1. Planning & Community Development Department Olivewood Village Project (530, 535 E. Union St., 95, 99, 119 N. Madison Ave. and 585 E. Colorado Blvd.) Predevelopment Plan Review City Council March 14, 2016

2. Planning & Community Development Department Property Location 2 2.08 Acre Site

3. Planning & Community Development Department Project Summary 3 Proposed Planned Development (PD)  186 Residential Units, including:  76 Age-restricted Senior Citizen Housing Units; and  15 Affordable (Low Income) Units  7,361 sq. ft. of Commercial Area  2.11 Floor Area Ratio (for entire PD)  315 Parking Spaces Provided  Demolish 41,250 sq. ft. Existing Commercial Building (Site A) 3

4. Planning & Community Development Department Site Plan 4 Site C Residential 98 market rate units 203 subterranean parking spaces (shared with Site B) Site A Demolish existing 41,250 sq. ft. building Mixed-Use 76 Age-restricted units (55+) 4,198 sq. ft. commercial area 112 subterranean parking spaces Site D No construction proposed Includes portions of Pasadena Presbyterian Church buildings Proposed landscaping and paseo connection Site B Mixed-Use 12 market rate units 3,163 sq. ft. commercial area 19 subterranean parking spaces (shared with Site C) 4

5. Planning & Community Development Department Ground Floor Plan (Sites B & C) 5 5 Site C Site B

6. Planning & Community Development Department Ground Floor Plan (Sites A & D) 6 6 Site D Site A

7. Planning & Community Development Department Second Floor Plan (Sites B & C) 7 7 Site C Site B

8. Planning & Community Development Department Second Floor Plan (Sites A & D) 8 8 Site D Site A

9. Planning & Community Development Department Third and Fourth Floor Plans 9 9 Sites A & D Sites B & C Sites A & D Sites B & C

10. Planning & Community Development Department Fifth and Sixth Floor Plans 10 Sites A & D Sites B & C Sites A & D Sites B & C

11. Planning & Community Development Department Subterranean Floor Plans 11 Sites A & D Sites B & C Sites A & D Sites B & C

12. Planning & Community Development Department Union Street North Elevation 12

13. Planning & Community Development Department Union Street South Elevation 13

14. Planning & Community Development Department East and West Elevations 14

15. Planning & Community Development Department Planned Development Planned Development (PD):  Purpose: The PD zoning district is intended for sites where an applicant proposes and the City desires to achieve a particular mix of uses, appearance, land use compatibility, or special sensitivity to neighborhood character.  Minimum site area: The PD district shall be applied only to sites of two acres or larger.  AS PROPOSED THE SITE IS NOT ACCEPTABLE FOR A PD  Development Standards:  (1) The density of a residential development under a PD plan shall not exceed the density allowed in the Land Use Element of the General Plan, unless the project is complying with the density bonus provisions of Chapter 17.42 (Affordable Housing Incentives and Requirements).  (2) In the CD district, no PD plan may authorize a greater height than that permitted by Figure 3-8 - Central District Maximum Height. 15

16. Planning & Community Development Department Current Planning Comments 16 Project is compliant (or appears compliant, pending provision of additional details) with most development standards including:  Density (with Density Bonus)  Floor Area Ratio (General Plan)  Requesting increased FAR for Site B as provided in General Plan for “high quality, contextual architectural design in Planned Developments”  Open Space  Parking  Setbacks

17. Planning & Community Development Department Current Planning Comments The project as proposed does not currently comply with the maximum height allowed in Figure 3-8 - Central District Maximum Height. Proposed southern project boundary crosses existing structures.  Applicant is proposing to eliminate lot ties over property lines that existing buildings span across.  The elimination of the lot ties would create the proposed southern boundary of the project site.  The establishment of the proposed Planned District boundary along this lot line exacerbates the problematic situation that is created by the elimination of the lot tie. 17

18. Planning & Community Development Department Current Planning Comments 18

19. Planning & Community Development Department 19 Design Comments Preliminary Consultation with Design Commission  Concern was expressed over the proposed PD boundary lines.  The project represents a thoughtful explanation of the proposed massing and a good example of place making.  Study the walkability of the project and the interconnectedness of the courtyard spaces to create important linkages.  Study how the prayer garden adjacent to the building to the north, along Union Street, co-exists and this relationship should be clearly understood.  The project appears to be a strong addition to the area and light and shadow studies should be conducted and provided for future reviews.  There is a great deal of architectural eclecticism developing in this area and the project should work to achieve an urban cohesiveness to help unify the overall urban architectural style.

20. Planning & Community Development Department Comments from Other Departments Transportation  A traffic study will be required for the project Public Works  2-foot easement dedication will be required on Union Street (except adjacent to historic structure)  Drive approaches appear to conflict with existing street trees 20

21. Planning & Community Development Department 21 Project Approvals  Approval of Planned Development  Environmental Process  Design Review  Concept Design Review and Final Design Review  Also requires Height Averaging approval

22. Planning & Community Development Department Next Steps  Submittal of Revised Planned Development Application with appropriate 2 acre site minimum  Conduct CEQA Analysis  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) 22

23. Planning & Community Development Department 23 Project Approvals  Staff is preparing an interim approach to be presented to the Planning Commission in April  Allow development that is consistent with the General Plan land use diagram and FAR and existing specific plan development regulations to move forward.  Consider changes to PD requirements to be smaller than two acres in the Central Area of the City.

24. Planning & Community Development Department Olivewood Village Project (530, 535 E. Union St., 95, 99, 119 N. Madison Ave. and 585 E. Colorado Blvd.) Predevelopment Plan Review City Council March 14, 2016

25. Planning & Community Development Department FAR 25 Site B & C Land Use Designation – Medium Mixed Use 2.25 FAR Site B = 2.56 FAR* Site C = 2.16 FAR Site A General Plan Land Use Designation – High Mixed Use 3.0 FAR Allowed 2.9 Proposed Site B Land Use Designation – Medium Mixed Use 2.25 FAR No new Floor Area proposed