Planning & Community Development Department South Fair Oaks Avenue “Shriners Hospitals For Children” Predevelopment Plan Review City Council Meeting February 3, 2014

Planning & Community Development Department Vicinity Map 2 E Glenarm St E California Bl S Arroyo Pkwy S Pasadena Ave S Orange Grove Bl S Marengo Ave Huntington Memorial Hospital Huntington Memorial Hospital Project Site Project Site S Fair Oaks Ave

Planning & Community Development Department Subject Site 3 PD-5 IG-SP-2 RM-32-HL-1 IG-SP-2-AD-2 S Fair Oaks Ave Hurlbut St Alessandro Pl

Planning & Community Development Department Project Description Site is zoned IG-SP-2  Industry, General, South Fair Oaks Specific Plan. Site is within ¼ mile of a light-rail station platform (Fillmore Station)  Subject to Transit-Oriented Development section of the Zoning Code ( ). 4

Planning & Community Development Department Project Description Demolish two commercial buildings of 26,607 square feet:  Administrative Offices; and  Martial Arts Studio. Construct three-story (~50 ft.), 74,800 square foot, medical building:  Out-patient services:  Ambulatory surgery center,  Medical clinic; and  Medical offices. Three levels of subterranean parking. 5

Planning & Community Development Department Project Description S. Fair Oaks Ave. 915 S. Fair Oaks Ave. 909 S. Fair Oaks Ave. 33 Hurlbut (RM-32 property)

Planning & Community Development Department Project Description 7 Demolish 3-story medical office building Open space

Planning & Community Development Department Project Description 8 East Elevation (facing S. Fair Oaks Ave.) West Elevation (facing RM-32/PD-5 properties)

Planning & Community Development Department Project Description 9 North Elevation (facing Alessandro Pl.) South Elevation (facing Hurlbut St.)

Planning & Community Development Department Project Description 10 Looking northwest Looking southwest

Planning & Community Development Department Project Description 11 S Fair Oaks Ave Hurlbut St

Planning & Community Development Department Discretionary Entitlements Entitlements (1-4 of 6): 1)Minor Conditional Use Permit: commercial or industrial development project located within 1/4 mile of light-rail station platform with over 15,000 square feet of gross floor area; 2)Minor Conditional Use Permit: to reduce parking below Transit-Oriented Development standards; 3)Variance: to be located within the encroachment plane; 4)Minor Variance: to have no setback where the minimum requirement is 15 feet; 12

Planning & Community Development Department Discretionary Entitlements Entitlements (5-6 of 6): 5)Private Tree Removal: remove five protected trees; and 6)Design Review: project that exceeds 25,000 square feet in size. 13

Planning & Community Development Department Discretionary Entitlements Review Authorities:  Hearing Officer is decision maker on Minor Conditional Use Permit, Variance, Minor Variance, Private Tree Removal, and environmental review; and  Design Commission will conduct design review. 14

Planning & Community Development Department Discretionary Entitlements ‘Adjustment Permit’ Option:  May be requested in order to modify any applicable development standard, with the exception of an increase in residential density or Floor Area Ratio.  Intent:  Produce a comprehensive development incorporating a more enhanced environment and architectural excellence than would normally be possible under more standard district development requirements.  Planning Commission makes recommendation to City Council  Would not be heard by Hearing Officer. 15

Planning & Community Development Department Major Issues for Analysis Zero-setback and violation of encroachment plane along west property line; Increase orientation/emphasis towards South Fair Oaks Avenue to better engage the public realm; and Traffic generated by the medical office use. 16

Planning & Community Development Department Planning Division Comments Topics related to Zoning Code:  Height: Maximum 56 feet / Proposed 50 feet.  Size (Floor Area): No maximum per South Fair Oaks Specific Plan.  Setbacks and Encroachment Plane: 15 foot setback and ‘step-back’ required when adjacent to RS or RM zoning district.  Property to immediate west/south is RM-32-HL-1.  Building has been designed to be located at the property line (i.e. no set back).  Variance from encroachment plane requirement; and  Minor Variance from setback requirement. 17

Planning & Community Development Department Planning Division Comments Topics related to Zoning Code:  Parking: Minimum requirement is 3.6/1,000 square feet:  Medical office 4/1,000 s.f. and 10% T.O.D. reduction.  74,800 s.f. = 270 parking spaces.  234 parking spaces proposed.  Transit-Oriented Development section of the Zoning Code ( D.1):  Allows for further reduction through a parking demand study and approval of a Minor Conditional Use Permit 18

Planning & Community Development Department Planning Division Comments Topics related to Design & Historic Preservation:  Demolition: Existing buildings are not designated historic resources and do not appear to be eligible for designation.  Design Review: Design Commission will review:  Project exceeds 25,000 s.f. and is within the South Fair Oaks Specific Plan. 19

Planning & Community Development Department Planning Division Comments Topics related to Design & Historic Preservation:  Massing & Siting: consider additional building mass along S. Fair Oaks Ave. to better associate building with street and pedestrian level and to better engage the public realm;  Primary Entry: consider primary entry that is more prominent and engages the street;  Compatibility: preliminary architectural design appears compatible with surrounding context. A unique and creative proposal which references this specific site would add interest and vitality; 20

Planning & Community Development Department Planning Division Comments Topics related to Design & Historic Preservation:  Landscaping: South Fair Oaks Specific Plan requires a “private outdoor node”;  Signage: location and type of signage should be considered early; and  Materials: Specific Plan encourages use of particular exterior cladding materials, such as precast or tilt-up concrete, panelized metal, concrete block, and smooth- finish stucco. 21

Planning & Community Development Department Planning Division Comments Topics related to General Plan:  Policies and Objectives that apply include:  Policy 1.1 – Targeted Development Areas: Geographical areas have been identified where the bulk of future economic development is to occur.  Policy New Business: Recruit new business to provide retail and other services, and employment and other opportunities for Pasadena residents and visitors.  Policy – Regional Center: Encourage targeted development of cultural, scientific, corporate, entertainment and educational businesses and uses to promote Pasadena as a center of such activities in the region. 22

Planning & Community Development Department Planning Division Comments Topics related to General Plan:  Policies and Objectives that apply include:  Policy 27.4 – Consultation: Encourage project applicants to contact the surrounding neighborhood prior to submitting a formal application for the project.  Objective 5 - Character and Scale of Pasadena: Preservation of Pasadena's character and scale, including its traditional urban design and historic character, shall be given highest priority in the consideration of future development. 23

Planning & Community Development Department Planning Division Comments Topics related to General Plan:  South Fair Oaks Specific Plan:  Specific Plan currently envisions technology-based development that builds on the existing variety of businesses and institutions in the area.  General Plan Update:  Vision was re-examined and shifted to focus more on mixed- use development and existing institutional uses.  Proposed medical office is an example of the type of development that is currently, and will continue to be, encouraged in this area: a high quality building which offers regional services in the medical care industry. 24

Planning & Community Development Department Planning Division Comments Topics related to General Plan:  South Fair Oaks Specific Plan -- Development Caps:  General Plan allocation:  1,550,000 s.f. of non-residential development.  836,537 s.f. remaining.  General Plan Update (currently under study):  800,000 s.f. of non-residential development.  2.25 FAR (Floor Area Ratio) »1.08 FAR proposed 25

Planning & Community Development Department Public Works Comments Topics related to Public Works:  Street Trees: Plant 1 Coast Live Oak Hurlbut Street.  Street Lighting: Install 2 street lights on or near the frontage of the property along S. Fair Oaks Ave.  Wheelchair Ramps: Install wheelchair ramps that comply with the regulations of the American with Disabilities Act.  May require the dedication of land at Fair Oaks/Alessandro and Fair Oaks/Hurlbut. 26

Planning & Community Development Department Transportation Comments Topics related to Transportation:  Traffic Impact Study: Required per City guidelines.  New Driveways: Located at least 50 feet from any street intersection.  Standard Requirements:  Transportation Demand Management and Trip Reduction Ordinance:  Carpool and vanpool parking, bicycle parking.  Transportation Demand Management Program plan. 27

Planning & Community Development Department Environmental Review Per California Environmental Quality Act (CEQA), an environmental review of the project will occur.  Analyze project’s potential to result in significant impacts, as identified by State and local environmental guidelines. 28

Planning & Community Development Department Next Steps Preliminary Consultation: Design Commission.  To provide preliminary design comments on the project. Conditional Use Permit: Hearing Officer (City Council if Adjustment Permit is sought).  Environmental Review.  Includes Traffic Study. Design Review: Design Commission.  Concept and Final. 29

Planning & Community Development Department South Fair Oaks Avenue “Shriners Hospitals For Children” Predevelopment Plan Review City Council Meeting February 3, 2014