2362 East Washington Boulevard

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2362 East Washington BoulevardSt. Luke Medical
CenterPredevelopment Plan Review

• City Council Meeting
• December 9, 2013

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Vicinity Map
Los Angeles County
Altadena (Los Angeles County)
E Washington Bl
Project Site
E Washington Bl
N Altadena Dr
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Subject Site
E Washington Bl
E Washington Bl
Woodlyn Rd
Del Rey Ave
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Project Description

• Re-occupy the former hospital with medical
  offices
• Demolish two-story Annex Building
• Demolish one-story office building
• Construct three-story, 280-space, parking
  structure and
• Construct 750 square-foot receiving facility
  addition at rear of power plant.

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Project Description
E Washington Bl
Del Rey Ave
E Washington Bl
Existing Medical Office Building
Single-Family Residences
Woodlyn Rd
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Project Description

• Main Hospital Building (front)

Hospital Building and Emergency Room
Hospital Building and Chapel
Main Hospital Building (rear)
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Project Description

• Hospital Building and Annex Building

Annex Building
Location of Receiving Addition
Building to be Demolished
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Project Description
North Elevation
South Elevation
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Project Description
East Elevation
West Elevation
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Discretionary Entitlements

• Entitlements
• Conditional Use Permit to establish a Medical
  Office use on a property zoned PS (Public,
  Semi-public) and
• Design Review for a project (i.e. parking
  structure) that exceeds 25,000 square feet in
  size.
• Review Authorities
• Hearing Officer is decision maker on Conditional
  Use Permit and environmental review and
• Design Commission to conduct design review.

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Major Issues for Analysis

• Demolition of a potentially historic structure
  (Annex Building) and the appropriate location
  of a new parking structure
• Establishment of 187,000 square feet of medical
  office on a site that is predominately
  unoccupied
• Traffic generated by the medical office use and
• Compatibility of the project with the residential
  uses to west and south of site
• Adequate methods of providing a buffer or
  transition.

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Planning Division Comments

• PS Zoning District
• Permits large institutional uses such as churches
  and schools that may not be appropriate in other
  zoning districts.
• Uses permitted in PS zoning district require the
  approval of a Conditional Use Permit
• Allow for a higher level of review and analysis
  of a specific proposal.
• Most development standards such as height and
  setbacks are specified by a Conditional Use
  Permit or Master Plan
• Project-specific analysis.

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Planning Division Comments

• Topics related to Zoning Code
• Height Staff encouraged applicant to be mindful
  of historical prominence of St. Luke Hospital
  when designing any new facilities so that it does
  not lose its prominence on the site.
• Setbacks Parking structure located 220 feet from
  the nearest (west) property line along Del Rey
  Avenue.
• Parking Minimum requirement is 4/1,000 square
  feet
• 187,000 s.f. 748 parking spaces.
• Total of existing surface parking spaces (480)
  and the new parking structure (280) is 760
  parking spaces.

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Planning Division Comments

• Topics related to Design Historic Preservation
  
• Historic Designation St. Luke Hospital Block,
  Convent, and Chapel designated as an individual
  historic resource (2002)
• Annex Building was not included in this
  designation.
• At this time it is not clear if Annex Building is
  eligible for historic designation
• To be reviewed as part of the environmental
  review of the project.
• All work will be evaluated per Secretary of the
  Interior's Standards for Rehabilitation and the
  Illustrated Guidelines for Rehabilitating
  Historic Buildings.

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Planning Division Comments

• Topics related to Design Historic Preservation
  
• Recommendations
• Retain historic preservation consultant, or an
  architect experienced in historic preservation,
  to collaborate with the project designers through
  entitlements and construction.
• Reverse some of the alterations to the hospital
  building that have compromised its historical
  integrity
• Restoration of the loggia along Washington
  Boulevard that was enclosed in 1953 and
• Restoration of the 1933 central dome feature,
  replaced in 1997 due to earthquake damage.

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Planning Division Comments

• Topics related to Design Historic Preservation
  
• Massing relate contextually to hospital
  structure
• Siting consider other areas of site to reduce
  potential impacts on historic hospital structure
• Landscaping interconnect landscaping with site
  features and circulation paths that unify campus
  and encourage pedestrian activity
• Signage ensure commercial success while
  complying with Zoning Code and adding to the
  aesthetics of the campus and
• Materials durable, high-quality materials.

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Planning Division Comments

• Topics related to General Plan
• Policies and Objectives that apply include
• Policy 6.3 - Adaptive Reuse Encourage and
  promote the adaptive reuse of Pasadena's historic
  resources.
• 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 11.3 - Priority Opportunities Adopt and
  implement land use plans appropriate for priority
  employment opportunities including(d) healthcare
  and senior care industries

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Planning Division Comments

• Topics related to General Plan
• Policies and Objectives that apply include
• 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.
• Consider further ways of buffering (e.g. fencing
  or landscaping) medical use and the parking from
  the neighboring single-family neighborhood.

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Planning Division Comments

• Topics related to General Plan
• Policies and Objectives that apply include
• Objective 6 - Historic Preservation Promote
  preservation of historically and architecturally
  significant building and revitalization of
  traditional neighborhoods and commercial areas.
• Consider relocating the parking structure in
  order to preserve the Annex Building.

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Planning Division Comments

• Topics related to General Plan
• Specific Plan
• The project is not located within a Specific Plan
  and is not subject to any non-residential square
  footage limit.

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Public Works Comments

• Topics related to Public Works
• Street Trees Plant up to 12 Coast Live Oaks
  along Washington Boulevard and up to five Chinese
  Pistache trees along Del Rey Avenue.
• Sewer System Parking structure appears to be in
  conflict with the existing sewer system.
• Sewers to be re-located or abandoned
• Any sewer systems to remain in use shall be
  inspected for defects and any identified defects
  shall be fixed.
• Los Angeles County Portion of frontage along
  Washington Boulevard within the jurisdiction of
  the Los Angeles County of Department of Public
  Works.

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Transportation Comments

• Topics related to Transportation
• Traffic Impact Study Required per City
  guidelines.
• Traffic Signal May be required
• Washington Del Rey or
• Mid-block driveway on Washington, east of the
  hospital.
• Entry Gates Set back 40 feet from property line
  to allow for adequate queuing space.
• Turn Limitations Mid-block driveway on
  Washington
• Right In/Right Out only or
• Restriping on Washington to provide for safety
  for left-turning vehicles.

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Environmental Review

• Per California Environmental Quality Act (CEQA),
  an environmental review of the project will
  occur.
• Analyze projects 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.
• Environmental Review.
• Includes Traffic Study.
• Design Review Design Commission.
• Concept and Final.

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2362 East Washington BoulevardSt. Luke Medical
CenterPredevelopment Plan Review

• City Council Meeting
• December 9, 2013