Division 4 — Regulations — Arcadia Municipal Code

9102.01.150 - Urban Lot Splits.¶

Purpose. The purpose of this section is to implement the provisions of Government Code section 66411.7 for urban lot splits in single-family residentially zoned properties (R-M, R-0, and R-1).

Applicability. This section shall only apply to the extent that the City is required to ministerially approve urban lot splits under Government Code Section 66411.7. If Government Code section 66411.7 is repealed, determined to be unlawful or otherwise unenforceable, then this section shall only govern lots previously created through an urban lot split and no applicant for an urban lot split may claim any rights hereunder. The intent of this section is to only implement the requirements of Government Code Section 66411.7, and this section shall not be construed to allow any greater rights to an urban lot split than the City is required to grant under state law.

Definitions.

"City" means the City of Arcadia, California.

"Director" means the Development Services Director for the City or designee.

"Individual property owner" means a natural person holding fee title individually or jointly in the person's own name or a beneficiary of a trust that holds fee title. "Individual property owner" does not include any corporation or corporate person of any kind (partnership, LP, LLC, C corp, S corp, etc.) except for a community land trust (as defined by Revenue and Taxation Code Section 402.1(a)(11)(C)(ii)) or a qualified nonprofit corporation (as defined by Revenue and Taxation Code Section 214.15).

"Specific adverse impact" has the same meaning as in Government Code Section 65589.5(d)(2), which is a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete and does not include (1) inconsistency with the zoning ordinance or general plan land use designation or (2) the eligibility to claim a welfare exemption under Revenue and Taxation Code Section 214(g).

"Urban lot split" means the subdivision of an existing, legally subdivided lot into two lots in accordance with the requirements of Government Code Section 66411.7 and this section pursuant to a ministerial approval process.

Requirements and Approval Authority.

Only individual property owners may apply for an urban lot split.

The Director shall ministerially approve all applications for urban lot splits that are subject to approval. Such applications shall be approved or denied in accordance with subsection (B) below. Notwithstanding Division 5 of this Code, the parcel map shall be approved by the Director, and these decisions shall be final. The Director shall not waive the requirement to submit a tentative parcel map for an urban lot split.

An application and tentative parcel map for an urban lot split must be submitted on the City's approved form. Only a complete application will be considered. The City will inform the applicant in writing of any incompleteness within 30 days after the application is submitted. The City's application form shall, at a minimum, require the applicant to submit the following:

Evidence that the applicant is an individual property owner of the lot to be split.

A signed affidavit stating that the applicant intends to occupy one of the dwelling units on one of the resulting lots as the applicant's principal residence for a minimum of three years after the urban lot split is approved.

Proof that none of the circumstances set forth in Subsections (B)(3)(f) & (g) are present.

Proof that the lot to be split was not established through a prior urban lot split under this section.

Proof of any inspections required under Subsection (B)(3)(d).

If the lot would result in the demolition or alteration of existing housing, proof that no housing on the lot has been occupied by a tenant within the past three years.

The tentative parcel map may not be recorded until the final parcel map has been approved ministerially by the Director. The owner must demonstrate that the required documents have been recorded, such as deed restriction and easements. The tentative parcel map expires six months after the approval. No extension shall be granted.

The application fee for an urban lot split will be the same as the City's Lot Line Adjustment fee within the approved Fee Schedule. This fee may be changed from time to time by the City Council, in accordance with applicable law.

Requirements; Grounds for Denial.

Objective Development Standards for Urban Lot Split. An urban lot split, and any development of a parcel created from an urban lot split, shall comply with all requirements of this Chapter, all objective development standards set forth in this Code or otherwise established by the City, and all other City requirements that are not in conflict with Government Code Section 66411.7.

The new lot line must be at a straight line starting from the front property line to the rear property line, or side if it is a corner lot. There shall be no curve or angles when subdividing the lot.

Subdivision Standards.

Except as otherwise expressly provided in this section, an urban lot split must conform to all applicable objective requirements of the Subdivision Map Act (Government Code section 66410 et. seq.) and Division 5 of Article IX (Subdivisions) of this Code.

No dedication of rights-of-way or construction of offsite improvements shall be required for an urban lot split, except for those necessary to complete standard sidewalk, parkway, and/or drainage improvements directly associated with the subject property. To the extent that dedication of rights-of-way or construction of offsite improvements are necessary to avoid a specific adverse impact, the application shall be subject to denial.

Denial. The Director shall deny an application for an urban lot split if any of the following are true:

Development and Subdivision Standards. The lot to be split does not satisfy the requirements of subsections (B)(1) or (B)(2) above or (C) below.

Zone. The lot to be split is not zoned for single family residential uses.

Lot Location. The lot to be split does not satisfy the requirements of Government Code Section 65913.4(a) (6)(B)—(K). (See Government Code Section 66411.7(a)(3)(C).)

Inspection.

For lots within a high fire hazard severity zone, the application does not include proof of an inspection confirming full compliance with all fire-hazard mitigation measures required by state statutes. The inspection shall be conducted by the City's fire marshal or person authorized by the City to perform building inspections.

ii.

For lots within a delineated earthquake fault zone, the application does not include proof of full compliance with applicable seismic protection building code standards.

Historic.

The lot to be split is a historic property or within a historic district that is included on the State Historic Resources Inventory.

ii.

The lot to be split is within a site that is designated by ordinance as a city landmark, is considered a local historic property or resource, or is located within a local historic district.

Prior Urban Lot Split.

The lot to be split was established through a prior urban lot split.

ii.

The lot to be split is adjacent to a lot that was established through a prior urban lot split by the owner of the lot to be split or by any person acting in concert with the owner.

Impact on Protected Housing. The urban lot split requires or includes the demolition or alteration of any of the following types of housing:

Housing that is income-restricted for households of moderate, low, or very low income.

ii.

Housing that is subject to any form of rent or price control through a public entity's valid exercise of its police power.

iii.

Housing, or a lot that used to have housing, that has been withdrawn from rental or lease under the Ellis Act (Government Code Sections 7060—7060.7) at any time in the 15 years prior to submission of the urban lot split application.

iv.

Housing that has been occupied by a tenant in the last three years.

Lot Size.

The lot to be split is smaller than 2,400 square feet.

ii.

Either or both of the resulting lots are less than 1,200 square feet.

iii.

Either of the resulting lots is more than 60% or less than 40% of the original lot area.

Easements. The applicant does not convey all easements required for the provision of public services and facilities.

Specific Adverse Impacts. If the Director makes a written finding, based on a preponderance of the evidence, that the project would have a "specific, adverse impact" on either public health and safety or on the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.

No Legal Requirement. If for any reason, including but not limited to repeal of Government Code Section 66411.7, initiative or referendum, court decision or any circumstance in which Section 66411.7 does not obligate the ministerial approval of an urban lot split or if for any reason the Director is not required to ministerially approve an urban lot split. To the extent that approval of an urban lot split is considered a municipal affair of a charter city, the intent of this section is that the Director shall deny an urban lot split notwithstanding any state statute to the contrary.

Standards Specific to Urban Lot Splits. The following development standards shall apply to urban lot splits approved under this section. In the event of a conflict between this subsection and any other development standard contained outside of the Development Code, this subsection shall govern.

Lot Access. Each resulting lot must adjoin the public right-of-way with no more than 60% of the original frontage and no less than 40% of the original frontage of the lot.

Unit Quantity. No more than two units of any kind are permitted on any lot created by an urban lot split. For purposes of this paragraph, "unit" means any dwelling unit, including, but not limited to an ADU, or a JADU.

Unit Size. Notwithstanding Section 9102.01 for Single-Family Residential Zones:

The total floor area of each residential unit developed on a lot created by an urban lot split must be less than or equal to 800 square feet and at least 500 square feet.

A primary dwelling that was legally established prior to the urban lot split and that is larger than 800 square feet in floor area may remain as its lawful floor area and structural footprint at the time of the urban lot split.

A primary dwelling that was legally established prior to the urban lot split and that is smaller than 800 square feet in floor area may be expanded to 800 square feet in floor area after the urban lot split.

The unit size shall comply with the setbacks, height, parking, and other applicable standards in Section 9102.01.160 for Two-Unit Units Projects approved under an urban lot split.

Objective Development Standards and Other Regulations. Units built following an Urban Lot Split shall comply with the setbacks, height, FAR and lot coverage, and parking requirements found in Section 9102.01.160(C), all objective development standards found in Section 9102.01.160(F), and the City's Tree Ordinance as provided in Division 10 of this Code.

Utilities.

Each dwelling unit on the resulting lots must have its own direct utility connection to the utility service provider.

For each dwelling unit on the resulting lots that is or that is proposed to be connected to an onsite wastewater treatment system, the applicant must: (1) demonstrate that each primary dwelling unit will have its own septic tank and leach line; (2) submit a percolation test completed within the last five years or, if the percolation test has been recertified, within the last 10 years. This section shall not be interpreted to allow an onsite wastewater treatment system where connection to a sewer system is available or required.

Fire-Hazard Mitigation Measures. A site in a very high fire hazard severity zone must comply with each of the following fire-hazard mitigation measures:

Emergency access and water supply requirements shall comply with the California Code of Regulations Title 14 and Title 24, Part 9.

All new structures on the site must comply with current building code standards for dwellings in a very high fire hazard severity zone.

Separate Conveyance.

Within a resulting lot:

Dwelling units on a single lot that is created by an urban lot split may not be owned or conveyed separately from each other.

Condominium airspace divisions and common interest developments are not permitted on a lot that is created by an urban lot split.

All fee interest in a lot must be held equally and undivided by all individual property owners.

Between resulting lots. Separate conveyance of the resulting lots is permitted. If dwellings or other structures (such as garages) on different lots are adjacent or attached to each other, the urban lot split boundary may separate them for conveyance purposes if the structures meet building code safety standards and are sufficient to allow separate conveyance. If any attached structures span or will span the new lot line, the owner must record appropriate conditions, covenants, restrictions, easements or other documentation that is necessary to allocate risk and responsibility between the owners of the two lots.

Restriction of Uses.

Residential-only. No non-residential use is permitted on any lot created by urban lot split.

No Short-Term Rentals. No dwelling unit on a lot that is created by an urban lot split may be rented for a period of less than 28 days.

Owner Occupancy Affidavit. The applicant for an urban lot split must sign an affidavit stating that the applicant intends to occupy one of the dwelling units on one of the resulting lots as the applicant's principal residence for a minimum of three years after the urban lot split is approved.

Deed Restriction.

The owner must record a deed restriction for the benefit of the City, in a form acceptable to the Director and the City Attorney, that does each of the following:

Gives notice that the parcel was created through an urban lot split.

Gives notice of any site limitations resulting from the urban lot split.

Expressly prohibits any development or construction on the parcel that would be inconsistent with this Chapter.

Expressly prohibits any rental of any dwelling on the property for a period of less than 28 days.

Expressly prohibits any non-residential use of the lots created by the urban lot split.

Expressly prohibits any separate conveyance of a primary dwelling on the property, any separate fee interest, and any common interest development within the lot.

Identifies the City as an intended third-party beneficiary with the right, but not the obligation, to enforce its terms and provisions.

Provides a statement of intent to occupy a unit for a period of three years.

The Director shall not issue a building permit for development on any lot created through an urban lot split unless the applicant provides a recorded copy of a deed restriction that satisfies the provisions above.

(Ord. No. 2388, Exh. A, 7-19-22; Ord. No. 2401, Exh. A, 4-15-25)

Exceptions & meaning →

9102.01.160 - Two-Unit Projects.¶

Purpose. The purpose of this section is to allow and appropriately regulate two-unit projects in accordance with Government Code Section 65852.21.

Applicability. This section shall only apply to the extent that the City is required to ministerially approve urban two-unit projects under Government Code Section 65852.21. If Government Code Section 65852.21 is repealed, determined to be unlawful or otherwise unenforceable, then this section shall only govern then existing two-unit projects and no applicant for a two-unit project may claim any rights hereunder. The intent of this section is to only implement the requirements of Government Code Section 65852.21 and this section shall

not be construed to allow any greater rights to a two-unit project than the City is required to grant under state law.

Definitions.

"City" means the City of Arcadia, California.

"Director" means the Development Services Director for the City, or designee.

A "two-unit project" means the development of two primary dwelling units or, if there is already a primary dwelling unit on the lot, the development of a second primary dwelling unit on a legally subdivided lot in accordance with the requirements of this section.

Applicants; Approving Authority.

Only individual property owners may apply for a two-unit project.

The Director shall ministerially approve all applications for two-unit projects that are subject to approval. Such applications shall be approved or denied in accordance with subsection (B) below. The Director's decisions on applications shall be final.

An application for a two-unit project must be submitted on the City's approved form. Only a complete application will be considered. The City will inform the applicant in writing of any incompleteness within 30 days after the application is submitted. The City's application form shall, at a minimum, require the applicant to submit the following:

Evidence that the applicant is an individual property owner.

Proof that none of the circumstances set forth in Subsection (B)(2)(f) are present.

Proof of any inspections required under Subsection (B)(2)(e).

Proof that the requirements of Subsection (B)(2)(g) are satisfied.

In accordance with Subsection (D)(2), a signed acknowledgment stating the applicant understands that the City will not approve the application if all nonconforming zoning conditions are not corrected.

The application fee for a two-unit project shall be the same as the City's Preliminary Plan Review fee for Multi-Family Residential projects, as may be modified by the City Council from time to time, in accordance with applicable law.

Requirements and Grounds for Denial.

Objective Development Standards. A two-unit project shall comply with all requirements of this Chapter, all objective development standards set forth in this Code or otherwise established by the City, and all other requirements that are not in conflict with Government Code Section 65852.21.

Denial. The Director shall deny an application for a two-unit project if any of the following are true:

Development Standards. The two-unit project does not satisfy the requirements of Subsection (B)(1) above or (C) and (F) below.

Lawful Subdivision. The lot was not legally subdivided.

Zone. The lot is not zoned for single-family residential uses.

Lot Location. The lot does not satisfy the requirements of Government Code Section 65913.4(a)(6)(B)—(K). (See Government Code Section 66411.7(a)(3)(C).)

Inspection.

ii.

For lots within a delineated earthquake fault zone, the application does not include proof of full compliance with applicable seismic protection building code standards.

Historic.

The lot is a historic property or within a historic district that is included on the State Historic Resources Inventory.

ii.

The lot is within a site that is designated by ordinance as a city landmark, is considered a local historic property or resource, or is located within a local historic district.

Impact on Protected Housing. The two-unit project requires or includes the demolition or alteration of any of the following types of housing:

Housing that is income-restricted for households of moderate, low, or very low income.

ii.

Housing that is subject to any form of rent or price control through a public entity's valid exercise of its police power.

iii.

iv.

Housing that has been occupied by a tenant in the last three years.

No Legal Requirement. If for any reason, including but not limited to repeal of Government Code Section 65852.21, initiative or referendum, court decision or any circumstance in which Section 65852.21 does not obligate the ministerial approval of a two-unit project, or if for any reason the Director is not required to ministerially approve a two-unit project. To the extent that approval of an urban lot split is considered a municipal affair of a charter city, the intent of this section is that the Director shall deny an urban lot split notwithstanding any state statute to the contrary.

Standards Specific to Two-Unit Projects. The following development standards shall apply to two-unit projects approved under this section. In the event of a conflict between this subsection and any other development standard contained outside of this Code (Development Code), this subsection shall govern.

Unit Quantity.

No more than two units of any kind may be built on a lot that results from an urban lot split. For purposes of this paragraph, "unit" means any dwelling unit, including, but not limited to, a primary dwelling unit, a unit created under this section of this code, an ADU, or a JADU.

A lot that is not created by an urban lot split may have a two-unit project under this section.

Unit Size. Notwithstanding Section 9102.01 for Single-Family Zones:

The total floor area of each residential unit developed must be less than or equal to 800 square feet and at least 500 square feet.

Maximum Height.

The dwelling unit may not exceed one story or 16 feet in height, measured to the top of the roof ridge.

No rooftop deck is permitted on any new or remodeled dwelling or structure on a lot resulting from an urban lot split or two-unit project.

Setbacks.

All setbacks must comply with the standards set forth in Section 9102.01 for Single-Family Residential Zones (R-M. R-0, and R-1), with the exception of those units that are subject to subsections c and d below.

No setback is required for an existing legally established structure or for a new structure that is constructed in the same location and to the same dimensions as an existing legally established structure.

A unit may encroach into the side or rear setback only if strict application of the setback standard would have the effect of physically precluding the construction of up to two units on the lot or that would result in a unit size of less than 800 square feet in floor area, in which case the encroachment into the setback shall be only as necessary to enable construction of the unit or units at a maximum size of 800 square feet in floor area. However, in no event may any unit be constructed without at least providing a four-foot setback from the side and rear lot lines.

Front Setback Area. The front yard setback for the new dwellings shall comply with the underlying zoning regulations or Homeowners Associations regulations set forth in Section 9102.01.030.

FAR and Lot Coverage. The floor area ratio (FAR) and lot coverage of the underlying zoning designation is applicable to the extent that it does not prevent two primary dwelling units on the lot at 800 square feet each.

Parking. Subject to Government Code Section 65852.21(c)(1)(A)—(B), each new primary dwelling unit must provide at least one off-street parking space per unit. A driveway must lead to the parking space. An enclosed garage is allowed but shall be limited to two parking spaces with a minimum dimension of 10 feet by 20 feet (interior clearance) for each space and the garage will not be counted toward the unit size. The garage must comply with the setback standards set forth in Section 9103.07.050.

Other Applicable Regulations.

Demolition Cap. The two-unit project may not involve the demolition of more than 50% of the existing exterior walls of an existing dwelling unless the site has not been occupied by a tenant in the last three years.

Nonconforming Conditions. A two-unit project may only be approved if all nonconforming zoning conditions are corrected.

Utilities.

Each primary dwelling unit on the lot must have its own direct utility connection to the utility service provider.

Each primary dwelling unit on the lot that is or that is proposed to be connected to an onsite wastewater treatment system, the applicant must: (1) demonstrate that each primary dwelling unit will have its own septic tank and leach line; (2) submit a percolation test completed within the last five years or, if the percolation test has been recertified, within the last 10 years.

Fire-Hazard Mitigation Measures. A lot in a very high fire hazard severity zone must comply with each of the following fire-hazard mitigation measures:

Emergency access and water supply requirements shall comply with the California Code of Regulations, Title 14 and Title 24, Part 9.

All new structures on the site must comply with current building code standards for dwellings in a very high fire hazard severity zone.

Separate Conveyance.

Primary dwelling units on the lot may not be owned or conveyed separately from each other.

Condominium airspace divisions and common interest developments are not permitted within the lot.

All fee interest in the lot and all the dwellings must be held equally and undivided by all individual property owners.

Restriction of Uses.

Residential-only. No non-residential use is permitted on the lot.

No Short-Term Rentals. No dwelling unit on the lot may be rented for a period of less than 30 days.

Owner Occupancy. Unless the lot was formed by an urban lot split, the individual property owners of a lot with a two-unit project must occupy one of the dwellings on the lot as the owners' principal residence and legal domicile.

Deed Restriction. The owner must record a deed restriction for the benefit of the City, in a form acceptable to the Director and the City Attorney, that does each of the following:

Gives notice that the two-unit project was created pursuant to this section.

Gives notice of any site limitations resulting from the two-unit project, including but not limited to restrictions on off-street parking, the size of units on the parcel and on the ability to obtain a standards modification for the parcel.

Expressly prohibits any development or construction on the parcel that would be inconsistent with this Chapter.

Expressly prohibits any rental of any dwelling on the property for a period of less than 30 days.

Expressly prohibits any non-residential use of the lot.

Expressly prohibits any separate conveyance of a primary dwelling on the property, any separate fee interest, and any common interest development within the lot.

Expressly requires the individual property owners to live in one of the dwelling units on the lot as the owners' primary residence and legal domicile.

Identifies the City as an intended third-party beneficiary with the right, but not the obligation, to enforce its terms and provisions.

The Director shall not issue a building permit for any two-unit project unless the applicant provides a recorded copy of a deed restriction that satisfies the provisions in this Subsection.

Objective Development Standards.

Architectural Standards and Site Layout

If there is no legal primary dwelling unit on the lot prior to the urban lot split, or if an existing unit is demolished to leave no units on the resulting lot, the dwelling units on the same lot must match in architectural style or design and this architectural style and design must be prevalent in the surrounding neighborhood. Examples of matching elements shall include materials of the exterior walls, roof, eaves, and windows and doors. Units must have the same roof pitch. Any second unit must be located behind the front unit.

If there are legal primary dwelling units on the lot that were approved prior to the urban lot split, any new dwelling unit must match the existing primary dwelling unit(s) in exterior materials, colors, and dominant roof pitch.

The roof slope shall not be less than 4 in 12. No flat roofs are permitted. No metal roofs are permitted, unless it is used as accent over a window.

The minimum distance between each detached dwelling unit shall be at least 6 feet.

No basements are allowed.

The exterior lighting must be limited to down-lights or as otherwise required by the building or fire code.

The units must have indentations and/or projections that are at least 8-inches in depth on at least two of the exterior walls to break-up flat wall planes. The interior wall height shall be at least seven feet.

All windows that are located 9-feet in height above the finished floor must be clerestory windows (no dormers), and must be frosted or obscure glass.

All windows shall be recessed at least two inches from the face of the wall.

One front entry covered porch may be allowed for each unit. Porches shall not exceed 12 feet, as measured from finished grade to the top of the porch ridge and the highest point of the porch must be at least 3 feet below the ridge of the unit. No flat roofs are permitted.

Each unit may have one covered patio or trellis and it shall not be visible from the public right-of-way. The covered patio shall not exceed 150 square feet in area. The covered patio shall maintain the same setbacks of the new dwelling unit. If a new covered patio or trellis is added to an existing legal non-conforming house, then it shall not be located less than 6 feet from the side or rear property lines.

Chimney and roof-mounted vents shall be allowed to exceed height limits to the minimum extent required by Article VIII (Building Regulations). Chimneys shall not encroach more than 18-inches into the front yard setback and shall maintain a three foot setback from the side or rear property lines.

Garden and bay windows may only be allowed to encroach 6 inches into the side and rear yard setback area but in no case shall it be closer than four feet from the side or rear property lines.

A carport or detached garage must be located behind the dwelling unit or units. If an attached garage is proposed, it must be located behind the front elevation of the dwelling unit by at least two feet. Carports are not allowed in Homeowners Association Areas.

Landscape

Landscaping around the units must be drought-tolerant or low water-using plants that utilize a variety of drought tolerant resistant grasses, turf substitutes, or ground covers that maintain a living, continuous planting area, and provide screening between the units and adjacent parcels. Desert landscape or rock garden designs are not allowed.

At least one 15-gallon size plant shall be provided for every five linear feet of exterior wall along the side and rear. Alternatively, at least one 24" box size plant shall be provided for every 10 linear feet of exterior wall.

All landscaping utilized must be taken from the City's approved planting materials listed in the City's Single-Family Design Guidelines.

The area between the street side property line and the fence, wall, or gate shall have an appropriate irrigation system and decorative landscaping (shrubs, ground cover, flowers, plants, etc.).

Fences, Walls and Gates

A new perimeter wall or fence is required along any new property lines, except in the front yard area. New walls shall be stuccoed with a decorative trim cap. The maximum size of a decorative cap is 30 inches by 30 inches.

New fences, walls and gates for all projects shall comply with the development standards and height provided in Section 9103.05.030 and Subsection 9103.01.070 (visibility standards).

No spears (apache, aristocrat with crushed spears, or any spear-like features) shall be allowed on a fence, wall, or gate.

Chain link, corrugated fiberglass, bamboo fencing, and wire type fencing shall not be allowed, except chain link fencing is allowed as a fencing material enclosing sports courts and temporary construction fencing.

Parking

Each parking space shall be at least 10 feet in width and 20 feet in length. When a parking space is adjacent to a solid wall or structure, the parking space shall be 11'-6" in width and 20 feet in length.

Each parking space that is provided in a garage shall be at least 10 feet wide and 20 feet long and have at least seven and a half feet vertical clearance.

The driveway must lead to the parking space and comply with regulations set forth in Section 9103.07.050.

Other Standards

On flag lots, the dwelling units must use the same driveway to access the street, unless otherwise required for fire-apparatus access.

Mechanical equipment shall not be visible from the City's public right-of-way.

Swimming Pools, Spas, Water Features, and Ornamental Features shall adhere to Section 9102.01.070.

Every unit must have clear addressing visible from the street. Addresses must be at least 4 inches high and shall be shown on the curb next to the primary address number.

(Ord. No. 2388, Exh. A, 7-19-22)

Exceptions & meaning →

9102.01.170 - Multifamily Objective Development Standards.¶

Purpose. The purpose of these design standards is to provide the public, building and design professionals, and decision-makers with objective criteria for eligible residential development in the City. The intent is to provide clear design direction that enhances an area's unique character and sense of place, respects existing neighborhood compatibility and privacy, and ensures a high-quality living environment.

Background. Since 2017, the Governor has signed into law multiple housing bills, including Senate Bill 35 and Senate Bill 330 which provide for streamlined, ministerial approval processes for eligible multifamily residential development (two or more residential units), subject to certain conditions which may include affordability requirements, and where consistent with objective zoning and design standards.

Applicability. The provisions of this chapter apply to all newly constructed residential projects, in all zones, that qualify for streamlined, ministerial processing per the Housing Accountability Act (HAA), and which meet the definition of "housing development projects" under California Government Code §69988.5(h)(2). These include multifamily housing with two or more units, and mixed-use projects with up to two-thirds of the project. Eligible residential projects shall comply with all objective development standards, City policies, thresholds of significance, zoning regulations, and design standards as established in the General Plan and the Arcadia Development Code.

Modification. Residential projects seeking a modification(s) to any development standards set forth in the Arcadia Development Code shall not be eligible for streamlined, ministerial processing per SB 35.

Waiver on Objective Development Standards. Up to three (3) objective development standards from all of the individual sub-items under each category may be waived for any eligible mixed-use residential project without the requirement for an additional application. The applicant must provide an explanation as to why the development standard is not applicable or cannot be achieved. The waiver is subject to review and approval by the Director or designee. These decisions are not appealable.

Conflicting Standards. Projects must meet objective development standards in this Division, in addition to all pertinent sections of the Arcadia Development Code and the California Building Code (CBC). If there is any conflict between these objective standards and existing City and/or State requirements, the more restrictive objective standard applicable to the project shall apply.

Severability. In the event that a development standard is found to be unenforceable, invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Division, and all other development standards will remain enforceable.

Objective Development Standards Site and Building Design.

Site Design. Site planning refers to the arrangement of - and relationships between - buildings, parking areas, common and private open space, landscaping, and pedestrian connections. The site planning topics in this chapter include site layout and building placement, vehicular surface parking and access, pedestrian circulation and access, landscaping, and common and private open space.

Existing mature trees should be preserved and incorporated into development proposals.

Decks and balconies should be recessed and/or incorporated into the massing of the home, rather than protruding out of the home, to enhance privacy.

Building Form, Massing, and Articulation. Building form, massing and façade articulation facilitates the distinction of individual units, or groups of units, through varied heights, projections, setbacks, and recesses. Materials and colors emphasize changes and hierarchy in building form.

Massing. Where applicable, the third floor of the building must be set back a minimum of three feet from the first or first and second floor footprint.

Wall Plane Variation. All exterior walls must have a minimum two-foot variation in depth at least every 40 feet of wall length to provide relief along the wall plane. In addition, all walls shall include at least two of the following features: windows, trellises, arcades, balconies, different exterior material, or awnings.

Cantilevers. The upper floors shall not overhang or cantilever more than four feet over any of the lower floors.

Four-sided Architecture. Buildings shall be designed and articulated with details, articulation, different materials and/or colors, and different elements on all sides. The street-facing façade(s) shall feature additional elements or materials. Entirely blank walls are not allowed along any façade.

Roofs.

Roofs shall consist of a single style and slope throughout the project. On a building with a pitched roof, no portion of the main roof shall be flat.

Parapets.

Parapets shall be capped with precast treatment, continuous banding, or projecting cornices, dentils, or similar edge treatment.

Parapet material should match the building façade.

Building and Unit Entries.

Street-Facing Entry. Buildings located adjacent to the street shall have a ground-level primary building entry facing the primary street. The development shall also have front facing units that faces the site's primary public street.

Non-Street-Facing Entry. Buildings not located adjacent to a street shall have unit front entryways oriented to face internal common open space areas such as landscaped courtyards, plazas, or paseos.

Corner Buildings. An entry to a residential unit must be located within 25 feet of the corner of the building.

Every building shall contain at least one pedestrian entry that does not require access through a parking garage.

Corinthian columns are not permitted.

Definition of Entries. Both primary building and individual unit entries shall incorporate the following to clearly define the entrance:

Entry shall match the first floor plate height. Entry designs greater than one-story are not allowed.

ii.

Entries should provide a sheltered area in front of the primary door. Flat roof porches are not allowed.

Windows. Window materials, color, and style shall be the same on all elevations.

Windows shall be recessed at least two inches from the face of the exterior wall.

When utilized, functional and decorative shutters shall be at least one-half the width of the window (for paired shutters), or a matching width (for a single shutter).

Architectural window detailing, such as sills, trim, and/or awnings should be provided.

Materials and Colors.

Colors and Materials. No more than three exterior paint colors and three façade materials shall be used. Glossy and/or reflective colors and materials are prohibited.

Restriction on Materials Where Visible from Public Right-of-Way. Bare concrete masonry unit blocks and slumpstone are prohibited on any area of the development visible from a public right-of-way.

Material Transitions. Changes or transitions in façade treatment, such as veneers or textured materials, shall wrap around the corners of the building and extend at least 6 feet beyond the corners, or terminate at the nearest window or door.

Architectural Consistency. Affordable units and market rate units within the same development shall be constructed of the same materials and details such that the units are not distinguishable from one another.

Vehicular Parking and Access. Vehicular parking and access shall comply with the provisions of Section 9103.07, Off-Street Parking and Loading, of the Arcadia Development Code.

Enhanced Paving for Entry Driveways. The first 15 feet of the primary vehicular driveway, starting from the property line, shall use colored, stamped, or textured concrete, pavers, or permeable paving treatments such as grass-crete. The enhanced paving shall be applied throughout the driveway to break up the appearance of the concrete.

Projects with Controlled Entrances. Projects with controlled entrances, including vehicular access gates to parking areas, shall accommodate at minimum the length of one vehicle (20 feet) entering the site without queuing into the street or public sidewalk.

Pedestrian Circulation and Access.

Pedestrian Walkways. Pedestrian walkways shall be provided according to the following standards:

Walkway Width. Pedestrian walkways shall be provided with a minimum width of four feet.

Materials. Pedestrian walkways shall be constructed of firm, stable and slip-resistant materials such as poured-in-place concrete (including stamped and textured concrete), concrete pavers, or permeable pavers.

Walkways Adjacent to Driveways. Clear, safe pedestrian access should be provided from parking areas to building entrances within pedestrian walkways. When all unit entries face a driveway, pedestrian walkways shall be located parallel to the driveway to minimize the need for pedestrians to cross drive aisles.

Common Public and Private Open Space. Common and private open spaces shall be provided as required by the underlying zone in Division 2, Zones, Allowable Uses, and Development Standards, of the Arcadia Development Code.

Common Open Space. Projects providing common open space shall satisfy the requirements below with passive or active recreation amenities as defined below. An applicant may provide common open space through an amenity not on this list if it is readily accessible by all residents for recreation and social purposes.

Passive Recreation Amenities. Picnic/barbeque area, open courtyard, dog park/dog run, rooftop deck, fire pit area, or other outdoor gathering spaces.

Active Recreation Amenities. Athletic gyms or courts (e.g. basketball, tennis, bocce ball), swimming pool or spa, playground.

Common Open Space Requirements. Common open space shall be located and arranged to allow visibility into the space from pedestrian walkways on the interior of the site.

Private Open Space. When roof decks are proposed, landscape planters such as planter boxes, potted plants, and/or boxed trees, shall be located along the edges of the roof deck to provide a screening buffer.

Landscaping. Landscaping shall be utilized for all outdoor areas that are not specifically used for parking, driveways, walkways, patios, or open space. Landscape planters must be provided throughout the development.

Plant Selection. Projects shall utilize native California and drought-tolerant plants selected from the City's Residential Landscaping Guide.

Parking Area Design.

Semi-subterranean parking structures are not allowed. A parking structure shall be considered to be semi- subterranean if the structure is partially underground.

Materials and Colors. Where applicable, a parking structure shall utilize the same colors and materials as the primary residential buildings.

Orientation. Parking areas shall be located behind or within the building or buildings so that it is not visible from the primary street frontage.

Garage Doors. Garage doors shall be oriented to face away from the primary street.

Access. Where applicable, alleys should be utilized to provide access to parking and service areas.

Fences and Walls. Site walls shall be constructed to match the primary building colors and materials. Fences and walls shall be constructed of materials such as wood, vinyl, wrought iron, brick, and stone. Chain link is prohibited. Refer to the Arcadia Development Code for additional regulations associated with fences and walls.

Both sides of all perimeter walls and fences should be architecturally treated. Walls shall be finished with a trim cap.

Where fences and walls of different materials or finishes intersect, a natural transition or break (such as a column or pilaster) shall be provided.

Lighting. Outdoor light fixtures, including pole lights, wall-mounted lights and bollards shall be fully shielded and downward-facing in order to minimize glare and light trespass within and beyond the project site.

Vents and Exhaust. All wall-mounted utility elements shall be located to ensure they are concealed from public view. All flashing, sheet metal vents, exhaust fans/ventilators, and meter boxes shall be painted to match the building wall material and/or color.

Rooftop Equipment. Rooftop equipment that is not able to be concealed within the architecture of the building shall be screened from view behind a parapet wall or through the use of screens. Screens must have the same façade treatment as the structure.

(Ord. No. 2390, § 4(Exh. A), 9-6-22)

Exceptions & meaning →

9102.01.180 - Mixed-Use Objective Development Standards.¶

Purpose. The purpose of these design standards is to provide the public, building and design professionals, and decision-makers with objective development standards for mixed-use development in the City. The intent is to provide clear design direction that enhances an area's unique character and sense of place, respects existing neighborhood compatibility and privacy, and ensures a high-quality living environment.

Background. In 2017, the Governor signed into law multiple housing bills, including Senate Bill 35 and SB 330 which provide for streamlined, ministerial approval processes for eligible multifamily and mixed-use residential development, subject to certain conditions which may include affordability requirements, and consistent with objective zoning and design standards.

Applicability. The provisions of this chapter apply to all newly constructed residential projects, in all zones, that qualify for streamlined, ministerial processing per the Housing Accountability Act (HAA), and which meet the definition of "housing development projects" under California Government Code §69988.5(h)(2). These include mixed-use projects with up to two-thirds of the project dedicated to residential square footage. Eligible residential projects shall comply with all objective development standards, City policies, thresholds of significance, zoning regulations, and design standards.

without the requirement for an additional application. The applicant must provide an explanation as to why the development standard is not applicable or cannot be achieved. The waiver is subject to review and approval by the Director or designee. These decisions are not appealable.

Conflicting Standards. Projects must meet objective standards in this Division, in addition to all pertinent sections of the Arcadia Development Code and the California Building Code (CBC). If there is any conflict between these objective standards and existing City and/or State requirements, the more restrictive objective standard applicable to the project shall apply.

Site and Building Design.

Site Design.

Existing mature trees shall be preserved and incorporated into development proposals.

Decks and balconies shall be recessed and/or incorporated into the massing of the building, rather than protruding out of the building, to enhance privacy.

Where applicable, active commercial uses, including retail, restaurant, and personal services shall be located on the ground floor fronting the sidewalk.

Where applicable, private amenities, such as plazas and open space shall be located in the interior of the site or otherwise away from the street.

Massing. For projects over two stories in height, portions of the upper stories shall be recessed at least two feet from the front façade to reduce the overall massing of the building at the pedestrian level.

Wall Plane Variation. All exterior walls must have a minimum two-foot variation in depth at least every 40 feet of wall length to provide relief along the wall plane. In addition, all walls must include at least two of the following features: windows, trellises, arcades, balconies, different exterior material, or awnings.

Four-sided Architecture. Buildings shall be designed and articulated with details, articulation, materials, and elements on all sides. The street-facing façade(s) shall feature additional elements or materials. Entirely blank walls are not allowed along any façade.

Setbacks Facing Primary Street. Setbacks facing the primary street shall be landscaped and/or be publicly accessible except where used for outdoor dining (subject to a separate permit). These setbacks shall contain at least two public amenities per 50 linear feet such as benches, shade structures, public art pieces, planters, or other design element.

Ground Floor Character.

Ground Floor Transparency. Exterior walls facing a public street must include windows and doors for at least 50 percent of the building wall area. Parking garages are not required to meet this requirement.

Weather Protection. Awnings or similar weather protection elements may be fixed or retractable.

Corner Buildings. Corner buildings greater than 30 feet in height shall include at least one of the following features:

A building entrance should be located within 40 linear feet of the corner of the building.

A different material application and window arrangement from the rest of the building façade for the corner of the building.

At the building corner, there must be a break in the building wall or it must be stepped back to break-up the straight plane.

Building and Unit Entries.

Street-Facing Entry. Mixed-use buildings located within 20 feet of the primary street right-of-way shall provide a ground-level primary building entry directly from the public sidewalk. Primary building entries shall provide one or more of the following:

Entry flanked by columns, decorative fixtures, or other similar elements.

Entry recessed within a large arch or cased decorative opening.

Entry emphasized by a change in roofline of at least 12 inches, a tower, or a break in the wall façade.

Entry covered by a large portico projecting at least 6 feet from the wall façade.

Entry covered by an awning.

Entry accessed from a common open space area such as a landscaped courtyard, plaza, or paseo.

Entry designs greater than one story are not allowed.

Every building shall contain at least one primary building entrance that does not require access through a parking garage.

Corinthian columns are prohibited.

Roofs. Roofs must consist of a single style and slope throughout the project.

Parapets.

Parapets shall be capped with precast treatment, continuous banding, or projecting cornices, dentils, or similar edge treatment.

Parapet material shall match the immediately adjacent building façade.

Windows. Window materials, color, and style shall be the same on all elevations.

Windows shall be recessed at least two inches from the face of the exterior wall.

When utilized, functional and decorative shutters shall be at least one-half the width of the window (for paired shutters), or a matching width (for a single shutter).

Architectural window detailing, such as sills, trim, and/or awnings shall be provided.

A single window style and material shall be used throughout the development to provide a coordinated appearance.

Materials and Colors.

Colors and Materials. No more than three exterior paint colors and three façade materials shall be used. Glossy and/or reflective colors and materials are prohibited.

Restriction on Materials Where Visible from Public Right-of-Way. Bare concrete masonry unit blocks and slumpstone are prohibited on any area of the development visible from a public right-of-way.

Vehicular Parking and Access. Vehicular parking and access shall comply with the provisions of Chapter 17.38, Parking and Loading, of the Arcadia Development Code.

Parking Structure Location. Parking structures and garages shall not be located adjacent to the primary street frontage. See Section 9102.01.150.J, Parking Structure Design.

Pedestrian Circulation and Access.

Pedestrian Walkways. Pedestrian walkways shall be provided according to the following standards:

Walkway Width. Pedestrian walkways shall be provided with a minimum width of four feet.

Walkways Adjacent to Driveways. Clear, safe pedestrian access shall be provided from parking areas to building entrances within pedestrian walkways. When all unit entries face a driveway, pedestrian walkways shall be located parallel to the driveway to minimize the need for pedestrians to cross drive aisles.

Through-Lot Connections. Through lots located more than 300 feet from an intersecting street or pedestrian walkway shall provide a publicly accessible sidewalk or pedestrian walkway connecting the two streets.

Common and Private Open Space. Common and private open spaces shall be provided as required by the underlying zone in Division 2, Zones, Allowable Uses, and Development Standards, of the Arcadia Development Code.

Passive Recreation Amenities. Picnic/barbeque area, open courtyard, dog park/dog run, rooftop deck, fire pit area, or other outdoor gathering spaces.

Active Recreation Amenities. Athletic gyms or courts (e.g. basketball, tennis, bocce ball), swimming pool or spa, playground.

Common Open Space Requirements. Common open space shall be located and arranged to allow visibility into the space from pedestrian walkways on the interior of the site.

Mixed Use Developments. Where a project includes both residential and commercial uses, the open space provided for residents must be secured and accessible only from the residential area of the project. Publicly

accessible open space such as plazas and courtyards does not count as open space for the residential uses.

Landscaping. Landscaping shall be utilized for all outdoor areas that are not specifically used for parking, driveways, walkways, patios, or open space. Projects shall utilize native California and drought-tolerant plants selected from the City's Residential Landscaping Guide.

Parking Structure Design.

Semi-subterranean parking structures are not allowed. A parking structure shall be considered semi- subterranean if the parking garage/structure is partially underground.

Materials and Colors. The parking structure shall utilize the same colors and materials as the residential building of residential portion of the building.

Orientation. Parking structure and garage entries shall face away from the primary street where possible. Where a parking garage is proposed, it shall be wrapped with residential units along street frontages to allow for continuation of the street scene. No garage shall face the primary street, unless it is the only point of access or a secondary access is necessary.

Parking separation. For mixed-use projects, parking for residents shall be separated from commercial and guest parking. This may be achieved through the implementation of a gate within a parking structure.

Access. Where applicable, alleys shall be utilized to provide access to parking and service areas.

Both sides of all perimeter walls and fences shall be architecturally treated. Walls shall be finished with a trim cap. Walls shall be finished and designed to complement the surrounding development.

Where fences and walls of different materials or finishes intersect, a natural transition or break (such as a column or pilaster) shall be provided.

Vents and Exhaust. All wall-mounted utility elements shall be located to ensure they are concealed from public view. All flashings, sheet metal vents, exhaust fans/ventilators, and meter boxes shall be painted to match the building wall material and/or color.

(Ord. No. 2390, § 4(Exh. A), 9-6-22)

Section 9102.03 - Commercial and Industrial Zones

Exceptions & meaning →