§ 9103.01

The purpose of this Division is to ensure that all development results in buildings and places that contribute in a positive manner to the character and quality of Arcadia's neighborhoods and districts, harmonize with existing and future development, are consistent with and implement the General Plan, and protect the use and enjoyment of neighboring properties.

A.

Measurements Are Shortest Distance. Where a required distance is indicated, such as the minimum distance between a structure and a lot line, the measurement shall be made at the closest or shortest distance between the two objects, unless otherwise specifically stated.

B.

Distances Are Measured Horizontally. When determining distances for setbacks, all distances shall be measured along a horizontal plane from the appropriate line, edge of building, structure, storage area, parking area, or other object. These distances shall not be measured by following the topography or slope of the land.

C.

Measurements Involving a Structure. Measurements involving a structure shall be made to the closest support element of the structure. Structures or portions of structures that are underground shall not be included in measuring required distances unless otherwise specifically stated.

9103.01.030 - Measuring Floor Area and Floor Area Ratio.

A.

Floor Area.

1.

Residential Floor Area. The floor area for buildings in single-family residential zones shall be measured as the total horizontal floor area of all the floors of a building from the outside walls. The total horizontal floor area shall include: the residential floor area of any building(s) located on the lot including the main dwelling, detached accessory structures, accessory dwelling units, all garage area except as exempted in Subsection a. below, enclosed patios, and high volume ceilings (all interior areas above 14 feet in height). The following shall be excluded from floor area for the purposes of calculating floor area ratio:

a.

For houses less than 5,000 square feet in size, floor area shall exclude required parking spaces (450 square feet for a two-car garage and 650 square feet for a three-car garage). For houses 5,000 square feet or larger, floor area shall exclude up to four parking spaces (850 square feet maximum).

b.

Floor area shall exclude basements.

c.

Floor area shall exclude non-enclosed covered structures such as covered patios or porches, decks, and balconies.

2.

Non-Residential Floor Area. The floor area shall include the total horizontal floor area of all the floors of a building measured from the outside walls, exclusive of vents, shafts, courts, elevators, stairways, mechanical, electrical, and communications equipment, and similar facilities. Floor area shall include mezzanine and lofts. The following shall be excluded from floor area for the purposes of calculating floor area ratio.

a.

Floor area shall exclude required parking areas in a garage (with each required parking space not exceeding 200 square feet), but shall include any additional enclosed parking spaces provided in addition to the minimum requirements.

b.

Floor area shall exclude fully subterranean garages and basements.

c.

Floor area shall exclude non-enclosed covered structures such as decks, patios, porches, and balconies enclosed on three or fewer sides.

3.

Commercial-Regional (C-R) Floor Area Exception. For development located in the Commercial-Regional zone which is further regulated by resolution(s) of the City Council, floor area shall be defined by the Gross Leasable Area.

B.

Floor Area Ratio (FAR).

1.

Residential Floor Area Ratio. The floor area ratio shall be the numerical value obtained by dividing the residential floor area of any building(s) located on a lot by the net area of the lot.

2.

Non-Residential Floor Area Ratio. The floor area ratio shall be the numerical value obtained by dividing the non-residential floor area of any building(s) located on a lot by the net area of the lot.

A.

Lot Coverage Measurement. As defined in Division 9 (Definitions), structures included in lot coverage calculations shall be measured from the outside walls exclusive of architectural features.

B.

Excluded from Lot Coverage. The following uses and features shall not count toward lot coverage:

1.

Open and uncovered projections such as balconies, platforms, landing places, decks, and eaves (that do not extend more than three feet from the wall), and steps and/or stairways, and walkways, any of which are not more than 18 inches above the finished grade, at any point, on which they are placed.

Uncovered swimming pools and spas, sports courts, and other athletic and/or recreational surfaces that are not more than 18 inches above the adjacent finished grade, at any point, on which they are placed.

3.

Basements that do not extend above the level of the first floor of the building nor 18 inches above the adjacent finished grade at any point.

C.

Exceeding Lot Coverage Requirements. Exceptions to the lot coverage requirement shall be permitted only by action of the Planning Commission, or the City Council on appeal.

9103.01.050 - Height Measurements and Exceptions.

A.

General. No building or structure shall be erected, constructed, reconstructed, or established to exceed the height limit established in Division 2 (Zones, Allowable Uses, and Development Standards) in the zone in which such building is located, except as specified in the following subsections.

B.

Height of Structures and Measurement.

1.

Height Measurement.

a.

Structure Height. Structure height shall be measured from the average level of the highest and lowest existing grade elevation points of that portion of the site covered by the building, to the highest portion of the roof (excluding chimneys), except as otherwise specified by this Development Code. "Existing grade" shall be established by the Director, consistent with lots in the immediate vicinity. See Figure 3-1 (Measurement of Structure Height: Flat Ground Level and Slopes of Less than 20 Percent).

Figure 3-1

Measurement of Structure Height: Flat Ground Level and Slopes of Less than 20 Percent

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b.

Structure Height on Slopes with 20 Percent Grade. For lots with an average slope of 20 percent or greater, structure height shall be measured from the adjacent existing grade to the topmost point of the roof (excluding chimneys), except as otherwise specified by this Development Code. The maximum allowable height shall be measured as the vertical distance from the existing grade of the site to an imaginary plane located the allowed number of feet above and parallel to the grade. "Existing grade" shall be established by the Director, consistent with lots in the immediate vicinity. See Figure 3-2 (Measurement of Structure Height: Slopes of 20 Percent of Greater).

Figure 3-2

Measurement of Structure Height: Slopes of 20 Percent or Greater

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c.

Porch Height. For projecting porches, the height shall be measured from the finished grade on which the porch is established to the uppermost point of the projecting feature, including railings, cornices, and other decorative features. For recessed porches, the height shall be measured to the uppermost point of the opening.

d.

Height Regulations by Lot Width. The lot width for determining height shall be measured from the front property line or at the required front setback line, whichever is greater.

C.

Exceptions to Height Limits in All Zones.

1.

Flagpoles. Ground-mounted flagpoles shall be allowed in residential zones to a maximum height of 25 feet and in non-residential zones to a maximum height of 40 feet.

2.

Antennas. Height exception for antennas and other wireless communications facilities are outlined in Subsection 9104.02.050 (Antennas and Wireless Communications Facilities).

D.

Mechanical Equipment Exception to Height Limits in Non-Residential Zones. In any Commercial, Industrial, or Mixed-Use Zone, mechanical equipment, including elevators, stairways, tanks, ventilating fans, heating, cooling and air conditioning equipment, equipment appurtenant to solar collectors (but not including solar collector panels; see Subsection 9103.01.100: Solar Energy System) and similar equipment required for the operation of or maintenance of structures, may exceed the maximum height limit by up to 10 feet, provided that no area above the specified height limit is used for the purpose of providing additional floor space.

A.

General. This Section establishes standards for the measurement of setbacks and required setback areas. These provisions, in conjunction with other applicable provisions of this Code, are intended to provide for open areas around structures; access to natural light and ventilation; separation of incompatible land uses; space for privacy, landscaping, and recreation; and access to structures for function and safety.

B.

Measurement of Setbacks.

1.

All setback distances shall be measured at right angles from the designated property line to the building or structure, and the setback line shall be drawn parallel to and at the specified distance from the corresponding front, side, or rear property line. See Figure 3-3 (Setback Measurement).

a.

Exception. The lot width for determining an interior side setback shall be measured from the front property line or at the required front setback line, whichever is greater.

b.

Exception. Where the front property line is located beyond the curb (i.e. within a street or common driveway), the front setback is defined as the minimum distance between a structure and the edge of curb.

c.

Exception. The lot width for determining setbacks on lots with more than 50 percent frontage on a cul-desac terminus shall be measured at the required structure setback line.

2.

For sloped lots the measurement shall be made as a straight, horizontal line from the property line to the edge of the structure, not up or down the hill slope. See Figure 3-4 (Setback Measurement for Sloped Lots).

3.

For flag lots, the pole portion of the parcel shall not be used for defining setback lines.

4.

For special setbacks Subsection 9103.01.060.F (Special Setbacks-Santa Anita Avenue and Second Avenue), each special setback shall be measured from the centerline of the particular street described. Any deviations to the special setbacks shall be subject to an Administrative Modification pursuant to the requirements of Section 9107.05 (Administrative Modifications).

Figure 3-3 Setback Measurement

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Figure 3-4 Setback Measurement for Sloped Lots

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C.

Setback Areas to Remain Unobstructed. No portion of any habitable structure and/or accessory structure shall occupy any portion of a required front setback area, except as provided in Subsections 9102.01.050 (Permitted Projections in Single-Family Residential Zones), 9102.01.080 (Accessory Dwelling Units) and 9102.01.110 (Permitted Projections in Multifamily Zones). Every required setback area shall be open and unobstructed from the ground to the sky.

D.

Setback Applies to One Property Only. No setback or open space on an adjoining property shall be considered as providing a setback or open space on a lot on which a building is to be erected.

E.

Modification of Side Setback Requirement on Combined Lots. When the common property line separating two or more contiguous lots under common ownership is covered by a structure or permitted group of structures, or when the placement of a structure or structures with respect to such common property line or lines does not fully conform to the required setback area on each side setback common property line or lines, such lots shall constitute a single site for the purposes of the requirements of this Code, and the required side setback area shall not apply to such common property line.

F.

Special Setbacks - Santa Anita Avenue and Second Avenue. The following special setbacks shall apply as indicated in Table 3-1 (Special Setbacks) to all properties abutting the streets indicated.

G.

Setback Requirements for Property Abutting Future Street Right-of-Way. No structure shall be erected or maintained on any lot which abuts a street or private roadway having only a portion of its required width dedicated unless the setbacks provided and maintained in connection with that structure have a width or depth sufficient to accommodate completion of the public road width, plus the width or depth required to satisfy the setback requirements for the zone in which the property is located. However, this requirement does not require a setback of such width or depth as to reduce the buildable width of a corner lot to less than 50 feet.

(Ord. No. 2347, § 4(Exh. A), 6-6-17)

9103.01.070 - Vehicular Visibility Standards.

A.

Purpose. To safeguard against vehicular, bicycle, and pedestrian collisions caused by visual obstructions at street and alley intersections, and at any point where a driveway intersects a street or alley, there shall be no visual obstruction within the standard vehicular visibility area established in this Section.

B.

Vehicular Visibility Area Requirements. Within 25 feet of an intersection of a vehicular way with a vehicular and/or pedestrian way; no buildings, structures, fences, walls, shrubs, landscape, architectural features, or dense landscaping shall exceed a height of three feet as measured from the surface of the vehicular ways. See Figure 3-5 (Vehicular Visibility-Driveways and Intersections) for standards for lots with and without sidewalks.

C.

Off-Street Parking Location. Off-street parking shall not be located within any required clear site or vehicular visibility area on a corner lot.

Figure 3-5

Vehicular Visibility - Driveways and Intersections

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(Ord. No. 2347, § 4(Exh. B), 6-6-17)

9103.01.080 - Mechanical and Electrical Equipment Screening.

A.

Screening Required.

1.

Mechanical equipment, including but not limited to heating and air conditioning devices, shall be located within the building or if mounted elsewhere, shall be screened from public view. Mechanical equipment on the ground or on the roof shall be screened from view from adjacent properties and the public right-of-way by an enclosure designed as part of the building or by appropriate landscaping. See Figure 3-6 (Equipment Screening).

Figure 3-6 Equipment Screening

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2.

Water heaters, electrical boxes, gas meters, landscape irrigation equipment, and similar utility boxes shall either be painted to match the structure, appropriately screened from view, or integrated into the floor plan of the structure.

3.

Where feasible and as determined by the Director, appurtenant equipment, plumbing, and related solar energy fixtures shall be installed in the attic, or if infeasible, flush mounted or ground mounted. Appurtenant equipment, plumbing, and related solar energy fixtures shall comply with the setback requirements of the applicable zone and shall be screened from public view.

Access shall be maintained to mechanical equipment as may be required by building codes.

A.

Purpose and Intent. It is the intent of this section to protect and maintain the importance of solar energy systems in implementing the environmentally sustainable goals and policies adopted by the City of Arcadia, and to implement all solar energy system regulations as appropriate per the laws of the State of California.

B.

Applicability. The provisions set forth in this section shall not apply to Subsection 9103.01.110 (Solar Energy System, Small Residential Rooftop) as that term is defined in Division 9 (Definitions). The provisions applicable Solar Energy System, Small Residential Rooftop are set forth in Subsection 9103.01.110.

C.

Location and Performance Standards. In any single-family, Accessory Dwelling Units (ADU) and multifamily dwelling, solar energy shall be permitted subject to the provisions set forth below and consistent with Exceptions to Height Limits in All Zones (Subsection 9103.01.050.C).

1.

The City shall not require the approval for any solar energy system permit based on the approval of the system by an association, as that term is defined in Section 4080 of the Civil Code.

2.

Ground-mounted systems and freestanding solar structures shall conform to the setback requirements for any accessory structure in single-family residential zones and the same as the main structure in multifamily residential zones and shall be located outside of the front yard area and to minimize their visibility from any public right-of-way.

3.

All ground-mounted or freestanding solar structures shall not exceed a height of six (6) feet.

4.

Where practical, solar collector panels shall be roof mounted. Solar storage tanks and associated equipment shall be ground mounted.

5.

Roof-mounted collector panels shall be flush mounted at the same or as close as possible to the pitch of the roof, and where feasible, be placed in the location least visible from public streets without reducing the operating efficiency of the collectors.

6.

Equipment appurtenant to solar collectors, including plumbing, electrical, and related fixtures, shall be installed within a structure on which the collectors are mounted, and painted to match the roof or building, where feasible, or shall be screened public view. Ground-mounted appurtenant equipment outside of a building shall comply with applicable setback requirements.

7.

A solar panel or module array shall not exceed the maximum permitted building height as set forth in this Development Code.

8.

Hot water storage tanks shall be located within an enclosed structure. If within the garage area, the storage tank(s) and other associated equipment shall not encroach into the required parking area.

9.

All solar energy systems shall meet applicable health and safety standards and requirements imposed by the State and the City of Arcadia.

10.

Solar energy systems for heating water in single-family residences and for heating water in commercial or swimming pool applications shall be certified by an accredited listing agency, as defined by the California Plumbing and Mechanical Code.

11.

Solar energy systems for producing electricity shall meet all applicable safety and performance standards established by the California Electrical Code, the Institute of Electrical and Electronics Engineers, and accredited testing laboratories such as Underwriters Laboratories and, where applicable, rules of the Public Utilities Commission regarding safety and reliability.

D.

Grounds for Site Plan Review. Certain solar energy systems, due to their specific placement or orientation on a building or lot, may have a specific, adverse impact upon public health and safety. If the Director makes a finding, based on substantial written evidence, that a solar energy system could have specific, adverse impact upon the public health and safety, the solar energy system shall require the approval of Minor Use Permit pursuant to the requirements of Section 9107.09 (Conditional Use Permits and Minor Use Permits) of this Development Code. "Specific, adverse impact" means a significant, quantifiable, direct, and unavoidable impact based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.

(Ord. No. 2375, § 4(Exh. A), 4-6-21)

A.

Purpose and Intent. It is the intent of this Section to protect and maintain the importance of solar energy systems in implementing the environmentally sustainable goals and policies adopted by the City of Arcadia, and to implement all solar energy system regulations as appropriate per the laws of the State of California. Further, it is the purpose of this Section to create an expedited, streamlined permitting process for small residential rooftops solar energy systems, in accordance with California Civil Code Section 714 and California Government Section 65850.5. It is also the purpose of this Section to promote and encourage the use of small residential rooftop solar energy systems and to limit obstacles to their use, in accordance with the standards adopted by the City pursuant to this Section and State law, while allowing the City to protect the public health and safety.

B.

State Law. Where the provisions of this Section conflict with an applicable State law or regulation, such State Law or regulation shall govern.

C.

Location. In any, residential dwelling, solar energy systems, as defined in Division 9 (Definitions), shall be permitted subject to the provisions set forth below.

D.

Applicability. This Section applies to the permitting of all small residential rooftop solar energy systems, as defined herein, in the City. Small residential rooftop solar energy systems legally established or permitted prior to the effective date of this Section are not subject to these requirements unless physical modification

or alteration are undertaken that materially change the size, type, or components of a small rooftop solar energy system in such a way as to require new permitting. Routine operation and maintenance or like-kind replacements shall not require a permit.

E.

Duty of City to Create and Publish Application and Requirements. A checklist of requirements, documents required for an application, and the application required for small residential rooftop solar energy systems shall be made available to the public during regular business hours within Arcadia City Hall where permitting for solar energy systems is processed, and via other methods determined by the Director. The Director may from time to time revise the checklist of requirements required for an application, documents required for an application and the required applications as long as any revisions are consistent with the most recently adopted resolution of the City Council, and are consistent with Section 65850.5 of the Government Code. Systems shall meet applicable health and safety standards and requirements imposed by State and local permitting authorities, consistent with Section 65850.5 of the Government Code.

F.

Review. Review of the application to install a small residential rooftop solar energy system shall be limited to an expedited administrative, nondiscretionary review by the Community Development Department. Review of the application shall be limited to the Building Official's review of whether the application meets local, State, and federal health and safety requirements. The application shall be exempt from Section 9107.19 (Site Plan and Design Review).

G.

Inspection. Only one inspection shall be required and performed by Building Division for small residential rooftop solar energy systems eligible for expedited review. The inspection shall be done in a timely manner and should include consolidated inspections. If a small residential rooftop solar energy system fails inspection, a subsequent inspection is authorized.

(Ord. No. 2375, § 4(Exh. A), 4-6-21)

9103.01.120 - Exterior Lighting.

A.

General. This Section establishes exterior lighting standards that are intended to balance safety and security needs for lighting with efforts to guard against adverse light trespass (spill light), light pollution, and glare onto surrounding properties.

B.

Applicability. Unless specifically exempted, this Section applies to any exterior lighting that is not within a fully enclosed building or structure. For additional standards associated with lighting in parking lots, see Section 9103.07.060 O. (Parking Lot Lighting).

C.

Exemptions. The following are exempt from the provision of this Section:

1.

Exterior lights associated with a temporary event for which a Temporary Use Permit has been granted.

2.

Temporary exterior lights used for holiday decorations.

3.

Emergency lighting, or any exterior lighting erected for official purpose by a local, State, or federal agency.

D.

General Standards for Exterior Lighting.

1.

Lighting shall be shielded or recessed so that direct glare and reflections are confined to the maximum extent feasible within the boundaries of the site, and shall be directed downward and away from adjoining properties and public rights-of-way.

2.

No lighting on private property shall produce an illumination level greater than 1.0 foot-candle on any property within a residential zoning district, except on the site of the light source.

3.

All lighting fixtures shall be appropriate in scale, intensity, and height to the use they serve.

4.

No permanently installed lighting shall blink, flash, or be of unusually high intensity of brightness.

5.

Lighting fixtures shall make use of full-cutoff fixtures to avoid glare and up-light.

E.

Prohibited Lighting. The following exterior light fixtures shall be prohibited. Existing light fixtures legally allowed or authorized be the effective date of this ordinance may be maintained.

1.

Uplighted and back-lighted canopies or awnings.

Searchlights, except as authorized for a special or temporary event authorized by a Temporary Use Permit.

3.

Flashing lights, except as used in conjunction with a security alarm system.

4.

Roof-mounted lights.

5.

Any light that imitates or causes visual interference with a traffic signal or other necessary safety or emergency light.

9103.01.130 - Trash Enclosures.

A.

Purpose and Applicability. This Section establishes standards for the location, development, and operations of trash enclosures to ensure that the storage of trash and recyclable materials do not have significant adverse health consequences and minimize adverse impacts on surrounding properties. The provisions in this Section shall apply to trash enclosures that are not subject to the Hazardous Materials and Recycling Facilities regulations of Division 3.

B.

When Required. All new and expanded commercial and industrial projects with a floor area exceeding 500 square feet, all intensifications of commercial and industrial uses, all new multifamily residential projects located in any zone, all new mixed-use development projects shall be required to provide and maintain at least one trash enclosure. Trash enclosures may be located indoors or outdoors to meet the requirements of this Section. Outdoor trash enclosures shall require review and approval of Site Plan and Design Review pursuant Section 9107.19 (Site Plan and Design Review) of this Development Code.

C.

Number Required; General Standards.

1.

Trash, recyclables, and other refuse materials that are temporarily stored outside a building shall be located within a trash enclosure that enables convenient collection and loading.

2.

The minimum size of a trash enclosure shall be nine feet wide by six feet deep by six feet high.

3.

A one (1) foot interior clearance shall be provided between the bin and/or carts and the trash enclosure wall.

4.

All development projects with five or more dwelling units shall provide at least one trash enclosure. If a project contains 10 dwelling units or more, at least two trash enclosures or a larger trash enclosure shall be provided, the location and size of which shall be subject to the review and approval of the Director.

5.

All commercial development with more than one tenant, all industrial developments, and all other nonresidential developments shall contain at least one trash enclosure.

D.

Location.

1.

Outdoor trash enclosures required under this Section for residential projects shall not be located within any front yard or street-facing yard area.

2.

No outdoor trash enclosures shall be located within any required landscaped areas, required off-street parking spaces, public rights-of-way, or in any location where it would obstruct pedestrian walkways, vehicular ingress and egress, reduce motor vehicle sightline, or in any way create a hazard to health and safety as required by the California Building Code.

E.

Maintenance. Outdoor trash enclosures required shall be maintained in the following manner:

1.

There shall be the prompt removal of visible signs of overflow of garbage, smells emanating from enclosure, graffiti, pests, and vermin.

2.

Trash enclosure covers shall be closed when not in use.

3.

Trash enclosures shall be easily accessible for garbage collection.

4.

Trash enclosures shall be regularly emptied of garbage.

5.

Outdoor trash enclosures shall be locked and/or sealed at the end of business day.

F.

Design of Enclosure Area.

1.

Each trash enclosure shall on three sides consist of minimum six-foot-high, fully grouted, decorative masonry walls, with the fourth side consisting of a solid metal gate with latch, painted a color that is compatible with the enclosure walls. The exterior wall shall be of a material and colors that complement the architecture of the buildings they serve or shall have exterior landscape planting that screens the walls.

2.

The interior dimensions of the trash, recyclable, and refuse enclosure shall provide convenient and secure access to the containers to prevent access by unauthorized persons and minimize scavenging, while allowing authorized persons access for disposal and collection of materials.

3.

All trash enclosures shall have full roofs to reduce storm water pollution and to screen unsightly views. The design of the roof and the materials used shall be compatible with the onsite architecture, with adequate height clearance to enable ready access to any containers.

G.

Modification. Request of relief from the requirements of this section shall be processed via the Modification process defined in Section 9107.05 (Administrative Modifications) of this Development Code.

(Ord. No. 2375, § 4(Exh. A), 4-6-21)

Section 9103.03 - Canopy Structures