1. City Council Meeting April 23, 2018
Lincoln Avenue and W. Washington Boulevard Predevelopment Plan Review
City Council Meeting
April 23, 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
The project proposes construction of 64, for-sale, detached townhomes (including nine units designated for moderate-income households).
Informational Only – No Action Required

3. Subject Site Site Information
Dual-zoned: LASP-CL and RS-6 (Lincoln Avenue Specific Plan – Commercial Limited) and (Single-Family Residential at 6 dwelling units per acre)
Lot Size: 106,000 square feet (2.4 acres)
Site currently occupied by commercial and residential buildings.

4. Property Location
Subject Site
Lincoln Avenue N
Pepper Street

5. Zoning and Land Use Designation
RS-6
LDR
Medium Mixed Use
Lincoln Avenue
Lincoln Avenue N N
Zoning GP

6. Project Evolution ORIGINAL CONCEPT
Mixed-use project inclusive of commercial uses on the ground floor and 150 residential units
Height: feet
FAR: 1.25
Density: 61 units/acre

7. PPR Project Description
Current project proposal:
Demolition of existing on-site commercial and residential buildings;
Establishment of a Planned Development zoning district for the project site;
Construction of 64, for-sale, detached townhomes (including nine units designated for moderate-income households);
Density has been reduced from 61 units per acre to 26 units per acre; and
Residential only. No mixed use component.

8. Proposed Site Plan
WASHINGTON BLVD
PEPPER STREET
LINCOLN AVENUE N

9. Lincoln Avenue Elevation

10. Corner of Lincoln & Washington

11. Planning PPR Comments
All development standards can be amended per the PD, with the exception of the proposed density on the RS-6 portion of the site, which can only be accommodated via an amendment to the General Plan Land Use Diagram.
Further consideration shall be given to the compatibility of the proposed project to the scale and character of the surrounding neighborhood.
Redesign the project to further encourage architectural and design excellence.
The project, as proposed, is generally not in compliance with City of Gardens requirements.
Explore ways to consolidate some of the massing into several simpler building volumes centered around communal amenities and open space.

12. Design Commission Comments
Preliminary Consultation with Design Commission:
Compatibility with the surrounding context or the character of Pasadena;
Focus on community objectives;
Shared amenities, communal open space and pedestrian circulation;
Incorporation of more variety, modulation and a sense of individualism in the design;
Gradual transitions in height and massing between the site and adjacent properties; and
Utilization of Craftsman, Mediterranean, Monterey, or Main Street Commercial architecture.

13. Discretionary Entitlements
As submitted, the project would require:
Planned Development (PD) application
General Plan Land Use Diagram for the portion of the site designated as Low Density Residential
Preliminary Consultation-Design Review
Concept & Final-Design Review
Tract Map

14. Next Steps Applicant submits application with final project proposal;
Conduct environmental review per CEQA;
Conduct a noticed public hearing before the Design Commission;
Conduct a noticed public hearing before the Planning Commission;
Conduct a noticed public hearing before the City Council; and
Return to Design Commission for Concept/Final design approvals.

15. City Council Meeting April 23, 2018
Lincoln Avenue and W. Washington Boulevard Predevelopment Plan Review
City Council Meeting
April 23, 2018