SPECIAL EDITION FALL 2015 CITY OF ARCADIA NEWSLETTER

City CouncilGary Kovacic , MayorRoger Chandler, Mayor Pro TemTom Beck, Council MemberSho Tay, Council Member

City OfficialsGene Glasco, City ClerkDominic Lazzaretto, City Manager

Development ServicesJason Kruckeberg, Assistant City Manager/Development Services Director

www.ArcadiaCA.gov

City Hall 574-5455Building 574-5416City Council 574-5403City Manager 574-5401Development Services 574-5415Fire Administration 574-5100Graffiti Hotline 821-4333Historical Museum 574-5440Library 821-5567Planning 574-5423Police Administration 574-5151Public Works Services 256-6554Recreation & Community Services

574-5113Senior Citizen Services 574-5130Shopping Cart Removal 800-252-4613Water Conservation Hotline 574-3000Water Service 256-6650

RCADIA ACOMMUNITY NEWS

RCADIA AThe construction of new homes in Arcadia is an importantand passionate issue for residents. For most individuals, theirhome is their most important possession, and theirneighborhood is a place of pride and comfort. When newdevelopment occurs in established neighborhoods, therenaturally is concern about changes to the neighborhood. Inaddition, when the pace of development is as fast andwidespread as it has been in Arcadia recently, these concernslead to questions about the rules and regulations that governdevelopment.

Regulations for residential development are complicated and can be confusing, so theArcadia City Council wanted to put together this “fact sheet” to provide information onCity standards. This fact sheet provides detailed information on five of the mostcommonly raised questions concerning the construction of new homes:

• Development Codes, Building Codes, and Architectural Design Review...What are they and how do they work together?

• How close to the property line can a home be built?• How big can a new home be?• How tall can a new home be, and how is my privacy being protected?• What are my rights regarding construction and development?

Responses to each of these questions in the following pages include a description of theCity of Arcadia’s current regulation and/or approach to the issue, a look at what some ofour neighboring and similar cities do to regulate the issue, and other facts that may behelpful in understanding each issue.

Although these five questions are the most commonly asked, there are many otherquestions and comments the City receives on residential development. On page 7, wehave provided a “Frequently Asked Questions” list, which provides responses to otherimportant questions and issues. Finally, we will be holding two “Town Hall” stylecommunity meetings to discuss these issues in November. See page 8 for moreinformation on these meetings.

Get involved! Together we can keep Arcadia the beautiful, high quality community it hasalways been!

Dominic LazzarettoCity Manager

INSIDE THIS ISSUE

2 Codes, what are they?

3 How close can a home be built to the property line?

4 How big can a new home be?

5 How tall can a home be?

6 What are my rights regarding construction and development?

7 Frequently Asked Questions

8 Community Meetings

WHEN NEW DEVELOPMENT OCCURS IN AN ESTABLISHEDNEIGHBORHOOD, THERE NATURALLY IS CONCERN ABOUT CHANGESTO THE NEIGHBORHOOD.

SPECIAL EDITION- Residential Development in Arcadia

ARCADIA COMMUNITY NEWS2

Development Codes,Building Codes, andArchitectural Design Review...What are they and how do they work together?

DEVELOPMENT CODEThe Development Code (aka“Zoning Code”) provides

regulations for how a home is placed on alot, the height of new buildings, howmuch of a lot can be covered by buildingsand how much must be open space,garage and parking requirements,distance to property lines from buildings,and regulations for accessory buildingsand pools. The Zoning Code is the focusof the majority of this newsletter. The Cityis currently in the middle of acomprehensive Zoning Code Update andthis newsletter should help you betterunderstand the key components of thisprocess.

BUILDING CODEThe Building Code governshow construction actually

occurs; the materials used, grading,engineering, roofing, energy efficiencyrequirements, sustainability standards, firesafety, window placement, access andegress, and many other elements. TheBuilding Code used by the City of Arcadiais the State Building Code used by all ofour neighboring cities. The quality ofbuilding materials and constructionmethods is very high. Each project goesthrough a detailed “plan check” process,and then is inspected multiple times in thefield for compliance with all elements ofthe Building Code for safety.

ARCHITECTURAL DESIGNREVIEWUnlike the Code requirements

in the Zoning Code or Building Code,architectural designreview is based onguidelines, which arerecommendationsfor a home. Arcadia’sDesign Guidelinesaddress theaesthetics, style,massing, landscaping,and site planning ofnew homes. Thegoal is to ensure thathomes arecompatible with theirsurroundings. Theseguidelines applyboth to homes inHomeowners’ Association Areas andhomes in non-Homeowners’ Associationareas of the city.

There are five Homeowners’Associations (HOAs) in Arcadia,

which have been in place and operationalfor decades. Arcadia is very unique in thatit allows Architectural Review Boards(ARBs) within Homeowners’ Associationsto make their own decisions on design

review applications and projects. This is aprocess that is unlike any of ourneighboring cities. Decisions made by theHOAs can be appealed to the Planning

Commission and CityCouncil.

For non-Homeowners’Association areas, Cityplanning staff performsarchitectural designreview. Design reviewfor non-HOA areas hasbeen in effect since2006; prior to that therewas no design review inthese areas. A typicaldesign application goesthrough several roundsof comments andresubmittal, often

resulting in significant changes to style,and reductions in mass, volume, andheight to achieve neighborhoodcompatibility. Beginning in 2013, aneighbor notification process was addedby the City Council to allow neighbors toreview and comment on a project prior toplanning staff making a decision.Decisions by planning staff can beappealed to the Planning Commission andCity Council.

Residential Development in Arcadia

Arcadia’s Design Guidelinesaddress the aesthetics, style,massing, landscaping, and siteplanning of new homes.

Single-Family Residential

DESIGN GUIDELINES

SINGLE-FAMILY RESIDENTIAL HOMEOWNERS’ ASSOCIATIONS IN ARCADIA1. Arcadia Highlands Home Owners Association – Highlands2. Rancho Santa Anita Property Owners Association – Upper Rancho3. Santa Anita Oaks Homeowners Association – Oaks4. Rancho Santa Anita Residents’ Association – Lower Rancho5. Santa Anita Village Community Association of Arcadia – Village

3ARCADIA COMMUNITY NEWS

How close can ahome be built to the

property line?The distance from a structure to aproperty line is called a setback. There aresetback requirements for the front, rear,and side yards of a new home andaccessory structures that provide a bufferbetween residences and the street. Forcorner lots that abut two streets, onestreet side is considered the front yardsetback and the other is the “street-sidesetback.” The diagram below shows thesetbacks on a standard interior lot.

Additionally, the City has a requirementthat a second story must be additionallysetback from the front lot line based on anangle from the property line. Someneighboring cities also use similaradditional setbacks for second storiesfrom front and side property lines.

Arcadia’s front, side, and rear yard setbackrequirements are similar to otherneighboring cities and cities with similarlot size and development patterns asArcadia.

ARCADIA’S FRONT, SIDE, AND REARYARD SETBACK REQUIREMENTSARE SIMILAR TO OTHERNEIGHBORING CITIES.

Residential Development in Arcadia

Rear lot line

Front Setback Side Setback Rear SetbackCorner LotStreet-SideSetback

Arcadia Average of twonearest developedlots on block, min.25 ft. 2nd story:additional setback

1st story: 10% of lotwidth & min. 5 ft. 2nd story: 20% oflot width, min. 10 ft.

1st story: 25 ft.2nd story: 35 ft.

20-25 ft. 2nd story:additionalsetback

Pasadena Average frontsetback of block,min. 25 ft.

1st story: 10% of lotwidth & min. 5 ft. &max 10 ft.2nd story:additional setback

25 ft. 10% of lot width,min. 10 ft.

Monrovia Average frontsetback of block,min. 25 ft. 2nd story:additional setback

1st story: Combinedsetback of both sideyards is 24% of lotwidth & 5 ft. min.2nd story: 12 ft.

20 ft. 10 ft.

San Marino 25-40 ft. based onlot size/zoningdesignation

1st story: 5-20 ft.based on size oflot/zoningdesignation2nd story:additional setback

25-40 ft. based onlot size/zoningdesignation

15-20 ft.

Temple City Average of twonearest developedlots of block, min. 20 ft. 2nd story:additional setback

1st story: 10% of lotwidth & min. 5 ft.2nd story: 10% oflot width & min. of15 ft. for both sidescombined

15 ft. 10-15 ft.

Sierra Madre Average frontsetback of block,min. 25 ft.

1st story: 10% lotwidth on each side &min. 30% lot widthfor both sidescombined2nd story:additional setback

15 ft. 10-25 ft.

Beverly Hills Average frontsetback of block

7.5 ft. minimum foreach side & 15 ft. plus30% of the lot widthin excess of 70 ft. forboth sides combined

30% of the lot depthminus 9 ft.

15 ft. or averagesetback of block

La CanadaFlintridge

Average frontsetback of block,min. 25 ft.

1st story: 10% of lotwidth & min. 5 ft.2nd story: 20% oflot width, min. 10 ft.& additional setback

15 ft. 20% of lot width,min. 10 ft.

Rearyardsetback

Side lot line

Frontyardsetback

Side yardsetback

Front lot line

* Numbers are based on a typical Single-Family Zone (R-1). Arcadia has a R-O Zone which requiresgreater setbacks. Some variation in setback requirements exist within cities that have more than onesingle-family residential zone.

4 ARCADIA COMMUNITY NEWS

How big can a new home be?

Residential Development in Arcadia

THERE ARE TWO PRIMARY WAYS IN AZONING CODE TO REGULATE SIZE OFHOMES: FLOOR AREA RATIO AND LOTCOVERAGE.

FLOOR AREA RATIOFloor Area Ratio (or FAR) is themeasurement of how much floor area isbuilt on a lot in comparison to the size ofthe lot. For example, a 3,000 square foothome on a 10,000 square foot lot wouldbe a .30 or 30% FAR. A 4,500 square foothome on that same lot would be .45 or45% FAR. A simple graphic below showstwo ways a building could reach a .50 or50% FAR; either a single-story buildingcould cover 50% of the lot area, or a two-story building could cover 25% of the lotarea but the second story would count asan additional 25%. FAR does include thesecond story of a home.

The City of Arcadia does not have a FARfor residential properties. There is aFAR for commercialproperties.

Our neighboringcities do utilize aFAR to regulatehome size asshown in thetable on thispage. For thosecities that use asliding scale FAR,the typical patternis that smaller lots arepermitted a higher FAR,and larger lots, a lower FAR.

It is important to note that FAR can becalculated many different ways. Somecities include garages, covered porches,basements, and accessory structures intoa FAR calculation. Other cities will onlyinclude enclosed livable area. Thedecision on what to include in thecalculation can greatly change themaximum allowable size of the home.

Note: Additional information on howbasements are treated related to FAR canbe found on page 7.

Floor Area Ratio (FAR)

Arcadia N/A

Pasadena Sliding scale of 27% to 37% based on lot size *

Monrovia Sliding scale of 17% to 43% based on lot size *

San Marino Sliding scale of 18% to 30% based on lot size *

Temple City 35% to 45% and no greater than 3,500 - 4,000 sq. ft.t

Sierra Madre Sliding scale of 16% to 35% based on lot size *

Beverly Hills 40% FAR plus 1,500 sq. ft.

La Canada Flintridge Sliding scale of 24% to 36% based on lot size *

* Typically the larger the lot, the smaller the permitted FAR. The lower end of the FAR scale iscalculated using a 50,000 sq. ft. lot size. Lots in excess of 50,000 sq. ft. would have a lower FAR in some

cities depending on specific language of regulation.t Base regulation allows 35% and maximum 3,500 sq. ft. Incentives for good design features

increase maximum FAR up to 45% and maximum 4,000 sq. ft.

FAR and Property ValuesThere has been much discussion in the community about how aFloor Area Ratio could impact property values. The housingmarket in Arcadia is largely based on the square footage that isbuildable on a lot. In other words, typically a property owner will

sell a property based on the projected floor area possible on that lot, rather thanon the value of the existing home on the lot. As an example, if the value of a newhome is based on the potential of a 4,000 square foot home on a specific lot, andif a newly proposed FAR reduced the allowable square footage by 25%, thatsame lot may be worth 25% less to the same buyer.

It should be noted that there are many variables to this hypothetical transaction,including the condition of the existing home, the desirability and location of thelot, and many other factors. A FAR would likely change the way a property isvalued, focusing more on the existing home and less on the potential squarefootage.

A FAR WOULD LIKELY CHANGE THE WAY A PROPERTYIS VALUED, FOCUSING MORE ON THE EXISTING HOMEAND LESS ON THE POTENTIAL SQUARE FOOTAGE.

Floor Area Ratio(FAR)

5ARCADIA COMMUNITY NEWS

LOT COVERAGELot coverage is the amount of a lot covered bybuildings. In Arcadia, the maximum lot coverage forsingle-family residential properties is 45% for asingle-story home and 35% of the lot area for a two-

story home. These percentages includeaccessory buildings such as a

detached garage or poolhouse. Lot coverage

calculations do notinclude second stories.

This means that fora one-story home,55% of the lot areamust remain openand uncovered

(either aslandscaping or

hardscape); and for atwo-story home, 65% of

the lot area must remainopen and uncovered.

How tall can a new home be,and how is my privacy

protected?

Residential Development in Arcadia

The City of Arcadia allows two-story homes to be built, as do all ofour neighboring cities. There are areas that may have existingrestrictions or covenants that only allow a single-story home, but forthe most part they are permissible through the Code.

Maximum Lot Coverage

Arcadia 1-story house: 45%2-story house: 35%

Pasadena 7,200 sq. ft. (lot size) or less: no maximum7,200 sq. ft. to 12,000 sq. ft.: 35% plus up to 5% additional lot coverage as a single-story only12,000+ sq. ft.: 35% or 4,800 sq. ft., whichever is greater

Monrovia No maximum*San Marino 17,000 sq. ft. (lot size) or less: 30%

17,000 to 20,000 sq. ft.: 28%20,000 to 30,000 sq. ft.: 26%30,000 to 60,000 sq. ft.: 22%60,000+ sq. ft.: 18%

Temple City 50%Sierra Madre 40%

Beverly Hills No maximum

La Canada Flintridge

10,000 sq. ft. (lot size) or less: 36%10,001 to 15,000 sq. ft.: 32%-36% sliding scale15,000+ sq. ft.: <32% (sliding scale of 4,750 sq. ft.plus 20% of lot size over 15,000 sq. ft.)

Building Lot Coverage

Height

Arcadia* Lots less than 75 ft. wide = 25 ft.Lots 75 ft. wide or more = 30 ft.

Pasadena Lots less than 75 ft. wide = 28 ft.Lots 75 ft. wide or more = 32 ft.

Monrovia Lots less than 75 ft. wide = 27 ft.Lots 75 ft. wide or more = 30 ft.

San Marino 30 ft. to 35 ft. (varies by zone)

Temple City 26 ft.

Sierra Madre 25 ft.

Beverly Hills 25 ft. to 34 ft. (varies by zone)

La Canada Flintridge 28 ft. to 32 ft. (varies by lot size)

*It is important to note that Arcadia, like most other cities, requires thatsecond stories be “stepped back” into the lot more than the first story alongthe sides of the home. So, although a home may be able to reach 30' in heightat its highest point, this portion of the home would be pulled back into thelot. In addition, architectural design typically dictates that the majority of thesecond-story be setback from the ground floor at the front and back of thehouse as well, and this often reduces overall height.

The privacy of neighboring properties is a significantconcern, especially when new two-story homes areproposed in established neighborhoods of single-levelhomes. Privacy is taken into consideration through thedesign review process in both HOA areas and non-HOAareas. Landscaping treatments or screening, windowplacement or elimination, increased second-story setbacks,and the relocation or removal of living space or rooms fromcertain portions of the proposed home are all methods usedfrequently to protect privacy. This is similar to methodsused by neighboring cities to protect and preserve privacy.

* With the exception of a very small area in the Foothills which has a 30% lot coverage limit

6 ARCADIA COMMUNITY NEWS

What are my rightsregarding construction anddevelopment?

Residential Development in Arcadia

Property rights are important to Arcadians,and they extend to both sides of the fence.This includes the right to build a home oraddition, and the right to enjoyment of

one’s property. Residential developmentstandards are a balancing act; on the one-hand, regulations and processes such asZoning, Building Codes, and ArchitecturalDesign Review allow for increased publicinput and evaluation of the merits of aproposed project. On the other hand, anabundance of government regulationsand processes can lead to excessive red-tape, an enlarged bureaucracy, andrestriction of personal liberty.

As a property owner, you have the rightto redevelop your property or sell yourproperty. Provided a proposed residencecomplies with all State, Federal, andMunicipal Code requirements, and isdeemed to be consistent with adopted

design review criteria, you have the rightto be issued a construction permit for yourproject and the right to obtain timelyconstruction inspections.

As a neighbor to a new residentialdevelopment, you have the right toparticipate in the design reviewprocess. This includes beingnotified of projects, beingable to review plans withstaff, requesting a meetingwith the owner ordeveloper, and makingcomments on the project.As a neighbor, you alsohave the right to aconstruction process thatminimizes negative impacts.Limitations on constructionhours, screening and fencing,dust and traffic control, and theright to a clean site are all part of theprocess.

The development standards and design review processes listed inthis fact sheet are very important to understand. Not only do theyregulate what your neighbor can do, they regulate what you can do,

or what a future buyer of your property could do. Arcadia will soon bemaking decisions on these development standards, and it will be importantthat we are all having this discussion coming from the same facts.

Zoning andNeighborhood Change

There has been a change in lifestyle,not just in Arcadia but throughoutthe region. Many new owners wantmore indoor amenities with moreand larger rooms; including mediarooms, entries, multiple bathrooms,and special purpose rooms. There isless emphasis on the open spaceand landscaping that was popularwhen much of Arcadia wasdeveloped. We understand that thisleads to frustration and concern.

Zoning Codes must change overtime to guide development patternsand to react to these choices andchanges. All cities need to base theirzoning on their own uniquecircumstances, and that is whatArcadia is doing now with theZoning Code Update Project.

MARK YOUR CALENDAR

COMMUNITY MEETINGSHARE YOUR THOUGHTS VOICE YOUR OPINION

Wednesday, November 4and

Thursday, November 12

See page 8 for details

JOIN THE DISCUSSIONON RESIDENTIAL DEVELOPMENT

COMMUNITY MEETINGS

I have noticed a lot of new,apparently vacant homes in theCity, what can be done about this?

There are a high number of homesthat appear vacant in the City,

including a number of newly built homes.The primary reason for this is the choice ofnew owners to not live in their homes year-round, or to hold their homes for futureoccupancy. This is similar to the situation inmany resort towns or beach communitieswhere many properties are only usedsporadically as vacation homes. While webelieve this does negatively impactcommunity life, the City cannot force anowner to occupy a home. What the City canand does do is ensure the home ismaintained in terms of landscaping andoutward appearance, and that the home isnot used for any illegal purposes. We havea staff position in the Police Departmentthat investigates illegal boarding homes,pregnancy homes, and/or other uses ofhomes that are not consistent with asingle-family neighborhood. If you believethat a home is being used for illegalpurposes, please contact CodeEnforcement at (626) 574-5432.

What are construction hours inArcadia?

Construction hours are Monday –Friday, 7 a.m. to 6 p.m.; and

Saturday, 8 a.m. to 5 p.m. No constructionis permitted on Sundays or holidays. Toreport construction violations, contactBuilding Services during normal businesshours at (626) 574-5416. The ArcadiaPolice Department is available on nightsand weekends to respond to violations ofpermitted construction hours at(626) 574-5156.

Does the City of Arcadia allowbasements to be built as part of anew home?

Yes, basements can be proposedthrough the design review process.

Through this process they can be deemedappropriate or not. Often, there is anegative connotation with the provision ofbasements with new homes in that it is

viewed as a way to provide additional floorarea on a lot. However, others believe thatsince the floor area is underground andyou cannot see it, it does not cause anyproblems. Below is a table of neighboringcities and how they handle basements.

Q

A

New developmentsusually include a

significant increase inproperty tax valuation. Notonly was the tax levy for theoriginal home often“capped” by Proposition 13,but the new homes tend tobe much larger, leading tohigher overall values. As a result,the taxes paid for new homes areoften many times higher than theprevious owner’s taxes. However, theCity only receives 9% of each dollar inincreased taxes. So, on an increase in valueof $1 million, the City would receive about$900 per year in additional taxes. Themajority of the increased property tax

revenue accrues to Arcadia UnifiedSchool District and Los AngelesCounty agencies. The City does

receive revenue for building permits, planchecks, and other land use approvals.However, these fees are set at rates that aredesigned to recover the costs of providingthe service. The City cannot profit from thefees charged for these services.

Frequently Asked QuestionsThe following questions are important to Arcadia residents and are often asked of City staff

ARCADIA COMMUNITY NEWS 7

Basement Regulations

Arcadia Allowed.

Pasadena Allowed. Not counted toward maximum FAR.

Monrovia Allowed. Not counted toward maximum FAR.

San Marino Allowed. The first 135 sq. ft. to 540 sq. ft. (varies by zone) notcounted toward FAR. Additional sq. ft. counted toward FAR.

Temple City Allowed. Counted toward maximum FAR.Sierra Madre Allowed. Not counted toward maximum FAR.

Beverly Hills Allowed. Counted toward maximum FAR.

La Canada Flintridge Allowed. Counted toward maximum FAR.

QA

Q

A

A

City of Arcadia Arcadia Unified School District

Los Angeles County

Educational Augmentation Fund Impound

Pasadena Area Community College

Other Special Districts

EducationRevenue Augmentation Fund

25%

16%4%34%

5%9% 7%

THE CITY OF ARCADIAPERCENTAGE OF $1 OF INCREASED PROPERTY TAX

What kind of revenue comes tothe City from new residentialdevelopment?

Q

8 ARCADIA COMMUNITY NEWS

240 West Huntington DrivePost Office Box 60021Arcadia, CA 91066-6021

ARCADIA POSTAL CUSTOMER

Pre-sortedStandard

U.S. PostagePAID

Arcadia. CAPermit No. 255

Wednesday, November 47 p.m.Foothills Middle SchoolMul�-Purpose Room171 East Sycamore AvenueArcadia, CA 91006

Thursday, November 127 p.m.

Holly Avenue Elementary SchoolAuditorium

360 West Duarte RoadArcadia, CA 91007

COMMUNITY MEETINGS

SHARE YOUR THOUGHTS VOICE YOUR OPINION

Ques�ons? Contact Development Services

We want tohear from you!The City is hosting two communitymeetings to discuss residentialdevelopment. We invite you to attend oneof the events and make your thoughtsknown. These meetings will provide anopportunity to discuss with staff all of theinformation contained in this newsletterand to raise other issues you believe areimportant. The format and discussiontopics will be the same for both meetings.

Are views protected in Arcadia?

The City does not have a view protection ordinance. These types of ordinances areoften found in beach communities where views of the ocean are specifically

protected by the Zoning Code, and in specific hillside areas in some surroundingcommunities. That being said, through the design review process, placement of newhomes amongst existing homes is always a consideration and home placement and/ordesign features can be adjusted through this process.

How many parking spaces does Arcadia require for new homes?

The City requires two covered parking spaces for any home with four bedroomsor less. For homes of five bedrooms or more, three covered spaces are required.

The table below shows how neighboring cities treat this issue.

Garage Parking Requirements

Arcadia 4 bedrooms or less: 2 spaces5+ bedrooms: 3 spaces

Pasadena 2 spaces

Monrovia 2 spaces

San Marino 4 bedrooms or less: 2 spaces5-6 bedrooms: 3 spaces7 bedrooms or more: 4 spaces plus 1 additional space forevery 2 additional bedrooms

Temple City 2 spacesSierra Madre 4 bedrooms or less: 2 spaces

5+ bedrooms: 3 spacesBeverly Hills 4 bedrooms or less: 3 spaces

5-6 bedrooms: 4 spaces7+ bedrooms: 5 spaces plus 1 additional space for everyadditional bedroom

La Canada Flintridge 2 spaces

What do you think ourcodes should be?

DSD@ArcadiaCA.gov

(626) 574-5490Leave a voice message

Development Services City of Arcadia240 West Huntington Dr.Arcadia, CA 91007

We will incorporate all comments we receiveinto our Zoning Code Update process andwe will make your comments known to theCity Council.

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QA

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