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Mixed-Use Development Predevelopment Plan Review in Pasadena Towers

This document outlines a predevelopment plan for a significant mixed-use project in Pasadena, including residential and commercial spaces, with detailed information on the proposed site plan, planning process, design standards, and next steps.

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Mixed-Use Development Predevelopment Plan Review in Pasadena Towers

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  1. 740-790 E. Green Street, 118 S. Oak Knoll Avenue and 111 S. Hudson AvenuePredevelopment Plan Review City Council Meeting July 9, 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 mixed-use project with 273 for-rent housing units and 19,660 square feet of commercial use. • Informational Only – No Action Required

  3. Project Description • Preliminary Plan Review: • To establish a new Planned Development: • Reclassifying the site to a PD zoning district; • Establish a PD Plan (land uses/development standards); • Demolish all existing structures on site • Mixed-Use Project: • 273 residential Units (rental); • 19,660 sq. ft. of commercial use; • 453 parking spaces within two below grade parking levels; • 10,500 sq. ft. “pocket park”

  4. Project Location IDS Pasadena Towers Playhouse Hudson Ave Oak Knoll Ave Green St The Prado The Commons

  5. Subject Site • Site Information • CD-4 (Central District, Pasadena Playhouse subdistrict) • Site Size: 101,430 square feet (2.33 acres) • Site currently occupied by five commercial buildings totaling 36,879 square feet and surface parking.

  6. Proposed Site Plan Green Street Commercial (Residential Above) POCKET PARK Building C Building A Commercial (Residential Above) Hudson Ave Oak Knoll Ave Residential Amenity Residential Units Residential Units Building E Building D PROPOSED BUILDING: Mixed-Use Residential and Retail FAR: 304,835 SF GBA: 493,320 SF Residential Courtyard ------ Line of Buildings to be Demolished

  7. Rendering –Green St

  8. Rendering – Hudson Ave

  9. Rendering – Oak Knoll Ave

  10. Planning PPR Comments Through the PD process, development standards can be prescribed by the PD Plan with the following caveats: • The Floor Area Ratio (FAR) of a PD Plan shall not exceed the FAR allowed on the Land Use Diagram for the project site unless approved by City Council, and only as high as 3.0. • The residential density of a PD Plan shall not exceed the residential density allowed on the Land Use Diagram for the project site unless approved by the City Council, and only as high as 87 dwelling units per acre. • A PD plan may not authorize a greater height than that permitted in the CD.

  11. Planning PPR Comments *FAR requires City Council approval if shown that the architectural design of the PD is contextual and of a high-quality • Key development standards that are not consistent with CD-4 zoning district:

  12. Massing & Scale - Heights

  13. Neighboring Heights

  14. Density and Density Bonus • Density • Base CD-4 – 60 du/acre: 140 units • PD Request – 87 du/acre: 203 units • Density Bonus • 35% Density Bonus – 203 units: 70 additional units Total Units Proposed: 273

  15. Floor Area Ratio • Floor Area Ratio • Base CD-4 - 2.0: 203,000 sq. ft. • General Plan 0-2.25: 228,712 sq. ft. • PD Request - 3.0: 304,950 sq. ft.

  16. Design Commission Comments • Preliminary Consultation with Design Commission: • Study the building massing to avoid overwhelming adjacent lower-scaled buildings to the south, particularly along Oak Knoll Avenue; • Study ways to respond more clearly to Pasadena’s architectural legacy; • The project is lacking an overall design concept and inspiration that would provide justification for all elements of the design; • The design of the pocket park should be restudied to ensure that it provides amenities consistent with a public park space such as a community garden or a playground or other playful amenity, rather than being designed as a typical courtyard feature or pass-through space.

  17. PD Discretionary Review Process • Design Commission: Architectural determination that the design is contextual and of high quality for additional FAR; • Planning Commission: Review and make recommendation to the City Council regarding the PD Zoning District and PD Plan; • City Council: Review and take action on the PD Zoning District and PD Plan; and • Design Review: Preliminary Consultation, Concept and Final Design Review by the Design Commission.

  18. Next Steps • Applicant submits Planned Development application; • 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.

  19. 740-790 E. Green Street, 118 S. Oak Knoll Avenue and 111 S. Hudson AvenuePredevelopment Plan Review City Council Meeting July 9, 2018

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