Planning & Community Development Department
277 North El Molino Avenue
Predevelopment Plan Review
City Council Meeting
May 5, 2014
Vicinity Map
Planning & Community Development Department
210 Freeway
Subject Site
EL Molino Avenue
Madison Avenue
Corson Street
Locust Street
Walnut Street
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Locust Street
Subject Site
Planning & Community Development Department
Locust Street
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EL Molino Avenue
Corson Street
Subject Site
Project Description
Planning & Community Development Department
• Site is zoned CD-3
> Central District Specific Plan, Walnut Housing
Subdistrict.
• Site is within Central District Transit Oriented
Development Area
> Subject to Transit-Oriented Development Section of the
Zoning Code (17.50.340).
• Multi-Family Housing within the Central District
Specific Plan
> Subject to Urban Housing Development Standards.
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Project Description
Planning & Community Development Department
• Demolish two commercial buildings of 8,790
square feet and surface parking lot.
• Construct six-story (75 ft.) residential building
containing 105 units.
• Two levels of parking, one on street level and one
subterranean.
• Maximum permitted height: 60 ft. Request for
height averaging to be reviewed by the City’s
Design Commission.
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Project Description
Planning & Community Development Department
• Maximum permitted density: 87 units per acre or
85 units.
• Proposed: 105 units, a 23 percent bonus
permitted with the provision of affordable units.
• Maximum permitted floor area ratio: 2.25 or
96,097 square feet.
• Proposed building size: 118,350 square or 2.77
floor area ratio. Request for an Affordable
Housing Concession Permit to increase the
allowable floor area ratio.
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Project Description
Planning & Community Development Department
North end of the property
South end of the property
View from north of subject property
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Project Description
Planning & Community Development Department
El Molino Ave. Perspective
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Project Description
Planning & Community Development Department
Corner of El Molino Ave. and Corson St. Perspective
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Project Description
Planning & Community Development Department
Southeast Corner Aerial
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Project Description
Planning & Community Development Department
South Elevation
North Elevation
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Project Description
Planning & Community Development Department
East Elevation
West Elevation
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Discretionary Entitlements
Planning & Community Development Department
• Entitlements:
1) Affordable Housing Concession Permit to increase the
maximum permitted floor area ratio requirement of
2.25;
2) Design Review for a project that exceeds 5,000
square feet in size or contain 10 or more dwelling
units; and
3) Height Averaging for a project that exceeds 60-feet in
height.
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Discretionary Entitlements
Planning & Community Development Department
• Review Authorities:
> Hearing Officer is decision maker on Affordable
Housing Concession Permit;
> Design Commission will conduct design review and
review and possibly approve Height Averaging; and
> Urban Forestry Advisory Committee will review
requests to remove any street trees, and provide a
recommendation to the City Manager.
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Major Issues for Analysis
Planning & Community Development Department
• Maximum height and height averaging;
• Placement and design of a required street level
landscaped courtyard; and
• Construction adjacent or near properties that are
designated historic resources or resources that
are eligible for historic designation.
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Major Issues for Analysis
Planning & Community Development Department
• Historic Resources are:
> The residence at 267 North El Molino Avenue (Lukens
House) is located immediately to the south of the
project site, was built in 1896 and is listed in the
National Register of Historic Places,
> The residence located at 246 North El Molino Avenue
(Frances K. Mason House) is located to the east of the
site, was built in 1904 and is eligible for historic
designation, and
> The property at 684 Locust Street (to the east) is not
eligible for historic designation but should be
considered in the planning process in the future.
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Historic Resources
Planning & Community Development Department
210 Freeway
Subject Site
Corson Street
EL Molino Avenue
Madison Avenue
684 Locust Street
Locust Street
Locust Street
Lukens House
Frances K.
Mason House
Walnut Street
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Planning Division Comments
Planning & Community Development Department
• Topics related to Zoning Code:
> Height: Maximum 60 feet or 75 feet when utilizing
height averaging
 The building is proposed to be five to six stories in height and
have a overall height of 75 feet. Height Averaging is required
for the proposed height.
> Size (Floor Area): Maximum 2.25 or 96,097 square feet
 The building is proposed to be 118,350 square feet or have an
FAR of 2.77. An Affordable Housing Concession Permit is
required to increase the FAR from 2.25 to 2.77.
> Density: 87 units/acre or 85 units for the site
 105 units are proposed, which is a 23% density bonus.
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Planning Division Comments
Planning & Community Development Department
• Topics related to Zoning Code:
> Setbacks: Min 5 foot and max 10 foot along El Molino
Avenue, 10 foot setback along Corson Street, rear and
side property line.
 As proposed, the building appears to be encroaching into the
required 10 foot south side setback.
> Parking: When utilizing density bonus, the parking
requirement is the following:
 1 on-site space for 0-1 bedroom units
 2 on-site spaces for 2-3 bedroom units
 Based on the project a total of 158 spaces are required, 159
spaces are proposed.
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Planning Division Comments
Planning & Community Development Department
• Topics related to Zoning Code:
> Open Space: Min area required: 30% of the net floor
area.
 Proposed building area is 95,375 square feet therefore a min of
28,612 square foot open space is required. Total 30,434
square foot open space proposed.
> Courtyard: One 20’ by 20’ ground floor landscaped
courtyard open to the street is required.
 A 43’ by 30’ courtyard is proposed in the southeast corner of
the property. Staff recommends that the courtyard
connects/opens to the swimming pool podium or be relocated
to break the building mass along El Molino Avenue.
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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
because:
 Project exceeds 5,000 square feet and the entails10 or more
dwelling units, and is within the Central District Specific Plan.
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Planning Division Comments
Planning & Community Development Department
• Topics related to Design & Historic Preservation:
> Massing & Siting: care should be taken in creating a
building form that appropriately responds to the existing
context, especially the historic resource immediately to
the south;
> Sitting: A multi-family project is generally well suited for
this location, but greater consideration should be given
in the massing of the structure to appropriately respond
to the nationally register listed historic resource
adjacent to the site and other eligible historic resources
on the periphery
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Planning Division Comments
Planning & Community Development Department
• Topics related to Design & Historic Preservation:
> Compatibility: No specific building designs have been
presented for review at this time and staff cannot
comment on the new building’s architectural
compatibility with its surroundings or its consistency
with the applicable design guidelines; however, the City
of Pasadena’s objective is to achieve architectural and
design excellence. Buildings should improve the
environment for the public, respond to their context and
be compatible to the surroundings;
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Planning Division Comments
Planning & Community Development Department
• Topics related to General Plan:
> Policies and Objectives that apply include:
 OBJECTIVE 1 - TARGETED DEVELOPMENT: Direct higher
density development away from Pasadena’s residential
neighborhoods and into targeted areas, creating an exciting
urban core with diverse economic, housing, cultural and
entertainment opportunities.
 OBJECTIVE 3 – AFFORDABLE HOUSING: Encourage the
retention and creation of affordable housing throughout
Pasadena by providing sufficient land and densities to develop
new affordable housing.
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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.
> Central District Specific Plan:
 The purpose of the Specific Plan is to include a diverse mix of
land uses designed to create the primary business, financial,
retailing and government center of the City.
> Walnut Housing Subdistrict:
 This subdistrict is intended to promote the development of a
high-density residential area north of Colorado Blvd and in
close proximity to the Lake Avenue Light Rail Station.
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Public Works Comments
Planning & Community Development Department
• Topics related to Public Works:
> Corner Rounding – Land Dedication:
 In order to accommodate an Americans with Disabilities Act
(ADA) compliant curb ramps, the applicant shall dedicate to the
City the land necessary to provide a 30-foot radius property line
corner rounding at the southwest corner of Corson Street and
El Molino Avenue.
> Street Trees:
 In order to protect the canopy of the existing street trees, the
building setback shall be 8 to 10 feet along Corson Street
frontage and 10 to 12 feet along El Molino Avenue frontage.
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Transportation Comments
Planning & Community Development Department
• Topics related to Transportation:
> Traffic Impact Study: Required per City guidelines.
> New Driveways: The driveway and apron shall have a
minimum width of 18-feet to accommodate 2-way
traffic.
> Access: It is recommended that a second access
location off Corson Street be constructed to provide
more vehicular circulation alternatives into and out of
the parking garage.
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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.
 Per the City’s Zoning Code, a project proposed on this property
must contain an housing component.
 The site is located adjacent to the south of the 210 Freeway,
approximately 80-feet to the off-ramp, at its closest point, and 130feet to the freeway.
 In cases where sensitive receptors (generally defined as 24-hr
occupied habitable buildings, such as residences) are proposed
within 500 feet of the freeway, the City undertakes a Health Risk
Assessment as part of the CEQA process.
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Next Steps
Planning & Community Development Department
• Preliminary Consultation: Design Commission.
> To provide preliminary design comments on the project.
• Affordable Housing Concession Permit: Hearing
Officer.
> Environmental Review.
 Includes Traffic Study.
• Design Review and Height Averaging: Design
Commission.
> Concept and Final.
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Planning & Community Development Department
277 North El Molino Avenue
Predevelopment Plan Review
City Council Meeting
May 5, 2014