1. 995 South Fair Oaks Avenue Predevelopment Plan Review
City Council Meeting
July 23, 2018
Good evening, honorable Mayor Tornek and Councilmembers. The following presentation summarizes key aspects of the Predevelopment Plan Review application for a residential care facitlity at 995 South Fair Oaks Avenue. The Predevelopment Plan Review process was established to achieve better projects through early consultation between City staff and applicants. The plans are routed to all City Departments for review and comments. Through this process, staff identifies issues that may arise during the application process. A summary of comments regarding this application was presented to the applicant in June 2018.

2. Predevelopment Plan Review
Projects of Communitywide Significance:
Projects greater than 50,000 square feet in size with at least one discretionary action
Projects with 50 or more housing units
Proposed project is a four-story, Residential Care project with 90 senior units in 60,000 square feet of floor area
Informational Only – No Action Required
PPR Projects of Communitywide Significance are presented to the City Council as an informational item. Projects of communitywide significance include….
The subject project meets this threshold. The applicant is proposing a….
This item is informational only. No action is required.

3. Discretionary Actions Needed
Modification to Conditional Use Permit #4577
Under the current code, the land use is permitted by right but a modification to the Phase 2 CUP (#4577) will be required to allow for the integration of Phase 3
Variance: Height
Application for 55 feet instead of 45 feet to match existing buildings. Although the proposed project would match the height of the existing buildings, the findings required for a Variance will have to be met.
Subdivision
Consolidation of the two parcels through a Certificate of Exception (lot line adjustment) or Tentative Parcel Map (TPM) application
There are physical connections between the new building and the existing buildings (above grade pedestrian connections and the subterranean parking).

4. Subject Site Site Information
IG-SP-2 AD-2 (South Fair Oaks Specific Plan, IG area)
Residential Care land use is permitted by-right within the Specific Plan area
Total Site Size: Approximately 90,000 square feet (2.1 acres)
Site currently occupied by:
One, 6,700 square-foot, commercial building and surface parking
Two Senior Residential Care buildings with 149 units and surface parking (Phases 1 and 2)
The subject site is located in the IG-SP-2 AD-2 zoning district, which allows for Residential Care use by-right. The gross lot size is approximately 105,000 square-feet., not 90,000 as noted in the staff report and plans. And it is….

5. Site Context Huntington Hospital Gold Line Fair Oaks Ave. Hurlbut St.
Arlington Dr.
The site is located on the west side of South Fair Oaks between Hurlbut Street to the north and Arlington Drive to the south. Huntington Hospital is to the north of the site.

6. Project Description Prior Phases: Third Phase:
Phase 1: 102 units in 88,600 sq.ft.; Approved in 1999 (CUP#3507)
Phase 2: 47 units in 47,871 sq.ft.; Approved in 2005 (CUP #4577)
Third Phase:
Demolition of an existing commercial building and surface parking lot
Retention of Phases 1 and 2
Construction of an integrated, four-story structure with 90 Residential Care units in 60,000 sq.ft. of floor area, one-level of subterranean parking, and a reconfigured existing surface parking lot
Total Project FAR of 2.18
This is the third phase in a larger Residential Care complex. Phase 1 was approved in 1999 for 102 units in approximately 88,600 square feet; Phase 2 was approved in 2005 for 47 units in approximately 47,800 square feet. Both Phases 1 and 2 were approved prior to the new South Fair Oaks Specific Plan, and both required separate Conditional Use Permits and variances for the use and size.
The third phase, however, is subject to the newer Specific Plan which allows for new residential and nonresidential development projects with floor area between 25,000 and 75,000 square feet to be exempt from applying for a new Conditional Use Permit.
The proposed third phase includes…..
And…

7. Project Location Hurlbut St. Fair Oaks Ave. Arlington Dr. Phase 1
Not a part
Phase 3
Arlington Dr.
Aerial of site with phases. Note the portion outlined in blue which is not a part of the proposed application.

8. Proposed Site Plan Fair Oaks Avenue Arlington Drive Hurlbut Street
Phase 1
Phase 2
PROPOSED BUILDING:
Residential Care (General)
Total Floor Area (All 3 Phases): 196,471 SF
Total FAR: 2.18
The project includes the reconfiguration of an existing surface parking lot. Currently, the lot has 62 spaces and has two driveway cuts from Arlington Drive. The proposed reconfiguration has 35 spaces and only one driveway cut on Arlington Drive, with all the surface parking behind the existing and proposed structures. The proposed 60,000 building is located in the southeast corner of the site and has a pedestrian bridge connecting it to Phase 1.

9. Section – Looking East Phases 1 and 2: 53 – 56 feet tall Phase 3:
The north elevation of the project ranges from six to seven stories. This elevation would mainly be visible from the south-facing units at the Green Hotel Apartments.

10. Not a part of project site
Site Context
Arlington Drive
Hurlbut St.
Fair Oaks Ave.
Phase 1: 56 ft.
One-story commercial
Not a part of project site
(2-story office)
Phase 2: 53.5 ft.
3-Story Commercial
Phase 3: 55 ft.
2-3 Story Multi-Family
Single-family

11. Planning PPR Comments
Key development standards that are not consistent with IG-SP-2 zoning district:
Additional information will be required in the final project submittal to verify compliance with the setback and open space requirements
Standard
Proposed
Requirement
Height
55 feet
(to match existing buildings)
45 feet
Loading Spaces
8 spaces
9 spaces
Height
Proposed
Required
55 feet
45 feet
Loading Spaces
8 spaces (7 – 10’ x 20’ and 1 – 12’ x 30’)
9 spaces (8 – 10’ x 20’ and 1 – 12’ x 30’)

12. Design Commission Comments
Preliminary Consultation:
Improve pedestrian and vehicular circulation
Better integrate the location and function of indoor communal areas with the outside
Shift the building volumes to enclose the proposed courtyard;
Create a more prominent design for the main entry to the building on the main street-facing elevation
Integrate the proposed development with Phases 1 and 2
The driveway should not be overemphasized or detract from the overall architectural style on the south elevation
Study ways to respond more clearly to Pasadena’s architectural legacy
Preliminary Consultation with Design Commission:
Study the pedestrian and vehicular circulation to, from and within the site;
Study ways to modulate the exterior of the building to better integrate the location and function of indoor communal areas with the outside;
Further explore shifting the building volumes to enclose the proposed courtyard;
Provide a more prominent design for the main entry to the building, which appears to lack prominence from the public realm and is more of an interior-facing component of the structure off of the main street-facing elevation.
The project underwent Preliminary Consultation with the Design Commission on October 24, Comments from the Commission included the following:
1)Further study the massing and scale of the building to ensure that it responds to the sensitive historic context of the adjacent buildings.
2)Further study the project’s connection to central park as well as pedestrian connections to outdoor spaces.
3)Provide articulation of blank wall surfaces along the east and north elevations.
4)Further study the integration of proposed materials (mainly the glass stairway), specifically in terms of compatibility with the adjacent historic buildings.
5)Study the creation of a more iconic and distinct roofline.

13. Next Steps Next Steps Conduct environmental review per CEQA;
Conduct a noticed public hearing before the Hearing Officer for:
(1) Modification to CUP No. 4577; Variance for Height; Certificate of Exception or Tentative Parcel Map; and
(2) Consideration of adoption of the environmental determination; and
Conduct a noticed public hearing before the Design Commission;
Return to Design Commission for Concept/Final design approvals.
Upon submittal of a code-compliant project, the official entitlement process would commence with concept and final design review by the Design Commission, with the CEQA review being conducted concurrently.

14. 955 South Fair Oaks Avenue Predevelopment Plan Review
City Council Meeting
July 23, 2018
This concludes our presentation. We are available for questions.

15. Land Use Description Residential Care (General):
Is a state licensed facility, family home, group care facility, or similar facility
Is maintained and operated to provide 24-hour limited medical and nonmedical residential care for seven or more adults in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or the protection of the individual
Considered a ‘Public and Semi- Public Use’
Not a Residential land use
No dwelling units are proposed
It should be noted that Residential Care Facilities are not considered a Residential land use. The Zoning Code defines Residential Care as a state licensed facility that is maintained and operated to provide 24-hour nonmedical residential care for seven or more adults in need of assistance in daily living or protection. The use does include limited medical assistance, as needed. Further, the Residential Care land use is encompassed within the Public and Semi-Public Uses.
As a result, the proposed land use is considered as nonresidential with no dwelling units as it pertains to the residential use.

16. Subterranean Parking Plan
Fair Oaks Avenue
Arlington Drive
Hurlbut Street
The proposed project proposes to reconfigure the existing 62 space surface parking lot and construct a subterranean level of parking to have 35 surface spaces and 72 spaces below-grade. The Staff Report noted that the subterranean level would have 45 spaces and is incorrect.
*The current proposal is for 45 spaces in the subterranean garage.

17. Floor Plan for Proposed 2nd – 4th Levels
Fair Oaks Avenue
Hurlbut Street
Arlington Drive
This i

18. Additional Design Commission comments
Preliminary Consultation with Design Commission:
Study the pedestrian and vehicular circulation to, from and within the site;
Study ways to modulate the exterior of the building to better integrate the location and function of indoor communal areas with the outside;
Further explore shifting the building volumes to enclose the proposed courtyard;
Provide a more prominent design for the main entry to the building, which appears to lack prominence from the public realm and is more of an interior-facing component of the structure off of the main street-facing elevation.
Further study the how to integrate the proposed development with Phases 1 and 2, especially the proposed bridge connections to the existing building; the bridge connections should be seen as fully integrated and architecturally compatible.
The driveway to the subterranean parking is at the south elevation. This elevation should be provided with appropriate architectural details so that the driveway is not overemphasized or detract from the overall architectural style. Study ways to respond more clearly to Pasadena’s architectural legacy;
The north and east elevations and site features shall be appropriately detailed in anticipation of possible incorporation of the adjacent property into the campus in the future.