SPECIAL EDITION- Residential Development in Arcadia

A RCADI A
COMMUNITY NEWS
SPECIAL EDITION FALL 2015
CITY OF ARCADIA NEWSLETTER

The construction of new homes in Arcadia is an important

and passionate issue for residents. For most individuals, their
home is their most important possession, and their
neighborhood is a place of pride and comfort. When new
development occurs in established neighborhoods, there
naturally is concern about changes to the neighborhood. In
addition, when the pace of development is as fast and
widespread as it has been in Arcadia recently, these concerns
lead to questions about the rules and regulations that govern
development.

INSIDE THIS ISSUE

2

Codes, what are they?

How close can a home be built

to the property line?

How big can a new home be?

How tall can a home be?

What are my rights regarding

construction and development?

Frequently Asked Questions

Community Meetings

City Council
Gary Kovacic , Mayor
Roger Chandler, Mayor Pro Tem
Tom Beck, Council Member
Sho Tay, Council Member
City Officials
Gene Glasco, City Clerk
Dominic Lazzaretto, City Manager
Development Services
Jason Kruckeberg, Assistant City Manager/
Development Services Director

www.ArcadiaCA.gov
City Hall 574-5455
Building 574-5416
City Council 574-5403
City Manager 574-5401
Development Services 574-5415
Fire Administration 574-5100
Graffiti Hotline 821-4333
Historical Museum 574-5440
Library 821-5567
Planning 574-5423
Police Administration 574-5151
Public Works Services 256-6554
Recreation & Community Services
574-5113
Senior Citizen Services 574-5130
Shopping Cart Removal 800-252-4613
Water Conservation Hotline 574-3000
Water Service 256-6650

WHEN NEW DEVELOPMENT OCCURS IN AN ESTABLISHED

NEIGHBORHOOD, THERE NATURALLY IS CONCERN ABOUT CHANGES
TO THE NEIGHBORHOOD.
Regulations for residential development are complicated and can be confusing, so the
Arcadia City Council wanted to put together this fact sheet to provide information on
City standards. This fact sheet provides detailed information on five of the most
commonly 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 the
City of Arcadias current regulation and/or approach to the issue, a look at what some of
our neighboring and similar cities do to regulate the issue, and other facts that may be
helpful in understanding each issue.
Although these five questions are the most commonly asked, there are many other
questions and comments the City receives on residential development. On page 7, we
have provided a Frequently Asked Questions list, which provides responses to other
important questions and issues. Finally, we will be holding two Town Hall style
community meetings to discuss these issues in November. See page 8 for more
information on these meetings.
Get involved! Together we can keep Arcadia the beautiful, high quality community it has
always been!

Dominic Lazzaretto
City Manager

Residential Development in Arcadia

Development Codes,
Building Codes, and
Architectural Design Review...
What are they and how do they work together?
DEVELOPMENT CODE
The Development Code (aka
Zoning Code) provides
regulations for how a home is placed on a
lot, the height of new buildings, how
much of a lot can be covered by buildings
and how much must be open space,
garage and parking requirements,
distance to property lines from buildings,
and regulations for accessory buildings
and pools. The Zoning Code is the focus
of the majority of this newsletter. The City
is currently in the middle of a
comprehensive Zoning Code Update and
this newsletter should help you better
understand the key components of this
process.

BUILDING CODE
The Building Code governs
how construction actually
occurs; the materials used, grading,
engineering, roofing, energy efficiency
requirements, sustainability standards, fire
safety, window placement, access and
egress, and many other elements. The
Building Code used by the City of Arcadia
is the State Building Code used by all of
our neighboring cities. The quality of
building materials and construction
methods is very high. Each project goes
through a detailed plan check process,
and then is inspected multiple times in the
field for compliance with all elements of
the Building Code for safety.

ARCHITECTURAL DESIGN
REVIEW

review applications and projects. This is a

process that is unlike any of our
neighboring cities. Decisions made by the
HOAs can be appealed to the Planning
Commission and City
Council.

Unlike the Code requirements

in the Zoning Code or Building Code,
architectural design
review is based on
guidelines, which are
Single-Family Residential
For non-Homeowners
recommendations
DESIGN
GUIDELINES
Association areas, City
for a home. Arcadias
planning staff performs
Design Guidelines
architectural design
address
the
review. Design review
aesthetics,
style,
for non-HOA areas has
massing, landscaping,
been in effect since
and site planning of
2006; prior to that there
new homes. The
was no design review in
goal is to ensure that
Arcadias Design Guidelines
these areas. A typical
homes
are
address the aesthetics, style,
compatible with their
massing, landscaping, and site design application goes
through several rounds
surroundings. These
planning of new homes.
of comments and
guidelines
apply
resubmittal,
often
both to homes in
resulting in significant changes to style,
Homeowners Association Areas and
and reductions in mass, volume, and
homes in non-Homeowners Association
height to achieve neighborhood
areas of the city.
compatibility. Beginning in 2013, a
neighbor notification process was added
There are five Homeowners
by the City Council to allow neighbors to
Associations (HOAs) in Arcadia,
review and comment on a project prior to
which have been in place and operational
planning staff making a decision.
for decades. Arcadia is very unique in that
Decisions by planning staff can be
it allows Architectural Review Boards
appealed to the Planning Commission and
(ARBs) within Homeowners Associations
City Council.
to make their own decisions on design

SINGLE-FAMILY RESIDENTIAL HOMEOWNERS ASSOCIATIONS IN ARCADIA

1. Arcadia Highlands Home Owners Association Highlands
2. Rancho Santa Anita Property Owners Association Upper Rancho
3. Santa Anita Oaks Homeowners Association Oaks
4. Rancho Santa Anita Residents Association Lower Rancho
5. Santa Anita Village Community Association of Arcadia Village

ARCADIA COMMUNITY NEWS

Residential Development in Arcadia

ARCADIAS FRONT, SIDE, AND REAR

YARD SETBACK REQUIREMENTS
ARE SIMILAR TO OTHER
NEIGHBORING CITIES.
The distance from a structure to a
property line is called a setback. There are
setback requirements for the front, rear,
and side yards of a new home and
accessory structures that provide a buffer
between residences and the street. For
corner lots that abut two streets, one
street side is considered the front yard
setback and the other is the street-side
setback. The diagram below shows the
setbacks on a standard interior lot.

Rear lot line

How close can a

home be built to the
property line?
Side Setback

Arcadia

Average of two
nearest developed
lots on block, min.
25 ft.
2nd story:
additional setback

1st story: 10% of lot 1st story: 25 ft.

width & min. 5 ft.
2nd story: 35 ft.
2nd story: 20% of
lot width, min. 10 ft.

20-25 ft.
2nd story:
additional
setback

Pasadena

Average front
setback of block,
min. 25 ft.

10% of lot width,

min. 10 ft.

Monrovia

Average front
setback of block,
min. 25 ft.
2nd story:
additional setback
25-40 ft. based on
lot size/zoning
designation

1st story: 10% of lot 25 ft.

width & min. 5 ft. &
max 10 ft.
2nd story:
additional setback
1st story: Combined 20 ft.
setback of both side
yards is 24% of lot
width & 5 ft. min.
2nd story: 12 ft.
1st story: 5-20 ft.
based on size of
lot/zoning
designation
2nd story:
additional setback

15-20 ft.

Rear
yard
setback

Side lot line

Side yard
setback

San Marino

Temple City
Front
yard
setback
Front lot line

Average of two
nearest developed
lots of block,
min. 20 ft.
2nd story:
additional setback

Sierra Madre Average front

setback of block,
min. 25 ft.

Additionally, the City has a requirement

that a second story must be additionally
setback from the front lot line based on an
angle from the property line. Some
neighboring cities also use similar
additional setbacks for second stories
from front and side property lines.
Arcadias front, side, and rear yard setback
requirements are similar to other
neighboring cities and cities with similar
lot size and development patterns as
Arcadia.
ARCADIA COMMUNITY NEWS

Beverly Hills Average front

setback of block

La Canada
Flintridge

Average front
setback of block,
min. 25 ft.

Rear Setback

Corner Lot
Street-Side
Setback

Front Setback

25-40 ft. based on

lot size/zoning
designation

10 ft.

1st story: 10% of lot 15 ft.

width & min. 5 ft.
2nd story: 10% of
lot width & min. of
15 ft. for both sides
combined

10-15 ft.

1st story: 10% lot

15 ft.
width on each side &
min. 30% lot width
for both sides
combined
2nd story:
additional setback

10-25 ft.

7.5 ft. minimum for 30% of the lot depth

each side & 15 ft. plus minus 9 ft.
30% of the lot width
in excess of 70 ft. for
both sides combined
1st story: 10% of lot 15 ft.
width & min. 5 ft.
2nd story: 20% of
lot width, min. 10 ft.
& additional setback

15 ft. or average
setback of block

20% of lot width,

min. 10 ft.

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

Residential Development in Arcadia

How big can

a new home be?

THERE ARE TWO PRIMARY WAYS IN A

ZONING CODE TO REGULATE SIZE OF
HOMES: FLOOR AREA RATIO AND LOT
COVERAGE.

FLOOR AREA RATIO

Floor Area Ratio (or FAR) is the
measurement of how much floor area is
built on a lot in comparison to the size of
the lot. For example, a 3,000 square foot
home on a 10,000 square foot lot would
be a .30 or 30% FAR. A 4,500 square foot
home on that same lot would be .45 or
45% FAR. A simple graphic below shows
two ways a building could reach a .50 or
50% FAR; either a single-story building
could cover 50% of the lot area, or a twostory building could cover 25% of the lot
area but the second story would count as
an additional 25%. FAR does include the
second story of a home.
The City of Arcadia does not have a FAR
for residential properties. There is a
FAR
for
commercial
properties.
Our neighboring
cities do utilize a
FAR to regulate
home size as
shown in the
table on this
page. For those
cities that use a
sliding scale FAR,
the typical pattern
is that smaller lots are
permitted a higher FAR,
and larger lots, a lower 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 is
calculated 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.

Floor Area Ratio

(FAR)

It is important to note that FAR can be

calculated many different ways. Some
cities include garages, covered porches,
basements, and accessory structures into
a FAR calculation. Other cities will only
include enclosed livable area. The
decision on what to include in the
calculation can greatly change the
maximum allowable size of the home.
Note: Additional information on how
basements are treated related to FAR can
be found on page 7.
4

Floor Area Ratio (FAR)

FAR and Property Values

There has been much discussion in the community about how a
Floor Area Ratio could impact property values. The housing
market in Arcadia is largely based on the square footage that is
buildable on a lot. In other words, typically a property owner will
A FAR WOULD LIKELY CHANGE THE WAY A PROPERTY
IS VALUED, FOCUSING MORE ON THE EXISTING HOME
AND LESS ON THE POTENTIAL SQUARE FOOTAGE.
sell a property based on the projected floor area possible on that lot, rather than
on the value of the existing home on the lot. As an example, if the value of a new
home is based on the potential of a 4,000 square foot home on a specific lot, and
if a newly proposed FAR reduced the allowable square footage by 25%, that
same 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 the
lot, and many other factors. A FAR would likely change the way a property is
valued, focusing more on the existing home and less on the potential square
footage.

ARCADIA COMMUNITY NEWS

Residential Development in Arcadia

Maximum Lot Coverage

LOT COVERAGE

Lot coverage is the amount of a lot covered by

1-story house: 45%
Arcadia
buildings. In Arcadia, the maximum lot coverage for
2-story house: 35%
single-family residential properties is 45% for a
single-story home and 35% of the lot area for a two7,200 sq. ft. (lot size) or less: no maximum
Pasadena
story home. These percentages include
7,200 sq. ft. to 12,000 sq. ft.: 35% plus up to 5% additional lot
accessory buildings such as a
coverage as a single-story only
detached garage or pool
12,000+ sq. ft.: 35% or 4,800 sq. ft., whichever is greater
house. Lot coverage
No maximum*
Monrovia
Building Lot Coverage
calculations do not
17,000 sq. ft. (lot size) or less: 30%
San Marino
include second stories.
17,000 to 20,000 sq. ft.: 28%
20,000 to 30,000 sq. ft.: 26%
This means that for
30,000 to 60,000 sq. ft.: 22%
a one-story home,
60,000+ sq. ft.: 18%
55% of the lot area
50%
Temple City
must remain open
40%
Sierra Madre
and
uncovered
No maximum
(either
as
Beverly Hills
landscaping
or
10,000 sq. ft. (lot size) or less: 36%
La Canada
hardscape);
and
for
a
10,001 to 15,000 sq. ft.: 32%-36% sliding scale
Flintridge
two-story
home,
65%
of
15,000+ sq. ft.: <32% (sliding scale of 4,750 sq. ft.
the lot area must remain
plus 20% of lot size over 15,000 sq. ft.)
open
and uncovered.
* With the exception of a very small area in the Foothills which has a 30% lot coverage limit

How tall can a new home be,

and how is my privacy
protected?
The City of Arcadia allows two-story homes to be built, as do all of
our neighboring cities. There are areas that may have existing
restrictions or covenants that only allow a single-story home, but for
the most part they are permissible through the Code.

Height
Arcadia*
Pasadena
Monrovia
San Marino

Lots less than 75 ft. wide = 25 ft.

Lots 75 ft. wide or more = 30 ft.
Lots less than 75 ft. wide = 28 ft.
Lots 75 ft. wide or more = 32 ft.
Lots less than 75 ft. wide = 27 ft.
Lots 75 ft. wide or more = 30 ft.
30 ft. to 35 ft. (varies by zone)

Temple City
Sierra Madre

26 ft.

Beverly Hills

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

25 ft.

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

ARCADIA COMMUNITY NEWS

The privacy of neighboring properties is a significant

concern, especially when new two-story homes are
proposed in established neighborhoods of single-level
homes. Privacy is taken into consideration through the
design review process in both HOA areas and non-HOA
areas. Landscaping treatments or screening, window
placement or elimination, increased second-story setbacks,
and the relocation or removal of living space or rooms from
certain portions of the proposed home are all methods used
frequently to protect privacy. This is similar to methods
used by neighboring cities to protect and preserve privacy.
*It is important to note that Arcadia, like most other cities, requires that
second stories be stepped back into the lot more than the first story along
the sides of the home. So, although a home may be able to reach 30' in height
at its highest point, this portion of the home would be pulled back into the
lot. In addition, architectural design typically dictates that the majority of the
second-story be setback from the ground floor at the front and back of the
house as well, and this often reduces overall height.

Residential Development in Arcadia

What are my rights

regarding construction and
development?
Property rights are important to Arcadians,
and they extend to both sides of the fence.
This includes the right to build a home or
addition, and the right to enjoyment of

design review criteria, you have the right

to be issued a construction permit for your
project and the right to obtain timely
construction inspections.

The development standards and design review processes listed in

this fact sheet are very important to understand. Not only do they
regulate what your neighbor can do, they regulate what you can do,
or what a future buyer of your property could do. Arcadia will soon be
making decisions on these development standards, and it will be important
that we are all having this discussion coming from the same facts.

ones property. Residential development

standards are a balancing act; on the onehand, regulations and processes such as
Zoning, Building Codes, and Architectural
Design Review allow for increased public
input and evaluation of the merits of a
proposed project. On the other hand, an
abundance of government regulations
and processes can lead to excessive redtape, an enlarged bureaucracy, and
restriction of personal liberty.

As a property owner, you have the right

to redevelop your property or sell your
property. Provided a proposed residence
complies with all State, Federal, and
Municipal Code requirements, and is
deemed to be consistent with adopted

Zoning and
Neighborhood Change
There has been a change in lifestyle,
not just in Arcadia but throughout
the region. Many new owners want
more indoor amenities with more
and larger rooms; including media
rooms, entries, multiple bathrooms,
and special purpose rooms. There is
less emphasis on the open space
and landscaping that was popular
when much of Arcadia was
developed. We understand that this
leads to frustration and concern.
Zoning Codes must change over
time to guide development patterns
and to react to these choices and
changes. All cities need to base their
zoning on their own unique
circumstances, and that is what
Arcadia is doing now with the
Zoning Code Update Project.

As a neighbor to a new residential

development, you have the right to
participate in the design review
OUR C ALEND
process. This includes being
RK Y
AR
A
M
notified of projects, being
able to review plans with
staff, requesting a meeting
with the owner or
developer, and making
comments on the project.
As a neighbor, you also
SHARE YOUR THOUGHTS VOICE YOUR
have the right to a
Wednesday, November 4
construction process that
and
minimizes negative impacts.
Thursday, November 12
Limitations on construction
hours, screening and fencing,
See page 8 for details
dust and traffic control, and the
right to a clean site are all part of the
process.

JOIN THE DISCUSSION

ON RESIDENTIAL DEVELOPMENT

COMMUNITY
COMMUNITY MEETINGS
MEETING
OPINION

ARCADIA COMMUNITY NEWS

Frequently Asked Questions

The following questions are important to Arcadia residents and are often asked of City staff
I have noticed a lot of new,
apparently vacant homes in the
City, what can be done about this?

There are a high number of homes

that appear vacant in the City,
including a number of newly built homes.
The primary reason for this is the choice of
new owners to not live in their homes yearround, or to hold their homes for future
occupancy. This is similar to the situation in
many resort towns or beach communities
where many properties are only used
sporadically as vacation homes. While we
believe this does negatively impact
community life, the City cannot force an
owner to occupy a home. What the City can
and does do is ensure the home is
maintained in terms of landscaping and
outward appearance, and that the home is
not used for any illegal purposes. We have
a staff position in the Police Department
that investigates illegal boarding homes,
pregnancy homes, and/or other uses of
homes that are not consistent with a
single-family neighborhood. If you believe
that a home is being used for illegal
purposes,
please
contact
Code
Enforcement at (626) 574-5432.

Q
A

Does the City of Arcadia allow

basements to be built as part of a
new home?

Yes, basements can be proposed

through the design review process.
Through this process they can be deemed
appropriate or not. Often, there is a
negative connotation with the provision of
basements with new homes in that it is

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) not
counted toward FAR. Additional sq. ft. counted toward FAR.

Temple City
Sierra Madre

Allowed. Counted toward maximum FAR.

Allowed. Not counted toward maximum FAR.

Beverly Hills

Allowed. Counted toward maximum FAR.

La Canada Flintridge Allowed. Counted toward maximum FAR.

kind of revenue comes to

Q What
the City from new residential
development?

Q
A

What are construction hours in

Arcadia?

Construction hours are Monday

Friday, 7 a.m. to 6 p.m.; and
Saturday, 8 a.m. to 5 p.m. No construction
is permitted on Sundays or holidays. To
report construction violations, contact
Building Services during normal business
hours at (626) 574-5416. The Arcadia
Police Department is available on nights
and weekends to respond to violations of
permitted construction hours at
(626) 574-5156.

ARCADIA COMMUNITY NEWS

viewed as a way to provide additional floor

area on a lot. However, others believe that
since the floor area is underground and
you cannot see it, it does not cause any
problems. Below is a table of neighboring
cities and how they handle basements.

THE CITY OF ARCADIA

PERCENTAGE OF $1 OF INCREASED PROPERTY TAX

Los Angeles
New
developments
Pasadena Area
County
Community College
usually include a
34%
4%
significant increase in
Educational
property tax valuation. Not
16% Augmentation
Fund Impound
only was the tax levy for the
5%
original
home
often
Other Special
Districts
capped by Proposition 13,
9% 7%
25%
but the new homes tend to
be much larger, leading to
City of Arcadia
Arcadia Unified
higher overall values. As a result,
Education
School District
Revenue Augmentation
the taxes paid for new homes are
Fund
often many times higher than the
previous owners taxes. However, the
City only receives 9% of each dollar in
increased taxes. So, on an increase in value
of $1 million, the City would receive about
receive revenue for building permits, plan
$900 per year in additional taxes. The
checks, and other land use approvals.
majority of the increased property tax
However, these fees are set at rates that are
revenue accrues to Arcadia Unified
designed to recover the costs of providing
School District and Los Angeles
the service. The City cannot profit from the
County agencies. The City does
fees charged for these services.

Pre-sorted
Standard
U.S. Postage
PAID
Arcadia. CA
Permit No. 255

240 West Huntington Drive

Post Office Box 60021
Arcadia, CA 91066-6021

ARCADIA POSTAL CUSTOMER

Q
A

Are views protected in Arcadia?

The City does not have a view protection ordinance. These types of ordinances are
often found in beach communities where views of the ocean are specifically
protected by the Zoning Code, and in specific hillside areas in some surrounding
communities. That being said, through the design review process, placement of new
homes amongst existing homes is always a consideration and home placement and/or
design features can be adjusted through this process.

Q
A

How many parking spaces does Arcadia require for new homes?

The City requires two covered parking spaces for any home with four bedrooms
or 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

Pasadena

4 bedrooms or less: 2 spaces

5+ bedrooms: 3 spaces
2 spaces

Monrovia

2 spaces

San Marino

4 bedrooms or less: 2 spaces

5-6 bedrooms: 3 spaces
7 bedrooms or more: 4 spaces plus 1 additional space for
every 2 additional bedrooms

Temple City
Sierra Madre

2 spaces
4 bedrooms or less: 2 spaces
5+ bedrooms: 3 spaces
4 bedrooms or less: 3 spaces
5-6 bedrooms: 4 spaces
7+ bedrooms: 5 spaces plus 1 additional space for every
additional bedroom

Arcadia

Beverly Hills

We will incorporate all comments we receive

into our Zoning Code Update process and
we will make your comments known to the
City Council.

@ DSD@ArcadiaCA.gov
(626) 574-5490
Leave a voice message

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

, 626-574-5490.
8

The City is hosting two community

meetings to discuss residential
development. We invite you to attend one
of the events and make your thoughts
known. These meetings will provide an
opportunity to discuss with staff all of the
information contained in this newsletter
and to raise other issues you believe are
important. The format and discussion
topics will be the same for both meetings.

SHARE YOUR THOUGHTS VOICE YOUR OPINION

La Canada Flintridge 2 spaces

What do you think our

codes should be?

We want to
hear from you!

COMMUNITY MEETINGS
Wednesday, November 4
7 p.m.
Foothills Middle School
Mul-Purpose Room
171 East Sycamore Avenue
Arcadia, CA 91006

Thursday, November 12
7 p.m.
Holly Avenue Elementary School
Auditorium
360 West Duarte Road
Arcadia, CA 91007
Quesons? Contact Development Services

ARCADIA COMMUNITY NEWS