909-915 South Fair Oaks Avenue “Shriners Hospitals For Children” Predevelopment Plan Review

1. 909-915 South Fair Oaks Avenue “Shriners Hospitals For Children”Predevelopment Plan Review City Council MeetingFebruary 3, 2014

2. Vicinity Map E California Bl Huntington Memorial Hospital S Fair Oaks Ave S Arroyo Pkwy S Marengo Ave S Orange Grove Bl Project Site S Pasadena Ave E Glenarm St

3. Subject Site Alessandro Pl PD-5 IG-SP-2 S Fair Oaks Ave RM-32-HL-1 Hurlbut St IG-SP-2-AD-2

4. 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 (17.50.340).

5. 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.

6. Project Description 909 S. Fair Oaks Ave. 915 S. Fair Oaks Ave. 33 Hurlbut (RM-32 property) 905 S. Fair Oaks Ave.

7. Project Description 3-story medical office building Open space Demolish

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

9. Project Description North Elevation (facing Alessandro Pl.) South Elevation (facing Hurlbut St.)

10. Project Description Looking northwest Looking southwest

11. Project Description S Fair Oaks Ave Hurlbut St

12. Discretionary Entitlements • Entitlements (1-4 of 6): • 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; • Minor Conditional Use Permit: to reduce parking below Transit-Oriented Development standards; • Variance:to be located within the encroachment plane; • Minor Variance: to have no setback where the minimum requirement is 15 feet;

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

14. 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 Commissionwill conduct design review.

15. 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.

16. 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.

17. 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.

18. 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 (17.50.340.D.1): • Allows for further reduction through a parking demand study and approval of a Minor Conditional Use Permit

19. 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.

20. 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;

21. 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.

22. 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 10.6 - New Business: Recruit new business to provide retail and other services, and employment and other opportunities for Pasadena residents and visitors. • Policy 10.10 – 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.

23. 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.

24. 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.

25. 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

26. 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.

27. 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.

28. 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.

29. 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. • Conceptand Final.

30. 909-915 South Fair Oaks Avenue “Shriners Hospitals For Children”Predevelopment Plan Review City Council MeetingFebruary 3, 2014