909-915 south fair oaks avenue “shriners hospitals for children” predevelopment plan review

Planning & Community Development Department

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

Predevelopment Plan Review

City Council MeetingFebruary 3, 2014


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Vicinity Map

E Glenarm St

E California Bl

S A

rroy

o Pk

wy

S Pa

sade

na A

ve

S O

rang

e G

rove

Bl

S M

aren

go A

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HuntingtonMemorialHospital

ProjectSite

S Fa

ir O

aks

Ave


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Subject Site

PD-5

IG-SP-2

RM-32-HL-1

IG-SP-2-AD-2 S

Fair

Oak

s Av

eHurlbut St

Alessandro Pl


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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).


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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.


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Project Description

905 S. Fair Oaks Ave.



33 Hurlbut (RM-32 property)


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Project Description

Demolish

3-story medical office

building

Open space


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Project Description

East Elevation (facing S. Fair Oaks Ave.)

West Elevation (facing RM-32/PD-5 properties)


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Project Description

North Elevation (facing Alessandro Pl.)

South Elevation (facing Hurlbut St.)


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Project Description

Looking northwest

Looking southwest


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Project Description

S Fair Oaks Ave

Hurlbut St


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Discretionary Entitlements

• 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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• Entitlements (5-6 of 6):5) Private Tree Removal: remove five protected

trees; and6) Design Review: project that exceeds 25,000

square feet in size.


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• 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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• ‘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

• 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

• 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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• 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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• 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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• 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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• 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.


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• 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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• 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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• 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.


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• 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

• 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

• 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

• 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

• 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.


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

Predevelopment Plan Review

City Council MeetingFebruary 3, 2014

909-915 south fair oaks avenue “shriners hospitals for children” predevelopment plan review

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