Zoning Codes on Vacant Homes in the Works

Many of these homes have been built and/or purchased by absentee or overseas owners as investments. – Photo by Terry Miller

Many of these homes have been built and/or purchased by absentee or overseas owners as investments. – Photo by Terry Miller


By Katta Hules

Though many changes were made to Arcadia’s Zoning Code at last week’s city council meeting, one issue was set aside for later deliberation: “underutilized” homes. “The city council pulled the item aside because they wanted to have a more deliberative, community process to raise awareness of this issue and how the city is reacting,” says Assistant City Manager/Development Services Director Jason Kruckeberg­­­.

There are two main subsets of vacant homes. Recently purchased homes waiting for new owners to move in and “new homes that have been built through the City’s processes but are not lived in full-time. Many of these homes have been built and/or purchased by absentee or overseas owners as investments.”

In response to the recent rise in underutilized homes, the city has an ongoing policy requiring contact names for new houses from when “they go through Design Review, to when a building permit is issued and when a Certificate of Occupancy is issued.”

It also keeps tabs on houses identified as vacant or rarely used. “The primary effort is to track where these homes are, to have contact information for these homes in the event of problems (e.g. water line breaks, landscaping issues, safety concerns), and to ensure that they are maintained,” says Kruckeberg.

He cites the most immediate issues with these houses as “maintenance and upkeep (aesthetics) and safety. Not having full time residents means there are no ‘eyes on the street’ with regard to keeping watch over a neighborhood.” In the long-term, Kruckeberg is concerned about loss of “community feel” in an area. “Neighborhoods are made by the people living in them. When certain blocks or neighborhoods have a high number of these homes, it takes from the feeling of community and it is unnerving for residents.”

However, Arcadia is not considering regulating part-time residents. “There are significant property rights issues with these types of considerations,” Kruckeberg says. “Many of these homes are not 100 percent ‘vacant.’ … While this is very frustrating for residents, it is not against the law.”

“The biggest problem is when those houses [get] burglarized or [have a] sprinkler problem or something, people don’t know where to call,” says Councilmember Sho Tay, adding, “If the house is vacant … [it makes it an] easier target.” He suggests owners who only occupy their houses on an irregular basis install timers on the lights to turn them on at certain times to make it look occupied.

Kruckeberg anticipates a draft of the amendment for underutilized homes will be ready at the end of the year and will go before Planning Commission and city council. It will “codify a process of registering these homes, paying a fee for registration, and setting up administrative procedures and citations for not registering or for not providing timely contact info, and of course for violating codes. The council may consider additional regulations.”

Residents wishing to express concerns with or report a vacant home can call the city’s Code Enforcement Services at (626) 574-5432 or email them at

October 26, 2016

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5 COMMENTS ON THIS POST To “Zoning Codes on Vacant Homes in the Works”

  1. Jeanne Salido says:

    How can I learn whether a house next to mine is occupied or not? It makes me nervous, not knowing!

  2. Terry Miller says:

    Contact the city manager’s office and they may be able to assist you.

  3. Roger Nemrava says:

    It’s about time. Citizens have been complaining about vacant homes for years. Kudos to the city for finally working on this problem.

  4. Marci Schultz says:

    About time the city looked into this. This problem has been brought before the city council many times during public comments when Saving Arcadia was endeavoring to stop over construction in our neighborhoods. What about green trash bins left at the curb sometimes for a week until the gardner comes the following week, then the pattern starts all over again. What is this ‘underutilized” jargon. These homes are empty with no people living in them. The house next to us has had no humsn occupancy for nearly three years. Overseas owners show up for about three weeks in the summer for their American vacation. Something needs to be done to protect neighbor’s who actually live in their homes.

  5. 45 year residents says:

    We’re stuck between a house that’s been vacant through 3 owners over 1p yeRs, a McMansion that has changed owners twice to non-English speaking ownets since the first overseas owners who demolished the nice home and builr a monsterous privacy-invading hulk that looms over us, and another unfriendly, non-English speaking family (neither of the non-English speaking neighbors wave back or reply when we say “hello” or smile). The vacant house just sits there, rotting and overgrown. I understand it’s even been rezoned to Monrovia schools, so it’s fallen out of favor for foreign investment. What can be sone to prevent this invasion? We don’t feel safe and there is no sence of community or neighborly cooperation.

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