Planning & Community Development Department
909-915 South Fair Oaks Avenue
“Shriners Hospitals For Children”
Predevelopment Plan Review
City Council Meeting
February 3, 2014
Vicinity Map
Planning & Community Development Department
S Pasadena Ave
S Marengo Ave
S Orange Grove Bl
Huntington
Memorial
Hospital
S Arroyo Pkwy
S Fair Oaks Ave
E California Bl
Project
Site
E Glenarm St
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Subject Site
Planning & Community Development Department
Alessandro Pl
PD-5
S Fair Oaks Ave
IG-SP-2
RM-32-HL-1
Hurlbut St
IG-SP-2-AD-2
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Project Description
Planning & Community Development Department
• 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).
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Project Description
Planning & Community Development Department
• 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.
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Project Description
Planning & Community Development Department
905 S. Fair Oaks Ave.
909 S. Fair Oaks Ave.
915 S. Fair Oaks Ave.
33 Hurlbut (RM-32 property)
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Project Description
Planning & Community Development Department
3-story
medical office
building
Open
Demolish
space
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Project Description
Planning & Community Development Department
East Elevation (facing S. Fair Oaks Ave.)
West Elevation (facing RM-32/PD-5 properties)
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Project Description
Planning & Community Development Department
North Elevation (facing Alessandro Pl.)
South Elevation (facing Hurlbut St.)
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Project Description
Planning & Community Development Department
Looking northwest
Looking southwest
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Project Description
Planning & Community Development Department
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Discretionary Entitlements
Planning & Community Development Department
• Entitlements (1-4 of 6):
1) 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;
2) Minor Conditional Use Permit: to reduce parking
below Transit-Oriented Development standards;
3) Variance: to be located within the encroachment
plane;
4) Minor Variance: to have no setback where the
minimum requirement is 15 feet;
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Discretionary Entitlements
Planning & Community Development Department
• Entitlements (5-6 of 6):
5) Private Tree Removal: remove five protected trees;
and
6) Design Review: project that exceeds 25,000 square
feet in size.
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Discretionary Entitlements
Planning & Community Development Department
• Review Authorities:
> Hearing Officer is decision maker on Minor Conditional
Use Permit, Variance, Minor Variance, Private Tree
Removal, and environmental review; and
> Design Commission will conduct design review.
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Discretionary Entitlements
Planning & Community Development Department
• ‘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.
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Major Issues for Analysis
Planning & Community Development Department
• 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.
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Planning Division Comments
Planning & Community Development Department
• 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.
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Planning Division Comments
Planning & Community Development Department
• 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
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Planning Division Comments
Planning & Community Development Department
• 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.
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Planning Division Comments
Planning & Community Development Department
• 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;
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Planning Division Comments
Planning & Community Development Department
• 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 smoothfinish stucco.
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Planning Division Comments
Planning & Community Development Department
• 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.
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Planning Division Comments
Planning & Community Development Department
• 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.
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Planning Division Comments
Planning & Community Development Department
• 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 mixeduse 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.
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Planning Division Comments
Planning & Community Development Department
• 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
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Public Works Comments
Planning & Community Development Department
• 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.
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Transportation Comments
Planning & Community Development Department
• 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.
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Environmental Review
Planning & Community Development Department
• 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.
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Next Steps
Planning & Community Development Department
• 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.
> Concept and Final.
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Planning & Community Development Department
909-915 South Fair Oaks Avenue
“Shriners Hospitals For Children”
Predevelopment Plan Review
City Council Meeting
February 3, 2014