain recognizable from key locations along the perimeter of the race track. Key views which merit preservation include the fi rst views travelers get of the grandstands from Huntington Drive/Colorado Place, directly east of the track (Gate 5) and views of the unique architecture of the southerly grandstand facade, particularly those of architectural details toward the center and easterly portion of th e grandstands. Views of these key architectural details from locations along Huntington Drive should be preserved.

Exposed elevations of new commercial buildings to Huntington Drive, the race track, and the mall should avoid long, uninterrupted planes, using articulated components such as staggered setbacks for different

2-74 | Land Use AND Community Design Arcadia General Plan – November 2010 DRAFT – December 2023
building levels, recessed windows, proj ecting balconies, arcades, etc.

The design of the rear of buildings and loading or service areas should be cognizant and respectful of adjacent uses, and the need for establishing viable linkages with the mall and race track. The size and design of exterior building and pr oject signage exposed to public roadways for new development within the southerly portion of the race track needs to be compatible with the immediately adjacent architecture. Thus, while signage is im portant to assist visitors to the site, signs should not be the domi nant visual feature of the built environment. Landscaping for new commercial development should establish a project identity along the public edge and at the entries, and identify the vehicular roadways, pedestrian walkways, building entries, and plazas. Development of this site should also provide the opportunity to construct an integrated and consistent landscape treatment along Huntington Drive. The General Plan acknowledges that new commercial development south of the race track grandstands will introduce a new and potentially substa ntial source of nighttime lighting.

Lighting needs to be integrated into project design, and not appear to be tacked on as an "afterthought." Li ghting structures need to be in scale with the surrounding buildings. Also, while on-site lighting needs to be bright enough to promote the general safety of new uses, great care must be taken to prevent "spillage" of lighting and glare into nearby residential neighborhoods.

Circulation and Parking
Given the potential intensity of new development south of the race track grandstands, new commercial uses could generate a substantial amount of traffic. Because of the key location of the commercial development area, and its proximity to two major traffic generators (race track and mall), if not properly managed, traffic from new commercial development could result in traffic congestion.

Figure lu-18: Santa Anita Park Linkages

Arcadia General Plan – November 2010 Land Use and Community Design | 2-75 DRAFT – December 2023
Traffic resulting from new comme rcial development needs to be analyzed and mitigated from both a roadway capacity perspective (both average daily traffic and peak-hour traffic), and from a land use compatibility perspective. Thus, new commercial development must not exceed the roadway performance capaci ty thresholds identified in the Circulation and Infrastructure Element. In addition emergency response vehicle access, and to the maximum possible extent, commercial traffic needs to be accommodated on existing roadways serving commercial uses. Existing residential neighborhoods and the hospital should not be adversely affected by new commerci al traffic. These neighborhoods and their established character need to be protected from adverse traffic impacts generated by potential commercial development.

Because access points are well es tablished and appropriately spaced, the internal circulation system for new development south of the race track grandstands should be conn ected to existing points of ingress/egress. Because commercial uses are often characterized by significant pedestrian traffic, the in ternal circulation system of any new commercial project (or increment thereof) needs to assign a high priority to pedestrian movement in terms of ease, safety, and legibility.

As the result of new development, on-site merging of race track related traffic with traffic from new commercial uses and the mall will occur. It is the intent of the General Plan that patrons of the race track, mall, and new commercial development be able to walk between these uses, and that automobile traffic between these uses not be forced to use the external public roadway system as the only means of access between them.

The General Plan recognizes that, by encouraging development within an 85-acre area south of the race track grandstands, a substantial amount of race track parking will be diverted from the track's southerly parking area to its northerly parking area on a daily basis. Because of the proximity of residential neighborho ods north of the race track, race track-related traffic increases onto Colorado Place need to be limited.

Thus, access to the race track parking area needs to continue to be provided from Huntington Drive and Baldwin Avenue. At the same time, it is important that the internal circulation system south of the race track efficiently move traffic from parkin g entries along Baldwin Avenue and Huntington Drive through or around new commercial development into race track parking areas, and that tr affic queuing up to enter race track parking areas not block entries into the commercial area parking or uses. It is also important that an ef ficient system of pedestrian access routes connecting mall and commerci al parking and uses be provided, and that safe crossings of vehicular access routes are provided.

All requisite parking for new commer cial uses must be accommodated on site. The net effect of the physic al arrangement of commercial, race track, and mall parking must not exacerbate the problem of race track patrons parking off site.

A number of race track patrons us e public transit. This mode of transportation needs to be preserved and enhanced through the provision of safe and adequate st aging areas for buses as determined

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by the Foothill Transit District and the Metropolitan Transportation Authority, and through the provision of safe and convenient pedestrian access from these staging areas to the race track and commercial uses.

Public Safety
An important objective and benefit of new commercial development is municipal revenue generation. Howe ver, there are often significant public safety demands and costs associated with these types of projects. Large commercial venues have the potential to generate large numbers of people within a relatively small area. While this may be an objective of the new commercial development, the maintenance of a high level of public safety within the commercial area and surrounding lands is imperative. New commercial development south of the race track grandstands will be required to maintain an adequate level of security and fire protection as determined by the City of Arcadia Police and Fire departments.

Phasing and Intensity
The commercially designated portio n of the race track’s southerly parking lot is large (85 acres) and potentially able to accommodate significant new development. It is thus likely that new development will occur in a number of increments. Individual development increments need to yield a cohesive, viable mix of uses, and should not be predicated upon the construction of a subsequent increment. Thus, with the completion of any individual development increment, the whole of the commercial area needs to appear to be "complete." Simultaneously, each development increment needs to represent a rational step that provides linkages to previous comm ercial development within the race track, as well as to subsequent development increments, the mall, and to the race track itself. In addition, this guideline will minimize visual impacts on the public roadways.

In order to ensure that new commer cial development is respectful of Arcadia's existing community charac ter, and is compatible with the community’s well preserved, peaceful, and safe residential neighborhoods, new commercial uses south of the race track grandstands are to be concentrated away from existing residential uses along Huntington Drive, although small freestanding pads may be located along the Huntington Drive frontage. As development approaches exterior portions of the si te nearest to existing residential uses, the intensity of new commercial uses needs to be significantly reduced.

Future of the Race Track
Arcadia remains firmly committed to the continuation of a thriving horse-racing enterprise at Santa Anita Race Track. Given the long-term trends in the sport, which has seen many venerable courses closed in recent decades, it is prudent to address the possibility that horse racing will cease to be viable at Santa Anita at some point over the life of this plan.

Arcadia General Plan – November 2010 Land Use and Community Design | 2-77 DRAFT – December 2023
The site offers tremendous potential due to its size, access, and central location in the San Gabriel Valley; because of this, any use in the Horse Racing designated portion of the property must meet the following performance criteria:

ƒ The appropriate uses will be determined through an
extensive process of citywide community engagement.
ƒ The uses will be a major and continual revenue source for the City, comparable to the race track in its heyday.
ƒ The uses will be world class in scope and appeal, with a regional draw, appropriate to the scale and unique nature of the site
ƒ The uses will be compatible with the character of the Arcadia community, which is made up of safe and attractive residential neighborhoods.
ƒ The uses will complement existing major activity centers throughout the City.
ƒ The existing grandstand will be preserved to the maximum extent feasible.
ƒ Design will put a priority on creating public gathering spaces, especially ones that are designed to be used by Arcadia residents.
ƒ Planning will incorporate educ ational and civic uses (e.g. museums and school facilities).
ƒ The uses will not place an additional burden on the City’s water supply.
ƒ Development will preserve views of the mountains and
views of the grandstand from surrounding streets and from within the site.
ƒ Site design and uses will accommodate alternative modes of transportation, and will be linked with transit and the Gold Line Metro station.

Goal LU-15: Maintenance of the many benefits —
cultural, fiscal — that live horse racing at
Santa Anita Park brings to Arcadia

Policy LU-15.1: Promote continued economic viability of the Santa Anita Park race track by providing
opportunities for compatible commercial
uses.

Policy LU-15.2: Recognize that Santa Anita Park and live horse racing are historically and commercially
important to the community, and that the race
track facility —and the grandstand in
particular—is a significant community feature
worthy of preservation.

Policy LU-15.3: In the event that horse racing is no longer a viable option at Santa Anita Park, any future
alternative use of the site will meet the

2-78 | Land Use AND Community Design Arcadia General Plan – November 2010 DRAFT – December 2023
performance criteria set forth above in this
Element for reuse of the site.

Regional Coordination and
Cooperation
The City’s policies regarding land use, mobility, and resource use and preservation recognize that Arcadia is part of a large metropolitan region, and that by working with it s neighbors and regional agencies, the City can effectively address issues that affect all.

Of particular significance to the City is the increasing role of State mandates (or potential mandates) to address housing availability and global warming. The most important of these State-legislature directed efforts are the following:

Regional Housing Needs Allocation
The Regional Housing Needs Alloca tion, or RHNA, developed through a process directed by the Southern California Association of Governments (SCAG), represents the number of housing units — divided into various hous ehold income categories — that have been calculated to represent every jurisdicti on’s “fair share” of the regional housing need during a Housing Element planning period. By law, the City is required to show in the Housing Element that adequate sites are available in Arcadia to accommodate the construction of new housing units consistent with the RHNA. Recognizing that development is often constrained by the market and environmental and other factors, the law makes no mandate that these units actually be built. Rather, housing law merely requires that the City do its part to facilitate housing construction by designating and zo ning land for residential use at appropriate densities, and by el iminating impediments to housing development.

The RHNA is based on population and housing needs projections made by the State and assigned to the regional Councils of Government (COGs) throughout California. The regional COGs, in turn, allocate housing absorption to its member jurisdictions. SCAG fulfills this role for the six-county region that includes Arcadia.

AB 32
Assembly Bill 32, the Global Warming Solutions Act (passed in 2006), sets the target of reducing emissions of greenhouse gases statewide to 1990 levels by 2020. The bill assign ed the task of coming up with a scoping plan for this reduction to the California Air Resources Board (CARB). This plan, which CA RB’s board approved in December 2008, has a range of greenhouse gas (GHG) reduction actions which include direct regulations, alternative compliance mechanisms, monetary and non-monetary incent ives, voluntary actions, market- based mechanisms such as a cap-and-trade system, and an AB 32 cost of implementation fee regulation to fund the program.

Refer to the Housing
Element for discussion
of Arcadia’s Regional
Housing Needs
Allocation.

Arcadia General Plan – November 2010 Land Use and Community Design | 2-79 DRAFT – December 2023

SB 375
Senate Bill 375 (2008) takes aim at re ducing the single largest source of greenhouse gases in California —emissions from passenger vehicles—by working to reduce vehicle miles traveled. The law prompts California regions to work together to lower these emissions, and requires the integration of planning processes for transportation, land use, and housing. SB 375 requires CARB to develop regional reduction targets for automobiles and light trucks GHG emissions. The regions, in turn, are tasked with creating “sustainable communities strategies,” which combine transportation and land use elements to achieve the emissions reduction target, if feasible. Arcadia is cooperating with these efforts.

Goal LU-16: Regional coordination and cooperation
that represent Arcad ia’s interests at
regional and statewide levels

Policy LU-16.1: Work with lawmakers to provide the City the opportunity to contri bute to legislation
affecting the City.

Policy LU-16.2: Work with Los Angeles County, Caltrans, Metro, the South Coast Air Quality
Management District, and other public
agencies to ensure th at actions taken by
these agencies do not adversely affect
Arcadia’s quality of life or are inconsistent
with policies contained in the General Plan.

Policy LU-16.3: Identify opportunities for joint programs to further common interests in a cost-efficient
manner.

Policy LU-16.4: Assist agencies providing services within the City of Arcadia, as well as agencies involved
in land use, transportation, and the provision
of public services and facilities within the City,
to understand the importance of the physical
components of Arcadia’s character, as well
as the potential impacts of their actions on
Arcadia.

Policy LU-16.5: Foster systems of inter-jurisdictional
communications and development review,
and provide that such review respects the
values of adjacent municipalities and
equitably distributes bo th the benefits and
impacts associated with a given project.

2-80 | Land Use AND Community Design Arcadia General Plan – November 2010 DRAFT – December 2023
Implications of Land
Use Policy
Over time, as properties transition from one use to another or property owners choose to rebuild, land uses and intensities will gradually shift to align with the intent of this element. Given the built-out character of Arcadia, significant development activities may not occur over the life of this General Plan and certainly, not all properties will be developed to the maximum permitted intensities and densities. Table LU-1 summarizes the land use distribution, expected level of development anticipated within each designation, and the re sulting residential and nonresidential outcomes that can be expected through approximately 2035.

When completed in 2010 , implementation of the General Plan Land Use Plan, with the assumptions described below, was projected to potentially result in 3,624 additional dwelling units, 9,916 new residents, and 3.5 million additional square feet of non-residential development in the City of Arcadia, relative to 2008 conditions. Over a 25-year period, this averages about 145 units an d 140,000 square feet of non- residential development per year. Although most new development will be channeled toward the focus areas, scattered private redevelopment actions will create new units and new business opportunities citywide.

Since the adoption of the 2010 General Plan, the City has updated its Housing Element twice in compliance with State law, in 2013 and again in 2021. Statewide housing policy was vastly different in 2021 than it was in 2010, including much more focus on affordable housing.

Additionally, the City was given a ho using allocation of 3,214 units in the 2021-2029 housing cycle, more than triple the allocation of the previous housing cycle. As a result, projections for future housing units is much higher than was anticipated in the 2010 document. Each of the Housing Element Updates included a detailed future conditions projection as well as population projections. For the most recent projections, please see the Technical Background Appendix to the 6 th
Cycle Housing Element Update.

The analysis provided in 2010 has been retained below for context.

Projected Future Conditions
(2010)
To define a realistic build-out scena rio, assumptions about density and intensity levels were made. Factors used to establish potential future conditions include policies in this element, established land use patterns, and past development trends.

Arcadia General Plan – November 2010 Land Use and Community Design | 2-81 DRAFT – December 2023
Within single-family residential ne ighborhoods, the expected density largely reflects established conditions, as most single-family neighborhoods in Arcadia have lottin g patterns and sizes that do not lend themselves to new land divisions. For the multiple family residential neighborhoods, expected density assumes 80 percent of maximum allowable density for all mu ltifamily land use designations.

While some private redevelopment acti vity may occur, particularly in areas that allow up to 30 units per acre, physical conditions and zoning requirements for on-site improvements will limit the ability of some properties to achieve the maximum densities.

With regard to the non-residential designations, an a ssumption of 80 percent of maximum allowed intensities has been made, recognizing the well-developed character of several business districts and the fact that land use policy does not change long-applied FAR limits.

Table LU-1 indicates the projected fu ture number of residential units, people, and square footage on non- residential uses based on the assumptions described above. Projected dwelling units have been calculated by multiplying the acres of residential land by the expected density for each designation. Fo r the mixed-use designations, the assumed ratio of residential to non- residential development was 40 to 60 percent. This assumption reflec ts the requirement for a commercial component for all mixed-use developments and the fact that stand- alone residential development is not permitted.

For non-residential uses (commercial, industrial, and institutional uses), the projection represents a factor of the land use, in acres, for each designation and the expected FAR.

The projected population figure takes into account the average number of persons per household (2.872 in 2008) and the occupancy rate (95.9% in 2008). The number of persons per household and the occupancy rate will change year to year, but for projection purposes, the City has used estimates available from the California Department of Finance, Demographic Unit at the time of General Plan adoption.

Table LU-2 compares buildout for th e 2010 General Plan with that of the 1996 General Plan.

2-82 | Land Use AND Community Design Arcadia General Plan – November 2010 DRAFT – December 2023
Table LU-1: Buildout by Land Use Designation
Land Use Designations
Acres Dwelling Units Population1
Non-Residential Building Square
Feet3
City SOI2 Total City SOI Total City SOI Total City SOI Total Residential
Residential Estates 545.21 -- 545.21 709 -- 709 1,950 -- 1,950 -- -- -- Very Low Density
1038.1
3 -- 1038.13 2,907 -- 2,907 7,997 -- 7,997 -- -- --
Low Density 1927.6 550.37 2477.97 7,132 2,036 9,168 19,621 5,602 25,223 -- -- -- Medium Density 63.32 -- 63.32 608 -- 608 1,672 -- 1,672 -- -- -- High Density 431.86 -- 431.86 10,365 -- 10,365 28,514 -- 28,514 -- -- -- Commercial
Commercial 396.41 49.3 445.71 -- -- -- -- -- -- 7,233,186 859,003 8,092,189 Regional Commercial 79.11 -- 79.11 -- -- -- -- -- -- 1,378,238 0 1,378,238 Mixed-Use
Mixed-Use 45.08 -- 45.08 433 -- 433 1,191 -- 1,191 859,400 -- 859,400 Downtown Mixed Use 23.85 -- 23.85 382 -- 382 1,050 -- 1,050 478,655 -- 478,655 Industrial
Commercial/Light Industrial 97.02 -- 97.02 -- -- -- -- -- -- 1,690,476 -- 1,690,476 Industrial 104.44 -- 104.44 -- -- -- -- -- -- 1,819,763 -- 1,819,763 Public/Institutional
Public/Institutional 185.82 -- 185.82 -- -- -- -- -- -- -- -- -- Open Space
Open Space - Outdoor
Recreation 511.4 -- 511.4 -- -- -- -- -- -- -- -- --
Open Space - Resources
Protection 160.79 3.63 164.42 -- -- -- -- -- -- -- -- -- Other
Horse Racing 219 -- 219 -- -- -- -- -- -- -- -- --
Rights-of-way, wash, etc. 24.25 1.87 26.12 -- -- -- -- -- -- -- -- -- Notes: 1. Based on 2.869 persons per household and an occu pancy rate of 0.9589 (California Department of Finance, 2008)

2. The General Plan addresses issues within a “Planning Area” that includes areas outside the official City limits known as the Sphere of Influence. The City’s sphere of influence includes an area to the west bounded by Foothill Boulevard, Rosemead Boulevard, Michillinda Avenue, and Duarte Road, and an area located on the southeastern end of the City, around Live Oak Avenue and divided by a small strip of land in Arcadia that connects the majority of the City with the industrial/quarry areas in the south. Figure LU-4 shows the sphere of influence area on the Land Use Map. For purposes of the General Plan Housing Element, only land within City limits applies.

3. The figures presented in the table are derived from the 80% buildout factor that has been applied to all commercial development. These figures do not take into

Arcadia General Plan – November 2010
DRAFT – December 2023 Land Use and Community Design | 2-83 account precise entitled square footage for individual development projects. Such projects͸such as the regional shopping mall͸are permitted to develop consistent with entitlements granted.

Table LU-2: Current and Prior Buildout Projections
Area
1996 General Plan 2010 General Plan Increase/Decrease
Dwelling
Units
Non-Res.

Square
Feet
Populatio
n
Dwellin
g Units
Non-Res.

Square
Feet1
Populatio
n
Dwelling
Units
Non-Res.

Square Feet Population
1 Santa Anita Park2 888,624 888,624
2 Downtown Arcadia 206 1,672,732 567 525 3,044,800 1,445 319 1,372,068 878 3 Duarte Rd./First Ave. 125 280,645 343 93 356,739 256 (31) 76,094 (87) 4 Baldwin Ave./Duarte Rd. 2,039 1,338,163 5,615 2,816 1,311,853 7,748 778 (26,310) 2,133 5 Live Oak Ave. 80 971,994 222 461 1,071,924 1,269 381 99,930 1,047 6 Lower Azusa Rd. Reclamation
Area 1,449,137 1,610,152 161,015
7 City (outside focus areas)2 17,531 4,685,707 48,279 18,639 5,175,625 51,277 1,108 489,918 2,997 8 Sphere of Influence 2,147 859,003 5,914 2,036 859,003 5,602 (111) (312) City Limits Total 19,981 11,287,002 55,026 22,535 13,459,717 61,994 2,554 2,172,715 6,968 Sphere of Influence Total3 2,147 859,003 5,914 2,036 859,003 5,602 (111) (312) Planning Area Total 22,128 12,146,005 60,940 24,571 14,318,720 67,597 2,443 2,172,715 6,656 Notes:

1. The figures presented in the table are derived from the 80% buildout factor that has been applied to all commercial development. The figures do not take into account precise entitled square footage for individual development projects. Such projects͸such as the regional shopping mall ͸are permitted to develop consistent with entitlements granted.

2. Development assumptions for the Santa Anita Park Area No land use changes are proposed for this area.

0.3 FAR allowed for the Commercial portion of Santa Anita Park.

FAR not applicab le for the Horse Racing portion of Santa Anita Park and existing structures related to Santa Anita Park have not been included in the square-footage calculation .

Regional Shopping Mall not included in this focus area.

SCAG Population Projection
SCAG 2035 64,845
SCAG Household Projection
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3. Within the Sphere of Influence, the projected decrease in dwelling units and population reflects a difference in methodologi es used to make the projections and to report the number of actual number of units within the Sphere. The City does not anticipate any actions to remove units.

2-84 | Land Use AND Community Design Arcadia General Plan – November 2010 DRAFT – December 2023
General Plan and
Zoning Consistency
The zoning regulations within the Ar cadia Municipal Code serve as the primary implementation tool for the General Plan. Whereas the General Plan is a policy document and sets forth direction for development decisions, the Arcadia Municipal Code is a regulatory document that establishes specific standards for the use and development of all properties in the City. The Code re gulates development intensity using a variety of methods, such as setting limits on building setbacks, yard landscaping standards, and building heights. The Code also indicates which land uses are permitted in the various zones.

The City of Arcadia is a charter city and is governed on the basis of a charter that establishes its powers and authorities, as contrasted with a general law city, which enjoys only those powers specifically granted to it by the State. While general law cities are required by Section 65860 of the California Government Code to have zoning ordinances that are consistent with a city’s general plan, zoning ordinances in charter cities like Arcadia are not required to be consistent with the General Plan.

Nonetheless, the City of Arcadia strives to have a zoning ordinance that is compatible with the goals and policies in the General Plan, as the Municipal Code provides the primar y means for implementing land use goals. The City will work to ensure General Plan and zoning consistency by prohibiting zoning of properties in a manner which is inconsistent or incompatible with su rrounding zoning or land uses, and reviewing development proposals for consistency with all applicable land use regulations.

Table LU-3 identifies the correlation between Arcadia’s zoning districts and the General Plan land use designations.

Arcadia General Plan – November 2010 Land Use and Community Design | 2-85 DRAFT – December 2023

Table LU-3: General Plan and Zoning Ordinance Consistency General Plan Land Use Designations Corresponding Zone Districts RE Residential Estates
R-M
R-O. 30,000
R-O. 22,000
Residential Mountainous Single Family
First One Family 30,000
First One Family 22,000
VLDR Very Low Density Residential
R-O. 22,000
R-O. 15,000
R-O. 12,500
R-1. 15,000
R-1. 12,500
R-1. 10,000
R-1. 7,500
First One Family 22,000
First One Family 15,000
First One Family 12,500
Second One Family 15,000
Second One Family 12,500
Second One Family 10,000
Second One Family 7,500
LDR Low Density Residential
R-O. 12,500
R-O. 15,000
R-1. 12,500
R-1. 10,000
R-1. 7,500
First One Family 12,500
Second One Family 15,000
Second One Family 12,500
Second One Family 10,000
Second One Family 7,500
MDR Medium Density Residential R-2 Medium Density Multiple Family HDR High Density Residential R-3 Multiple Family
C Commercial C-O
CG
Professional Office
General Commercial
C
Commercial (Santa Anita Av,
Huntington Dr. Colorado Pl. 1.0
FAR)

C-M
CG
CBD
Commercial Manufacturing
General Commercial
Central Business District
New Overlay Zone Required
RC Regional Commercial C-2

Regional Commercial

HR Horse Racing
S-1
R-1

Special Use Zone
Low Density Residential

MU Mixed Use MU
DMU
Mixed Use
Downtown Mixed Use DMU Downtown Mixed Use
C/LI Commercial/Light Industrial

C-M

Commercial Manufacturing
I Industrial M-1 Planned Industrial District
P/I Public/Institutional PF Public Facilities
OS-OR Open Space - Outdoor
Recreation OS Open Space
OS-RP Open Space - Resources
Protection OS Open Space

2-86 | Land Use AND Community Design Arcadia General Plan – November 2010 DRAFT – December 2023

Introduction ....................................................................................... 2-1 Achieving Our Vision ......................................................................... 2-2 Scope of this Element ....................................................................... 2-3 Land Use ........................................................................................... 2-5 Community Design .......................................................................... 2-18 Citywide Goals and Policies ............................................................ 2-28 Land Use Focus Areas .................................................................... 2-43 Implications of Land Use Policy ....................................................... 2-80 General Plan and Zoning Consistency ............................................ 2-84

Table LU-1: Buildout by Land Use Designation ............................... 2-82

Table LU-2: Current and Prior Buildout Projections ......................... 2-83 Table LU-3: General Plan and Zoning Ordinance Consistency ........ 2-85

Attachment No. 2
Ordinance No. 2399 with Final Zoning Map
1 ORDINANCE NO. 2399

AN ORDINANCE OF THE CITY COUNCI L OF THE CITY OF ARCADIA, CALIFORNIA, RELATED TO ZONE CHANGE NO. ZC 23-03 AMENDING

THE ZONING DESIGNATIONS AND ZONING MAP FOR PROPERTIES

CITYWIDE TO IMPLEMENT THE REZONING STRATEGIES WITHIN THE ADOPTED HOUSING ELEMENT FOR THE 2021-2029 HOUSING CYCLE

ALONG WITH AN ADDENDUM TO THE ADOPTED NEGATIVE

DECLARATION FOR THE HOUSING ELEMENT UNDER THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”)

WHEREAS, the City Council is authorized by the Arcadia Municipal Code Section 9108.03 to review and approve amendments to the City’s Zoning Map and zoning designations; and
WHEREAS, the Arcadia Municipal Code, Section 9108.03 provides that the amendment of a zoning designation and/or the Zoning Map shall be accomplished by ordinance; and
WHEREAS, California State Housing Element Law establishes the requirements for Housing Elements, and California Government Code Section 65588 requires that local governments review and revise the Housing Element of their comprehensive General Plans not less than once every eight years, and currently the State is in the “6 th Cycle” of
Housing Element Updates, covering the time period of 2021-2029; and WHEREAS, the California State Legislature identifies overall housing policies for the State with the goal of ensuring every resident has access to housing and suitable living environments, and additionally establishes a Regional Housing Needs Assessment (“RHNA”) which establishes projected allocations of housing units through local Councils of Governments that are attributed to each jurisdiction in the State; and WHEREAS, the updated Housing Element must be adopted by City Council and determined to be substantially compliant by the California State Department of Housing 2 and Community Development (“HCD”) in concert with statewide housing policies and in compliance with the established RHNA; and
WHEREAS, the subject rezoning efforts (a General Plan Amendment, Zone Change, and Text Amendment -- the “Rezoning Project”) were identified by HCD as being necessary prior to certification of the Housing Element, and the Rezoning Project implements the strategies identified in the updated Housing Element to address the established RHNA; and
WHEREAS, the Rezoning Project amends the Zoning Map and establishes new zoning designations to reflect changes in density and residential allowances to support the rezoning strategies within the updated Housing Element; and WHEREAS, the Rezoning Project will meet the requirements of Government Code Section 65583.2 (h) and (i) related to the accommodation of affordable housing; specifically in that developments in which at least 20 percent of the units are affordable to lower income households shall be allowed by-right; and WHEREAS, pursuant to the California Environmental Quality Act (“CEQA”), an Addendum to the Adopted Initial Study/Negative Declaration (“IS/ND”) was prepared for the Rezoning Project in compliance with CEQA and the local environmental review guidelines, and a Notice of Intent to Adopt a Negative Declaration for the Rezoning Project was posted with the Los Angeles County Clerk’s Office on December 21, 2023; and WHEREAS, on January 23, 2024, a duly noticed public hearing was held before the Planning Commission on the Rezoning Project, at which time all interested persons were given full opportunity to be heard and to present evidence, and the Planning 3 Commission subsequently voted 5-0 to recommend approval of the Rezoning Project to the City Council; and
WHEREAS, on February 6, 2024, a duly noticed public hearing was held before the City Council on the Rezoning Project, and the associated Addendum to the Adopted Initial Study/Negative Declaration, at which time this Ordinance was introduced and all interested persons were given full opportunity to be heard and to present evidence and all public comments on the environmental document were reviewed; and WHEREAS, all other legal prerequisites to the adoption of this Ordinance have been fulfilled.

NOW, THEREFORE, THE CITY COUNCI L OF THE CITY OF ARCADIA, CALIFORNIA, DOES ORDAIN AS FOLLOWS:

SECTION 1. That the factual data submitted by the Development Services Department in the Staff Report dated February 6, 2024, are true and correct.

SECTION 2. That the City Council finds that based upon the entire record, including all written and oral evidence presented, pursuant to the Arcadia Development Code, all of the following findings can be made.

1. The proposed amendment is in conformance with the goals, policies, and objectives of the General Plan.

Facts to Support This Finding: The proposed Zone Changes are in conformance with the General Plan. The Zone Changes proposed are to implement the City’s approved Housing Element, which is an integral part of the General Plan. There are five (5) separate zone change actions being proposed: Expans ion of the Downtown Mixed-Use zone, establishment of a Downtown Mixed-Use Overlay, Increasing density in the Mixed Use 4 zone, Establishment of a Residential Flex Overlay Zone, and Increasing density example, will allow residential deve lopment in an urban, mixed-use format, in furtherance of the goals and polices found in the Land Use & Community Design Element, the Economic Development Element, the Circulation and Infrastructure Element and, most importantly, the Housing Element of the General Plan. The upzoning of both of the Mixed-Use Zone and the Multi-Family Residential Zones will e nable more dense projects to be built and encourage the development of affordable housing, in furtherance of the goals and polices of the Housing Element and The Land Use & Community Design Element. The City’s Housing Element requires that the City meet the State-mandated Regional Housing Needs Allocation. Mixed-use development in what was formerly commercial areas is the most effective and beneficial way to do so. The addition of the Residential Flex Overlay Zone also achieves this purpose. For all of these reasons, the proposed project is consistent with the General Plan.

2. The site is physically suitable (including absence of physical constraints, access, compatibility with adjoining land us es, and provision of utilities) for the requested/anticipated land uses/developments.

Facts to Support This Finding: The Rezoning Project does not, in and of itself, propose any specific development project. Where applicable, the rezones have been accompanied by text amendments that provide development standards appropriate for each respective zone. Additionally, the proposed rezones for the most part follow existing zoning patterns and simply increase density options or introduce residential development into new areas. The Addendum to the Adopted Initial Study/Negative Declaration submitted along with the Project reviewed all of the rezones proposed and 5 found them to be consistent with the adopted Housing Element Update and previous environmental review. Of course, any new project that is proposed on a site that has been rezoned will be subject to its own site review to determine compatibility with adjoining land uses and the provision of utilities. In addition, all projects submitted on a rezoned site will be subject to its own CEQA review as well.

3. The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or general welfare of the City.

Facts to Support This Finding: The Housing Element Update reflects the input of residents, decision makers, and other stakeholders in the community. The proposed action is to implement the adopted Housing Element rezoning strategies to enable additional residential units (and especially affordable housing units) to be built throughout the City. This is a direct benefit to the publ ic interest in that housing affordability is a regional crisis and all cities need to do their part to accommodate regional housing needs.

The rezones proposed do not compromise public health, convenience, or welfare; rather, they provide additional opportunities for new housing of all types to be built in the City of Arcadia.

The Addendum to the Adopted Initial Study/Negative Declaration for the Housing Element Update analyzed all the significant environmental impacts of all candidate housing sites associated with the proposed 6th Cycle Housing Element Update, and it was determined that all the potential impacts would be less than significant. Additionally, the Addendum also documented the fact that the total number of housing units anticipated by the rezoning effort is less than the number anticipated through the original approval of 6 the Housing Element Update. Therefore, the proposed zone changes would not be detrimental to the public health and welfare.

SECTION 3. The Rezoning Project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (“CEQA”) and CEQA Guidelines. An Addendum to the Adopted Initial Study/Negative Declaration (“IS/ND”) has been prepared for the project for the City, as the lead agency. The Addendum was prepared pursuant with the requirements of CEQA on the basis that there was no substantial evidence that there may be significant environmental impacts on specific environmental areas as a result of the project. Subsequent housing developments proposed will, of course, be subject to compliance with CEQA as they are submitted.

SECTION 4. For the foregoing reasons, the City Council approves Zone Change No. ZC 23-03 to amend the zoning designations and Zoning Map for properties citywide to implement the rezoning strategies of the Housing Element as shown in Exhibit “A.” Development Services Staff is authorized to correct typographical errors, spelling, formatting, or codification and to make any minor revisions to improve reader’s comprehension of the Development Code provided that any revisions do no alter the regulatory meaning and intent. The Development Services Director or designee is further authorized to make any technical or clerical revisions or clarifications to the Housing Element and/or Development Code as may be required by HCD in order to be in substantial compliance with State law.

SECTION 5. The City Clerk shall certify as to the adoption of this Resolution.

[SIGNATURES ON THE NEXT PAGE]
7 Passed, approved and adopted this 20th day of February, 2024 _______________________
Mayor of the City of Arcadia
ATTEST:
______________________
City Clerk
APPROVED AS TO FORM:
______________________
Michael J. Maurer
City Attorney

_____________________________________________ ____________________________________ h l J MMMMMMMMMM
8 EXHIBIT “A”

Zoning Map/Zoning Designation Change

3 3
3 3
3 3
3 3
3 33
3 3
3 3
3 3
3 3
3 3
o
o
o
o
o
o
o
o
o
o
o
o
o
o
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Arcadia
College
Preparatory
Serendipity Early
Care And
Education Center Wonder
Years Montessori
Arcadia
Montessori School
Barnhart Elementary
Holy Angels
Elementary
Our Lady Of
The Angels
Academy
First Presbyterian
Arcadia
ChristianBaldwin-Stocker
(Remote)
Elementary School
Baldwin-Stocker
Elementary School
Camino Grove
Elementary
School
Highland Oaks Elementary
School
Holly Avenue
Elementary
School
Longley Way
Elementary
School
Arcadia
High
School
Dana (Richard Henry)
Middle School
First Avenue
Middle
School
Foothills
Middle
School
Arcadia
Wilderness
Park
Arcadia
High School
Recreation Park
Newcastle
Park
Holly
Avenue Park
Camino Grove Park
Fairview
Avenue Park
Eisenhower
Park
Bonita
Park
Tierra
Verde
Park
Forest Park
Hugo
Reid
Park
Tripolis
Park
Baldwin
Stocker Park
Santa
Anita
Park
Highland Oaks
Park
Orange
Grove
Park
Bicentennial Park
Arcadia
Golf
Course
Santa Anita
Race Track
Arcadia Chamber
Of Commerce
United States Department
Of Agriculture - Forest
Service
LA County
Arboretum And
Botanic Garden
Arcadia
Police
Department
Methodist
Hospital Of Southern
California
Arcadia
City
Hall
City
Of Arcadia Public Works
Services Department
Santa Anita
Staging Area
Arcadia
Community
Regional Park
Santa Anita
Golf Course
Peck Road
Fishing
Park
H-4
H-7
H-4
H-4
H-8
H-6
H-7
H-6
H-8
H-8
H-4
H-4
H-4
H-4
H-4
H-8
H-4
H-4
H-5
D
D
D
D D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
DD
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
0 0.5 1
Miles
Ü
Updated Date: February 6, 2024
County of Los Angeles, 2023
Data Source: City of Arcadia, 2023
Zoning Map
Overlay Zones
Automobile Parking Overlay (P)
Architectural Design Overlay (D)
Special Height Overlay (H)
The number adjacent to the "H" indicates
the maximum number of stories allowed.

H - "X"
D
P
Zones
Second One Family (R-1)
¼¼
(15,000 SF)
(12,500 SF)
(10,000 SF)
(7,500 SF)
Minimum Lot Size
Residential Mountainous (R-M)
Arcadia Logistics Center Specific Plan (SP-ALC)
High Density Residential (R-3)
Restricted High Density Residential (R-3-R)
Central Business District (CBD)
General Commercial (C-G)
Professional Office (C-O)
Regional Commercial (C-R)
Open Space - Outdoor Recreation (OS-OR)
Open Space - Resource Protection (OS-RP)
Mixed Use (MU)
Downtown Mixed Use (DMU)
Commercial Manufacturing (C-M)
Industrial (M-1)
Public Facilities (PF)
Special Uses (S-1)
Rail Right-of Way (R-R)
Specific Plan-Arroyo Pacific (SP-AP)
Santa Anita Specific Plan (SP-SA1)
Seabiscuit Pacifica Specific Plan (SP-SP)
Medium Density Residential (R-2)
First One-Family (R-O)
(30,000 SF)
(22,000 SF)¼¼
(15,000 SF)
(12,500 SF)
Minimum Lot Size
!!!!!!!!
!!!!!!!!
!!!!!!!!
Downtown Overlay
Base Map Features
Arcadia City Boundary
Residential Flex Overlay (R-F)
Racetrack Event Overlay
Downtown Mixed Use Overlay
Downtown Parking Overlay (DTP)

Attachment No. 3
Ordinance No. 2400 with Redlined
Changes to the Development Code
ORDINANCE NO. 2400

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA, RELATED TO TEXT AMENDMENT NO. TA 23 -02
AMENDING VARIOUS SECTIONS OF ARTICLE IX, CHAPTER 1, OF THE

ARCADIA DEVELOPMENT CODE TO IMPL EMENT REZONING

STRATEGIES WITHIN THE ADOPTED HOUSING ELEMENT FOR THE
2021-2029 HOUSING CYCLE ALONG WITH AN ADDENDUM TO THE

ADOPTED NEGATIVE DECLARATION FOR THE HOUSING ELEMENT
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”)

WHEREAS, the City Council is authorized by Arcadia Municipal Code Section 9108.03 to review and approve amendments to the City’s Development Code; and WHEREAS, Arcadia Municipal Code Section 9108.03 provides that amendments to the Development Code shall be accomplished by ordinance; and WHEREAS, California State Housing Element Law establishes the requirements for Housing Elements, and California Government Code Section 65588 requires that local governments review and revise the Housing Element of their comprehensive General Plans not less than once every eight years, and currently the State is in the “6 th Cycle” of
Housing Element Updates, covering the time period of 2021-2029; and WHEREAS, the California State Legislature identifies overall housing policies for the State with the goal of ensuring every resident has access to housing and suitable living environments, and additionally establishes a Regional Housing Needs Assessment (“RHNA”) which establishes projected allocations of housing units through local Councils of Governments that are attributed to each jurisdiction in the State; and WHEREAS, the updated Housing Element must be adopted by City Council and found to be in substantial compliance by the California State Department of Housing and Community Development (“HCD”) in concert with statewide housing policies and in compliance with the established RHNA; and
2 WHEREAS, the subject rezoning efforts (a General Plan Amendment, Zone Change, and Text Amendment-- the “Rezoning Project”) were identified by HCD as being necessary prior to its determination that the Housing Element substantially complies with the law, and the Rezoning Project implements the strategies identified in the updated Housing Element to address the established RHNA; and
WHEREAS, the Rezoning Project amends the text of various sections of Article IX, Chapter 1, of the Arcadia Development Code to establish new zoning designations and amend existing regulations to reflect changes in density and residential allowances to support the rezoning strategies within the updated Housing Element; and WHEREAS, the Rezoning Project will meet the requirements of Government Code Section 65583.2 (h) and (i) related to the accommodation of affordable housing; specifically in that developments in which at least 20 percent of the units are affordable to lower income households shall be allowed by-right; and WHEREAS, pursuant to the California Environmental Quality Act (“CEQA”), an Adde
ndum to the Adopted Initial Study/Negative Declaration (“IS/ND”) was prepared for the Rezoning Project in compliance with CEQA and the local environmental review guidelines, and a Notice of Intent to Adopt a Negative Declaration for the Rezoning Project was posted with the Los Angeles County Clerk’s Office on December 21, 2023; and WHEREAS, on January 23, 2024, a duly noticed public hearing was held before the Planning Commission on the Rezoning Project, at which time all interested persons were given full opportunity to be heard and to present evidence, and the Planning Commission subsequently voted 5-0 to recommend approval of the Rezoning Project to the City Council; and
3 WHEREAS, on February 6, 2024, a duly noticed public hearing was held before the City Council on the Rezoning Project, and the associated Addendum to the Adopted Initial Study/Negative Declaration, at which time this Ordinance was introduced and all interested persons were given full opportunity to be heard and to present evidence and all public comments on the environmental document were reviewed; and WHEREAS, all other legal prerequisites to the adoption of this Ordinance have been fulfilled.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ARCADIA, CALIFORNIA, DOES ORDAIN AS FOLLOWS:

SECTION 1 . That the factual data submitted by the Development Services Department in the Staff Report dated February 6, 2024, are true and correct.

SECTION 2. That the City Council finds that based upon the entire record, including all written and oral evidence presented, pursuant to the Arcadia Development Code, all of the following findings can be made.

1. The proposed Development Code amendment is consistent with the goals, policies, and objectives of the General Plan; and any applicable specific plan(s).

Facts to Support the Finding: The proposed Text Amendments are in conformance with the General Plan. The Text Amendments proposed effectuate the rezones that implement the City’s approved Housing Element, which is an integral part of the General Plan. There are five (5) separate zone change actions being proposed: Expansion of the Downtown Mixed -Use zone, establishment of a Downtown Mixed- Use Overlay, increasing density in the Mixed-Use Zone, Establishment of a Residential Flex Overlay Zone, and Increasing density in the Multi -Family Zone. The Text Amendments provide 4 new code sections or edits to existing sections that support these rezones so that the Development Code and General Plan are internally consistent.

The changes to the Downtown Mixed-Use zones, for example, will allow residential development in an urban, mixed-use format, in furtherance of the goals and polices found in the Land Use & Community Design Element, the Economic Development Element, the Circulation and Infrastructure Element and, most importantly, the Housing Element of the General Plan. The upzoning of both of the Mixed- Use Zone and the Multi -Family Residential Zones will enable more dense projects to be built and encourage the development of affordable housing, in furtherance of the goals and polices of the Housing Element and The Land Use & Community Design Element. The City’s Housing Element requires that the City meet the State- mandated Regional Housing Needs Allocation.

Mixed-use development in what was formerly commercial areas is the most effective and beneficial way to do so. The addition of the Residential Flex Overlay Zone achieves this.

For all of these reasons, the proposed project is consistent with the General Plan.

2. The proposed amendment is internally consistent with other applicable pr
ovisions of this Development Code.

Facts to Support the Finding: The purpose of the proposed Text Amendment is to effectuate the rezones required by the Housing Element Implementation Plan. As such, all Divisions of the Development Code have been evaluated to bring them all into compliance with each other, and with the General Plan. In addition to the rezones, additional text amendments to the Development Code are provided as part of this action to meet State law and standards related to the Government Code. As such, the proposed text amendments have been reviewed to ensure they are consistent with the other 5 applicable provisions of the Development Code, as well as State law. Finally, the proposed amendments have been reviewed by the City Attorney for internal consistency to ensure that there are no conflicting standards or uncertainties.

SECTION 3. The Rezoning Project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act ( “CEQA”) and CEQA Guidelines. An Addendum to the Adopted I nitial Study/Negative Declaration (“IS/ND”) has been prepared for the project for the City, as the lead agency. The Addendum was prepared pursuant with the requirements of CEQA on the basis that there was no substantial evidence that there may be significant environmental impacts on specific environmental areas because of the project. Subsequent housing developments proposed will, of course, be subject to compliance with CEQA as they are submitted.

SECTION 4. That for the foregoing reasons, the City Council approves Text Amendment No. TA 23-02 to amend the text of Article IX, Chapter 1 of the Arcadia Development Code to implement the rezoning strategies of the Housing Element as shown in Exhibit “A.” Development Services Staff is authorized to correct typographical errors, spelling, formatting, or codification and to make any minor revisions to improve reader’s comprehension of the Development Code provided that any revisions do no alter the regulatory meaning and intent. The Development Services Director or designee is further authorized to make any technical or clerical revisions or clarifications to the Housing Element and/or Development Code as may be required by HCD in order to be in substantial compliance with State law.

SECTION 5. The City Clerk shall certify as to the adoption of this Resolution.

6 Passed, approved and adopted this 20th day of February, 2024

_______________________
Mayor of the City of Arcadia

ATTEST:

______________________
City Clerk

APPROVED AS TO FORM:

______________________
Michael J. Maurer
City Attorney

7 EXHIBIT “A”
Text Amendments to the Development Code
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE
Division 1:

Enactment, Applicability, and Enforcement
1 x
Table of Contents
Page
Section 9101.01 – Purpose and Applicability of the Development Code ............................................................................1-1 9101.01.010 Title .................................................................................................................................................................. 1-1 9101.01.020 Purpose and Authority ...................................................................................................................................... 1-1 9101.01.030 Relationship to Prior Ordinances ..................................................................................................................... 1-1 9101.01.040 Prior Rights and Violations ............................................................................................................................... 1-1 9101.01.050 Relationship to General Plan ........................................................................................................................... 1-1 9101.01.060 Relationship to CEQA ...................................................................................................................................... 1-2 9101.01.070 Relationship to Design Guidelines ................................................................................................................... 1-2 9101.01.080 Exemptions for City Projects ............................................................................................................................ 1-2 9101.01.090 Severability ....................................................................................................................................................... 1-2 Section 9101.02 – Interpretation of the Development Code Provisions............................................................................. 1-3 9101.02.010 Purpose and Intent ........................................................................................................................................... 1-3 9101.02.020 Rules of Interpretation ...................................................................................................................................... 1-3 9101.02.030 Procedures for Interpretation ........................................................................................................................... 1-4 9101.02.040 Uses Not Classified .......................................................................................................................................... 1-4 9101.02.050 Illustrations ....................................................................................................................................................... 1-6 9101.02.060 State Law Requirements .................................................................................................................................. 1-6 Section 9101.03 – Zones Established .................................................................................................................................... 1-7 9101.03.010 Purpose and Intent ........................................................................................................................................... 1-7 9101.03.020 Establishment of Zones .................................................................................................................................... 1-7 Section 9101.04 – Zoning Map ............................................................................................................................................... 1-9 9101.04.010 Zoning Map Adopted by Reference ................................................................................................................. 1-9 9101.04.020 Rights-of-way and Vacated Boundary Lines .................................................................................................... 1-9 9101.04.030 Uncertainty of Boundaries ................................................................................................................................ 1-9 9101.04.040 Classification of Annexed Lands ...................................................................................................................... 1-9 CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE
Section 9101.01 – Zones Established
Subsections:
9101.03.010 Purpose and Intent
9101.03.020 Establishment of Zones
9101.01.010 Purpose and Intent
Zones have been established to classify, regulate, and restrict the uses of land and buildings; regulate and restrict the hei ght and bulk of buildings; regulate the area of yards and other open spaces about buildings; and regulate the density of people. 9101.01.020 Establishment of Zones
A. General. The City is divided into zones to allow for orderly, planned development and to implement the General Plan. Table 1-1 (Zones Implementing the General Plan) identifies all zones. All zones shall be listed and appropriately designated on the official Zoning Map.

B. Base Zone. Every parcel shall have a base zone that establishes the primary type and intensity of land use permitted, along with development regulations for that particular type and intensity of land use.

C. Overlay Zone. An overlay zone supplements the base zone for the purpose of establishing special use or development regulations for a particular area in addition to the provisions of the underlying base zone. In the event of conflict between the base zone regulations and the overlay zone regulations, the provisions of the overlay zone shall apply.

Table 1-1
Zones Implementing the General Plan
Zoning Map Symbol Zone Description Corresponding General Plan Land Use Designation
Residential Zones
R-M Residential Mountainous Residential Estate
R-0 30,000
Low Density Residential
Residential Estate,
Very Low Density Residential,
Low Density Residential
R-0 22,000
R-0 15,000
R-0 12,500
R-1 15,000
Low Density Residential
Very Low Density Residential,
Low Density Residential R-1 12,500
R-1 10,000
R-1 7,500 Very Low Density Residential, Low Density
Residential, Horse Racing, Commercial
R-2 Medium Density Residential Medium Density Residential R-3-R Restricted High Density Residential High Density Residential R-3 High Density Residential High Density Residential
Commercial Zones
C-O Professional Office Commercial
C-G General Commercial Commercial
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE
Table 1-1
Zones Implementing the General Plan
Zoning Map Symbol Zone Description Corresponding General Plan Land Use Designation
C-M Commercial Manufacturing Commercial/Light Industrial CBD Commercial Business District Commercial
C-R Regional Commercial Regional Commercial
Mixed Use Zones
DMU Downtown Mixed Use Downtown Mixed Use
MU Mixed Use Mixed Use
Industrial Zones
M-1 Industrial Industrial
Specific Plans
SP-SA1 Specific Plan – Santa Anita 1 (Hale Medical Center) Commercial SP-SP Specific Plan – Seabiscuit Pacifica Commercial
SP-ALC Specific Plan – Arcadia Logistics Center Commercial/Light Industrial SP-AP Specific Plan – Arroyo Pacific Downtown Mixed Use Special Zones
S-1 Special Use (Santa Anita Racetrack) Horse Racing, Commercial PF Public Facilities Public/Institutional
OS-OR Open Space – Outdoor Recreation Open Space – Outdoor Recreation OS-RP Open Space – Resources Protection Open Space – Resources Protection RR Rail Right-of-Way Rail Right-of-Way
Overlay Zones
P Automobile Parking Overlay
D Architectural Design Overlay
DO Downtown Overlay Downtown Overlay
DTP Downtown Parking Overlay
H Special Height Overlay
RTE Race Track Event Overlay
R-F Residential Flex Overlay
DMU Downtown Mixed Use Overlay
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Division 2:

Zones, Allowable Uses, and Development Standards

Table of Contents

Page

Section 9102.01 – Residential Zones............................................................................................................................. ........ 2-1 9102.01.010 Purpose and Intent............................................................................................................................. .............. 2-1 9102.01.020 Land Use Regulations and Allowable Uses ..................................................................................................... 2-2 9102.01.030 Development Standards in Single-Family Residential Zones (R-M, R-0, R-1) ................................................ 2-5 9102.01.040 Additional Residential Development Standards in Single-Family Residential Zones..................................... 2-14

9102.01.050 Permitted Projections in Single-Family Residential Zones............................................................................. 2-17 9102.01.060 Accessory Structures in Single-Family Residential Zones............................................................................. 2-18 9102.01.070 Swimming Pools, Spas, Water Features, and Ornamental Features............................................................. 2-20

9102.01.080 Accessory Dwelling Units............................................................................................................................. .. 2-21 9102.01.090 Development Standards in Multifamily Residential Zones (R-2, R-3, R-3-R) ................................................ 2-25 9102.01.100 Additional Residential Development Standards in Multifamily Zones ............................................................ 2-26

9102.01.110 Permitted Projections in Multifamily Zones .................................................................................................... 2-28 9102.01.120 Site Design and Architectural Standards ....................................................................................................... 2-28 9102.01.130 Exterior Lighting Standards for Residential Properties and Zones ................................................................ 2-29 9102.01.140 Other Applicable Regulations......................................................................................................................... 2-29 9102.01.150 Urban Lot splits............................................................................................................................. .................. 2-30 9102.01.160 Two Unit Projects............................................................................................................................. ............... 2-35 9102.01.170 Multifamily Objective Development Standards.............................................................................................. 2-41 9102.01.180 Mixed-Use Objective Development Standards…............................................................................................ 2-44

Section 9102.03 – Commercial and Industrial Zones......................................................................................................... 2-49 9102.03.010 Purpose and Intent............................................................................................................................. ............ 2-49 9102.03.020 Land Use Regulations and Allowable Uses ................................................................................................... 2-49 9102.03.030 Development Standards............................................................................................................................. .... 2-56 9102.03.040 Additional Development Standards in All Commercial and Industrial Zones ................................................. 2-56 9102.03.050 Additional Regulations in C-R Zone ............................................................................................................... 2-57 9102.03.060 Site Plan and Design Review ......................................................................................................................... 2-57 9102.03.070 Other Applicable Regulations......................................................................................................................... 2-57

Section 9102.05 – Downtown Zones............................................................................................................................. ....... 2-65 9102.05.010 Purpose and Intent............................................................................................................................. ............ 2-65 9102.05.020 Land Use Regulations and Allowable Uses in Downtown Zones................................................................... 2-65 9102.05.030 Development Standards in Downtown Zones ................................................................................................ 2-65

9102.05.040 Additional Development Standards in Downtown Zones ............................................................................... 2-66 CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

9102.05.050 Mixed-Use Lot Consolidation Incentive Program ........................................................................................... 2-67 9102.05.060 Site Plan and Design Review ......................................................................................................................... 2-67 9102.05.070 Other Applicable Regulations......................................................................................................................... 2-67

Section 9102.07 – Special Use Zone (Santa Anita Racetrack) .......................................................................................... 2-68 9102.07.010 Purpose and Intent............................................................................................................................. ............ 2-68

9102.07.020 Land Use Regulations and Allowable Uses ................................................................................................... 2-68 9102.07.030 Development Regulations Specific to S-1 ...................................................................................................... 2-71 9102.07.040 Site Plan and Design Review – S-1 ............................................................................................................... 2-71 9102.07.050 Other Applicable Regulations......................................................................................................................... 2-72

Section 9102.09 – Public Facilities, Open Space, and Rail Right-of-Way Zones............................................................. 2-74 9102.09.010 Purpose and Intent............................................................................................................................. ............ 2-74 9102.09.020 Land Use Regulations and Allowable Uses in PF, OS-OR, OS-RP, and RR Zones ..................................... 2-74 9102.09.030 Regulations Specific to PF, OS-OR, OS-RP, and R-R Zones ....................................................................... 2-76 9102.09.040 Site Plan and Design Review ......................................................................................................................... 2-76 9102.09.050 Other Applicable Regulations......................................................................................................................... 2-76

Section 9102.11 – Overlay Zones............................................................................................................................. ............ 2-78 9102.11.010 D - Architectural Design Overlay Zone........................................................................................................... 2-78

9102.11.020 DO Downtown Overlay Zone .......................................................................................... .................. ............. 2-79 9102.11.030 DTP - Downtown Parking Overlay Zone ........................................................................................................ 2-79 9102.11.040 H Special Height Overlay Zone ...................................................................................................................... 2-79 9102.11.050 RF Residential Flex Overlay Zone ................................................................................................................. 2-81

9102.11.060 RTE Race Track Event Overlay Zone............................................................................................................ 2-82 9102.11.070 P Vehicle Parking Overlay Zone .................................................................................................................... 2-83 9102.11.080 DMU Downtown Mixed Use Overlay Zone .................................................................................................... 2-83

Section 9102.13 – Specific Plans ............................................................................................................................. ............ 2-84 9102.13.010 Purpose and Intent............................................................................................................................. ............ 2-84

9102.13.020 Effect of Specific Plan Zone ........................................................................................................................... 2-84 9102.13.030 Required Contents of a Specific Plan ............................................................................................................ 2-84 9102.13.040 Land Use and Development Standards ......................................................................................................... 2-84

9102.13.050 Establishment of Specific Plan Zones............................................................................................................ 2-84

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Section 9102.01 – Residential Zones

Subsections:

9102.01.010 Purpose and Intent
9102.01.020 Land Use Regulations and Allowable Uses
9102.01.030 Development Standards in Single-Family Residential Zones (R-M, R-0, R-1) 9102.01.040 Additional Residential Development Standards in Single-Family Residential Zones 9102.01.050 Permitted Projections in Single-Family Residential Zones 9102.01.060 Accessory Structures in Single-Family Residential Zones 9102.01.070 Swimming Pools, Spas, Water Features, and Ornamental Features 9102.01.080 Accessory Dwelling Units
9102.01.090 Development Standards in Multifamily Residential Zones (R-2, R-3, R-3-R) 9102.01.100 Additional Residential Development Standards in Multifamily Zones 9102.01.110 Permitted Projections in Multifamily Zones
9102.01.120 Site Design and Architectural Standards
9102.01.130 Exterior Lighting Standards for Residential Properties and Zones 9102.01.140 Other Applicable Regulations
9102.01.150 Urban Lot splits
9102.01.160 Two Unit Projects
9102.01.170 Multifamily Objective Development Standards 9102.01.180 Mixed-Use Objective Development Standards

9102.01.010 Purpose and Intent

The purpose of the residential zones is to:

1. Provide for a full range of housing types and densities consistent with the General Plan;

2. Preserve, protect, and enhance the character of Arcadia’s residential neighborhoods and the quality of life of City residents;

3. Ensure adequate light, air, privacy, and open space for each dwelling; and

4. Ensure that the scale and design of new development and alterations to existing structures are compatible with surrounding homes and appropriate to the physical characteristics of the site and the area where the project is proposed.

A. R-M Residential Mountainous Zone. The R-M zone is intended to provide areas for detached single-family dwelling units on estate- type lots in the hillside and valley areas of the City and accessory uses compatible with the residential use of the zone. This zone implements the General Plan Residential Estates designation.

B. R-0 Very Low Density Residential Zone. The R-0 zone is intended to provide areas for detached single-family dwelling units on large lots and accessory uses compatible with the residential use of the zone. This zone implements the General Plan Residential Estates, Very Low Density Residential, and Low Density Residential designations.

C. R-1 Low Density Residential Zone. The R-1 zone is intended to provide areas for detached single-family dwelling units and accessory uses compatible with the residential use of the zone. This zone implements the General Plan Very Low Density Residential and Low Density Residential designations.

D. R-2 Medium Density Residential Zone. The R-2 zone is intended to provide areas for a variety of dwelling types and accessory uses compatible with the residential use of the zone. Types of dwelling units include attached or detached single- unit and multi-unit homes and duplexes at a density of six to 12 dwelling units per acre. This zone implements is the General Plan Medium Density Residential designation.

E. R-3 High Density Residential Zone. The R-3 zone is intended to provide areas for a variety of medium- to high-density residential development and accessory uses compatible with the residential use of the zone. Types of dwelling units include single- unit attached, townhomes, condominiums, and apartment structures at a density of 12 20 to 30 40 units per acre. This zone implements the General Plan High Density Residential designation.

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

F. R-3-R Restricted High Density Residential Zone. The R-3-R zone is intended to provide areas for medium to high-density residential development at a density of 12 to 30 units per acre but restricted to one story in height. Accessory uses compatible with the residential use of the zone are also permitted. This zone implements the General Plan High Density Residential designation.

9102.01.020 Land Use Regulations and Allowable Uses
Amended by Ord. No. 2347
Amended by Ord. No. 2348
Amended by Ord. No. 2363
Amended by Ord. No. 2369 & 2370

A. Allowed Uses. Table 2-1 (Allowed Uses and Permit Requirements for Residential Zones) indicates the uses allowed within each residential zone and any permits required to establish the use, pursuant to Division 7 (Permit Processing Procedures).

The regulations for each zone are established by letter designations as follows:

“P” represents permitted (allowed) uses.
“A” represents accessory uses.
“M” designates uses that require the approval of a Minor Use Permit subject to requirements of Section 9107.09 (Conditional Use Permit and Minor Use Permit) of this Development Code. “C” designates uses that require the approval of a Conditional Use Permit subject to requirements of Section 9107.09 (Conditional Use Permit and Minor Use Permit) of this Development Code. “--” designates uses that are not permitted.

B. Director Determination. Land uses are defined in Division 9 (Definitions). In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification substantially similar in character. Land uses not listed in the table or not found to be substantially similar to the land uses below are prohibited.

C. Specific Use Regulations. Where the last column in Table 2-1 (Allowed Uses and Permit Requirements for Residential Zones) includes a Section, Subsection, or Division number, the regulations in the referenced Section, Subsection, or Division shall apply to the use.

D. Housing Element Candidate Sites. Pursuant to Government Code Section 65583.2(c), residential uses shall be allowed by- right for housing development in which at least 20% of the units are affordable to lower-income households for sites that:

1. Are non-vacant and identified in the 5th Cycle Housing Element planning period; and

2. Vacant sites included in two or more consecutive Housing Element planning cycle;

3. Eligible sites can be found in the City' s 2021 - 2029 Housing Element (6th Cycle). Development shall meet all of the requirements of the respective zone in which such sites are located in unless otherwise permitted by this Division, and shall comply the provisions of applicable environmental documents for such site, if any.

E.. Multi-Family Uses Permitted By-Right. Multifamily residential uses are permitted by-right in the following zones when 20% or more affordable units are provided per Gov’t Code Section 65583.2 (i): R-2, R-3, R-3-R, MU, DMU, and RF and DMU overlays.

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Table 2-1
Allowed Uses and Permit
Requirements for Residential Zones
P Permitted
A Permitted as an Accessory Use
M Minor Use Permit Required
C Conditional Use Permit Required
-- Not Allowed

Land Use

R-M

R-0

R-1

R-2

R-3

R-3-R Specific Use
Regulations
Residential Uses
Boarding House -- -- -- -- -- --
Dwellings

Single-Family Dwelling

P

P

P

P

P

--
See required minimum
density (Section
9102.01.090, Table 2-6
and) Subsection
9102.01.100.A
(Exceptions to Minimum
Density in R-2 and R-3)
Multifamily Dwelling -- -- -- P P P See Land Use Regulations and Allowable Uses
(Section 9102.01.020)
Two-Family Dwelling -- -- -- P P P
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Table 2-1
Allowed Uses and Permit
Requirements for Residential Zones
P Permitted
A Permitted as an Accessory Use
M Minor Use Permit Required
C Conditional Use Permit Required
-- Not Allowed

Land Use

R-M

R-0

R-1

R-2

R-3

R-3-R Specific Use
Regulations
Accessory Dwelling Unit A A A A A A

Short-Term Rental

--

--

--

--

--

--
No Person shall post,
publish, ci rculate,
broadcast, or maintain
any advertisement of a
Short-Term Rental in any
zone allowing residential
uses. See Section
9104.02.300

Home Sharing

--

--

--

--

--

--
No Person shall post,
publish, ci rculate,
broadcast, or maintain
any advertisement for
Home Sharing in any
zone allowing residential
uses. See Section
9104.02.300
Agricultural Uses
Urban Agriculture A A A A A A See Subsection
9104.02.030 (Agricultural
Uses –Urban Agriculture,
Small Animal and Fowl,
and Horses). See
Subsection 9104.02.145
(Employee Housing)
Horse Keeping A A A -- -- --

Small Animal and Fowl Keeping

A

A

A

--

--

--
Education

Schools, Private

C

C

C

C

C

C
May only be permitted as a
Conditional Use,
accessory to a Place of
Religious Assembly.

Medical-Related and Care Uses

Day Care, General

--

--

--

--

--

--
See Subsection
9104.02.080 (Day Care,
General)

Day Care, Limited - Small Family

A

A

A

A

A

A
See Subsection
9104.02.100 (Day Care,
Limited – Small Family)
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

November 2016 2-3 Division 2 – Zones/Allowable Uses/Development Standards

Table 2-1
Allowed Uses and Permit
Requirements for Residential Zones
P Permitted
A Permitted as an Accessory Use
M Minor Use Permit Required
C Conditional Use Permit Required
-- Not Allowed

Land Use

R-M

R-0

R-1

R-2

R-3

R-3-R Specific Use
Regulations

Day Care, Limited - Large Family

A

A

A

A

A

A
See Subsection
9104.02.090 (Day Care,
Limited – Large Family)
Employee Housing – Six or fewer persons

P

P

P

P

P

P
See Subsection
9104.02.145 (Employee
Housing)

Residential Care Facility – Six or fewer
persons

P

P

P

P

P

P
See Subsection
9104.02.260 (Residential
Care Facilities)
Residential Care Facility – Seven or more
persons

P

P

P

P

P

P
See Subsection
9104.02.260 (Residential
Care Facilities)
Supportive Housing – Housing Type --
P
--
P
--
P
P P P
Supportive Housing – Residential Care
Facility Small Type

P

P

P

P

P

P
Transitional Housing – Housing Type --
P
--
P
--
P
P P P
Transitional Housing – Residential Care
Facility Small Type

P

P

P

P

P

P
Other Uses

Antennas and Wireless Communication
Facilities - Co-location or Panel

--

--

--

--

P

P
Exception: All facilities
are permitted on City-
owned properties and
public rights-of-way. New
standalone facilities are
not permitted in
Architectural Design (D)
overlay zones.

See also Subsection
9104.02.050 (Antennas
and Wireless
Communication Facilities)

Antennas and Wireless Communication
Facilities - Standalone Facility

--

--

--

--

--

--
Places of Religious Assembly -- C C C C --

Sports Courts (Private)

P

P

P

P

P

P
Must comply with
Subsection 9104.02.330
(Sports Courts in
Residential Zones)
Recharging Stations A A A A A A
Utility Structures and Service Facilities C C C C C C
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

9102.01.090 Development Standards in Multifamily Residential Zones (R-2, R-3, R-3-R) Amended by Ord. No. 2347

New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Tables 2-1 ((Allowed Uses and Permit Requirements for Residential Zones) and 2-6 (Development Standards for Multifamily Residential Zones), and the development standards in Division 3 (Regulations Applicable to All Zones-Site Planning and General Development Standards). Additional regulations are denoted in the right hand column of Table 2-6. Development standards for accessory dwelling units are located in Section 9102.01.080 (Accessory Dwelling Units), garages and other parking areas are located in Section 9103.07 (Off-Street Parking and Loading).

Table 2-6
Development Standards for
Multifamily Residential Zones (R-2, R-3-R, R-3)
Development Feature
R-2

R-3-R

R-3

Additional Requirements
Lot Standards
Minimum Lot Area (sq ft) 7,500 10,000 10,000
Minimum Lot Width

At Front Property Line 75 ft;
44 ft for cul-de-sac lots;
85 ft if reversed corner lot

100 ft
100 ft;
57 ft for cul-de-sac lots;
85 ft if reversed corner lot

At Front Setback Line 75 ft;
85 ft if reversed corner lot
100 ft;
85 ft if reversed corner lot
100 ft;
85 ft if reversed corner lot

Minimum Lot Depth 100 ft 100 ft 100 ft
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Structure Form and Location Standards

Maximum Density 1 unit per 3,750 sf of
lot area
1 unit per 1,450 sf of
lot area

1 unit per 1,089450 sf
of lot area (40
units/acre)

Minimum Density

2 units per lot

none

1 unit per 2,200 sf of
lot area (20 units/acre)
See Subsection
9102.01.100.A
(Exceptions to
Minimum
Density in R-2 and R-3)
Minimum Setbacks

Front 25 ft 25 ft 25 ft For other setback
regulations refer to
Subsections
9103.01.060 (Setback
Measurements and
Exceptions),
9102.01.100 (Additional
Residential
Development Standards
in Multifamily
Zones), and Subsection
9103.01.070 (Vehicular
Visibility Standards).

Side
Interior

10 ft

10 ft

10 ft
Corner and Reverse
Corner (street side)

25 ft

25 ft

25 ft

Rear

10 ft

10 ft

10 ft
Maximum Lot Coverage N/A N/A N/A
Minimum Distance between
Structures

6 ft

6 ft

6 ft

Maximum Height

30 ft

18 ft

30 ft

Maximum Street-Facing
Porch Height

14 ft

14 ft

14 ft

Minimum Open Space (sq
ft per unit)

100

100

100

Garages and Parking Areas

See Section 9103.07 (Off-
Street Parking and
Loading)

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Section 9102.03 – Commercial and Industrial Zones

Subsections:

9102.03.010 Purpose and Intent
9102.03.020 Land Use Regulations and Allowable Uses
9102.03.030 Development Standards
9102.03.040 Additional Development Standards in All Commercial and Industrial Zones 9102.03.050 Additional Regulations in C-R Zone
9102.03.060 Site Plan and Design Review
9102.03.070 Other Applicable Regulations

9102.03.010 Purpose and Intent

A. Purpose. The purpose of the Commercial and Industrial zones is to:

1. Provide appropriately located areas for a wide range of commercial, office, and industrial uses to ensure the stability of the City’s economy; p rovide a variety of goods and services for residents, employees, and visitors; and increase employment opportunities close to home for current and future residents consistent with the General Plan; and

2. Ensure that new commercial, office, and industrial development is designed to minimize traffic and parking and impacts on surrounding residential neighborhoods, and is appropriate to the physical characteristics of the site and the area where the project is proposed.

B. C-O Professional Office Zone. The C-O zone is intended to provide sites for development as administrative, financial, business, professional, medical and governmental offices. This zone implements the General Plan Commercial designation.

C. C-G General Commercial Zone. The C-G zone is intended to provide areas for retail and service uses, offices, restaurants, public uses, and similar and compatible uses. This zone implements the General Plan Commercial designation.

D. C-R Regional Commercial Zone. The C-R zone is intended to serve a regional market through regional commercial uses, retail uses, entertainment, restaurants and other similar compatible uses within regional shopping malls. This zone implements the General Plan Regional Commercial designation.

E. M-1 Industrial Zone. The M-1 zone is intended to provide areas for an array of warehouse, distribution, light manufacturing, and assembly uses. This zone implements the General Plan Industrial designation.

9102.03.020 Land Use Regulations and Allowable Uses
Amended by Ord. No. 2375

A. Allowed Uses. Table 2-8 (Allowed Uses and Permit Requirements for Commercial and Industrial Zones) indicates the land use regulations for Commercial and Industrial zones and any permits required to establish the use, pursuant to Division 7 (Permit Processing Procedures). The regulations for each zone are established by letter designations as follows:

“P” represents permitted (allowed) uses.
“A” represents accessory uses.
“M” designates uses that require the approval of a Minor Use Permit subject to requirements of Section 9107.09 (Conditional Use Permits and Minor Use Permits) of this Development Code.

“C” designates uses that require the approval of a Conditional Use Permit subject to requirements of Section 9107.09 (Conditional Use Permits and Minor Use Permits) of this Development Code.

“--” designates uses that are not permitted.

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

B. Director Determination. Land uses are defined in Division 9 (Definitions). In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification substantially similar in character. Land uses not listed in the table or not found to be substantially similar to the land uses below are prohibited.

C. Specific Use Regulations. Where the last column in Table 2-8 includes a Section, Subsection, or Division number, the regulations in the referenced Section, Subsection, or Division shall apply to the use.

Table 2-8
Allowed Uses and Permit
Requirements for Commercial
and Industrial Zones
P Permitted by Right (1)
A Permitted as an Accessory Use
M Minor Use Permit
C Conditional Use Permit
-- Not Allowed

Land Use

C-O

C-G

C-R

M-1

Specific Use Regulations
Business, Financial, and Professional
Automated Teller Machines (ATMs) P P P --
Check Cashing and/or Payday
Loans

--

--

--

--
Financial Institutions and Related
Services

P

P

P

--
Government Facilities P C C C

Office, Business and Professional

P

P

P

A
In M-1, accessory office
uses are limited to 25% of
building floor area.

Eating and Drinking Establishments

Bars, Lounges, Nightclubs, and
Taverns

--

C

M

--
See Subsection
9104.02.040 (Alcoholic
Beverage Sales)

Outdoor Dining (Incidental and on
Public Property) – 12 seats or fewer

--

P

P

--
See Subsection
9104.02.230 (Outdoor
Dining Uses on Public
Property) and 9104.02.240
(Outdoor Dining-Incidental)

Outdoor Dining (Incidental and on
Public Property) – more than 12
seats

M

M

P

--
See Subsection
9104.02.230 (Outdoor
Dining Uses on Public
Property) and 9104.02.240
(Outdoor Dining-Incidental)
Restaurant – Small (no alcohol) P P P M
Restaurant – Large (no alcohol) M M P M
Restaurant – Full or Limited Service
With late hours – open between
midnight and 6:00 AM

--

C

M

--
See Subsection
9104.02.150 (Extended
Hours Uses)

Restaurant – Full or Limited Service,
Serving Alcohol without late hours

M

M

P

--
See Subsection
9104.02.040 (Alcoholic
Beverage Sales)

Restaurant – Full or Limited Service,
Serving Alcohol with late hours

C

C

M

--

Education
Schools, Private C C C --
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Table 2-8
Allowed Uses and Permit
Requirements for Commercial
and Industrial Zones
P Permitted by Right (1)
A Permitted as an Accessory Use
M Minor Use Permit
C Conditional Use Permit
-- Not Allowed

Land Use

C-O

C-G

C-R

M-1

Specific Use Regulations
Trade and Vocational Schools -- C M C
Tutoring and Education Centers -- C M --
Industry, Manufacturing and Processing, and Warehousing Uses

Brewery and Alcohol Production

--

C

A

P
Allowed as an accessory
use to a restaurant in C-R
zone.

Data Centers -- -- -- P

Hazardous Waste Facilities

--

--

--

C
See Subsection
9104.02.160 (Hazardous
Waste Facilities)
Food Processing -- -- -- P
Fulfillment Centers -- -- -- P
Light Industrial -- -- -- P
Heavy Industrial (under 40,000
square feet)

--

--

--

M
Heavy Industrial (40,000 square feet
and over)

--

--

--

C
Recycling facilities
Heavy processing -- -- -- C

See Subsection
9104.02.250 (Recycling
Facilities)
Large collection -- -- -- C
Light processing -- -- -- M
Reverse Vending Machine(s) -- P -- P
Small collection -- P -- P
Research and Development -- P -- P
Storage – Accessory A A A A
Storage – Outdoor -- -- -- C
Storage – Personal -- -- -- C
Vehicle Storage -- -- -- M
Retail Warehouse (under 40,000
square feet)
-- -- -- P

Retail Warehouse (40,000 square
feet and over)
-- -- -- M
Wholesaling -- -- -- P
Medical-Related and Care Uses

Day Care, General

A

C

C

--
See Subsection
9104.02.080 (Day Care,
General)

Emergency Shelters

--

--

--

P
See Subsection
9104.02.140 (Emergency
Shelters)
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Table 2-8
Allowed Uses and Permit
Requirements for Commercial
and Industrial Zones
P Permitted by Right (1)
A Permitted as an Accessory Use
M Minor Use Permit
C Conditional Use Permit
-- Not Allowed

Land Use

C-O

C-G

C-R

M-1

Specific Use Regulations
Hospitals C -- -- P
Medical Clinics M M P P
Medical and Dental Offices P P P P

Residential Care Facilities – Seven
or More Persons

C
P

C
P

--

--
See Subsection
9104.02.260 (Residential
Care Facilities)
Supportive Housing, Residential
Care Facility Large Type

C

C

--

--
Transitional Housing, Residential
Care Facility Large Type

C

C

--

--
Recreation and Entertainment
Arcade (Electronic Game Center) -- C P --
Commercial Recreation - Indoors -- C P C
Commercial Recreation - Outdoors -- C C C

Karaoke and/or sing-along uses

--

C

M

--
See Subsection
9104.02.190 (Karaoke
and/or Sing-Along Uses)
Health/Fitness Facilities, Small -- M P --
Health/Fitness Facilities, Large -- C P --
Indoor Entertainment C C P C
Studios – Art and Music -- M P --
Residential Uses
Multifamily Dwelling -
-
P(1) -- -- See Subsection 9102.11.050
(Residential Flex Overlay
Zone)

Retail Uses
Alcohol Beverage Sales

Alcohol Sales, Off -Sale -- C M --
Alcohol Sales, Off-Sale,
Accessory to Eating and Drinking
Establishment Only

--

M

M

--

Alcohol Sales, Off-Sale,
Accessory to a Hotel Only

--

M

--

--
Building Material Sales and Services -- C -- P
Pawn Shop -- -- -- --
Pet Stores, inclusive of grooming
services

--

P

P

P

No overnight animal keeping
Plant Nursery -- P M P
Recreational Equipment Rentals P P P P
Retail Sales P P P C
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Retail Carts and Kiosks - Indoor

P

P

P

P In C-R, indoor kiosks may
be informational/unstaffed

Retail Carts and Kiosks - Outdoor

--

M

P

--
See Subsection
9104.02.110 (Displays and
Retail Activities – Outdoor)
Secondhand Stores -- C P C
Swap Meets -- C -- C
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Table 2-8
Allowed Uses and Permit
Requirements for Commercial
and Industrial Zones
P Permitted by Right (1)
A Permitted as an Accessory Use
M Minor Use Permit
C Conditional Use Permit
-- Not Allowed

Land Use

C-O

C-G

C-R

M-1

Specific Use Regulations
Vehicle Rentals -- -- -- P

Vehicle Sales – New

--

C

P

C
In C-R zone, may not
exceed 10,000 square feet
for any individual vehicle
sales establishment.

Vehicle Sales – Used

--

C

P

--
In C-R zone, may not
exceed 10,000 square feet
for any individual vehicle
sales establishment.

Service Uses

Animal Boarding/Kennels

--

--

--

C
See Subsection
9104.02.200 (Kennels;
Animal Board and Care)
Animal Grooming -- P P --
Bail Bond Services -- -- -- --
Funeral Homes and Mortuaries -- C -- --
Hotel and Motel -- C -- --
Maintenance and Repair Services,
Large Appliance

--

P

--

P
Maintenance and Repair Services,
Small Appliance

--

P

P

P
Personal Services, General P P P C
Personal Services, Restricted -- C C --
Postal Services P P P P
Printing and Duplicating Services P P P P
Vehicle Repair and Services
Service/Fueling Station C C C C

See Subsection
9104.02.280
(Service/Fueling Stations)
Vehicle Washing/Detailing -- C A C
Vehicle Repair, Major -- -- -- P
Vehicle Repair, Minor -- M P P

Veterinary Services

--

C

C

C
See Subsection
9104.02.200 (Kennels;
Animal Board and Care)
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Table 2-8
Allowed Uses and Permit
Requirements for Commercial
and Industrial Zones
P Permitted by Right (1)
A Permitted as an Accessory Use
M Minor Use Permit
C Conditional Use Permit
-- Not Allowed

Land Use

C-O

C-G

C-R

M-1

Specific Use Regulations
Transportation, Communication, and Infrastructure Uses

Antennas and Wireless
Communication Facilities - Co-
Location or Panel

P

P

P

P
Exception: All facilities are
permitted on City-owned
properties and public rights-
of-way. New standalone
facilities are not permitted in
Architectural Design (D)
overlay zones.

See also Subsection
9104.02.050 (Antennas and
Wireless Communication
Facilities)

Antennas and Wireless
Communication Facilities -
Standalone Facility

--

C

C

C

Car Sharing

P

P

P

M
Car sharing parking spaces
may not occupy any space
required for another use.

Off-Street Parking Facilities (not
associated with a primary use)

P

P

P

C
Parking garages may front
on Huntington Drive only
when the ground floor
adjacent to the street is
constructed to
accommodate commercial
uses, not parking.

Recharging Stations P P P P

Utility Structures and Service
Facilities

P

P

P

P
Subject to Site Plan and
Design Review pursuant to
Section 9107.19 (Site Plan
and Design Review).

Other Uses
Assembly/Meeting Facilities, Public
or Private

M

M

--

M

Donation Box – Outdoor

M

M

--

M
See Subsection
9104.02.120 (Donation Box
– Outdoor)

Drive-Through or Drive-Up Facilities

--

C

--

C
See Subsection
9104.02.130 (Drive-through
and Drive-up Facilities)

Extended Hours Uses

C

C

M

C
See Subsection
9104.02.150 (Extended
Hours Uses)
Places of Religious Assembly M M -- M
Stable, Public and Private -- -- -- C
Reverse Vending Machines –
Consumer Goods

P

P

P

P

Allowed indoors only
Vending Machines P P P P Allowed indoors only
Note:
1) Residential Uses Only Permitted if affordable units provided per the City’s Density Bonus requirements (Section 9103.15).

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Section 9102.05 – Downtown Zones

Subsections:

9102.05.010 Purpose and Intent
9102.05.020 Land Use Regulations and Allowable Uses in Downtown Zones 9102.05.030 Development Standards in Downtown Zones
9102.05.040 Additional Development Standards in Downtown Zones 9102.05.050 Mixed-Use Lot Consolidation Incentive Program 9102.05.060 Site Plan and Design Review
9102.05.070 Other Applicable Regulations

9102.05.010 Purpose and Intent
Amended by Ord. No. 2356

The purposes of the Downtown zones are to:

1. Promote mixed use residential, retail, and office development at locations that will support transit use; and

2. Promote commercial and mixed-use development that will foster and enhance surrounding residential neighborhoods by improving access to a greater range of facilities and services.

A. CBD Commercial Business District Zone. The Commercial Business District zone is intended to promote a strong pedest rian- oriented environment and to serve community and regional needs for retail and service uses, professional offices, restaurants, public uses, and other similar and compatible uses. Residential uses are permitted above ground floor commercial or adjacent to a commercial development. Both uses must be located on the same lot or on the same project site. This zone implements the General Plan Commercial designation.

B. MU Mixed Use Zone. The Mixed Use zone is intended to provide opportunities for commercial and residential mixed-use development that takes advantage of easy access to transit and proximity to employment centers, and encourages pedestrian activity. A wide range of integrated commercial and residential uses are appropriate. Residential uses are permitted above ground floor commercial or adjacent to a commercial development , or as standalone projects if affordable housing units are provided . Both uses must be located on the same lot or on the same project site, and e xclusive residential structures are not allowed. This zone implements the General Plan Mixed Use designation.

C. D MU Downtown Mixed Use Zone. The Downtown Mixed Use zone is intended to provide opportunities for complementary service and retail commercial businesses, professional offices, and residential uses located within the City’s downtown. A wide range of commercial and residential uses are appropriate, oriented towards pedestrians to encourage shared use of parking, public open space, and interaction of uses within the zone. Residential uses are permitted above ground floor commercial or adjacent to a commercial development, or as standalone projects if affordable housing units are provided. . Both uses must be located on the same lot or on the same project site, and exclusive residential structures are not allowed. This zone implements the General Plan Downtown Mixed Use designation.

D. C-M Commercial Manufacturing Zone. The C-M zone is intended to provide areas for a complementary mix of light manufacturing businesses, minor vehicle service and repairs, and support office and retail uses. A wide range of small-scale industrial and quasi- industrial uses with minimal impact to surrounding uses are appropriate. Retail uses are limited to business services, food service, and convenience goods for those who work in the area. Residential uses are not permitted in this zone limited to various properties north of Downtown as allowed under the Downtown Mixed Use Overlay Zone . This zone implements the General Plan Commercial/Light Industrial designation.

9102.05.020 Land Use Regulations and Allowable Uses in Downtown Zones Amended by Ord. No. 2348 & 2356
Amended by Ord. No. 2369 & 2370
Amended by Ord. No. 2375

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

A. Allowed Uses. Table 2-10 (Allowed Uses and Permit Requirements for Downtown Zones) indicates the land use regulations for the Downtown zones and any permits required to establish the use, pursuant to Division 7

(Permit Processing Procedures). The regulations for each zone are established by letter designations as follows:

“P” represents permitted (allowed) uses.

“A” represents accessory uses.

“M” designates uses that require the approval of a Minor Use Permit subject to requirements of Section 9107.09 (Conditional Use Permits and Minor Use Permits) of this Development Code.

“C” designates uses that require the approval of a Conditional Use Permit subject to requirements of Section 9107.09 09 (Conditional Use Permits and Minor Use Permits) of this Development Code.

“UF” designates uses that are permitted on upper floors only, and are not allowed on the ground floor of a structure. “--” designates uses that are not permitted.

B. Director Determination. Land uses are defined in Division 9 (Definitions). In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification substantially similar in character. Land uses not listed in the table or not found to be substantially similar to the land uses below are prohibited.

C. Specific Use Regulations. Where the last column in Table 2-10 (Allowed Uses and Permit Requirements for Downtown Zones) includes a Section, Subsection, or Division number, the regulations in the referenced Section, Subsection, or Division shall apply to the use.

Table 2-10
Allowed Uses and Permit
Requirements for Downtown Zones
P
A
C
M
--
(UF)
Permitted by Right
Permitted as an Accessory Use
Conditional Use Permit
Minor Use Permit
Not Allowed
Upper Floor Permitted, Not Allowed on Ground Floor

Land Use

CBD

MU

DMU

CM

Specific Use Regulations
Business, Financial, and Professional
Automated Teller Machines (ATMs) P P P P
Check Cashing and/or Payday Loans -- -- -- -
Financial Institutions and Related Services M M M -
Government Facilities C C C C
Offices, Business and Professional P P P P
Eating and Drinking Establishments
Accessory Food Service A A A A
Alcohol Sales (On-site, Accessory Only) M M M M
Bars, Lounges, Nightclubs, and Taverns C C C C

Outdoor Dining (Incidental and on Public Property) –
12 seats or fewer

P

P

P

P
See Subsections 9104.02.230
(Outdoor Dining Uses on Public
Property) and 9104.02.240 (Outdoor
Dining – Incidental)

Outdoor Dining (Incidental and on Public Property) –
more than 12 seats

M

M

M

M
See Subsections 9104.02.230
(Outdoor Dining Uses on Public
Property) and 9104.02.240 (Outdoor
Dining – Incidental)
Restaurant – Small (with no Alcohol Sales) P P P P
Restaurant – Large (with no Alcohol Sales) P P P P
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Table 2-10
Allowed Uses and Permit
Requirements for Downtown Zones
P
A
C
M
--
(UF)
Permitted by Right
Permitted as an Accessory Use
Conditional Use Permit
Minor Use Permit
Not Allowed
Upper Floor Permitted, Not Allowed on Ground Floor

Land Use

CBD

MU

DMU

CM

Specific Use Regulations
Restaurant – Small or Large
With late hours – open between midnight and 6:00
A.M.)

M

C

M

C

See Subsection 9104.02.150
(Extended Hours Uses)
Restaurant – Small or Large
Serving Alcohol, within 150 ft of residential zone

M

M

M

M
See Subsection 9104.02.040 (Alcoholic
Beverage Sales) Restaurant – Small or Large
Serving Alcohol, not within 150 ft of residential zone

P

M

P

M
Education
Schools, Public and Private -- -- -- --
Trade and Vocational Schools C (UF) -- C (UF) C

Tutoring and Education Centers

C (UF)

--

-- C
(UF)

Industry, Manufacturing and Processing, and Warehousing Uses Brewery and Alcohol Production, with onsite tasting
and associated retail commercial use

M

M

M

M
Brewery and Alcohol Production -- -- -- P
Data Centers -- -- -- C
Food Processing -- -- -- C
Fulfillment Centers -- -- -- C
Light Industrial -- -- -- P
Warehouse Retail (under 40,000 square feet) -- -- -- P Warehouse Retail (40,000 square feet and over) -- -- -- C Recycling facilities

Heavy processing -- -- -- --
Large collection -- -- -- C
Light processing -- -- -- --
Reverse Vending Machine(s) -- -- -- P
Small collection -- -- C P
Research and Development -- M M P
Storage – Accessory A A A A
Storage – Personal -- -- -- M
Wholesaling -- -- -- P
Medical-Related and Care Uses
Day Care, General -- -- -- C
Hospitals and Medical Clinics -- -- -- C
Medical and Dental Offices P P P P
Recreation and Entertainment
Arcade (Electronic Game Center) M M M M
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Table 2-
10 Allowed Uses and Permit
Requirements for Downtown
Zones
P
A
C
M
--
(UF)
Permitted by Right
Permitted as an Accessory Use
Conditional Use Permit
Minor Use Permit
Not Allowed
Upper Floor Permitted, Not Allowed on Ground Floor

Land
Use

CBD

MU

DMU

CM

Specific Use Regulations
Commercial Recreation C C C C

Karaoke and/or sing-along uses

M

M

M

M See Subsection 9104.02.190 (Karaoke
and/or Sing-Along Uses)
Health/Fitness Facilities, Small M M M M
Health/Fitness Facilities, Large M (UF) C C C Indoor Entertainment M M M M
Studios – Art and Music M M M P
Residential Uses

Accessory Dwelling Unit

A

A

A

If the site currently has a single-family
dwelling or a multifamily dwelling.

Live/Work Unit

M

M

M

-- See Subsection 9104.02.210
(Live/Work Units)
Multifamily Dwelling (2) M M M -- Permitted only in conjunction with a commercial use (See Section
9102,050.010) . Standalone
rResidential uses are permitted if
affordable housing units are provided
(see footnote 2 below). above ground
floor commercial or adjacent to a
commercial development. Both uses
must be located on the same lot or on
the same project site. See See Map for
C-M parcels with DMU overlay
permitting residential use.

Supportive Housing – Housing Type M (UF)P M (UF)P M (UF)P -- Transitional and supportive housing are permitted as a residential use and only
subject to those restrictions that apply to
other residential dwellings of the same
type in the same zone. Transitional Housing – Housing Type

M (UF)P

M (UF)P

M (UF)P

--

Short-Term Rental

--

--

--

--
No Person shall post, publish, circulate,
broadcast, or maintain any
advertisement of a Short-Term Rental
in any zone allowing residential uses.

See Section 9104.02.300

Home Sharing

--

--

--

--
No Person shall post, publish, circulate,
broadcast, or maintain any
advertisement for Home Sharing in any
zone allowing residential uses. See
Section 9104.02.300
Retail Uses
Alcohol Beverage Sales

Alcohol Sales (off-sale) M M M C See Subsection 9104.02.040 (Alcoholic Beverage Sales) Alcohol Sales (off-sale, accessory only) M M M M Building Material Sales and Services -- -- -- --
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Pawn Shop -- -- -- --
Plant Nursery -- -- -- --
Pet Stores, with inclusive of grooming services

P P P P Animal grooming shall be limited to
50% of the business. No overnight
animal keeping.

Recreational Equipment Rentals P P P P
Retail Sales P P P P
Retail Carts and Kiosks – Indoor P P P P

Retail Carts and Kiosks – Outdoor

M

M

M

M See Subsection 9104.02.110 (Displays
and Retail Activities – Outdoor)
Secondhand Stores -- -- -- M
Swap Meets -- -- -- --
Vehicle Rentals -- -- -- P

Vehicle Sales – New and/or Used

C

--

--

C
At least 50% of the vehicles sold or
leased from the applicable site during
each calendar year shall be new
automobiles.

Service Uses
Animal Boarding/Kennels -- -- -- C
Animal Grooming M M M M
Bail Bond Services -- -- -- --
Funeral Homes and Mortuaries -- -- -- --
Hotels and Motels C C C C
Maintenance and Repair Services, Large Appliance -- -- -- P Maintenance and Repair Services, Small Appliance P P P P Personal Services, General P P P P
Personal Services, Restricted C C C C
Postal Services P P P P
Printing and Duplicating Services P P P P
Veterinary Services -- -- -- C
Vehicle Repair and Services

Service/Fueling Station C -- -- --
Vehicle Washing/Detailing A -- -- C
Vehicle Repair, Major -- -- -- M
Vehicle Repair, Minor A -- -- P
Transportation, Communication, and Infrastructure Uses
Antennas and Wireless Communication Facilities -
Co-location

P

P

P

P Exception: All facilities are permitted on
City-owned properties and public
rights-of-way. New standalone facilities
are not permitted in Architectural
Design (D) overlay zones.

See Subsection 9104.02.050
(Antennas and Wireless
Communication Facilities)
Antennas and Wireless Communication Facilities –
Panel

P

P

P

P

Antennas and Wireless Communication Facilities -
Standalone Facility

--

--

--

C

Car Sharing

P

P

P

P
Car sharing parking spaces may not
occupy any space required for another
use.

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Off-Street Parking Facilities (not associated with a
primary use)

C

C

C

C
Recharging Stations P P P P
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Table 2-10
Allowed Uses and Permit
Requirements for Downtown Zones
P
A
C
M
--
(UF)
Permitted by Right
Permitted as an Accessory Use
Conditional Use Permit
Minor Use Permit
Not Allowed
Upper Floor Permitted, Not Allowed on Ground Floor

Land Use

CBD

MU

DMU

CM

Specific Use Regulations

Utility Structures and Service Facilities

P

P

P

P
Subject to Site Plan and Design
Review pursuant to Section 9107.19
(Site Plan and Design Review).

Other Uses
Assembly/Meeting Facilities, Public or Private -- -- -- M Donation Box – Outdoor -- -- -- M

Extended Hours Use

M

C

M

C See Subsection 9104.02.150
(Extended Hours Uses)
Places of Religious Assembly -- -- -- M

Drive-Through or Drive-Up Facilities

--

--

--

C See Subsection 9104.02.130 (Drive-
through and Drive-up Facilities)

Reverse Vending Machines – Consumer Goods

P

P

P

P

Allowed indoors only

Vending Machines

P

P

P

P

Allowed indoors only
Urban Agriculture A A A A
(1) Accessory dwelling units are subject to the development standards in Subsection 9102.01.080. (2) Residential uses are permitted by right when 20% or more affordable units are provided for lower-income households. By-right development will not require a MUP, planned unit development permit, or other discretionary review or approval except for the City’s Subdivision requirements and Objective Development Standards.

9102.05.030 Development Standards in Downtown Zones
Amended by Ord. No. 2356

New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-10 (Allowed Uses and Permit Requirements for Downtown Zones) and Table 2-11 (Development Standards for Downtown Zones) and the development standards in Division 3 (Regulations Applicable to All Zones – Site Planning and General Development Standards). Additional regulations are denoted in the right- hand column of Table 2-11 (Development Standards for Downtown Zones); section and subsection numbers in this column refer to other sections and subsections of this Code.

Table 2-11
Development Standards for
Downtown Zones

Development Feature

CBD(1)

MU

DMU(1)

CM Additional
Requirements
Lot Standards
Minimum Lot Area 5,000 sf 5,000 sf 10,000 sf 5,000 sf
Structure Form and Location Standards
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Maximum Residential
Density

80 units/acre

5030
units/acre

80 units/acre Residential not allowed
except for parcels with
a DMU or RF Overlay
See Note (3) below.

Minimum Residential Density 40 units/acre 20 units/acre N/A20 units/acre Accommodate a minimum of 16 units per
site.

Maximum FAR (2) 1.0 1.0 1.0 0.5
Minimum Storefront Width 25 ft N/A N/A N/A
Minimum Setback
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Table 2-11
Development Standards for
Downtown Zones

Development Feature

CBD(1)

MU

DMU(1)

CM Additional
Requirements

Front or adjacent to a street
0 ft (10 ft
maximum)
0 ft (10 ft
maximum)
0 ft (10 ft
maximum)

10 ft

Side (Interior)

Abutting nonresidential or
mixed-use zone

0 ft

0 ft

0 ft

0 ft
Abutting residential zone 10 ft 10 ft 10 ft 10 ft

Side (Street side)
0 ft (10 ft
maximum)
0 ft (10 ft
maximum)
0 ft (10 ft
maximum)

5 ft

Rear

Abutting Nonresidential or
Downtown zone

0 ft

0 ft

0 ft

0 ft
Abutting residential zone 20 ft 15 ft 15 ft 10 ft
Maximum Height 60 ft 6040ft 60 ft 40 ft

Minimum Open Space for
Residential Uses

100 sf per
unit

100 sf per unit

100 sf per unit

N/A
See Subsection
9102.05.040.D (Open
Space Requirements
for Residential Uses in
CBD, MU, and DMU
Zones)
Notes:
(1) See City Center Design Plan for additional design guidelines. (2) FAR maximum is applicable only to nonresidential component of a development. (3) Utilize DMU Zone development standards for a residential project located on a C-M zoned parcel within the DMU Overlay area and use the RF Development standards for a residential project located on a C-M zoned parcel within the RF Overlay area.

9102.05.040 Additional Development Standards in Downtown Zones Amended by Ord. No. 2356

A. Commercial Uses along Street Frontages. In order to maintain an active pedestrian environment within all Downtown Zones, commercial uses shall be encouraged, but not required along street frontages. Residential may be permitted above ground floor commercial or adjacent to a commercial development, where allowed per Table 2 -10 and in compliance with development standards set forth in Table 2 -11.

B. Setbacks When Abutting a Residential Zone

1. When abutting a residential zone, no portion of any structure shall encroach through a plane projected from an angle of 45 degrees, as measured at the ground level along the residentially zoned abutting property line.

2. Where a property line abuts a dedicated alley which separates the property from abutting residential zoned property, the setback shall be measured from the centerline of the alley, and no portion of any structure shall encroach through a plane projected from an angle of 45 degrees, as measured at the ground level along the centerline of the alley.

C. No Parking within Front and/or Street Side Setbacks. No parking shall be allowed within required front and/or street side setbacks, or within any landscaped area not designated as a driveway or vehicle parking area.

D. Minimum Ground Floor Height. The minimum ground-floor height for structures with commercial uses on the ground floor CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

shall be not less than 12 feet, six inches.

E. Open Space Requirements for Residential Uses in CBD, MU and DMU Zones

1. Type. Open space shall be in the form of private or common open space via balconies, courtyards, at-grade patios (rear and side of the units), rooftop gardens, or terraces.

2. Minimum Dimension. Balconies that are 30 inches or less in width or depth shall not be counted as open space.

3. Encroachment. Balconies that project over a public right-of-way shall be subject to approval by the City Engineer.

F. Roof Decks. Roof decks are permitted, subject to Site Plan and Design Review, in the MU and DMU zones provided that roof decks meet the following development standards:

1. Location. Roof decks shall be set back five feet from all building lines of the structure. The building line shall be measured from the roof edge of the story directly below the deck.

2. Height Limits. The guardrail and other objects, whether permanent or temporary, which rest upon the roof deck such as patio furniture, landscaping, swimming pool features, and storage, shall be allowed to exceed the maximum height limit specified in Subsection 9102.05.030 (Development Standards in Downtown Zones) by up to five feet. Exterior stairways and other access features such as stairwells or elevators for access to roof decks shall not exceed the residential zoning district’s height limit by more than 10 feet and shall be architecturally integrated into the design of the structure.

3. Screening. The roof deck area shall be appropriately designed so as not to be visible from all sides of the structure or from the grade below. Appropriate screening shall be architecturally compatible with and integrated into the existing structure as determined by the Director. The solid screening may include roofing, solid parapet walls, or other methods architecturally compatible with the design of the structure.

4. Architecturally Compatible. The roof deck shall be architecturally compatible with the existing exterior materials and colors of the existing structure, and appear as an integral part of the roof system.

5. Furniture. All furniture and accessories located on a roof deck shall be secured as necessary to prevent wind damage or dislocation.

9102.05.050 Mixed-Use Lot Consolidation Incentive Program

To encourage the assemblage of smaller lots into larger lots that can be developed more efficiently into a mixed-use project, the following incentives may be provided to a qualifying development at the Director’s discretion:

A. Waiver of planning permit application fees.

B. Priority in permit processing.

9102.05.060 Site Plan and Design Review

Structures erected or modified to accommodate the land use activities listed in Division 2 (Zones, Allowable Uses, and Development Standards) shall require the approval of a Site Plan and Design Review subject to the requirements of Section 9107.19 (Site Plan and Design Review) of this Development Code.

9102.05.070 Other Applicable Regulations

In addition to the requirements contained in this Section 9102.05 (Downtown Zones), regulations contained in the following Divisions may apply to development in mixed use zones.

Division 2 – Zones, Allowable Uses, and Development Standards (Section 9102.11 Overlay Zones) Division 3 – Regulations Applicable to All Zones - Site Panning and General Development Standards Division 4 – Regulations for Specific Land Uses and Activities CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Section 9102.07 – Special Use Zone (Santa Anita Racetrack)

Subsections:

9102.07.010 Purpose and Intent
9102.07.020 Land Use Regulations and Allowable Uses
9102.07.030 Development Regulations Specific to S-1
9102.07.040 Site Plan and Design Review – S-1
9102.07.050 Other Applicable Regulations

9102.07.010 Purpose and Intent

The Special Use (S-1) zone is intended to provide for the continued operation of the Santa Anita Racetrack and to allow for horseracing, related activities, and authorized special events. This zone implements the General Plan Horse Racing designation.

9102.07.020 Land Use Regulations and Allowable Uses
Amended by Ord. No. 2375

A. Allowed Land Uses. Table 2-12 (Allowed Uses and Permit Requirements for Special Purpose Zones) establishes the land use regulations for the Special Use zone and any permits required to establish the use, pursuant to Division 7 (Permit Processing Procedures). The regulations for the zone are established by letter designations as follows:

“P” represents permitted (allowed) uses.
“A” represents accessory uses.
“M” designates uses that require the approval of a Minor Use Permit subject to requirements of Section 9107.09 (Conditional Use Permits and Minor Use Permits) of this Development Code.

“C” designates uses that require the approval of a Conditional Use Permit subject to requirements of Section 9107.09 (Conditional Use Permits and Minor Use Permits) of this Development Code.

“--” designates uses that are not permitted.

For Temporary Uses, see Subsection 9102.07.020.D (Permitted Uses Exception).

B. Director Determination. Land uses are defined in Division 9 (Definitions). In cases where a specific land use or activity is not defined, the Director shall assign the land use or activity to a classification substantially similar in character. Land uses not listed in the table or not found to be substantially similar to the land uses below are prohibited.

C. Specific Use Regulations. Where the last column in Table 2-12 (Allowed Uses and Permit Requirements for Special Purpose Zones) includes a Section, Subsection, or Division number, the regulations in the referenced Section, Subsection, or Division shall apply to the use.

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Table 2-12
Allowed Uses and Permit
Requirements for Special Purpose Zones
P
A
M
C
--
Permitted by Right
Permitted as an Accessory Use
Minor Use Permit
Conditional Use Permit
Not Allowed

Land Use

S-1

Specific Use Regulations
Eating and Drinking Establishments

Bars, Lounges, Nightclubs, and Taverns

P
Shall be located within Grandstand Structure for
non-horse racing activities and not open to the
public between 1:00 AM and 10:00 AM. See
Subsection 9104.02.040 (Alcoholic Beverage
Sales)

Restaurant, Large or Small, with or without On-Sale Alcohol

P
Shall be located within Grandstand Structure for
non-horse racing activities. Year-round usage of
the restaurant is permitted.

Events

Assembly/Meeting Facilities, Public or Private and Places of Religious Assembly

P

Food and Beverage Events P
Filming Activities P
Non-profit and Public/Quasi Public Events P
Seasonal Sales P
Vehicle Sales, New P
Recreation

Daytime Sports and Athletic Events (live)

P
Horse Breeding, Training, and Shows P
Ride and Drives P

Sporting Event Viewing (not live)

P
Subject to performance standards of Subsection
9102.07.020.F (Allowed Special
Event/Temporary Uses).

Residential
Caretaker Units P Permitted when associated with horse- racing activities.

Employee Housing P See Subsection 9104.02.145 (Employee Housing)
Transportation, Communication, and Infrastructure Uses
Antennas and Wireless Communication Facilities – Co-
location or Panel

P Exception: All facilities are permitted on City-
owned properties and public rights-of-way. New
standalone facilities are not permitted in
Architectural Design (D) overlay zones.

See also Subsection 9104.02.050 (Antennas
and Wireless Communication Facilities)

Antennas and Wireless Communication Facilities -
Standalone Facility

C

Car Sharing

P Car sharing parking spaces may not occupy any
space required for another use.

Construction Offices P
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Table 2-12
Allowed Uses and Permit
Requirements for Special Purpose Zones
P
A
M
C
--
Permitted by Right
Permitted as an Accessory Use
Minor Use Permit
Conditional Use Permit
Not Allowed

Land Use

S-1

Specific Use Regulations
Recharging Stations P

Off-Street Parking Facilities (not associated with a primary use)

P
Includes long-term parking and short-term film
crew and base camp parking and other short-
term private/public parking arrangements.

Other Uses
Vending Machines P Allowed indoors only
Reverse Vending Machines – Consumer Goods P Allowed indoors only

D. Permitted Uses Exception. The Director shall review all proposed individual events and activities listed as Permitted Uses in Subsection 9102.07.020.B (Director Determination). Permitted uses listed in Table 2-12 (Allowed Uses and Permit Requirements for Special Purpose Zones) that exceed 10,000 people at any given time and/or that the Director finds to have additional impacts may be subject to a Temporary Use Permit pursuant to Section 9107.23.

E. Allowed Special Event/Temporary Uses

1. Temporary Use Permit Required. Any use not listed as a permitted use in Table 2-12 12 (Allowed Uses and Permit Requirements for Special Purpose Zones) and not held in conjunction with live racing is required to apply for a Temporary Use Permit subject to the requirements of Section 9107.23 (Temporary Use Permits) of this Development Code. A Temporary Use Permit is not required for any temporary uses, individual events, and act ivities that are held within any of the parking lot, infield area and/or paddock area during a live racing event.

2. Types of Events. Temporary Uses allowed in the S-1 zone and subject to a Temporary Use Permit shall include, but are not limited to the following:

a. Circuses, carnivals, and fixed-run traveling or seasonal shows; b. Concerts and outdoor entertainment;
c. Cultural, lifestyle, music, and technology festivals; d. Sporting events and shows;
e. Farmers’ Markets, antique shows, and craft fairs;
f. Movie festivals and premiers;
g. Planned helicopter landings and air shows;
h. Parades, cycling and running/walking events;
i. Specialty auto, truck, motorcycle and recreational vehicle shows; and j. Trade shows and expos.

3. Location. Temporary uses are not permitted within the parking lots, unless otherwise allowed by Temporary Use Permit.

4. Number of Events. Temporary events on Racetrack properties are limited to two simultaneous events, regardless of whether the event is listed as a Permitted Use in Table 2-12 (Allowed Uses and Permit Requirements for Special Purpose Zones) or as an Allowed Special Event/Temporary Use by Subsection 9102.07.020.F.2 (Types of Events), unless all events are less than 5,000 persons and as otherwise approved by the Director.

5. Conditions of Approval and Referral to Council. The Director may place conditions on any use or event, or may refer any application for such use or event to the City Council for consideration. Conditions of approval may include, but are not limited to the following:

a. Additional setbacks and buffers;
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

b. Restrictions on outdoor lighting;
c. Restriction of points of vehicular and/or pedestrian ingress and egress; d. Regulation of noise, vibration, odors, etc
e. Regulation of the number, height and size of structures, equipment and/or signs; f. Limitation of the hours and/or days of the proposed use; g. If special sales are proposed, limitations on the locations where sales may occur, the number of vendors, and the types of goods sold; and
h. If food sales are located outside, a requirement that all appropriate health department permits have been secured and are in good standing.

F. Sporting Event Viewing (not live) Performance Standards. The following performance standards shall be applied to allowable activities using a satellite feed, as identified in Subsection 9102.07.020 (Land Use Regulations and Allowable Uses).

1. Hours and Number of Persons. No persons, other than employees of the race track, shall be allowed in the unenclosed areas of the grandstand and race track between the hours of 6:00 pm and 8:00 am, except that between 6:00 pm and 8:00 am, up to 3,500 patrons of the racetrack may occupy the outside box seat, Club Court, and Turf Club areas existing at the racetrack as of May 2, 2000, in order to watch and listen to individual televisions located at tables therein or to view the big screen monitor in the infield of the racetrack.

2. No Outdoor Sound Amplification. There shall be no outdoor sound amplification or use of outdoor loudspeakers between the hours of 6:00 p.m. and 8:00 a.m., unless approved by a Temporary Use Permit.

3. Closed Windows. Windows in the enclosed restaurant located within the grandstand structure shall be closed between the hours of 6:00 p.m. and 8:00 a.m.

4. Parking Fee. There shall be no parking fee for events taking place after 6:00 p.m. The northerly parking lot shall not be utilized for patron parking.

9102.07.030 Development Regulations Specific to S-1

A. General. New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in this Section—unless a Master Plan or Specific Plan has been approved—and the development standards in Division 3 (Regulations Applicable to All Zones). Standards for accessory structures are outlined in Subsection 9103.03.050 (Canopy Structures).

B. Development Standards

1. Floor Area Ratio. The maximum permitted floor area ratio (FAR) is 0.3.

2. Height Limit and Lot Size. No height limit or minimum lot size is established for this zone.

C. Additional Setbacks

1. Huntington Drive Setback. Other than service/fueling stations, no building or structure shall be located closer than 150 feet to the outside edge of the Huntington Drive right-of-way.

2. Setback for Stables. No stable or other building or structure for the shelter of horses or other animals shall be located within 250 feet of any public street or highway.

9102.07.040 Site Plan and Design Review – S-1

A. Applicability and Authority. Structures erected or modified to accommodate the land use activities listed in Division 2 (Zones, Allowable Uses, and Development Standards), including issuance of a building permit or sign permit, approval or conditional approval of a conditional use permit, variance or modification with respect to any and all exterior alterations, additions and new construction, installation of exterior lighting for the infield and parking areas, and installation of perimeter CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

and parking lot landscaping and signing improvements, shall require the approval of a Site Plan and Design Review subject to the requirements of Section 9107.19 (Site Plan and Design Review) of this Development Code and this Section. In the S- 1 Zone, the review and approval, conditional approval or disapproval shall be by the Commission and Council, except as noted in Subsection 9102.07.040.C (Administrative Design Review). The provisions of this Section shall not apply to building permits for work which is located entirely within a building and which does not alter the external appearance of the building.

B. Design Review Procedures. The following design review procedures are intended to implement the goals of the City’s General Plan and the following purposes:

C. Ensure that the architectural design of any additions, exterior alterations and new structures, and their materials and colors are visually harmonious and compatible with the existing racetrack architectural design and functionally build upon the racetrack’s attributes.

D. Ensure that the location and configuration of structures are visually harmonious with their sites and with surrounding sites and structures and do not dominate their surroundings to an extent inappropriate to their use.

1. Ensure that new buildings and structures respect the architectural and cultural heritage represented by the existing racetrack buildings.

2. Ensure that the grandstands remain recognizable from key locations along the perimeter of the racetrack.

3. Ensure that the design and location of signs and their materials and colors are consistent with the character and scale of the buildings to which they are attached or which are located on the same site and ensure that signs are visually harmonious with surrounding development.

E. Administrative Design Review. The Director shall have the authority to review and approve, conditionally approve, or disapprove applications for:

1. Minor exterior alterations not affecting the architectural integrity of the existing grandstand façade

2. Minor modifications to existing housing for racetrack employees

3. Minor improvements directed towards stabling and care of thoroughbreds

4. Minor exterior lighting plans within the infield and parking areas

5. Landscaping improvements

6. Minor sign improvements

9102.07.050 Other Applicable Regulations

In addition to the requirements contained in this Chapter 9102.07 (Special Use Zone), regulations contained in the following Chapters may apply to development in special use zones.

Division 2 – Zones, Allowable Uses, and Development Standards (Section 9102.11 Overlay Zones) Division 3 – Regulations Applicable to All Zones – Site Panning and General Development Standards Division 4 – Regulations for Specific Land Uses and Activities CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE
9102.03 – Commercial and Industrial Zones 2-32 November 2016

Section 9102.11 – Overlay Zones

Subsections:

9102.11.010 D - Architectural Design Overlay Zone
9102.11.020 DO Downtown l Overlay Zone
9102.11.030 DTP - Downtown Parking Overlay Zone
9102.11.040 H Special Height Overlay Zone
9102.11.050 RF Residential Flex Overlay Zone
9102.11.060 RTE Race Track Event Overlay Zone
9102.11.070 P Vehicle Parking Overlay Zone
9102.11.080 DMU Downtown Mixed Use Overlay Zone

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

9102.11.050 RF Residential Flex Overlay Zone

A. Purpose and Intent. The Residential-Flex “RF” Overlay Zone is established to provide for greater flexibility in land use planning and to maximize the housing types and styles at a more affordable price range than may be possible under the strict application of other sections of this Division. The RF Overlay Zone provides the option to build a residential project in a commercial zone. Given the state of commercial development throughout the City and region, there are locations that may benefit from this flexibility; also, a residential project may serve as a catalyst for other types of development in the surrounding area. The RF Overlay Zone is intended to maintain compatibility between residential and non-residential uses on adjacent lots through development standards and design guidelines. The standards in this section are applicable to stand-alone residential projects only; all other projects are subject to the requirements of the underlying zoning designation.

B. Allowed Uses. In addition to the land use regulations of the underlying zone, residential uses shall be permitted in the RF Overlay zone with the review and approval of a Conditional Use Permit pursuant to the requirements of Section 9107.09 (Conditional Use Permits and Minor Use Permits) of this Development Code.allow residential developments by-right when 20 percent or more of the units are affordable to lower income households on sites identified as part of the Residential Flex Overlay Zone. By-right development will not require a CUP, planned unit development permit, or other di scretionary review or approval except for the City’s Subdivision requirements and Objective Development Standards . Refer to Section 9103.15.030 of the Code for additional incentives and concessions for affordable housing development.

C. Development Standards. New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Table 2-15 (Development Standards for Residential Flex Overlay Zone) and the development standa rds in Division 3 (Regulations Applicable to All Zones – Site Planning and General Development Standards). Additional regulations are denoted in the right hand column of Table 2-15 (Development Standards for Residential Flex Overlay Zone).

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Notes:
(1) Refer to Section H for additional setback provisions . (2) Residential units are permissible if affordable units are provided per the City’s Density Bonus requirements (Section 9103.15). Properties within the CG zone with a Residential Flex Overlay may only be developed with residential uses if identified in the available sites list within the 6th Cycle Housing Element Update on file in the Development Services Department.

D. No Parking within Front and/or Street Side Setbacks. No parking shall be allowed within required front and/or street side setbacks, or within any landscaped area not designated as a driveway or vehicle parking area.

D.E. Parking Requirements. New residential development in the R-F Overlay Zones shall require a minimum of 1 space per studio unit and 1.5 spaces per unit. Unless parking reductions or modifications are allowed in compliance with provisions identified, parking spaces shall be provided in compliance with Table 3-3 (Off-Street Parking Requirements: Residential Uses).

E.F. Laundry Facilities. If an area for installation of laundry facilities is not provided in every unit, a common laundry area shall be provided with a minimum of one washer and one dryer for each eight units. The common laundry area shall be centrally located to the units served.

F.G. Open Space

1. Type. Open space shall be in the form of private or common open space via balconies, courtyards, at-grade patios (rear and side of the units), rooftop gardens, or terraces.

Table 2-15
Development Standards for
Residential Flex Overlay Zones

Development Feature

R-F
Live
Oak

Las
Tunas

Commercial
General (CG)2

Additional
Requirements

Maximum Height

40 60 ft

See Subsection
9103.01.050 (Height
Measurements and
Exceptions) Residential Density
Maximum 30 units/acre or 1 unit/1,450 sf50 units/acre
Minimum 20 units/acre or 1 unit/2,200 30 units/acre
Minimum Setbacks (1)
Front or adjacent to
a street
10 ft
Side (interior) 10 ft
Side (Street side) 10 ft
Distance between
Structures –
Minimum

6-ft
Or as may otherwise be
required by the Fire
Code
Minimum Open Space
for Residential Uses
100 sf per unit See Subsection
9102.11.050.F (Open
Space)
CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

2. Minimum Dimension. Balconies that are 30 inches or less in width or depth shall not be counted as open space.

3. Encroachment. Balconies that project over a public right-of-way shall be subject to approval by the City Engineer.

G.H. Special Setback and Stepback Requirements. The purpose and intent of this section is to provide minimum standards for property line setbacks and building stepbacks in cases where existing residential development is adjacent to new construction within the RF Overlay to protect adjacent residential neighborhood integrity and character. These special requirements apply to residential uses that were in existence at the time of adoption of these special provisions. The following standards shall apply:

1. Adjacent to Existing Residential
a. 10-foot minimum building setback from property line (See “A” in Figure 2 -B) b. 3-foot minimum building stepback for building heights greater than 30-feet (See “B” and “C” In Figure 2-B), when significant adjacent view impacts can be demonstrated.
c. Appropriate planting, trees or other natural materials shall be provided within the view plane of adjacent residential uses.
i. All plantings or other natural materials shall be at full maturity within 1 year of installation and shall be maintained in a manner that preserves its natural state. ii. Planting materials shall be primarily evergreen and shall limit shedding or los s of leaves during winter months. iii. Deciduous trees and plantings shall be limited in a manner that does not demonstrably impact the screening from adjacent properties.

2. Exceptions. Special exceptions may be granted to setback, stepback and screening requirements through the processing of a modification application if the following can be demonstrated by the project applicant. All exception requests shall be subject to the provisions of the City’s adopted Objective Design Standards.

a. The setback standards preclude the applicant from reaching minimum densities and can be demonstrated conclusively by the applicant
b. The standards preclude the development of affordable housing units and can be demonstrated conclusively by the applicant.
c. Unique site conditions or factors that may preclude the ability to comply with setback standard and/or the installation of landscape screening.

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Figure 2-B: Setback and Step Back Provisions

I. Design Review

1. Applicability. Structures erected or modified to accommodate the land uses allowed by this Section shall require the approval of a Site Plan and Design Review subject to the requirements of Section 9107.19 (Site Plan and Design Review) of this Development Code.

(H).2. Design Review Criteria. The project design shall be compatible with the scale and quality of development within the underlying zone and surrounding area. In conducting a review of projects subject to the requirements of this Section, the Review Authority may utilize design guidelines/criteria that have been adopted by the City in order to provide guidance to project proponents on how to best achieve the City's expectations for quality development; implementation of the applicable General Plan goals and policies; and maintenance of the public health, safety, general welfare and property throughout the underlying zone. Existing land uses shall be considered in the review of projects utilizing the Residential Flex Overlay Zone.

Neighborhood Serving Retail, such as supermarkets/grocery stores shall be retained and integrated into new projects to the extent feasible to maintain commercial retail and services to serve the needs of the local and surrounding community.

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

9102.11.080 DMU - Downtown Mixed Use Overlay Zone
Amended by Ord. No. XXXX
A. Purpose and Intent. The Downtown Mixed Use Overlay Zone (DMU) is established as an overlay on commercial manufacturing (C -M) zoned parcels adjacent to the existing Downtown Mixed -Use Zone in the Downtown area. The DMU Overlay Zone provides opportunities for high density residential projects in a commercial zone to revitalize the downtown district.

Given the state of commercial development throughout the City and region, there are locations that may benefit from this flexibility; also, a residential project may serve as a catal yst for other types of development in the surrounding area. The Downtown Mixed Use Overlay Zone is intended to provide opportunities for more intense residential uses on commercial parcels that encourages transit -oriented development in proximity to transi t centers, employment centers, and commercial uses.

B. Allowed Uses. Any use permitted in the Downtown Mixed Use Overlay zone will conform to the use regulations established within the zone to which the overlay is applied. Residential uses are allowed subject to the development standards mentioned in Section 9102.11.080(C)(1) below.

C. Development Standards. All development regulations in the Downtown Mixed Use Overlay zone will conform to the standards established within the underlying zone where the overlay is applied, with the following exceptions:

1. Utilize development standards for Downtown Mixed Use (DMU) zones if a residential project is developed with units affordable to low- and lower-income households. Refer to Table 2-11 Development Standards for Downtown Zones.

D. Incentives for Affordability Provisions . Allow residential developments by-right when 20 percent or more of the units are affordable to lower income households . By-right development will not require a MUP, planned unit development permit, or other discretionary review or approval except for the City’s subdivision requirements and Objective De sign Standards. Refer to Section 9103.15.030 of the Code for additional incentives and concessions for affordable housing development.

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Section 9102.13 – Specific Plans

Subsections:

9102.13.010 Purpose and Intent
9102.13.020 Effect of Specific Plan Zone
9102.13.030 Required Contents of a Specific Plan
9102.13.040 Land Use and Development Standards
9102.13.050 Establishment of Specific Plan Zones

9102.13.010 Purpose and Intent

The Specific Plan (SP) zone is established to implement Sections 65450 through 65457 of the California Government Code. As provided for in the Government Code, a Specific Plan is designed to provide for flexibility, innovative use of land resources and development, a variety of housing and other development types, and an effective and safe method of pedestrian and vehicular circulation. A Specific Plan may be adopted for any property or group of properties meeting the criteria set forth in this Division and Section 9107.21 (Specific Plans). The Specific Plan zone shall apply to all properties lying within the bounds of a specific plan that has been adopted by resolution or ordinance of the Council.

9102.13.020 Effect of Specific Plan Zone

Once adopted, a specific plan shall govern all use and development of properties within the bounds of that specific plan. Where a specific plan is silent with regard to particular development standards, the provisions of this Code shall govern. The Director shall have the authority to determine which 9103.07 of this Code apply where a specific plan is silent.

9102.13.030 Required Contents of a Specific Plan

The required contents of a specific plan shall be as set forth in Government Code Section 65450 et seq.

9102.13.040 Land Use and Development Standards

Each adopted specific plan establishes the land use regulations and development standards applicable to the properties within the specific plan. To the extent that any development standard is not provided by an individual specific plan, such standard shall be in accordance with the provisions of the zone in this Division that most closely resembles the zone in the specific plan.

9102.13.050 Establishment of Specific Plan Zones

Adopted specific plans in Arcadia are listed below. These specific plans define the development standards and guidelines for each corresponding specific plan zone.

A. SP-SA1 (Hale Medical Center). The Hale Medical Center Specific Plan regulates the development and design of the Hale Medical Center structure and is designated SP-SA1 on the Zoning Map. Regulations and design elements for the SP-SA1 zone, with related implementing actions, are set forth in the Hale Medical Center Specific Plan.

B. SP-SP (Seabiscuit Pacifica). The Seabiscuit Pacifica Specific Plan regulates the development and design of structures within the Seabiscuit Pacifica Specific Plan, designated SP-SP on the Zoning Map. Land use regulations, development standards, and required design elements for the SP-SP zone, with related implementing actions, are set forth in the Seabiscuit Pacifica Specific Plan.

C. SP-ALC (Arcadia Logistic Center). The Arcadia Logistic Center Specific Plan regulates the development and design of structures within the Arcadia Logistic Center Specific Plan, designated SP-ALC on the Zoning Map. Land use regulations, development standards, and required design elements for the SP-ALC zone, with related implementing actions, are set forth in the Arcadia Logistic Center Specific Plan.

D. SP-AP (Arroyo Pacific School). The Arroyo Pacific Specific Plan regulates the development and design of structures within the Arroyo Pacific Specific Plan; designated SP -AP on the Zoning Map. Land use regulations, development standards, and required design elements for the SP -AP zone, with related implementing actions, are set forth in the Arroyo Pacific Specific Plan.

Division 3:

Regulations Applicable to All Zones – Site Planning
and General Development Standards
3 Table of Contents

Page

Section 9103.01 – Site Planning and General Development Standards ............................................................................. 3-1 9103.01.010 Purpose and Intent ........................................................................................................................................... 3-1 9103.01.020 Measuring Distances ........................................................................................................................................ 3-1 9103.01.030 Measuring Floor Area and Floor Area Ratio .................................................................................................... 3-1 9103.01.040 Measuring Lot Coverage .................................................................................................................................. 3-2 9103.01.050 Height Measurements and Exceptions ............................................................................................................ 3-2 9103.01.060 Setback Measurements and Exceptions .......................................................................................................... 3-4 9103.01.070 Vehicular Visibility Standards ........................................................................................................................... 3-7 9103.01.080 Mechanical and Electrical Equipment Screening ............................................................................................. 3-7 9103.01.090 Access .............................................................................................................................................................. 3-8 9103.01.100 Solar Energy System ....................................................................................................................................... 3-8 9103.01.110 Solar Energy System, Small Residential Rooftop ............................................................................................ 3-9 9103.01.120 Exterior Lighting ............................................................................................................................................. 3-10 9103.01.130 Trash Enclosures ........................................................................................................................................... 3-11 Section 9103.03 – Canopy Structures ................................................................................................................................. 3-13 9103.03.010 Canopy Structures in Residential Zones ........................................................................................................ 3-13 9103.03.020 Canopy Structures in All Other Zones ............................................................................................................ 3-13 9103.03.030 Repair and Maintenance ................................................................................................................................ 3-13 Section 9103.05 – Fences, Walls, and Gates ...................................................................................................................... 3-15 9103.05.010 Purpose and Intent ......................................................................................................................................... 3-15 9103.05.020 Permit Requirements ..................................................................................................................................... 3-15 9103.05.030 Development Standards ................................................................................................................................. 3-15 9103.05.040 Prohibited Fencing Materials in All Zones ...................................................................................................... 3-21 Section 9103.07 – Off-Street Parking and Loading ............................................................................................................ 3-23 9103.07.010 Purpose and Intent ......................................................................................................................................... 3-23 9103.07.020 Applicability .................................................................................................................................................... 3-23 9103.07.030 Permit Requirements ..................................................................................................................................... 3-24 9103.07.040 Exemptions .................................................................................................................................................... 3-24 9103.07.050 Off-Street Parking for Residential Uses ......................................................................................................... 3-24 9103.07.060 Off-Street Parking for Non-Residential Uses ................................................................................................. 3-28

9103.07.070 Mixed-Use (Nonresidential and Residential Combined) Parking Standards .................................................. 3-34 9103.07.080 Parking Area Design Standards Applicable to All Zones ............................................................................... 3-34 9103.07.090 Shared/Joint Use, Off-site Parking, and In-Lieu Parking................................................................................ 3-36 9103.07.100 Valet Parking .................................................................................................................................................. 3-37 9103.07.110 Parking Structures .......................................................................................................................................... 3-37 9103.07.120 Prohibition on Commercial Vehicle Parking in Residential Zones ................................................................. 3-38 9103.07.130 Landscape Standards for Parking Lots .......................................................................................................... 3-38 9103.07.140 Parking for Electric and Alternative Fuel Vehicles ......................................................................................... 3-39 9103.07.150 Bicycle Parking Requirements ....................................................................................................................... 3-39 9103.07.160 Off-Street Loading .......................................................................................................................................... 3-40 Section 9103.09 – Landscaping ........................................................................................................................................... 3-43 9103.09.010 Purpose and Intent ......................................................................................................................................... 3-43 9103.09.020 Applicability .................................................................................................................................................... 3-43 9103.09.030 Landscape Plan Required; What Constitutes Landscape Materials .............................................................. 3-43 9103.09.040 Landscape Requirements .............................................................................................................................. 3-43 9103.09.050 Landscape Irrigation and Maintenance .......................................................................................................... 3-46 Section 9103.11 – Signs ........................................................................................................................................................ 3-47 9103.11.010 Purpose .......................................................................................................................................................... 3-47 9103.11.020 Applicability .................................................................................................................................................... 3-48 9103.11.030 General Provisions ......................................................................................................................................... 3-48 9103.11.040 Exempt Signs ................................................................................................................................................. 3-49 9103.11.050 Prohibited Signs ............................................................................................................................................. 3-50 9103.11.060 Allowable Area for Identification ..................................................................................................................... 3-51 9103.11.070 Permanent Signs by Zone – Locations and Allowed Sign Area ..................................................................... 3-51 9103.11.080 Regulations Specific to Types of Permanent Signs ....................................................................................... 3-66 9103.11.090 Signs for Specific Uses .................................................................................................................................. 3-67 9103.11.100 Temporary Signs ............................................................................................................................................ 3-68 9103.11.110 Iconic Signs .................................................................................................................................................... 3-71 9103.11.120 Procedures for Sign Permits, Exemptions, and Revocations ......................................................................... 3-73 9103.11.130 Comprehensive Sign Program ....................................................................................................................... 3-75 9103.11.140 Sign Maintenance .......................................................................................................................................... 3-76 9103.11.150 Enforcement ................................................................................................................................................... 3-77 9103.11.160 Nonconforming Signs ..................................................................................................................................... 3-77 9103.11.170 Abandoned Signs ........................................................................................................................................... 3-78 9103.11.180 Illegal Signs .................................................................................................................................................... 3-78 9103.11.190 Definitions ...................................................................................................................................................... 3-79 Section 9103.12 – Outdoor Displays.................................................................................................................................... 3-90 9103.12.010 Regulations for the C-G, C-R, C-M, CBD, DMU, and MU Zones ................................................................... 3-90 Section 9103.13 – Performance Standards ......................................................................................................................... 3-92 9103.13.010 Purpose and Intent ......................................................................................................................................... 3-92

9103.13.020 Dust and Dirt .................................................................................................................................................. 3-92 9103.13.030 Smoke ............................................................................................................................................................ 3-92 9103.13.040 Electromagnetic Disturbances and Radiation ................................................................................................ 3-92 9103.13.050 Hazardous Materials ...................................................................................................................................... 3-93 9103.13.060 Heat and Humidity .......................................................................................................................................... 3-93 9103.13.070 Light and Glare ............................................................................................................................................... 3-93 9103.13.080 Vibration ......................................................................................................................................................... 3-93 9103.13.090 Odors ............................................................................................................................................................. 3-93 Section 9103.15 – Density Bonuses for Affordable and Senior Housing ......................................................................... 3-94 9103.15.010 Purpose and Applicability ............................................................................................................................... 3-94 9103.15.020 Density Bonus ................................................................................................................................................ 3-94 9103.15.030 Incentives and Concessions .......................................................................................................................... 3-95 9103.15.040 Findings .......................................................................................................................................................... 3-98 9103.15.050 Application Requirements .............................................................................................................................. 3-98 9103.15.060 Location and Type of Designated Uses ......................................................................................................... 3-99 Section 9103.17– Historic Preservation ........................................................................................................................... 3-101 9103.17.010 Title .............................................................................................................................................................. 3-101 9103.17.020 Purpose ........................................................................................................................................................ 3-101 9103.17.030 Applicabilty ................................................................................................................................................... 3-102 9103.17.040 Historic Preservation Commission ............................................................................................................... 3-102 9103.17.050 Reserved ...................................................................................................................................................... 3-102 9103.17.060 Local Eligibility and Designation Criteria ...................................................................................................... 3-102 9103.17.070 Designation Procedures ............................................................................................................................... 3-103 9103.17.080 Alterations to Historic Resources ................................................................................................................. 3-104 9103.17.090 Certificates of Economic Hardship ............................................................................................................... 3-108 9103.17.100 Incentives for Historic Preservation .............................................................................................................. 3-109 9103.17.110 Appeals ........................................................................................................................................................ 3-110 9103.17.120 Duty to Keep in Good Repair ....................................................................................................................... 3-110 9103.17.130 Ordinary Maintenance and Repair ............................................................................................................... 3-110 9103.17.140 Unsafe or Dangerous Conditions………………………………………………………………………………….. 3-110 9103.17.150 Enforcement Penalties ................................................................................................................................. 3-111 9103.17.150 Definitions…………………………………………………………………………………………………………….. 3-111

9103.01.010 Off-Street Parking for Residential Uses
Amended by Ord. No. 2347
Amended by Ord. No. 2375

A. Number Required. Unless off-street parking reductions are allowed in compliance with provisions identified, off-street parking spaces shall be provided in compliance with Table 3-3 (Off-Street Parking Requirements: Residential Uses). These standards shall be considered the minimum required to preserve the public health, safety, and welfare of the community. An increase or decrease in the parking requirements may be determined by the Review Authority in particular circumstances where these requirements are inadequate for a specific project. These cases shall be determined through a parking study as outlined in this Division.

B. Off-Street Parking Requirement Calculations. Table 3-3 (Off-Street Parking Requirements: Residential Uses) establishes the off-street parking requirements for number of spaces. Except as otherwise specifically stated, the following rules apply:

1. “Square feet” or “sf” shall mean “square feet of floor area ” and refer to floor area as defined in Division 9 (Definitions) , unless otherwise specified.

2. Any fractional parking space greater than or equal to one-half shall be rounded to the next whole number. If the fraction is less than 0.49 of a space, the total number of spaces shall be rounded down to the nearest whole number.

C. Off-Street Residential Parking Requirements for Residential Uses

1. Uses Not Listed. The number of parking spaces required for land uses not specifically listed shall be determined by the Director based on common functional, product , or compatibility characteristics and activities. The determination is considered a formal interpretation of the Development Code and shall be decided and recorded accordingly. The interpretations shall have the same force of law as the provisions of this Section. Any inclusion of land uses in this Section shall be defined and included in Division 9 (Definitions), and shall be included in the land uses in Division 2 (Zones, Allowable Uses, and Development Standards).

Table 3-3
Off-Street Parking Requirements:

Residential Uses
Land Use Minimum Parking Spaces Required
Single-Family Dwellings (Attached and Detached) and
Two-Family Dwellings
• 2 spaces per dwelling unit in a garage for units less than 5,000 square feet in size with up to 4 bedrooms
• 3 spaces per dwelling unit in a garage for units 5,001 square feet or more in size and/or with 5 or more bedrooms (1) Accessory Dwelling Unit Refer to Section 9102.01.080
Multifamily Dwellings For the R-2, R-3 and R-3-R Zones:
• 2 covered spaces per unit, plus guest parking as follows:
• 1 guest parking space for every 2 units
For the Residential Flex Overlay Zones:
• 1 space per studio unit
• 1.5 spaces per unit
Mixed Use Units • 1 space per studio unit
• 1.5 spaces per unit
• 1 guest space for every 3 units
Live/Work Units 1 space per unit and 1 space per 1,000 square feet of nonresidential floor area

Senior Housing (when restricted to age 62 and older) For senior affordable apartment housing: 1 space per unit, and 1 guest space for every 4 units for assisted living facilities: 1.5 spaces per unit
For senior market rate housing: 2 spaces per unit
Notes:
(1) A tandem parking space may be allowed to satisfy the third required, or any non-required, parking space, subject to Design Review approval.
(2) Parking standards shall not be imposed on an accessory dwelling unit in any of the following circumstances:
a. The accessory dwelling unit is located within one-half mile of public transit b. The accessory dwelling unit is located within an architecturally and historically significant historic district c. The accessory dwelling unit is part of the existing primary residence or an existing accessory structure d. When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit e. When there is a car sharing vehicle located within one block of the accessory dwelling unit .

2. Residential Use: When Required Covered or Garage Parking Cannot Be Provided. Apart from the requirements for parking in a garage contained in Table 3-3 (Off-Street Parking Requirements: Residential Uses) for residential uses, wherever required covered or garage parking cannot be provided due to physical limitations on a property, an alternative parking arrangement for the remaining required parking can be arranged by the approval of an Administrative Modification subject to the requirements of Section 9107.05 (Administrative Modifications).

D. Parking Location

1. Parking spaces shall be designed, constructed, and maintained in a manner that does not preclude direct and free access to stairways, walkways, elevators, any pedestrian way, and fire safety equipment.

2. Vehicle parking (and access thereto) shall be provided on a permanently paved surface.

3. When required off -street parking spaces are provided on a separate lot from the building or land use, Subsection 9103.07.090 (Shared/Joint Use and Off-site Parking) shall apply.

9103.01.020 Mixed-Use (Nonresidential and Residential Combined) Parking Standards Amended by Ord. No. 2375

A. Mixed-Use with Residential. This subsection applies to mixed -use developments as defined in Division 9 (Definitions) and where allowed by Division 2 (Zones, Allowable Uses, and Development Standards).

1. The number of parking stalls provided shall be as outlined in Tables 3-3, 3-5, 3-6, 3-7, and 3-8.

2. No more than 50 percent of the required guest parking spaces for the residential units may be shared with the required commercial parking spaces.

3. The parking for the residential use required to be in a fully enclosed garage in compliance with Table 3-3 may be provided within an underground or aboveground parking structure rather than a garage.

4. With the exception of the guest parking, parking for the residential uses shall be provided and maintained separate and secure from the on-site public parking.

5. A 25 percent reduction may be applied to the project for all commercial uses if the parking area is located within 1,320 feet of a light rail station.

6. If affordable residential units are proposed with mixed -use developments, refer to Section 9103.15.030 of the Arcadia Municipal Code for incentives and concessions to parking standards.

Section 9103.15 – Density Bonuses for Affordable and Senior Housing

Subsections:

9103.15.010 Purpose and Applicability
9103.15.020 Density Bonus
9103.15.030 Incentives and Concessions
9103.15.040 Findings
9103.15.050 Application Requirements
9103.15.060 Location and Type of Designated Uses

9103.15.010 Purpose and Applicability

This Section is intended to implement the housing element of the general plan and the requirements of Government Code Sections 65915 through 65918, offering incentives for the development of affordable housing for low-income, moderate-income, and senior citizen households., as well as housing developments for foster youth, disabled veterans, homeless persons, and college students.

Where regulations are not specifically addressed in this Section or where conflicts exist between these provisions and the provisions of Government Code Sections 65915 through 65918, the provisions of the Government Code, as they may be amended over time, shall apply.

9103.15.020 Density Bonus

Density bonus refers to a density increase over the otherwise maximum allowable residential density established by this Development Code and in the Land Use and Community Design Element of the General Plan as of the date of application by the developer, and is in accordance with the affordability levels proposed in the project, consistent with density bonus law provisions contained in Government Code Sections 65915-65918.

In order to be eligible for a density bonus and other incentives as provided by this Section, a proposed housing development shall comply with the eligibility requirements specified in Government Code Sections 65915 through 65918. A density bonus and applicable incentives or concessions shall be granted if an applicant for a housing development seeks and agrees to construct a development that contains low -income, very low-income, moderate-income, and/or senior housing units, and it is consistent with one of the following as the required percentages of which are outlined set forth in Government Code Section 65915(b)(1):

• At least 5% of the for-sale or rental housing units are restricted to very low-income residents. • At least 10% of the for-sale or rental housing units are restricted to lower income residents. • At least 10% of the housing units in a for-sale development are restricted to moderate income residents. • At least 33% of the housing units in a proposed condominium project (from an apartment conversion) are restricted to low or moderate income residents, or at least 15% of the housing units are restricted to lower income residents. • 100% of the housing units (other than manager’s units) are restricted to very low, lower and moderate-income residents (with a maximum of 20% moderate).
• At least 10% of the housing units are for transitional foster youth, disabled veterans or homeless persons, with rents restricted at the very low -income level. The ten percent shall be subject to a recorded affordability restriction of 55 years and shall be provided at the same affordability level as very low income units. • At least 20% of the housing units are for low-income students in housing dedicated for full -time students at accredited colleges. “Lower -income students” is defined in Government Code Section 65915(o)(43). • The project donates at least one acre of land to the city or county for very low -income units, and the land has the appropriate general plan designation, zoning, permits and approvals, and access to public facilities needed for such housing.
• The project is a senior citizen housing development of at least 35 units (no affordable units required). • The project is a mobile home park age-restricted to senior citizens (no affordable units required).

Replacement Housing. Developers obtaining a density bonus are required to replace existing units which are occupied by very low- or lower-income households, at the time of the density bonus application. Developers are also required to replace existing units which were occupi ed by very low - or lower-income households that have been demolished or vacated within a five -year period preceding the density bonus application. The housing development must also meet the applicable affordable housing standards, including the replacement units.

9103.15.030 Incentives and Concessions

A. Determination of Density Bonus. The amount of a density bonus and the extent of other incentives allowed for a proposed housing development shall be determined by the Council in compliance with Government Code Section 65915. If a density bonus or other incentives cannot be accommodated on a site due to strict compliance with the provisions of this Development Code, the Council may modify or waive other development standards as necessary to accommodate all bonus units and other incentives to which the development is entitled.

B. Calculating Density Bonus. The calculation of a density bonus in compliance with this subsection that results in fractional units shall be rounded up to the next whole number, as required by State law. For the purposes of calculating a bonus, the residential units do not have to be based upon individual subdivision maps or lots. A minimum density bonus of 20% and up to 80% above the maximum density will be calculated as follows:

Affordable
Unit
Percentage

Very Low
Income Density
Bonus

Low Income
Density
Bonus

Moderate
Income
Density Bonus

Land Donation
Density Bonus

Senior
Housing*
Foster
Youth/
Disabled
Veterans/
Homeless

College
Students
5% 20% - - - 20% - -
6% 22.5% - - - 20% - -
7% 25% - - - 20% - -
8% 27.5% - - - 20% - -
9% 30% - - - 20% - -
10% 32.5% 20% 5% 15% 20% 20% -
11% 35% 21.5% 6% 16% 20% 20% -
12% 38.75% 23% 7% 17% 20% 20% -
13% 42.5% 24.5% 8% 18% 20% 20% -
14% 46.25% 26% 9% 19% 20% 20% -
15% 50% 27.5% 10% 20% 20% 20% -
16% 50% 29% 11% 21% 20% 20% -
17% 50% 30.5% 12% 22% 20% 20% -
18% 50% 32% 13% 23% 20% 20% -
19% 50% 33.5% 14% 24% 20% 20% -
20% 50% 35% 15% 25% 20% 20% 35%
21% 50% 38.75% 16% 26% 20% 20% 35%
22% 50% 42.5% 17% 27% 20% 20% 35%
23% 50% 46.25% 18% 28% 20% 20% 35%
24% 50% 50% 19% 29% 20% 20% 35%
25% 50% 50% 20% 30% 20% 20% 35%
26% 50% 50% 21% 31% 20% 20% 35%
27% 50% 50% 22% 32% 20% 20% 35%
28% 50% 50% 23% 33% 20% 20% 35%
29% 50% 50% 24% 34% 20% 20% 35%
30% 50% 50% 25% 35% 20% 20% 35%
31% 50% 50% 26% 35% 20% 20% 35%

32% 50% 50% 27% 35% 20% 20% 35%
33% 50% 50% 28% 35% 20% 20% 35%
34% 50% 50% 29% 35% 20% 20% 35%
35% 50% 50% 30% 35% 20% 20% 35%
36% 50% 50% 31% 35% 20% 20% 35%
37% 50% 50% 32% 35% 20% 20% 35%
38% 50% 50% 33% 35% 20% 20% 35%
39% 50% 50% 34% 35% 20% 20% 35%
40% 50% 50% 35% 35% 20% 20% 35%
41% 50% 50% 38.75% 35% 20% 20% 35%
42% 50% 50% 42.5% 35% 20% 20% 35%
43% 50% 50% 46.25% 35% 20% 20% 35%
44% 50% 50% 50% 35% 20% 20% 35%
100%** 80% 80% 80% 35% 20% 20% 35%

* No affordable units are required for senior units.
** Applies when 100% of the total units (other than manager’s units) are restricted to very low, lower and moderate income (maximum 20% moderate).

C. Density Bonus for Childcare

Housing development that provide a child care facility on the premises of, as part of, or adjacent to the project and conforms with Government Code Section 65915(b)(1) are eligible for a separate density bonus equal to the size of the childcare facility. T he childcare facility must remain in operation for at least the length of the affordability covenants. A percentage of the child care spaces shall be made available to low and moderate income families.

D. Density for Condominium Conversion

A condominium conversion is eligible for density bonus of up to 25% over the number of apartment units, where the additional dwellings are within the existing structure or structures, or other incentives of equivalent financial value, if the condomin ium conversion project provides at least 33% for the total units to low or moderate income households or 15% of the units to lower income households.

E. Other Incentives

1. Applicant-specified Concessions or Incentives. An applicant may submit to the City a request for specific incentives or concessions in compliance with this Section.

2. Required Incentives or Concessions. A qualifying project shall be entitled to one or more “incentives” or “concessions”, depending on their proposed levels of affordability, as allowed by Government Code Section 65915, in addition to the density bonus allowed as follows:

Number of
incentives
or
concession
s
Extremely Low
Income
percentage
Very Low Income
percentage
Lower Income
percentage
Moderate Income
percentage
Lower Income
Students (Student
Housing
Development)

1 5% 5% 10% 10% 20%
2 10% 10% 17% 20% --
3 15% 15% 24% 30% --
4* 100%
Low/Very
Low/Mod
(20%
Moderate
allowed)
100%
Low/Very
Low/Mod
(20% Moderate
allowed)
100%
Low/Very
Low/Mod
(20%
Moderate
allowed)
100%
Low/Very
Low/Mod
(20%
Moderate
allowed)
--
*If the project is located within one-half mile of a major transit stop or is located in a very low vehicle traffic area in a designated county, the applicant shall also receive a height increase of up to three additional stories, or 33 feet.

Note: “Lower income households” includes very low income households, as defined in Government Code Section 50105, and extremely low income households, as defined in Government Code Section 50106.

3. Types of Available Concessions or Incentives. A qualifying project may request available incentives or concessions in addition to the density bonus from the following categories:

a. Expedited review process for developers applying for Federal and State Tax Credits if a percentage of the units are designated to extremely low income households as shown in the table above; or b. Expedited permit processing, fee waivers and deferrals for projects targeted for persons with developmental disabilities; or
c. Expedited review process, fee waivers and deferrals, or other regulatory incentives or concessions proposed by the developers for the development of senior housing and services at the discretion of the Reviewing Authority; or
a.d. A reduction in the site development standards of this Development Code (e.g., site coverage, off-street parking requirements, reduced lot dimensions, and/or setback requirements); or b. e. Other regulatory incentives or concessions proposed by the developer or the City that will result in identifiable and actual cost reductions.

4. Additional Concessions or Incentives. The Council shall have the discretion to approve additional concessions or incentives to a qualifying project based on the superior merits of that particular project, as determined by the Council. If a development standard would physically prevent the project from being constructed at the permitted density even with approved concessions and incentives, a developer may propose to have that standard waived or reduced. A proposal for the waiver or reduction of development standards shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled to per Section 2 above, unless the concession is to the development standards.

5. Required Findings to Reject Concession or Incentive. The Council shall grant the concession or incentive requested by the applicant unless the Council makes a written finding, based upon substantial evidence, of any of the following:

a. The concession or incentive is not required in order to provide for affordable housing costs, as defined in Health and Safety Code Section 50052.5, or for rents for the targeted units to be set in compliance with Government Code Section 65915(c); or

b. The concession or incentive would have a specific adverse impact, as defined by Government Code Section 65589.5(d)(2), upon public health and safety, or on any real property listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the development unaffordable to low- and moderate-income households.; or

c. The concession or incentive would be contrary to state or federal law.

F. Effect of Incentive or Concession. The granting of a concession or incentive shall not be interpreted, in and of itself, to require a General Plan amendment, Zoning Map amendment, or other discretionary approval.

G. Maximum Parking Requirements. Affordable housing projects benefit from parking standards that require fewer parking spaces than typical market -rate housing projects. Upon the developer’s request, the City shall not require a vehicular parking ratio, inclusive of accessible and guest parking, that exceed the following ratios:

1. Studio to one-bedroom: 1 parking space per unit.

2. Two to three bedrooms: 1.5 parking spaces per unit.

3. Four or more bedrooms: 2.5 parking spaces per unit.

If total parking calculations result in a number other than a whole number, then parking calculations shall be rounded up to the nearest whole number. Requesting these parking standards does not count as an incentive or concession. An applicant may request additional parking incentives beyond those included in this section. A waiver of reduction of certain development fees, or modifications of parking standards may be requested to promote the development of affordable housing. Onsite spaces may be provided through tandem or uncovered parking, but not on-street parking.

1. Other Parking Requirements. Lower parking ratios apply to specified projects (although the City may require higher parking ratios if supported by a specified parking study):

Project Type Parking Spaces
Required
Rental/for sale projects with at least 11% very low income or 20% lower income units within ½ mile of an accessible major transit stop

0.5 spaces per unit
For sale projects with at least 40% moderate income units within ½ mile of an accessible major transit stop

0.5 spaces per bedroom
Rental projects 100% affordable to lower income within ½ mile of an accessible major transit stop
0 spaces per unit
Rental senior projects 100% affordable to lower income households, either with paratransit service or within ½ mile of an accessible bus route (operating at least 8 times per day) 0 spaces per unit
Rental special needs projects 100% affordable to lower income households, either with paratransit service or within ½ mile of an accessible bus route (operating at least 8 times per day)
0 spaces per unit
Rental supportive housing developments100% affordable to lower income households 0 spaces per unit

H. Housing Restrictions

1. Rental Units – Affordable rental units must be restricted by an agreement which sets maximum incomes and rents for that unit. The income and rent restrictions must remain in place for a 55 year term for very low or lower income units.

2. For Sale Units – Affordable units for sale must be sold at an affordable housing cost to a person or family of very low, low or moderate income, as required, and is subject to an equity sharing agreement pursuant to Government Code Section 65915(c)(2).

9103.15.040 Findings

In addition to the findings required for the approval of Site Plan and Design Review and any discretionary permit required for the project, the approval of a density bonus shall require that the Planning Commission makes a recommendation to the City Council.

The City Council will make all of the following findings and will decide all Density Bonus applications.

A. The project will be consistent with the General Plan, except as provided by this Section with regard to maximum density, density bonuses, and other incentives and concessions;

B. The approved number of dwellings can be accommodated by existing and planned infrastructure capacities;

C. Adequate evidence exists to indicate that the project will provide affordable housing in a manner consistent with the purpose and intent of this Section;

D. In the event that the City does not grant at least one financial concession or incentive as defined in Government Code Section 65915 in addition to the density bonus, that additional concessions or incentives are not necessary to ensure affordable housing costs as defined in Health and Safety Code Section 50052.5, or for rents for the targeted units to be set as specified in Government Code Section 65915(c); and

E. There are sufficient provisions to guarantee that the units will remain affordable for the required time period.

9103.15.050 Application Requirements

A. Site Plan and Design Review. An application for Site Plan and Design Review pursuant to Section 9107.19 (Site Plan and Design Review) of this Code shall be required for any density bonus request.

B. Continued Availability. The application for the density bonus project shall include the procedures proposed by the developer to maintain the continued affordability of the designated lower-income units as follows. These provisions shall apply to both rental and for-sale ownership units.

1. Development Projects with Public Funding. A project that receives a direct financial contribution or other financial incentives from a public source (including the City, the Department of Housing and Urban Development, or State tax credit program), and a density bonus in compliance with this Section, shall maintain the availability of the designated lower-income units for a minimum of 55 years, as required by Government Code Sections 65915(c).

2. Private Development Projects—Density Bonus Only. Privately financed projects that receive a density bonus from the City shall maintain the availability of the designated lower-income units for a minimum of 55 years. Privately financed projects that receive a density bonus from the City and include for-sale units shall maintain the availability of any lower- income or moderate-income units for a minimum of 45 years.

9103.15.060 Location and Type of Designated Uses

A. Location/Dispersal of Units. The designated units shall be reasonably dispersed throughout the project to the maximum extent feasible, shall contain on average the same number of bedrooms as the non-designated units in the project, and shall be compatible with the design or use of remaining units in terms of appearance, materials, and finished quality.

B. Phasing. If a project is to be phased, the density bonus units shall be phased in the same proportion as the non- density bonus units, or phased in another sequence acceptable to the City.

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Division 4:

Regulations for Specific Land Uses and Activities
4 x
Table of Contents

Page
Section 9104.01 – Purpose and Applicability ........................................................................................................................ 4-1 9104.01.010 Purpose ............................................................................................................................................................ 4-1 9104.01.020 Applicable Standards ........................................................................................................................................ 4-1 Section 9104.02 – Specific Uses and Activities ..................................................................................................................... 4-3 9104.02.010 Accessory Uses in Non-Residential Zones ....................................................................................................... 4-3 9104.02.020 Adult Business Uses ......................................................................................................................................... 4-4 9104.02.030 Agricultural Uses – Urban Agriculture, Small Animal and Fowl, and Horses ..................................................... 4-5 9104.02.040 Alcoholic Beverage Sales ................................................................................................................................. 4-5 9104.02.050 Antennas and Wireless Communication Facilities............................................................................................. 4-6 9104.02.060 Arcades (Electronic Game Centers) ............................................................................................................... 4-17 9104.02.070 Cottage Food Operations ................................................................................................................................ 4-18 9104.02.080 Day Care, General .......................................................................................................................................... 4-18 9104.02.090 Day Care, Limited - Large Family (9-14 Children) ........................................................................................... 4-18 9104.02.100 Day Care, Limited - Small Family (8 or fewer children) ................................................................................... 4-19 9104.02.110 Displays and Retail Activities - Outdoor .......................................................................................................... 4-19 9104.02.120 Donation Box - Outdoor .................................................................................................................................. 4-20 9104.02.130 Drive-through and Drive-up Facilities .............................................................................................................. 4-20 9104.02.140 Emergency Shelters ........................................................................................................................................ 4-22 9104.02.145 Employee Housing…………………………………………………………………………………………………….. 4-23 9104.02.150 Extended Hours Uses ..................................................................................................................................... 4-23 9104.02.160 Hazardous Waste Facilities ............................................................................................................................. 4-23 9104.02.170 Home Occupations ......................................................................................................................................... 4-23 9104.02.180 Hotel Condominiums ....................................................................................................................................... 4-25 9104.02.190 Karaoke and/or Sing-Along Uses .................................................................................................................... 4-27 9104.02.200 Kennels; Animal Board and Care .................................................................................................................... 4-27 9104.02.210 Live/Work Units ............................................................................................................................................... 4-28 9104.02.220 Mobile Food Vending ...................................................................................................................................... 4-29 9104.02.230 Outdoor Dining Uses on Public Property......................................................................................................... 4-30 9104.02.240 Outdoor Dining - Incidental ............................................................................................................................. 4-34 9104.02.250 Recycling Facilities.......................................................................................................................................... 4-35 9104.02.260 Residential Care Facilities, for Seven or More Persons .................................................................................. 4-39 9104.02.270 Seasonal Sales ............................................................................................................................................... 4-40 CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

9104.02.280 Service/Fueling Stations .................................................................................................................................. 4-41 9104.02.290 Shopping Cart Containment and Retrieval ....................................................................................................... 4-43 9104.02.300 Advertisement of Short Term Rentals and Home Sharing ............................................................................... 4-45 9104.02.310 Smoking Lounges ............................................................................................................................................ 4-46 9104.02.320 Storage Containers - Temporary Portable ....................................................................................................... 4-47 9104.02.330 Sports Courts in Residential Zones.................................................................................................................. 4-47 9104.02.340 Vending Machines ........................................................................................................................................... 4-49 9104.02.350 Tobacco Sales ................................................................................................................................................. 4-50 9104.02.360 Yard Sales ....................................................................................................................................................... 4-50 CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

9104.02.140 Emergency Shelters

A. Purpose and Applicability. Consistent with Government Code § 65582, 65583(a) and 65589.5, all California cities are required to identify a zone in which to permit emergency shelters as a matter of right. The purpose of regulating the siting of emergency shelters is to ensure the development of emergency shelters do not adversely impact adjacent parcels or the surrounding neighborh ood, and shall be developed in a manner which protects the health, safety, and general welfare of nearby residents and businesses while providing for the housing needs of the homeless. In compliance with Government Code Section 65573 subdivision (a)(4), emergency shelters shall be a permitted use as a matter of right, without the requirement of a conditional use permit or other discretionary permits in applicable zoning classifications that permit residential uses and residential mixed uses, as specified in AMC Division 2: Zones, Allowable Uses, and Development Standards.

Permit processing, development, and management standards applied in this section shall not be deemed to be discretionary acts within the meaning of the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code).

B. Use Standards

1. No emergency shelter shall contain more than 30 beds and shall serve no more than 30 homeless persons at any one time.

2. Occupancy by an individual or family may not exceed 180 consecutive days unless the management plan provides for longer residency by those enrolled and regularly participating in a training or rehabilitation program. Services shall be provided to assist residents to obtain permanent shelter, income, and services. No individual or household may be denied emergency shelter because of an inability to pay.

3. Adequate external lighting shall be provided for security purposes. The lighting shall be stationary and directed away from adjacent properties and public rights -of-way. The intensity shall comply with standard C ity performance standards for outdoor lighting.

4. Onsite management of the facility shall be required during all open hours of operation.

5. The emergency shelter provider/operator shall have a written management plan including, as applicable, provisions for staff training, neighborhood outreach, transportation issues, security, screening to ensure compatibility with services provided at the facility, and for training, counseling, and treatment programs for resident.

6. The emergency shelter facility shall demonstrate that it is in and maintains in good standing with County and/or State licenses, if required by these agencies for the owner(s), operator(s), and/or staff on the proposed facility.

B. Development and Use Standards. The development and use standards set forth in Division 3 for the zone in which the emergency shelter is located shall apply, unless otherwise specified here.

Emergency shelters may only be subject to those development standards that apply to residential or commercial development within the same zone except that the City of Arcadia provides the following objective standards for emergency shelters:

1. No emergency shelter shall contain more than 30 beds and shall serve no more than 30 homeless persons at any one time.

2. Longer residency by those enrolled and regularly participating in a training or rehabilitation program. Services shall be provided to assist residents to obtain permanent shelter, income, and services. No individual or household may be denied emergency shelter because of an inability to pay.

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

3. Adequate external lighting shall be provided for security purposes. The lighting shall be stationary and directed away from adjacent properties and public rights -of-way. The intensity shall comply with standard City performance standards for outdoor lighting.

4. No more than one emergency shelter shall be permitted within a radius of 300 feet of another such facility.

5. Interior on-site waiting and client intake areas must be at least 200 square feet. Outdoor onsite waiting areas may be a maximum of 100 square feet, and must be located within 50 feet of the public right -of-way.

6. Parking and outdoor facilities shall be designed to provide security for residents, visitors, and employees.

7. The development may provide one or more of the following specific common facilities for the exclusive use of the residents:

a. Central cooking and dining room(s)
b. Recreation room
c. Counseling center
d. Child care facilities
e. Other support services deemed appropriate by the Director

1.8. Provide sufficient o n-site parking for emergency shelters to accommodate all empolyees in the emergency shelter, Parking standards described in Section 9103.07 (Off-Street Parking and Loading) shall not require more parking for emergency shelters than other residential or commercial uses within the same zone .

3. Adequate external lighting shall be provided for security purposes. The lighting shall be stationary and directed away from adjacent properties and public rights -of-way. The intensity shall comply with standard City performance standards for outdoor lighting.

71. No more than one emergency shelter shall be permitted within a radius of 300 feet of another such facility.

82. Interior on-site waiting and client intake areas must be at least 200 square feet. Outdoor onsite waiting areas may be a maximum of 100 square feet, and must be located within 50 feet of the public right -of-way.

39. Parking and outdoor facilities shall be designed to provide security for residents, visitors, and employees.

104. The development may provide one or more of the following specific common facilities for the exclusive use of the residents:

a. Central cooking and dining room(s)
b. Recreation room
c. Counseling center
d. Child care facilities
e. Other support services deemed appropriate by the Director

115. Provide sOn-site parking for emergency shelters shall be provided empolyeesas set forth inParking standards described in Section 9103.07 (Off-Street Parking and Loading)shall .

C. Management Standards. Emergency shelters may only be subject to those management standards that apply to residential or commercial development within the same zone except that the City of Arcadia provides the following objective standards for emergency shelters:

1. The emergency shelter provider/operator shall have a written management plan including, as applicable, provisions for staff training, neighborhood outreach, transportation issues, security, screening to ensure compatibility with services provided at the facility, and for training, counseling, and treatment programs for resident.

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

2. Onsite management of the facility shall be required during all open hours of operation.

3. The emergency shelter facility shall demonstrate that it is in and maintains in good standing with County and/or State licenses, if required by these agencies for the owner(s), operator(s), and/or staff on the proposed facility.

9104.02.145 Employee Housing

A. Purpose and Applicability. Consistent with California Health and Saf ety Code 17021.5, 17021.6, and 17021.8 , the Employee Housing Act requires cities to establish administrative requirements for the construction and maintenance of employee housing, as defined in Section 9109.01.060 of the Municipal Code.

B. Standards. For the zones in which employee housing is permitted in Division 2, the following standards shall apply:

1. Employee housing for six or fewer employees shall be treated as a single -family structure and permitted in the same manner as other dwellings of the same type in the same zone.

2. Employee housing consisting of no more than 12 units or 36 beds will be permitted in the same manner as other agricultural uses in the same zone.

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Division 7:

Permit Processing Procedures

Table of Contents

Page
Section 9107.01 – City-Required Permits and Approvals ................................................................................. 7-1 9107.01.010 Purpose and Intent ........................................................................................................................................... 7-1 9107.01.020 Discretionary Permits and Actions ................................................................................................................... 7-1 9107.01.030 Additional Permits May Be Required ............................................................................................................... 7-3 9107.01.040 Burden of Proof and Precedence ..................................................................................................................... 7-3 Section 9107.03 – Application Processing Procedures .................................................................................... 7-5 9107.03.010 Purpose and Intent ........................................................................................................................................... 7-5 9107.03.020 Application Submittal ........................................................................................................................................ 7-6 9107.03.030 Eligible Applicants ............................................................................................................................................ 7-7 9107.03.040 Submittal Requirements ................................................................................................................................... 7-7 9107.03.050 Filing Fees and Requirements ......................................................................................................................... 7-7 9107.03.060 Initial Application Completeness Review ......................................................................................................... 7-8 9107.03.070 Environmental Assessment .............................................................................................................................. 7-8 9107.03.080 Application Review and Determinations ........................................................................................................... 7-9 Section 9107.05 – Administrative Modifications ............................................................................................. 7-11 9107.05.010 Purpose and Intent ......................................................................................................................................... 7-11 9107.05.020 Applicability .................................................................................................................................................... 7-11 9107.05.030 Application Filing, Processing, and Review ................................................................................................... 7-11 9107.05.040 Allowed Modifications, Review Authority, and Noticing Requirements .......................................................... 7-11 9107.05.050 Findings and Decision .................................................................................................................................... 7-14 9107.05.060 Burden of Proof .............................................................................................................................................. 7-14 9107.05.070 Conditions of Approval ................................................................................................................................... 7-15 9107.05.080 Use of Property before Final Action ............................................................................................................... 7-15 9107.05.090 Post Decision Procedures .............................................................................................................................. 7-15 Section 9107.07 – Certificates of Demolition ................................................................................................... 7-17 9107.07.010 Purpose and Intent ......................................................................................................................................... 7-17 9107.07.020 Applicability/Permit Requirements ................................................................................................................. 7-17 9107.07.030 Procedures for Certificates of Demolition ....................................................................................................... 7-17 9107.07.040 Director’s Review ........................................................................................................................................... 7-18 9107.07.050 Referral to Commission .................................................................................................................................. 7-19 9107.07.060 Automatic Stay ............................................................................................................................................... 7-19 CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

9107.07.070 Emergency Demolition ................................................................................................................................... 7-19 9107.07.080 Post Decision Procedures .............................................................................................................................. 7-20 Section 9107.09 – Conditional Use Permits and Minor Use Permits ............................................................. 7-21 9107.09.010 Purpose and Intent ......................................................................................................................................... 7-21 9107.09.020 Applicability .................................................................................................................................................... 7-21 9107.09.030 Application Requirements .............................................................................................................................. 7-21 9107.09.040 Project Review, Notice, and Hearing ............................................................................................................. 7-21 9107.09.050 Findings and Decision .................................................................................................................................... 7-22 9107.09.060 Conditions of Approval ................................................................................................................................... 7-23 9107.09.070 Permit to Run with the Land ........................................................................................................................... 7-23 9107.09.080 Post Decision Procedures .............................................................................................................................. 7-23 Section 9107.11 – Development Agreements .................................................................................................. 7-25 9107.11.010 Purpose and Intent ......................................................................................................................................... 7-25 9107.11.020 Application ...................................................................................................................................................... 7-25 9107.11.030 Filing, Processing, and Review ...................................................................................................................... 7-26 9107.11.040 Contents of Development Agreement ............................................................................................................ 7-28 9107.11.050 Execution and Recordation ............................................................................................................................ 7-28 9107.11.060 Amendment and Cancellation of Development Agreements ......................................................................... 7-29 9107.11.070 Modification or Suspension of Development Agreements ............................................................................. 7-29 9107.11.080 Periodic Review ............................................................................................................................................. 7-29 9107.11.090 Effect of Development Agreements ............................................................................................................... 7-31 9107.11.100 Approved Development Agreements ............................................................................................................. 7-31 9107.11.110 Post Decision Procedures .............................................................................................................................. 7-32 Section 9107.13 – Home Occupation Permits ................................................................................................. 7-33 9107.13.010 Purpose and Intent ......................................................................................................................................... 7-33 9107.13.020 Applicability .................................................................................................................................................... 7-33 9107.13.030 Filing, Processing, and Review ...................................................................................................................... 7-34 9107.13.040 Allowed Home Occupations ........................................................................................................................... 7-34 9107.13.050 Prohibited Home Occupations ....................................................................................................................... 7-34 9107.13.060 Director’s Decision ......................................................................................................................................... 7-35 9107.13.070 Compliance with Standards and Conditions .................................................................................................. 7-35 9107.13.080 Findings and Decision .................................................................................................................................... 7-35 9107.13.090 Conditions of Approval ................................................................................................................................... 7-36 9107.13.100 Permit Expiration ............................................................................................................................................ 7-36 9107.13.110 Inspections ..................................................................................................................................................... 7-36 9107.13.120 Acknowledgement .......................................................................................................................................... 7-36 9107.13.130 Permit Not Transferable ................................................................................................................................. 7-36 9107.13.140 Changes in Home Occupation ....................................................................................................................... 7-36 9107.13.150 Post Decision Procedures .............................................................................................................................. 7-36

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Section 9107.15 – Planned Development Permits ........................................................................................... 7-37 9107.15.010 Purpose and Intent ......................................................................................................................................... 7-37 9107.15.020 Applicability .................................................................................................................................................... 7-37 9107.15.030 Applicability Filing, Processing, and Review .................................................................................................. 7-38 9107.15.040 Review Authority ............................................................................................................................................ 7-38 9107.15.050 Project Review, Notice, and Hearing ............................................................................................................. 7-38 9107.15.060 Findings and Decision .................................................................................................................................... 7-38 9107.15.070 Planned Development Permit Amendment .................................................................................................... 7-39 9107.15.080 Specific Development Standards ................................................................................................................... 7-40 9107.15.090 Development Schedule .................................................................................................................................. 7-40 9107.15.100 Conditions of Approval ................................................................................................................................... 7-40 9107.15.110 Use of Property before Final Action ............................................................................................................... 7-41 9107.15.120 Post Decision Procedures .............................................................................................................................. 7-41 Section 9107.17 – Reasonable Accommodation ............................................................................................. 7-43 9107.17.010 Purpose and Intent ......................................................................................................................................... 7-43 9107.17.020 Applicability .................................................................................................................................................... 7-43 9107.17.030 Application Requirements .............................................................................................................................. 7-44 9107.17.040 Review Authority ............................................................................................................................................ 7-44 9107.17.050 Review Procedures ........................................................................................................................................ 7-44 9107.17.060 Findings and Decision .................................................................................................................................... 7-44 9107.17.070 Rescission of Approval of Reasonable Accommodation ................................................................................ 7-45 9107.17.080 Post Decision Procedures .............................................................................................................................. 7-46 Section 9107.19 – Site Plan and Design Review ............................................................................................. 7-47 9107.19.010 Purpose and Intent ......................................................................................................................................... 7-47 9107.19.020 Applicability .................................................................................................................................................... 7-47 9107.19.030 Authority ......................................................................................................................................................... 7-48 9107.19.040 Application Filing, Processing, and Review ................................................................................................... 7-50 9107.19.050 Findings and Decision .................................................................................................................................... 7-52 9107.19.060 Conditions of Approval ................................................................................................................................... 7-53 9107.19.070 Issuance of Other Required Permits and Approvals ...................................................................................... 7-53 9107.19.080 Minor Changes by Director ............................................................................................................................ 7-53 9107.19.090 Post Decision Procedures .............................................................................................................................. 7-53

Section 9107.20 – Site Plan and Design Review: Homeowners Association Areas .................................... 7-55 9107.20.010 Purpose and Intent ......................................................................................................................................... 7-55 9107.20.020 Applicability .................................................................................................................................................... 7-55 9107.20.030 Authority……………………………………………………………………………………… ……………………......7-56 9107.20.040 Application Filing, Processing, and Review …………………………………………………………………………7-57 9107.20.050 Findings and Decision………………………………………………………………………………………………… 7-59 9107.20.060 Conditions of Approval…………………………………………………………………………………………….......7-59 9107.20.070 Issuance of Other Required Permits and Approvals……………………………………………………………….7-60 CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

9107.10.080 Minor Changes by ARB Chairperson…………………………………………………………………………… ..…7-60 9107.10.090 Post Decision Procedures…………………………………………………………………………………………… .7-60 Section 9107.21 – Specific Plans ...................................................................................................................... 7-61 9107.21.010 Purpose and Intent ......................................................................................................................................... 7-61 9107.21.020 Applicability .................................................................................................................................................... 7-61 9107.21.030 Initiation of Specific Plans .............................................................................................................................. 7-61 9107.21.040 Application Filing and Initial Review ............................................................................................................... 7-62 9107.21.050 Application Processing ................................................................................................................................... 7-63 9107.21.060 Adoption or Amendment of a Specific Plan .................................................................................................... 7-63 9107.21.070 Retroactivity ................................................................................................................................................... 7-64 Section 9107.23 – Temporary Use Permits ...................................................................................................... 7-65 9107.23.010 Purpose and Intent ......................................................................................................................................... 7-65 9107.23.020 Definition ........................................................................................................................................................ 7-65 9107.23.030 Applicability .................................................................................................................................................... 7-65 9107.23.040 Exempt Temporary Uses ............................................................................................................................... 7-66 9107.23.050 Allowed Temporary uses ................................................................................................................................ 7-67 9107.23.060 Application Filing and Processing .................................................................................................................. 7-68 9107.23.070 Action by the Review Authority ...................................................................................................................... 7-68 9107.23.080 Findings and Decision .................................................................................................................................... 7-69 9107.23.090 Conditions of Approval ................................................................................................................................... 7-70 9107.23.100 Extensions for Temporary Use Permits ......................................................................................................... 7-71 9107.23.110 Condition of Site Following Temporary Use ................................................................................................... 7-71 9107.23.120 Post Decision Procedures .............................................................................................................................. 7-71 Section 9107.25 – Variances ............................................................................................................................. 7-73 9107.25.010 Purpose and Intent ......................................................................................................................................... 7-73 9107.25.020 Applicability .................................................................................................................................................... 7-73 9107.25.030 Review Authority ............................................................................................................................................ 7-73 9107.25.040 Application Filing, Processing, and Review ................................................................................................... 7-74 9107.25.050 Findings and Decision .................................................................................................................................... 7-74 9107.25.060 Precedents ..................................................................................................................................................... 7-74 9107.25.070 Burden of Proof .............................................................................................................................................. 7-74 9107.25.080 Conditions of Approval ................................................................................................................................... 7-75 9107.25.090 Use of Property before Final Action ............................................................................................................... 7-75 9107.25.100 Post Decision Procedures .............................................................................................................................. 7-75 Section 9107.27 – Zoning Clearances .............................................................................................................. 7-77 9107.27.010 Purpose .......................................................................................................................................................... 7-77 9107.27.020 Applicability .................................................................................................................................................... 7-77 9107.27.030 Review Procedure .......................................................................................................................................... 7-78 9107.27.040 Post Decision Procedures .............................................................................................................................. 7-78

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Section 9107.03 – Application Processing Procedures

Subsections:

9107.03.010 Purpose and Intent
9107.03.020 Application Submittal
9107.03.030 Eligible Applicants
9107.03.040 Submittal Requirements
9107.03.050 Filing Fees and Requirements
9107.03.060 Initial Application Completeness Review
9107.03.070 Environmental Assessment
9107.03.080 Application Review and Determinations

9107.03.010 Purpose and Intent
Amended by Ord. No. 2347
Amended by Ord. No. 2363
Amended by Ord. No. 2375

A. This Division provides procedures and requirements for the preparation, filing, and initial processing of the land use permit applications required by the City and specified in this Development Code.

B. Table 7-1 (Review Authority), identifies the Review Authority responsible for reviewing and making decisions on each type of application required by this Development Code.

Table 7-1
Review Authority
Type of Action
Applicable
Code
Section
Role of Review Authority (1)
Director Commission Council
Legislative Actions
Development Agreements and Amendments 9107.11 Recommend (1) Recommend Decision Development Code Amendments 9108.03 Recommend (1) Recommend Decision General Plan Amendments 9108.03 Recommend (1) Recommend Decision Specific Plans and Amendments 9107.21 Recommend Recommend Decision Zoning Map Amendments 9108.03 Recommend Recommend Decision Planning Permits and Approvals and Administrative Actions Administrative Modifications 9107.05 See Table 7-2 for specified thresholds Certificates of Demolition 9107.07 Decision Appeal Appeal Conditional Use Permits 9107.09 Recommend Decision (2)(4) Appeal Home Occupation Permits 9107.13 Decision (3) Appeal Appeal Interpretations 9101.03 Decision (3) Appeal Appeal
Minor Use Permits 9107.09 Decision (3) Appeal Appeal
Planned Developments 9107.15 Recommend Decision (4) Appeal Reasonable Accommodations 9107.17 Decision (3) Appeal Appeal Sign Permits 9103.11 Decision (3) Appeal Appeal
Site Plan and Design Review
(See Table 7-3 for specified thresholds.)
9107.19 Decision (3) Decision/
Appeal (4)
Appeal
Site Plan and Design Review: Homeowners
Association Areas
(See Table 7-4 for specified thresholds.)
9107.20 Decision (6) Appeal Appeal
Temporary Use Permits 9107.23 Decision (3) Appeal Appeal CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Protected Tree Permits
Removal of Dead, Diseased, and
Hazardous Tree
9110.01 Decision Appeal Appeal
Tree Encroachment 9110.01 Decision Appeal Appeal
Removal of Healthy Tree 9110.01 Decision Appeal Appeal
Variances 9107.25 Recommend Decision (4) Appeal
Zoning Clearances (ADU) 9107.27 Issue Appeal(5) Appeal(5) Notes:
(1) "Recommend" means that the Review Authority makes a recommendation to a higher decision making body; "Decision" means that the Review Authority makes the final decision on the matter; "Issue" means that the Review Authority grants the Zoning Clearance after confirming compliance with all applicable provisions of this Development Code; and "Appeal" means that the Review Authority may consider and decide upon appeals to the decision of an earlier decision making body, in compliance with Section 9108.07 (Appeals). (2) The final Review Authority for a Conditional Use Permit granting a Density Bonus, in compliance with Section 9107.03 (Application Processing Procedures) shall be the Council, with the Commission first making a written recommendation to the Council. (3) The Director may defer action and refer the request to the Commission for consideration and final decision. (4) The Commission may defer action and provide a recommendation to the Council for consideration and final decision. (5) A Zoning Clearance (ADU) may only be appealed if a determination pursuant to 9103.070.050.D.4.a or 9107.27.030.D.1 has been made. (6) For Site Plan and Design Review: Homeowners Association Areas, the Director Review shall include reviews by the Directo r under the City Review process, reviews by the HOA ARB Chairperson under the Short Review process and reviews by the HOA Architectural Review Board under the Regular Review process

9107.03.020 Application Submittal

A. Concurrent F iling. An applicant for a development project that requires the filing of more than one application (e.g., Conditional Use Permit, Tentative Map, etc.), shall file all related applications concurrently, together with all application fees required by Subsection 9107.03.050 Filing Fees Requirements), below, unless these requirements are waived by the Director.

B. Concurrent Processing. Multiple applications for the same project shall be processed concurrently, and shall be reviewed, and approved or denied by the highest Review Authority designated by this Development Code for any of the applications.

For example, a project for which applications for Zoning Map Amendment and a Conditional Use Permit are filed shall have both applications decided by the Council, instead of the Commission being the final decision making authority for the Conditional Use Permit as otherwise required by Table 7-1 (Review Authority), above. In the example cited, the Commission would still hear all of the applications (the Zoning Map Amendment and the Conditional Use Permit) and forward recommendations to the Council.

C. Pre-Application Conference

1. A prospective applicant is strongly encouraged to request a pre -application conference with the Director or designated Department Staff member before completing and filing a permit application required by this Development Code.

2. The purpose of a pre-application conference is to generally:

a. Inform the applicant of City requirements as they apply to the proposed project;

b. Discuss the City's review process, possible project alternatives, or modifications; and

c. Identify information and materials the City will require with the application, including any necessary technical studies and information anticipated for the environmental review of the project.

3. Neither the pre-application review nor the provision of information and/or pertinent policies shall be construed as either a recommendation for approval or denial of the application or project by the City’s representative.

4. Failure of the City’s representative to identify all required studies or all applicable requirements at the time of pre - application review shall not constitute a waiver of those studies or requirem CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Section 9107.17 – Reasonable Accommodation

Subsections:

9107.17.010 Purpose and Intent
9107.17.020 Applicability
9107.17.030 Application Requirements
9107.17.040 Review Authority
9107.17.050 Review Procedures
9107.17.060 Findings and Decision
9107.17.070 Rescission of Approval of Reasonable Accommodation 9107.17.080 Post Decision Procedures

9107.17.010 Purpose and Intent

It is the policy of the City to provide individuals with disabilities Reasonable Accommodation in rules, policies, practices, and procedures to ensure the equal access to housing and facilitate the development of housing for individuals with disabilities in compliance with the California Fair Employment and Housing Act, the Federal Fair Housing Act, Section 504 of the Rehabilitati on Act, and the Americans with Disabilities Act (referred to in this Section as the “Acts”). This Section provides a procedure for making requests for Reasonable Accommodations in land use, zoning and building regulations, policies, practices, and procedures of t he City to comply fully with the purpose and intent of the fair housing laws and the Religious Land Use and Institutionali zed Persons Act of 2000 (RLUIPA).

9107.17.020 Applicability

A. Eligible Applicants

1. A request for Reasonable Accommodation may be made by any person with a disability, their representative or any entity, when the application of a zoning law or other land use regulation, policy, or practice acts as a barrier to fair housing opportunities.

2. A person with a disability is a person who has a physical or mental impairment that limits or substantially limits one or more major life activities, anyone who is regarded as having this type of impairment, or anyone who has a record of this type of impairment.

3. This Section is intended to apply to those persons who are defined as disabled or handicapped under the Acts.

4. The Fair Housing Act affords no protections to individuals with or without disabilities who present a direct threat to the persons or property of others. Determining whether someone poses a direct threat must be made on an individualized basis, however, and cannot be based on general assumptions or speculation about the nature of a disability.

B. Eligible Requests

1. A request for Reasonable Accommodation may include a modification or exception to the rules, standards, and practices for the siting, development, and use of housing or housing -related facilities that would eliminate regulatory barriers and provide a person with a disability equal opportunity to housing of their choice.

2. A request for Reasonable Accommodation shall comply with Subsection 9107.17.030 (Application Requirements), below.

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

C. RLUIPA. Deviations from the requirements and regulations specified in this Development Code may be approved if it is found that consistent with the Religious Land Use and Institutionalized Persons Act of 2000 (RLUIPA), enforcement of a regulation results in a substantial burden on the religious exercise of a person, including a religious assembly or institution, unless it is determined that imposition of the burden on that assembly, institution, or person accomplishes furtherance of a compelling governmental interest where the burden is found to be the least restrictive means of furthering that compelling governmental interest.

9107.17.030 Application Requirements

A. Application. An application for a Reasonable Accommodation shall be filed and process ed in compliance with Section 9107.03 (Application Processing Procedures). The application shall include the information and materials specified in the most up -to-date Department handout for Reasonable Accommodation applications . , together with the required fee in compliance with the Fee Schedule. Any information identified by an applicant as confidential shall be retained in a manner to respect the privacy rights of the applicant and shall not be made available for public inspection. It is the responsibility of the applicant to provide evidence in support of the findings required by Subsection 9 107.17.060 (Findings and Decision), below.

Initial review of the application, including time requirements and requests for information, shall be in compliance with Subsection 9107.03.060 (Initial Application Completeness Review).

B. Filing with Other Land Use Applications. If the project involves both a request for Reasonable Accommodation and some other discretionary approval (e.g., Conditional Use Permit, Site Plan and Design Review, etc.), then the applicant shall file the information required by Subsection A. (Application), above, together with the materials required for the other discretionary permit.

9107.17.040 Review Authority

A. Director. A request for Reasonable Accommodation shall be reviewed, and a determination shall be made, by the Director if no approval is sought other than the request for Reasonable Accommodation.

B. Other Review Authority. A request for Reasonable Accommodation submitted for concurrent review with another discretionary land use application shall be reviewed and determined by the authority reviewing the companion discretionary land use application.

9107.17.050 Review Procedures

A. Director’s Review. The Director shall make a written determination within 45 30 days following the submittal of a complete application and either approve, approve with modifications, or deny a request for Reasonable Accommodation in compliance with Subsection 9107.17.060 (Findings and Decision), below.

B. Other Review Authority. For requests for reasonable accommodations involving any applications for discretionary approval, the application for reasonable accommodation shall be processed and considered separately from any discretionary elements of the same proposal. The applications for discretionary approval shall be separately considered and shall be subject to the procedures for consideration in compliance with the applicable review procedure for the companion discretionary review, depending on the type of application. The appr opriate Review Authority shall act on all discretionary permits, but not the reasonable accommodation request. The written determination on whether to approve or deny the request for Reasonable Accommodation shall be made by the authority responsible for reviewing the companion discretionary land use application(s) in compliance with the applicable review procedure for the c ompanion discretionary review. The written determination to approve or deny the request for Reasonable Accommodation shall be made in compliance with Subsectio n 9107.17.060 (Findings and Decision), below.

C. Stays. If necessary to reach a determination on the request for Reasonable Accommodation, the Review Authority may request additional information from the applicant consistent with fair housing laws, specifying in detail the information that is required. In the event that a request for additional information is made, the 4530-day period to issue a decision is stayed until the applicant responds to the request.

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

9107.17.060 Findings and Decision
Amended by Ord. No. 2347

A. Findings. The written decision to approve or deny a request for Reasonable Accommodation that will be consistent with the Acts shall be based on consideration of all of the following factors:

1. Whether the housing, which is the subject of the request, will be used by an individual defined as disabled under the Acts;

2. Whether the request for Reasonable Accommodation is necessary to make specific housing available to an individual with a disability under the Acts;

3. Whether the requested Reasonable Accommodation would impose an undue financial or administrative burden on the City, as defined in the Fair Housing Laws and interpretive case law;

4. Whether the requested Reasonable Accommodation would require a fundamental alteration in the nature of a City program or law, including but not limited to land use and zoning;

5. Whether the requested Reasonable Accommodation would have potential impact on surrounding sites and uses;

6. Whether the physical attributes of the property and structures are suitable to support the Reasonable Accommodation ; and

7. Other Reasonable Accommodations that may provide an equivalent level of benefit.

B. Grant with Modifications. In approving a request for Reasonable Accommodation, the Review Authority may grant the request with modifications deemed reasonable and necessary to ensure that the Reasonable Accommodation will comply with the findings required by Subsection A (Findings), above.

C. Written Decision. The written decision on the request for a Reasonable Accommodation shall include the Review Authority’s findings and any other relevant information upo n which the decision is based. All written decisions shall give notice of the applicant’s right of appeal in compliance with Section 9108.07 (Appeals).Subsection E. The notice of decision shall be sent to the applicant.

D. Other Applicable Regulations. While a request for Reasonable Accommodation is pending, all laws and regulations otherwise applicable to the property that is the subject of the request shall remain in full force and effect.

E. Appeal. The written decision of the Review Authority shall be final unless appealed . in compliance with Section 9 108.07 (Appeals).

1. Within 30 days of the date of the reviewing authority’s written decision, an applicant may appeal an adverse decision.

Appeals from the adverse decision shall be made in writing.;

2. If an individual needs assistance in filing an appeal on an adverse decision, the jurisdiction will provide assistance to ensure that the appeals process is accessible;

3. All appeals shall contain a statement of the grounds for the appeal. Any information identified by an applicant as confidential shall be retained in a manner so as to respect the privacy rights of the applicant and shall not be made available for public inspection;

4. Nothing in this procedure shall preclude an aggrieved individual from seeking any other state or federal remedy available;

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Rescission of Approval of Reasonable Accommodation

F. Rescission. A grant or grant with modifications made in compliance with this Section may be conditioned to provide for its rescission or automatic expiration under appropriate circumstances (e.g., the individual defined as disabled under the Acts vacates the subject site, etc.), unless allowed to remain in compliance with Subsection B (Discontinuance), below.

G. Discontinuance

1. A Reasonable Accommodation shall lapse if the exercise of rights granted by it is deemed ceased or discontinued for at least 180 consecutive days. For purposes of this Subsection, the terms ceased or discontinued shall be defined as an abandonment of the rights, irrespective of the owner's or occupant's intent.

2. If the person(s) initially occupying a residence vacate, the Reasonable Accommodation shall remain in effect only if the Review Authority first determines that:

a. The modification is physically integrated into the residential structure and cannot easily be removed or altered to comply with this Development Code; or

b. The accommodation is to be used by another qualifying individual with a disability.

3. The Review Authority may request the applicant or the successor(s)-in-interest to the property to provide documentation that subsequent occupants are qualify ing persons with disabilities. Failure to provide the documentation within 10 days following the date of a request by the Review Authority shall constitute grounds for discontinuance by the City of a previously approved Reasonable Accommodation.

9107.17.070 Post Decision Procedures

The procedures and requirements in Section 9108.11 (Permit Implementation, Time Limits, and Extensions), and those related to appeals, public notices and hearings, revocation, and enforcement in Division 8 (Development Code Administration) shall apply following the decision on a Reasonable Accommodation application.

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Section 9107.19 – Site Plan and Design Review

Subsections:

9107.19.010 Purpose and Intent
9107.19.020 Applicability
9107.19.030 Authority
9107.19.040 Application Filing, Processing, and Review
9107.19.050 Findings and Decision
9107.19.060 Conditions of Approval
9107.19.070 Issuance of Other Required Permits and Approvals 9107.19.080 Minor Changes by Director
9107.19.090 Post Decision Procedures

9107.19.010 Purpose and Intent

A. Purpose. The purpose of this Section is to provide a process for the appropriate review of development projects.

B. Intent. The intent of this Section is to ensure that all approved site and structural development:

1. Respects the physical and environmental characteristics of the site;

2. Ensures safe and convenient access and circulation for pedestrians and vehicles;

3. Exemplifies the best professional high quality design practices;

4. Allows for and encourages individual identity for specific uses and structures;

5. Encourages the maintenance of a distinct neighborhood and/or community identity;

6. Minimizes or eliminates negative or undesirable visual impacts; and

7. Provides for the adequate dedication of land for public purposes and the provision of public infrastructure, associated with the subject development.

9107.19.020 Applicability

A. Site Plan and Design Review Required. No one shall construct any structure, or relocate, rebuild, or significantly enlarge or modify any existing structure or site until a Site Plan and Design Review has been approved in compliance with this Section and Table 7-3 (Review Authority for Site Plan and Design Review), below.

B. Referral to Director. The Building Official shall refer to the Director all applications for Building or Grading Permits subject to the requirements of this Section.

C. Located within Homeowner’s Associations (HOA’s). Single-family residential properties/homes located within the City designated homeowner’s association areas are not subject to the City's Site Plan and Design Review process. However, the Associations shall adhere to and apply the Design Guidelines as well as the Association's enabling resolution in their Design Review Process.

D. Compliance with Section Required

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

1. Building or Grading Permits, Business Licenses, or Certificates of Occupancy shall not be issued until the requirements of this Section are met.

2. Any permit or approval specified in Subparagraph 1., above, issued in violation of this provision shall be deemed void.

E. Definitions. The term “significantly enlarge or modify” shall be defined as follows:

1. Residential Enlargement or Modification. Residential enlargements or modifications larger than 500 square feet or 25 percent of the existing gross floor area before the addition, whichever is less;

2. Nonresidential Enlargement or Modification. Nonresidential enlargement, modification, reconstruction, rehabilitation, or remodel equal to or exceeding 25 percent of the existing gross floor area of the structure before the construction; and

3. Unimproved Nonresidential Property. In the case of improvements to unimproved nonresidential property or improvements to nonresidential property that would not require modification of a structure, all plans shall be reviewed.

F. Use of the City’s Design Guidelines

1. Established by Council Resolution. General design review criteria and related guidelines for residential and nonresidential projects shall be established by resolution of the Council.

2. Influence Design. The City’s Design Guidelines are intended to be used to generally influence the design of single - family, multifamily, commercial, industrial, and mixed use development, and the exterior alterations or re -development of land uses. The Design Guidelines should be used as a starting point for the creative design process and should not be looked upon as the only solution for design.

3. Strive for Creativity and Innovation. Owners of properties should strive to be creative and innovative and look beyond franchise or boilerplate architectural, signage, and landscape architectural design treatment.

9107.19.030 Authority

A. Site Plan and Design Review Required. Structures erected or modified to accommodate the land use activities listed in Division 2 (Zones, Allowable Uses, and Development Standards) shall require the approval of a Site Plan and Design Review.

B. Required Before Issuance of Other Required Permits. Site Plan and Design Review approval shall be required before the issuance of a Building or Grading Permit, Business License, or Certificate of Occupancy for any new structure (not including fences or walls), and existing structures to be reconstructed or remodeled (including facade improvements) that increase the gross floor area by 500 square feet (for residential projects only) or 25 percent of the existing gross floor area of the structure before the construction, whichever is less, or to increase structure height.

C. Applicable Review Authority

1. Applicable Review Authority

a. The applicable Review Authority shall be as specified in Table 7 -3 (Review Authority for Site Plan and Design Review), below. The three levels of review specified in Table 7-3 shall be further defined as follows:

(1) Director (Very Minor Review). Review and decision by the Director with no public notice or hearing required.

(2) Director (Minor Review). Review and decision by the Director with public notice required, in compliance with Subparagraph 9107.19.040 E. 2., below, as specified for the review of single-family dwellings.

(3) Commission (Major Review). Review and decision by the Commission with public notice and hearing required, in compliance with Section 9108.13 (Public Notices and Hearings).

CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

b. The applicable Review Authority may instead defer action and refer the application to the Review Authority that would normally consider the matter as if an appeal had been filed in compliance with Table 7 -1 (Review Authority) and Table 7-3 (Review Authority for Site Plan and Design Review).

2. Exceptions to Table 7-3. If the Site Plan and Design Review application is filed along with a companion discretionary land use application (e.g., Conditional Use Permit, etc.) the decision to approve or deny the Site Plan and Design Review shall be made by the Review Authority responsible for reviewing the companion discretionary land use application in compliance with th e applicable review procedures for the companion discretionary review and Table 7 -1 (Review Authority). The decision to approve or deny the Site Plan and Design Review shall be made in compliance with Subsection F. (Required findings), below.

Table 7-3
Review Authority for Site Plan and Design Review
Type of Construction Activity
Role of Review Authority (1) (2) (3)
Director
(Very Minor
Review)
Director
(Minor Review)
Commission
(Major
Review)
Antennas and Wireless Communication Facilities (4)
Panel – New panel with substantial changes resulting in an increase in dimensions of the existing facilities. Recommend Decision Appeal Standalone Facility Recommend Recommend Decision
All other Antennas and Wireless Communication Facilities are subject to the issuance of a Zoning Clearance Residential New Construction, Additions, and/or Accessory Structures New single-family residence Recommend Decision Appeal
Minor first floor single-family residential additions and detached accessory structures. Decision Appeal Appeal
Second story addition to an existing residence. Recommend Decision Appeal All development located on hillsides having a natural slope gradient of 20 percent or greater Recommend Decision Appeal Multifamily Residential New Construction, Additions, and/or Modifications Multifamily residential construction proposing up to 20 dwelling units, excluding parcel or tract maps. Recommend Decision Appeal Multifamily residential construction proposing 21 or more dwelling units. Recommend Recommend Decision
Multifamily residential construction proposing 1620 or more dwelling units in the DMU, CBD, MU, Residential Flex
Overlay zones and DMU Overlay Zone (5)
Recommend Decision Appeal
Any addition (main building or accessory structures) or change in number of units Recommend Decision Appeal
Other Residential Construction or Improvements
Covered patios, facade improvements, fences, gates,
gazebos, patio enclosures, roofing materials, trellises, walls, window change outs, swimming pools, spa, decks, roofs,
landscaping, and other types of exterior alterations, as deemed appropriate by the Director.

Decision Appeal Appeal
Nonresidential Construction
Nonresidential enlargements or modifications, up to a
maximum of 1,500 square feet or 25 percent of the existing gross floor area, whichever is less
Decision Appeal Appeal
Nonresidential enlargements or modifications, that exceeds 1,501 square feet or 25 percent of the existing gross floor area.

Recommend Decision Appeal
Nonresidential construction, up to a maximum of 20,000
square feet of gross floor area. Decision Appeal Appeal CITY OF ARCADIA ZONING CODE – ARTICLE IX: DIVISION AND USE OF LAND CHAPTER 1: DEVELOPMENT CODE

Table 7-3
Review Authority for Site Plan and Design Review
Type of Construction Activity
Role of Review Authority (1) (2) (3)
Director
(Very Minor
Review)
Director
(Minor Review)
Commission
(Major
Review)
Nonresidential construction, 20,001 square feet or more of gross floor area. Recommend Decision Appeal
All development projects in excess of two acres or structures in excess of 40,000 square feet. Recommend Recommend Decision

Other Nonresidential Construction or Improvements
Cargo Containers Decision Appeal Appeal
Covered patios, facade improvements, fences, gates,
gazebos, patio enclosures, roofing materials, trellises, walls, window change outs, awnings, decks, roofs, landscaping, parking, outdoor dining area, and other types of exterior alterations, as deemed appropriate by the Director.

Decision Appeal Appeal
Other Review
Shared/Joint and Off-Site Parking Plans Recommend Decision Appeal Outdoor Dining Recommend Decision Appeal
Notes:
(1) "Recommend" means that the Review Authority makes a recommendation to a higher decision-making body; "Decision" means that the Review Authority makes the final decision on the matter; "Appeal" means that the Review Authority may consider and decide upon appeals to the decision of an earlier decision-making body, in compliance with Section 9108.07 (Appeals). (2) The Review Authority may defer action and refer the request to the next higher Review Authority for the final decision. (3) Any decision of the Commission is appealable to the Council, in compliance with Section 9108.07 (Appeals). (4) Antennas and Wireless Communication Facilities.
(a) Panel. A wireless communication facility where the antennae are mounted on the roof or top of a building or structure, or the side of a building or structure, other than on a standalone facility. (b) Standalone Facility. A wireless communication facility where the antennae are mounted to a dedicated ground-based structure in order to elevate the antennae to a useable altitude (ie: monopole, cell tower, etc.). (5) Multifamily Residential Development. Owner-occupied and rental multifamily uses (including those in a mixed-use format) in which 20 percent or more of units are affordable to lower-income households.