Arcadia — Land Use

Last reviewed: July 3, 2026

Overview

This page summarizes what the City of Arcadia's Development Code (Article IX, Division and Use of Land) actually requires about land use — which uses are allowed where, what permit type they need, and the most decision-relevant dimensional and overlay rules. The code organizes land-use rules into zone tables and specific-use standards (Division 2 and Division 4); read the tables to see whether a use is Permitted (P), Accessory (A), Minor Use Permit (M), Conditional Use Permit (C), or Not allowed (—). See the City's Arcadia Development Standards for the dimensional rules referenced here. The primary controlling rules for allowed uses are in § 9102.01.020, § 9102.03.020, and § 9102.05.020.

How the code is organized (quick)

• Division 2 contains zones, the land-use tables (e.g., Table 2‑1, Table 2‑8, Table 2‑10) and development-standard tables; the tables state whether a use is P/A/M/C/— and point to any special rules. See § 9102.01.020, § 9102.03.020, and § 9102.05.020 for the allowed‑use approach.
• Division 4 contains specific-use rules (e.g., drive‑throughs, alcoholic beverages, animal keeping) that supplement the tables; where the table points to a subsection, that subsection controls. See § 9104.01 and related specific-use subsections.
• Nonconforming uses and structures are addressed in Division 6; continuation, modification limits and discontinuance rules appear in § 9106.01 and § 9106.03.

Note: many design, landscaping, and parking details affect whether a use is approvable — check parking, design review, and overlay districts early in project scoping. The code also references the State building rules; see the California Building Standards Code for building‑code requirements (outside this Land Use summary).

District-by-district breakdown (what matters on a due‑diligence pass)

Each district summary below gives the zone purpose, the typical permitted uses (high‑level), the most decision-relevant dimensional standards that appear in the development tables, and where that zone usually applies.

Note: the code expresses allowable uses with letters in tables (P/A/M/C/—). Confirm a specific parcel's zoning and any applicable overlay before assuming a use is allowed. See § 9101.04.010 (Zoning Map adopted by reference).

R‑1 (Single‑Family Residential)

• Purpose: Preserve single‑family character and low density housing; ensure light, air and privacy. § 9102.01.010.
• Typical permitted uses: Single‑family dwellings (P), accessory uses such as Accessory Dwelling Units (A), limited urban agriculture and small animal/fowl subject to standards. See Table 2‑1 and the ADU standards in § 9102.01.080.
• Key dimensional standards (from Table 2‑6 / residential development standards): front setback 25 ft, side interior 10 ft, rear 10 ft, maximum height 30 ft (R‑1 rules applied where specified). Verify exact lot‑width and minimum lot area by subzone and exceptions in § 9102.01 and Table 2‑6.

R‑2 (Low‑Density Multifamily)

• Purpose: Provide low‑density multifamily housing consistent with General Plan. § 9102.01.010.
• Typical permitted uses: Multifamily dwellings (P) where density/minimum lot size standards are met; two‑family dwellings, ADUs as accessory uses. See Table 2‑1.
• Key dimensional standards (Table 2‑6): minimum lot area 7,500 sq ft, minimum lot widths and front setback 25 ft, side interior 10 ft, maximum height 30 ft. See Table 2‑6 and Subsection § 9102.01.100.A for exceptions.

R‑3 / R‑3‑R (Higher‑density residential; R‑3‑R restricts height)

• Purpose: Medium‑ to high‑density residential; R‑3‑R allows similar density with a one‑story height restriction. § 9102.01.020 and related notes.
• Typical permitted uses: Multifamily dwellings (P) in R‑3, subject to density limits; R‑3‑R allows one‑story multifamily at specified densities. See Table 2‑1.
• Key standards: Table 2‑6 lists minimum lot areas, lot widths, front setback 25 ft, side 10 ft, max height: 30 ft (R‑3) and 18 ft (R‑3‑R). See Table 2‑6 and Subsection § 9102.01.100.

C‑O (Professional Office) and C‑G (General Commercial)

• Purpose: C‑O for professional and medical offices; C‑G for retail, services, restaurants and similar uses. § 9102.03.020 (land‑use regulation summary).
• Typical permitted uses: Offices, retail, restaurants (subject to alcohol and hours rules), supportive commercial services. The table (Table 2‑8) spells out P/M/C/— for dozens of categories. Drive‑throughs and other specialized uses may require Conditional Use Permits. § 9102.03.020 and Table 2‑8.
• Key dimensional standards (Table 2‑9 / § 9102.03.030): maximum height commonly 40 ft in C‑O and C‑G; minimum lot area 10,000 sq ft for some commercial subzones; parking and frontage rules apply — see Table 2‑9 and § 9102.03.040 for commercial‑residential abutting rules.

C‑R (Regional Commercial / malls)

• Purpose: Regional shopping centers, entertainment and large retailers. § 9102.03.020 and the C‑R special regs.
• Typical permitted uses: Regional retail anchors, restaurants, theaters, accessory uses; non‑retail uses (offices, theaters, health clubs) are limited to a percentage of gross leasable area. See § 9102.03.050 for limits.
• Key special rules: There is a 20% cap on non‑retail uses in a regional center, and additional limitations on large restaurants (e.g., 10% cap for restaurants >3,500 sq ft). Zoning Clearance is required for C‑R uses. § 9102.03.050 governs these limits.

M‑1 (Industrial / Light Manufacturing)

• Purpose: Light industrial, warehousing, distribution and compatible uses; implements General Plan Industrial. § 9102.03.020.
• Typical permitted uses: Manufacturing, warehousing (P in M‑1), some repair and service uses may need M or C permits per Table 2‑8.
• Key standards: minimum lot area 15,000 sq ft (per Table 2‑9 snippet) and maximum height 35 ft for M‑1 absent overlay exceptions. See Table 2‑9 and § 9102.03.030.

Downtown zones — CBD, MU, DMU, C‑M

• Purpose: Promote pedestrian‑oriented, mixed use, transit‑supporting development downtown and near transit. § 9102.05.010 explains intent.
• Typical permitted uses: Mixed retail, office and residential (residential generally above ground floor or as allowed by density/affordability rules). Allowed uses and ground‑floor restrictions are shown in Table 2‑10 and the Downtown zone write‑ups. § 9102.05.020 and Table 2‑10.
• Key downtown rules: Some uses are allowed only on upper floors (UF) and many downtown projects are subject to site plan and design review; parking reductions near transit may apply. See Table 2‑10 and § 9102.05.020.

Special Purpose / S‑1 and other special‑use zones

• The code includes Special Purpose zones with their own Table 2‑12 and specific rules; see Table 2‑12 and the right‑hand column references for special use conditions (e.g., grandstand/event rules). § 9102.05.020 (and Table 2‑12) directs applicability.

Quick reference table — top decision standards and code references

Practical guidance / interpretation tips

• Letter codes in the tables drive entitlement type: P, A, M, C, —. Always start at the correct table for the zone (Residential Table 2‑1, Commercial Table 2‑8, Downtown Table 2‑10). § 9102.01.020, § 9102.03.020, § 9102.05.020.
• If a use is not listed, the Director will classify an unlisted use to the most similar listed use (Director Determination). See § 9101.02.030 (Procedures for Interpretation) and the Director‑determination text in each table subsection. Verify with the City if uncertain.
• Specific‑use subsections (Division 4) may add operational standards that constrain otherwise‑allowed uses (e.g., alcoholic beverage sales, animal keeping, drive‑throughs). Cross‑check Table references to § 9104.02 subsections.
• Projects that abut residential zones face 45‑degree encroachment plane and additional setbacks; see § 9102.03.040 (Commercial/Industrial additional standards) and related notes.
• Many development‑level actions require site plan and design review (see § 9107.19) — bring elevations and a landscaping plan early.

Links you should visit while preparing an application: the city's Arcadia Zoning and Arcadia Overlay Districts pages (to confirm overlays like H‑Special Height and the Downtown Mixed Use overlay that alter heights/setbacks). For parking compliance, see parking; ADU specifics are in the ADU rules and in § 9102.01.080 — see ADUs.

Checklist (what an applicant must satisfy for a land‑use determination / permit)

• Confirm parcel zone and any overlay(s) applying to the parcel (zoning map / zoning clearance). § 9101.04.010.
• Check the correct allowed‑use table (Residential Table 2‑1, Commercial Table 2‑8, Downtown Table 2‑10) for P/A/M/C/— status of your proposed use. § 9102.01.020, § 9102.03.020, § 9102.05.020.
• If the table references a special subsection for the use (right‑hand column), read that subsection in Division 4 and include any required operational/mitigation measures. § 9104.01 / relevant § 9104.02 subsections.
• Prepare development‑standards check: setbacks, height, lot coverage, FAR, parking counts, landscape and screening. See Table 2‑6, Table 2‑9, Division 3 and Arcadia Development Standards.
• Evaluate whether site plan & design review is required (§ 9107.19) and whether you need a Minor or Conditional Use Permit.
• Check overlay district constraints (height, H‑overlays, design overlays) and special maps called out in the code. § 9102.11 (Overlay Zones) and the overlay tables.
• If the property is nonconforming, confirm what changes are allowed (Division 6, § 9106.01 – 9106.05).
• Verify parking calculations and any transit proximity reductions (e.g., 25% reduction within 1,320 ft of a light‑rail station) in § 9103.07 and Table 3‑series.

Risks & Ambiguities

Plain‑English summary

Arcadia’s Development Code lists allowed uses zone‑by‑zone in tables (Residential, Commercial/Industrial, Downtown). Each table entry tells you whether a use is allowed outright, accessory, or needs a Minor or Conditional Use Permit; additional operation or design rules live in Division 4 or overlay sections. Start with the correct table for your parcel, confirm overlays, then check the site‑level development standards (setbacks, height, parking) and whether design review is required. See § 9102.01.020, § 9102.03.020, § 9102.05.020, and Division 4 for the details.

Source References

• City of Arcadia Development Code (Article IX, Chapter 1 — Development Code), including Division 2 (Zones, Allowable Uses and Development Standards) and Division 4 (Regulations for Specific Land Uses and Activities): see § 9101.01.010 and Division headers (multiple sections cited in text).
• Residential zones: § 9102.01.010 (purpose) and § 9102.01.020 (land‑use regulations and Table 2‑1); Development Standards/Table 2‑6.
• Commercial & Industrial zones: § 9102.03.020 (Allowed Uses / Table 2‑8) and § 9102.03.030 (Development Standards / Table 2‑9).
• C‑R (regional center) special rules: § 9102.03.050 (use limits and design overlay requirements).
• Downtown zones and Table 2‑10: § 9102.05.010 – § 9102.05.020.
• Division 4 (Specific Use Regulations): § 9104.01 and specific subsections (alcohol, drive‑throughs, animal keeping, etc.).
• Parking standards and reductions (off‑street parking tables and light‑rail reduction): § 9103.07 and Table 3 series.
• Nonconforming uses/structures/lots: Division 6, § 9106.01 – § 9106.05.
• Design review requirement reference: § 9107.19 (Site Plan and Design Review).

Retrieved passages

• Arcadia Zoning Code High relevance show source text
• Arcadia Zoning Code (Section 11362.77) High relevance show source text
• Arcadia Zoning Code High relevance show source text
• Arcadia Zoning Code Medium relevance show source text
• Arcadia Zoning Code Medium relevance show source text
• Arcadia Zoning Code (Section 9107.09) Medium relevance show source text
• Arcadia Zoning Code (§ 4) Medium relevance show source text
• Arcadia Zoning Code (Section 9102.01.080) Medium relevance show source text
• Arcadia Zoning Code (Section 9106.03) Medium relevance show source text
• Arcadia Zoning Code Medium relevance show source text
• Arcadia Zoning Code (Section 9108.09) Medium relevance show source text
• Arcadia Zoning Code (Section 9106.05) Medium relevance show source text
• Arcadia Zoning Code Medium relevance show source text
• Arcadia Zoning Code (Section 9108.07) Medium relevance show source text
• Arcadia Zoning Code (Section 9106.07) Medium relevance show source text
• Arcadia Zoning Code (Section 9108.07) Medium relevance show source text

Cited sections

• City of Arcadia Development Code (Article IX, Chapter 1 — Development Code), including Division 2 (Zones, Allowable Uses and Development Standards) and Division 4 (Regulations for Specific Land Uses and Activities): see **§ 9101.01.010** and Division headers (multiple sections cited in text). (Article IX)
• Residential zones: **§ 9102.01.010** (purpose) and **§ 9102.01.020** (land‑use regulations and Table 2‑1); Development Standards/Table 2‑6. (§ 9102.01.010)
• Commercial & Industrial zones: **§ 9102.03.020** (Allowed Uses / Table 2‑8) and **§ 9102.03.030** (Development Standards / Table 2‑9). (§ 9102.03.020)
• C‑R (regional center) special rules: **§ 9102.03.050** (use limits and design overlay requirements). (§ 9102.03.050)
• Downtown zones and Table 2‑10: **§ 9102.05.010 – § 9102.05.020**. (§ 9102.05.010)
• Division 4 (Specific Use Regulations): **§ 9104.01** and specific subsections (alcohol, drive‑throughs, animal keeping, etc.). (§ 9104.01)
• Parking standards and reductions (off‑street parking tables and light‑rail reduction): **§ 9103.07** and Table 3 series. (§ 9103.07)
• Nonconforming uses/structures/lots: Division 6, **§ 9106.01 – § 9106.05**. (§ 9106.01)
• Design review requirement reference: **§ 9107.19** (Site Plan and Design Review). (§ 9107.19)
• Arcadia_ZoningCode.md

• Official Arcadia code library