277 North El Molino Avenue Predevelopment Plan Review

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277 North El Molino Avenue Predevelopment Plan
Review

• City Council MeetingMay 5, 2014

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Vicinity Map
210 Freeway
Subject Site
Corson Street
EL Molino Avenue
Madison Avenue
Locust Street
Locust Street
Walnut Street
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Subject Site
Corson Street
Subject Site
EL Molino Avenue
Locust Street
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Project Description

• 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

• 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 Citys
  Design Commission.

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Project Description

• 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
North end of the property

• South end of the property

View from north of subject property
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Project Description
El Molino Ave. Perspective
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Project Description
Corner of El Molino Ave. and Corson St.
Perspective
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Project Description
Southeast Corner Aerial
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Project Description
South Elevation
North Elevation
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Project Description
East Elevation
West Elevation
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Discretionary Entitlements

• Entitlements
• Affordable Housing Concession Permit to increase
  the maximum permitted floor area ratio
  requirement of 2.25
• Design Review for a project that exceeds 5,000
  square feet in size or contain 10 or more
  dwelling units and
• Height Averaging for a project that exceeds
  60-feet in height.

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Discretionary Entitlements

• 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

• 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

• 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
210 Freeway
Subject Site
Corson Street
684 Locust Street
EL Molino Avenue
Madison Avenue
Locust Street
Locust Street
Lukens House
Frances K. Mason House
Walnut Street
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Planning Division Comments

• 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

• 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

• 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

• 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

• 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

• 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 buildings
  architectural compatibility with its surroundings
  or its consistency with the applicable design
  guidelines however, the City of Pasadenas
  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

• Topics related to General Plan
• Policies and Objectives that apply include
• OBJECTIVE 1 - TARGETED DEVELOPMENT Direct higher
  density development away from Pasadenas
  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

• 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

• 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

• 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

• 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.
• Per the Citys 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 130-feet 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

• 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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277 North El Molino Avenue Predevelopment Plan
Review

• City Council MeetingMay 5, 2014