1. City Council Meeting November 18, 2013
Conditional Use Permit #6036 & Street Vacation East Walnut Street and 235 North Allen Avenue “Allen-Walnut TOD Project”
City Council Meeting November 18, 2013

2. Allen-Walnut TOD Project
Project Description
Mixed-use project.
128 Rental Apartments.
5,000 square feet of commercial space.
203 parking spaces.
134 spaces in one level of subterranean parking.
Accessed from Walnut Street.
Two buildings.
West: 15 units in three stories.
East: 113 units in four stories.
Meridith Avenue to be vacated.

3. Allen-Walnut TOD Project
Gold Line
Station
E Walnut St
N Allen Ave
Locust St
E Corson St
800 feet
Project Site

4. Allen-Walnut TOD Project
Vicinity

5. Allen-Walnut TOD Project
ECSP-CG-3
RM-16 CG
Locust St
Conditional Use Permit For Housing
Permitted
“By Right”
N Allen Ave
Meridith Ave.
Street Vacation
N Meridith
Ave
E Walnut St

6. Allen-Walnut TOD Project
Conditional Use Permit For Housing
Permitted
“By Right”
N. Allen Ave.
Meridith Ave.
Street Vacation
E. Walnut St.

7. Allen-Walnut TOD Project
Conditional Use Permit For Housing
Permitted
“By Right”
Meridith Ave.
Street Vacation
South Elevation
East Elevation

8. Allen-Walnut TOD Project
Looking northeast across Walnut Street

9. Allen-Walnut TOD Project
Looking northwest across Allen Avenue

10. Allen-Walnut TOD Project
Entitlements:
Conditional Use Permit to construct housing on the CG-zoned portion of the site;
Street Vacation of Meridith Avenue; and
Design Review.

11. Allen-Walnut TOD Project
Review Authorities:
Planning Commission made recommendation on Street Vacation, Conditional Use Permit, and environmental review to City Council.
City Council makes final decision.
Design Commission will conduct design review.
Tentatively scheduled for December 10.
Arts & Culture Commission will conduct public art component review.
Preliminary review occurred on October 9.

12. Allen-Walnut TOD Project
Public Art Ordinance.
1% of the building permit valuation shall be allocated by a developer for a public art component.
Design Commission cannot approve Concept Design Review for the project until submittal of a Public Art Application.
Concept Art Plan must be submitted within 45 days of Concept Design Review.
Final Design Review cannot occur until the Concept Art Plan is approved.
Final Art Plan must be submitted within 45 days of Final Design Review.
20% of 1% is due upon submittal for building permit plan check.

13. Allen-Walnut TOD Project
Review Authorities:
Arts & Culture Commission reviewed Preliminary Concept Art Plan on October 9, 2013.
Commission directed applicant to return for Concept Art Plan review prior to submittal of Final Art Plan:
More fully develop art concept to, “…provide complexity and layered meanings beyond aesthetic design…”
Staff is recommending a revised condition of approval #20:
“The project shall meet all requirements of the Public Art Process. The applicant shall submit a formal application for Concept Art Plan for review and approval by the Pasadena Arts and Culture Commission within 90 days of the effective date of this approval.”
Cultural Affairs staff will continue to work with applicant, art consultant, and artist to evolve public art component.

14. Allen-Walnut TOD Project
Planning Commission.
Public Hearing held October 23, 2013.
Voted 8-0 to recommend approval of project and environmental documents.
An addendum was prepared in response to questions about traffic study methodology.
Two speakers voiced opposition to project:
Increased traffic congestion; and
Inadequate on-site parking.

15. Conditional Use Permit #6036
Density Bonus
State Law
Senate Bill 1818
Section of Zoning Code
Multi-family or mixed-use project with five or more units (before the bonus).
Affordable categories:
Very Low Income;
Low Income; and
Moderate Income.
Permitted “by-right”.
Comply with all applicable codes and requirements.
Environmental review required.

16. Conditional Use Permit #6036
Density Bonus
Maximum density bonus allowed varies:
% of housing (before bonus)
% of bonus
(over max)
Very low income housing 5%
10%
11%
20%
27.5%
35%
Low income housing
15%
Moderate income housing
30%
40%
25%

17. Conditional Use Permit #6036
Density Bonus
Developers may request concessions or waivers from development standards in order to provide affordable units.
No deviations from any development standards proposed as part of this project.

18. Conditional Use Permit #6036
Zoning Code Compliance:
Residential Density/Density Bonus:
Nine ‘very low income’ units; and
One ‘moderate income’ unit.
Permitted density bonus:
30 percent, or 33 more units.
16 percent, or 18 unit proposed.

19. Conditional Use Permit #6036
Zoning Code Compliance:
The project is in compliance with other applicable development standards of the Zoning Code including:
Setbacks; Encroachment plane; Height; and Floor Area Ratio.
All applicable development standards will be verified during review of plans submitted for building permit.

20. Conditional Use Permit #6036
Zoning Code Compliance: (continued)
Parking for TOD projects:
Land Use
Zoning Code Requirement (TOD)
Minimum Spaces Required
Spaces Proposed
Residential
/ unit < 650 s.f.
64 units
64 (80 max.) 64
/ unit ≥ 650 s.f.
96 (112 max.) 96
Guests
1.0 per every 10 units
128 units 13
Commercial (restaurant)
9.0 per 1,000 s.f.
2,500 s.f. 23
Commercial (retail) or
2.7 per 1,000 s.f. 7
Commercial (office)
2.25 per 1,000 s.f. 6
 Total
202 or 203

21. Street Vacation Portion of Meridith Avenue to be vacated:
Dead-end terminus.
80 feet wide and 120 feet from Walnut Street north.
Located between 1727 &1757 E. Walnut St.
Vacated area to be used for:
Occupied by portion of new construction; and
Private driveway to access the site.
Letters of support from adjacent property owners.

22. Street Vacation Current Condition of Meridith Avenue:
17-foot wide sidewalk on both sides; and
46-foot wide roadway.
Terminates at north end:
Does not comply with Pasadena standards for cul-de-sacs.
Not sufficient turn-around space for public and street maintenance vehicles
Curb ramps at corners do not comply with Pasadena standards for ramps.
46-foot wide crossing will be replaced private driveway, reducing its width by half.

23. Street Vacation Department of Public Works has determined:
No need, present or future, to retain this area for its intended public purpose.
Relinquishing all rights to vacated area will relieve the City from future maintenance responsibilities and any liability associated with the vacated area.

24. Street Vacation Department & Agency Comments:
Notice (March 2013) sent to various utilities, other City departments, and County agencies.
Comments received:
Pasadena Water and Power;
Pasadena Public Works;
AT&T; and
Charter Communications.

25. General Plan & Specific Plan Consistency
General Plan Land Use Element:
Project is consistent with following Objectives and Policies:
Targeted Development (1.1 and 10.1: Targeted Development Areas, 1.2: Specific Plans, 1.3 and 10.2: Transit-Oriented and Pedestrian-Oriented Development, 1.4: Mixed-use);
Affordable Housing (3.1: Exemption for Affordable Housing, 3.2 Density);
Character and Scale of Pasadena (5.7: Enhanced Environment and 5.10 Spatial Attributes);
Job Opportunities (11.2: Employment Diversity and 11.7: Increase Jobs).

26. General Plan & Specific Plan Consistency
General Plan Land Use Element: (continued)
Project is consistent with following Objectives and Policies:
Housing Conditions (15.1: Sizes and Types, 15.2 Increase Supply, 15.3: Equitable Distribution);
Transit/Pedestrian Coordination (22.1: Urban Design, 22.3: Pedestrian Access); and
Participation (27.4: Consultation)
Neighborhood Meetings hosted at site:
March 23, 2013
October 12, 2013

27. General Plan & Specific Plan Consistency
East Colorado Specific Plan:
Specific Plan supports:
Beautifying streetscape;
Increasing supply of multi-family and affordable housing;
Improving multi-modal mobility;
Creating focus areas, or “nodes”, to help establish a sense of place.
Gold Line Sub-area:
Higher density residential projects along Allen Avenue.
Mix of uses, including ground-floor retail/commercial and residential and/or office uses above.

28. Environmental Review Initial Environmental Study:
Topic areas with less than significant impacts include:
Aesthetics;
Air Quality;
Geology and Soils;
Greenhouse Gas Emissions;
Noise; and
Transportation/Traffic.
Topic areas with potentially significant impacts:
Cultural Resources; and
Hazards and Hazardous Materials.

29. Environmental Review Cultural Resources:
Excavation may reveal archeological / paleontological resources.
Mitigation Measures:
Qualified archaeologist and/or paleontologist retained in order to investigate the resources.
Hazards and Hazardous Materials:
Soils have contamination from previous uses.
Remediation and disposal of any contaminated soil, asbestos, and lead-based paint on the site, as well as the disposal of the hydraulic hoists from former auto repair use.
Impacts Mitigated to Less Than Significant Level.

30. Environmental Review Transportation and Traffic:
Traffic Study.
7 street intersections:
No intersections would be impacted.
4 street segments:
Threshold of impact:
5.0%.
Street segment impacts:
0.5% to 2.2%.
Less than Significant Impact.

31. Environmental Review Transportation and Traffic:
Addendum prepared at Planning Commission’s request:
Methodology used in selecting intersections and street segments to be analyzed;
Explanation of trip generation adjustments (e.g., internal capture of trips between land uses in a mixed-use development, proximity to transit, etc.); and
Increase in street segment impacts to not account for trip adjustments:
Range with adjustments: 0.5% to 2.2%
Range without adjustments: 0.6% to 2.4%

32. Conclusion Compatibility Analysis:
Project is compatible with surrounding mix of commercial and residential uses.
Greatest mass of project is located along Walnut Street and at the corner of Allen Avenue and Walnut Street, a prominent intersection in the city.
Lowest mass of project is located adjacent to the existing residences to the northwest of the site:
40 foot separation.

33. Conclusion Compatibility Analysis:
Surrounding area is one in transition:
Away from commercial/industrial uses
Towards a vibrant mix of commercial, retail, and residential uses, as envisioned by the East Colorado Specific Plan.
Project is a part of this transition
Will set high standard to positively influence future development in the years to come.

34. Recommendation Staff recommends that the City Council:
Adopt a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program;
Adopt Findings in Attachment A and Conditions of Approval in Attachment B to:
Approve Conditional Use Permit: to construct housing on a CG-zoned site as part of a TOD project.
Revised condition of approval #20:
“The project shall meet all requirements of the Public Art Process. The applicant shall submit a formal application for Concept Art Plan for review and approval by the Pasadena Arts and Culture Commission within 90 days of the effective date of this approval.”

35. Recommendation Staff recommends that the City Council:
Find that the vacation is consistent with the General Plan Mobility Element and is unnecessary for public use for street purposes;
Declare that the City's interest in the vacation is in easement only for public street purposes; and that the land is not owned by the City as fee title;
Adopt a resolution vacating the subject portion of land, in accordance with conditions and recommendations;

36. Recommendation Staff recommends that the City Council:
Authorize the City Manager to execute a Condition Satisfaction Contract between the City and the applicants.
Direct staff to file a Notice of Determination within five days.

37. City Council Meeting November 18, 2013
Conditional Use Permit #6036 & Street Vacation East Walnut Street and 235 North Allen Avenue “Allen-Walnut TOD Project”
City Council Meeting November 18, 2013

38. Environmental Review Transportation and Traffic: Addendum:
Identification of intersections and segments in Traffic Impact Study Area:
Immediately adjacent or in close proximity to the project site;
In the vicinity of the project site that are documented to have current or projected future adverse operational issues; and
In the vicinity of the project site that are forecast to experience a relatively greater percentage of project-related vehicular turning movements.

39. General Plan & Specific Plan Consistency
Draft Land Use Element Map:
E Walnut St
N Allen Ave
Locust St
CG portion: 19,166 s.f.
1.0 FAR = 19,166 s.f.
Project = 15,100 s.f.
ECSP portion = 64,469 s.f.
2.25 FAR = 145,055 s.f.
Project = 114,940 s.f.

40. Allen-Walnut TOD Project
City’s Inclusionary Housing Ordinance
Multi-family or mixed-use project with 10 or more units.
Minimum 15% of total units shall be affordable (low or moderate income units):
% can be reduced for very low income units.
Certain City fees reduced for on-site affordable units.
Option of an in-lieu fee.
– a total of 993 affordable units were built Citywide:
15% of all units constructed.

41. Allen-Walnut TOD Project
Density Bonus Law (SB 1818)
Multi-family or mixed-use project with 5 or more units (before the bonus).
Affordable categories (based on total housing cost):
Very Low – total housing cost is 30% of 50% of the Los Angeles County median income.
Low Income – 30% of 80%.
Moderate Income for sale – 40% of 110%.
Moderate Income for rent – 30% of 120%.
Permitted “by-right”.
Comply with all applicable codes and requirements.
Environmental review required.

42. Allen-Walnut TOD Project
Density Bonus Law (SB 1818)
Maximum density bonus allowed varies:
% of housing (before bonus)
% of bonus
(over max)
Very low income housing 5%
10%
11%
20%
27.5%
35%
Low income housing
15%
Moderate income housing
30%
40%
25%

43. Allen-Walnut TOD Project
Concessions & incentives (SB1818)
Multi-family or mixed-use project with a density bonus.
Includes a reduction in a development standard or modification of another Zoning Code requirement:
Results in an identifiable, financially sufficient & actual cost reduction.
Does not include additional density beyond the density bonus.
Number of concessions or incentives vary:
Very Low
Low
Moderate (sale)
One 5%
10%
Two
20%
Three
15%
30%

44. Allen-Walnut TOD Project
Concessions & incentives (SB1818)
Affordable Housing Concession Permit:
Public Hearing before the Hearing Officer; appealable to BZA.
Processed like a Minor Variance.
Design review required; environmental review completed.
Specific Findings:
Required in order for the units to be affordable.
Staff hires a consultant to complete a fiscal study to verify concessions are necessary.
Will not have a negative impact on public health, safety, the environment or a historic resource.
Waivers to Development Standards

45. Allen-Walnut TOD Project
Density Bonus Law (SB1818)
Concessions approved:
Five total:
Floor area (2), floor area & height (1), commercial depth (1) and street setbacks (1)
Locations:
Central District Specific Plan (4)
Fair Oaks/Orange Specific Plan (1)
Number of units in a project:
Total of 25 bonus units, or 22% over density.
Range from one bonus unit to 13 bonus units per project.
No waivers approved