Planning & Community Development Department 3202 East Foothill Boulevard (Mixed Use Project – Space Bank) City Council May 16, 2016 Predevelopment Plan Review

Planning & Community Development Department Project Location & Adjacencies 2

Planning & Community Development Department Site Photograph 3

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Planning & Community Development Department Context Photographs 7

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Planning & Community Development Department 10 Background Approximately 9.25 acres Site developed with Space Bank Mini Storage Located within East Pasadena Specific Plan General Plan: Medium Mixed Use ( FAR, 0-87 du/acre) TOD project seeking to implement new General Plan

Planning & Community Development Department Project Description 11 Proposed Planned Development (PD)  Demolish all existing structures on site  Construct:  550 residential units  549 subterranean parking spaces (2 levels)  520 above grade parking spaces (5 levels)  12,100 square feet of commercial space  Primary site access:  East Foothill Boulevard via a continuation of Santa Paula Street  On-site amenities dispersed throughout site  Courtyards  Park-like open space areas 11

Planning & Community Development Department Project Rendering - Aerial Freeway East Foothill Boulevard Santa Paula Extension Kinneloa Avenue

Planning & Community Development Department Ground Floor Site Plan 13

Planning & Community Development Department Site Section 14

Planning & Community Development Department Conceptual Massing 15

Planning & Community Development Department Conceptual Massing 16

Planning & Community Development Department Conceptual Street Scene 17

Planning & Community Development Department Open Space Plan 18

Planning & Community Development Department 19 Discretionary Entitlements Applicant is proposing to establish a Planned Development (PD). Purpose of the PD is to:  Streamline the review process;  Provide more flexibility from zoning standards when designing projects for large sites; and  Project must still be consistent with density and allowable uses of the General Plan Planning Commission makes recommendation on PD to City Council. City Council makes final decision. The project subject to Design Review process.

Planning & Community Development Department General Plan Consistency 20 General Plan Land Use Designation:  Medium Mixed Use ( FAR, 0-87 dwelling units per acre)  Consistent with FAR and density allowed by the General Plan  Policy 1.3 Development Capacities: Regulate building intensity and population density consistently with the designations established by the Land Use Diagram. Within these, cumulative new development within the specific plan areas shall not exceed the number of housing units and commercial square feet specified General Plan describes new vision for EPSP:  Adding new housing opportunities to enable residents to live close to jobs and transit  Large parcels encouraged to be redeveloped as cohesive and walkable district with development concentrated in proximity to the Sierra Madre Villa Metro Gold Line station, and establishment of a more traditional street grid.

Planning & Community Development Department General Plan Consistency 21 General Plan Development Capacities:  Proposed development is within the maximum intensity permitted by the new General Plan:  550 residential units  12,100 commercial space  Commercial credit would be given to East Pasadena Specific Plan area for demolition of existing structures on site Original Allocation in Existing General Plan Balance of Allocation in Existing General Plan Residential Units750 Commercial Square Ft.1,095,000

Planning & Community Development Department GP/ SP Consistency General Plan and Specific Plan Not Consistent:  EPSP-d2-IG-B-4 (East Pasadena Specific Plan, Subdistrict d-2, General Industrial, Parcel B-4)  Mixed-Use / Multi-Family Residential – uses not permitted  Through the Planned Development process, project may be developed that is consistent with uses and density of General Plan. Project is compliant (or appears compliant pending provision of additional details) with:  Parking  Setbacks  Height  Open Space 22

Planning & Community Development Department 23 Design Comments Preliminary Consultation with Design Commission  Study the possibility of including additional distinctive pedestrian- oriented commercial frontage space along the entire site facing East Foothill Boulevard, to ensure the primary street frontage site maintains visual continuity and encourages and enhances pedestrian activity.  >Study possibility of reducing overall bulk and massing through incorporation of additional buildings throughout the project site.  Study the possibility of using a greater variation in building height between the southern edge of the site, adjacent to the Foothill Freeway and the northern edge adjacent to East Foothill Boulevard, to respond to the lower level commercial development on the north side of East Foothill Boulevard and the single family residential beyond.

Planning & Community Development Department Design Comments Preliminary Consultation with Design Commission (cont.)  Study the appearance of the above ground parking structure as visible from the pedestrian vantage point. The parking garage will be a prominent site feature; the design should be complementary to the design of the other buildings.  Incorporate more publicly accessible retail along the courtyards.  Reconsider the live/work design configuration and the relationship between these units and the sidewalk adjacent to East Foothill Boulevard. Live/work will most likely end up just being residential. A distinct separation with retail or commercial on the first floor and residential above is preferred. 24

Planning & Community Development Department Comments from Other Departments Transportation  A traffic study will be required for the project  Traffic counts taken once school is back in session Public Works  1.5-foot easement dedication will be required along Kinneloa Avenue Housing  Project would be subject to City’s Inclusionary Housing Requirements  55 Low Income Units and 28 Moderate Income Units (83 total)  Alternative: payment of In-Lieu Fee  Applicant has not made a final determination on how the Inclusionary Housing requirements will be satisfied. 25

Planning & Community Development Department Next Steps  Submittal of Revised Planned Development Application  Conduct CEQA Analysis  (Environmental Impact Report required to address project impacts and remediation from past uses)  Planning Commission Public Hearing for recommendation of PD and CEQA  City Council Public Hearing for PD and CEQA approval  Design Commission Reviews (Concept and Final Design Review) 26

Planning & Community Development Department 3202 East Foothill Boulevard (Mixed Use Project – Space Bank) City Council May 16, 2016 Predevelopment Plan Review