PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 1 OF 38
PREDEVELOPMENT PLAN REVIEW COMMENTS
Predevelopment Plan Review (PPR) is a preliminary evaluation of a project by staff from various City departments and divisions. The information derived from a PPR does not constitute any approval of a project. PPR meetings are not public hearings.
Project Number: PPR2021-00009 Date: October 29, 2021
Project Address: 80 South Oakland Avenue
Project Description: The applicant requests to subdivide the existing 87,549 square-foot lot into two parcels. On a newly created southern 58,818 square foot parcel, the project consists of the demolition of the existing surface parking lot which presently serves the church and reading room and the construction of a new 117,326 square-foot, five-story Residential Care, General facility building with two levels of subterranean parking. According to the plans, the subterranean parking would be 83,714 square feet in area and provide 178 parking spaces to serve the existing church and reading room use on the new northern parcel and the new Residential Care, General facility use.
Applicant: Belmont Village
Attn: Andy Gerber
(619) 455-9846
[email protected]
Case Manager: Alison Walker, Associate Planner
(626) 744 -6742
[email protected]
DETERMINATION OF COMMUNITYWIDE SIGNIFICANCE REQUIRI NG PRESENTATION TO THE CITY COUNCIL:
a. Greater than 50,000 square feet of gross floor area with at least one discretionary permit.
☒
b. Fifty or more housing units. ☐
c. Other: ☐
Presentation to the City Council required : ☒ YES
☐ NO, not applicable.
DEPARTMENT / DIVISION PAGE
Building Division - Addressing 2
Building & Safety Division 2
Community Planning 5
$77$&+0(17$
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 2 OF 38
Cultural Affairs Division 8
Current Planning 8
Design & Historic Preservation 21
Economic Development 21
Fire 21
First Source Local Hiring 22
Health 22
Housing 23
Public Works 23
Transportation 29
Water & Power, Power Division 31
Water & Power, Water Services Engineering 35
BUILDING DIVISION – ADDRESSING: Contact: Angie Jackson
Phone: (626) 744 -6903
Email: [email protected]
General Comments: Addressing is based on the main front door entry into the building, based on the plans provided the main front door entry appears to be on El Dorado Str eet. The available addresses for the proposed 5-story, 141-unit senior housing project are; 553, 555 and 557 El Dorado Street. If the main front door entry is not on El Dorado Stree t please provide a site map of the entire site showing main front door entry into the building, north direction, elevator lobbies, stairwells and all streets labeled. A floor plan for each level will also be required to assign unit numbers to each unit, the unit numbers will be consecutive, fractional an d alphabetical designations are not allowed. The unit numbering on the first floor will start, 101, 102, 103, etc. second floor 201, 202, 203, etc. and third floor, 301, 302, 303, etc. Once an address has been assigned, the requirements listed below are met and the building permit has been issued, an official address letter that authorizes you to use the address will be sent t o you. Copies of the letter will be sent to the relevant agencies within and outside of the City.
Governing Codes: Pasadena Municipal Code Chapter 12.20 Building Numbering.
Estimated Fees: The address fee will be calculated after receiving the following: An address application and a current half size or 8 ½” x 11” floor plans for each level and a site plan showing the main front door entrance into the building/s, label all streets involved , indicate the N/S direction as well as the orientation of the building/s to the streets before submittal into plan check.
BUILDING & SAFETY DIVISION: Plan Reviewer: Humberto Contreras Phone: (626) 744 -6887
Email: [email protected]
Governing Codes:
Comply with the Current Edition of California Building Code, California Electri cal Code, California Plumbing Code, California Mechanical Code, California Energy Code, California Green Building
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 3 OF 38
Standard Code and the City of Pasadena Municipal Code. The governing edition is based on t he date in which the project is submitted to the City of Pasadena for review.
Building Code Analysis:
Provide a Building Code Analysis on the title sheet. Include the code(s) inf ormation for each building proposed: Descriptive scope of work, occupancy, assessor’s parcel number, number of stories, type of construction, fire sprinklers, floor area, height, and all owable floor area.
Best Management Practices:
Photocopy to plans and complete the BEST MANAGEMENT PRACTICE page 1(form must be singed). Photocopy any other applicable pages and cross reference the location at the site plan, i.e. the material storage, the concrete waste management, etc. These forms can be found at https://www.cityofpasadena.net/planning/building-and-safety/bs-applications- forms/#informational-handouts .
Property Line Survey Required:
Per City of Pasadena Policy property line survey is required for:
a. New construction.
b. Auxiliary buildings and additions were setback is less than 5’ - 0” to property line. c. All buildings where specific Zoning Division Variance is issued for approved setback s & whether newly constructed or altered.
Soils Report Required:
A soils engineer report is required for:
a. All new constructed single and multi-family residential, commercial, and indust rial buildings.
b. An addition to a commercial or industrial building.
c. Second (2
nd ) story addition to existing one-story building.
d. Hillside construction, i.e. decks, retaining walls, and swimming po ols.
Grading:
Show compliance with CBC 2019 Appendix J – Grading with City of Pasadena Amendments. o Clearly show the cubic yard quantities for excavation (cuts) and fills and label if site grading or foundation excavations.
Clearly show the cubic yard quantities for excavation (cuts) and fills; and label if site grading or foundation excavations. A grading permit may not be required per section J103.2 Exempti ons.
Green Code:
Photocopy to plans and complete the 2019 CALIFORNIA GREEN BUILDING ST ANDARDS CODE WITH CITY OF PASADENA AMENDMENTS FORMS. These for ms are being provided
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 4 OF 38
attach and can be found at https://www.cityofpasadena.net/planning/building-and-safety/bs- applications-forms/#informational-handouts .
For new
buildings 10,000 square feet and over, building commissioning shall be included in the design and construction processes of the building project.
For new projects with 10 or more parking spaces, provide the minimum EV Chargi ng Spaces capable of supporting future Electrical Vehicle Supply Equipment.
Low Impact Development (LID):
Low Impact Development (LID) may be required for this project. Refer to the City of Pasadena link for further information on the requirements and submittal process:
https://www.cityofpasadena.net/wp-content/uploads/sites/30/Form- PC.pdf?v=1599178168233 .
Means of Egress (Exiting):
Show an exit plan that labels and clearly shows compliance with all required eg ress features such as, but not limited to, common path of travel, required number of ex its, occupant load, required width, continuity, travel distance, etc. as applicable.
Primary accessible path of travel shall include a primary entrance to the b uilding or facility; toilet and bathing facilities serving the area; drinking fountains serving the area ; public telephones serving the area, and signs
Clearly label and identify on plans fire-resistive corridors, exit enclosures, exit passageways, horizontal exits, occupancy separation walls and floors, fire resistive shafts, and fire walls, along with their fire-resistive ratings as applicable.
Fire and Smoke Protection Features:
Show materials, systems and assemblies used for structural fire resistance and fire-resis tance- rated construction separation of adjacent spaces to safeguard against the spread o f fire and smoke within a building and the spread of fire to or from buildings.
Accessibility:
Provide compliance with accessibility per CBC Chapter 11A and 11B accordingly.
Provide an analysis for the minimum required units and parking spaces. La bel the accessible units/parking spaces.
Provide the minimum vertical clearance for VAN accessible to basement and garag e per 11A and/or 11B accordingly.
Required Plans and Permit(s):
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 5 OF 38
In addition to architectural plans, provide Structural, Shoring, Plumbing , Mechanical, Electrical plans, PV systems and grading plans as required. No deferred submittal .
Separate permits are required for the following: Mechanical, Electrical, Pl umbing, Fire Sprinkler, Demolition, Block walls, others.
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 6 OF 38
COMMUNITY PLANNING SECTION: Plan Reviewer: Martin Potter Phone: (626) 744 -6710
Email: [email protected]
General Plan Consistency:
The General Plan Land Use designation is Medium Mixed-Use (0.0-2.25 FAR, 0-87 du/ac), which is intended to support the development of properties and/or buildings with a mix of compatible uses. Mixed-use development projects containing housing shall incorporate amenities contributing to a quality living environment for residents including courtyards, recreation facilities, and similar elements. Where buildings face the street frontage, they shall be designed to enhance pedestrian activity with transparent facades for retail uses and distinctive en tries for housing.
Parking shall be located below or to the rear of the street.
The existing site is 87,549 square feet; the proposed project would split the site into two parcels and proposes to develop a residential care facility on approximately 56,000 square feet under a 99-year ground lease. To the north is the existing First Church of Christ bui lding as well as a two- story commercial building. To the west is a five-story commercial complex. To t he east are one- to-three story office buildings and surface parking lots. To the south ar e low-scale two story commercial structures and one two-story residential structure.
Based on the submitted plans, the project proposes the development of a new r esidential care facility (approximately 141 units) with 178 subterranean parking spaces. Th e project would reach a maximum height of 65 feet, with an average height of 50 feet. Th e units appear to not include cooking facilities, and therefore are not considered residential units for purposes of applying the residential development capacity limit for the Central District.
Based on the approximate size of the proposed parcel and the General Plan maximum intensity of 2.25 FAR, the site would support a project of approximately 126,000 square feet in size. The project plans show an approximately 208,291 square-foot building, with 122,181 squa re feet of above-grade construction and the remainder consisting of subterranean parking. T herefore, the proposed project complies with the General Plan maximum, as subterranean parking is not counted towards the maximum floor area permitted by the General Plan. The proposed proj ect would be oriented towards El Dorado Street, with a central driveway for drop-off access along E l Dorado Street and subterranean parking access along South Oakland Avenue. A new curb cut and removal of an existing street tree is proposed in order to provide park ing access. The project includes a centrally located patio and pool area, terraces on the second, third, f ourth, and fifth floors, as well as a separate landscaped plaza to be shared with the existing Fi rst Church of Christ.
The Land Use Element of the General Plan provides the following policies that are relevant to the proposed project:
Policy 2.11 Health Facilities. Accommodate a wide range of healthcare and mental health facilities that are transit-accessible and pedestrian friendly.
Policy 4.11 Development that is Compatible. Require tha t development demonstrates a contextual relationship with neighboring structures and sites addressing such elements as building scale, massing, orientation, setbacks, buffering, t he arrangement of shared and
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 7 OF 38
private open spaces, visibility, privacy, automobile and truck access, impacts of noise and lighting, landscape quality, infrastructure, and aesthetics.
Policy 7.3 Compatibility. Require that new and adaptively re-used buildings are designed to respect and complement the defining built form, ma ssing, scale, modulation, and architectural detailing of their contextual setting.
Policy 23.1 Character and Design. Design and modulate bu ildings to avoid the sense of “blocky” and undifferentiated building mass, incorporate well-defined entries, and use building materials, colors, and architectural details compl ementing the neighborhood, while allowing flexibility for distinguished design solutions.
Policy 23.2 Parking Areas and Garages. Minimize the visibi lity of parking areas and garages.
Policy 23.3 Landscaped Setbacks and Walkways. Provide approp riate setbacks, consistent with the surrounding neighborhood, along the street frontage and where there are setbacks, ensure adequate landscaping is provided.
Policy 23.6 Open Space Amenities. Require that open s pace is provided on-site, is accessible, and of sufficient size to be usable by residents, in common areas and/or with individual units pursuant to the Zoning Code.
The proposed project would locate a residential care facility within a highly wal kable and transit- rich area of the City, consistent with Policy 2.11 above. The project additional ly incorporates a subterranean garage with access from South Oakland Avenue, which helps to mi nimize visibility of parking areas per Policy 23.2. In order to ensure that the proposed pro ject is complementary with surrounding structures, the applicant is encouraged to work with both Zo ning and Design & Historic Preservation staff to incorporate appropriate massing, scale, modulation, archit ectural detailing, open space, and overall compatibility with the surrounding neighborhood.
The General Plan additionally contains several policies related to sustainable building pract ices and landscaping that should be taken into consideration:
Policy 10.4 Sustainable Building Practices. Foster sustainab le building practices and processes specified by the City’s Green Building Code by incorporating energy and water savings, toxic and solid waste reduction strategies into the building of new structures and remodeling of existing structures.
Policy 10.7 Landscape. Encourage sustainable practices for la ndscape materials, landscape design, and land development.
Specific Plan:
The subject property is located within the Central District Specific P lan area, specifically within the Pasadena Playhouse Subdistrict (Playhouse South/Green Street Precinct) . As such, consideration should be given to General Plan goals and policies pertaining to the Cen tral District Specific Plan:
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 8 OF 38
GOAL 31. Central District. The primary civic, business, financial, retail, entertainment, and cultural center of Pasadena with supporting housing enabl ing residents to live close and walk to these uses and access regional transit.
Policy 31.1 Focus Growth. Focus growth in the Central Dist rict into key sub-areas including the Pasadena Playhouse, Civic Center/Midtown, Lake, Northwest Gateway, and Walnut Districts, and in proximity to the three Metro G old Line stations, to support economic vitality while preserving and complementing the historic core.
Policy 31.2 Sub-District Identity. Enhance the distinctive, yet complementary nature of the Central District’s sub -areas by recognizing and building on their unique at tributes and features through signage, streetscape designs, design guid elines and encouraging new uses and infill development that fits with the vision of each sub-area.
Policy 31.5 Transit Options. Increase the network of transit , walking, and bicycling opportunities between sub-areas within the Central D istrict through expanded services, additional rights of way/pathways with corresponding signage.
Policy 31.6 Connections to Other Community Places. Establi sh and maintain pedestrian walkways that provide access to the other Community Places and encourage people to move freely between each sub-area within the Central Di strict through a unifying/connected network of public areas.
Policy 31.9 Housing Choice. Provide a wide variety of hou sing options in the Central District in terms of the type, location, size and price.
Policy 31.10 Building Orientation. Require businesses to be oriented primarily to pedestrian streets and urban spaces and secondarily to par king lots and to provide visibility and accessibility to customers arriving on foot, by bicycle, and by automobile.
The proposed project would further the goals of the Central District Specific Plan area by focusing growth in the Pasadena Playhouse area, locating a residential care facility within a hi ghly walkable area of the City. The building would be oriented primarily towards El Dorado street and create a more pedestrian friendly streetwall, however care should be given to the driveways along El Dorado street which interrupt the pedestrian experience. The project appears to include a centralized open space area with paseo access; the applicant is encouraged to expand the paseo network to allow for through-block pedestrian access, consistent with Policy 31. 6 above.
Master Development Plan:
The subject property is not located in a Master Plan area.
Planned Development:
The subject property is not located in a Planned Development area.
Neighborhoods:
The proposed project is located within the following neighborhood associations:
· Council District 7
Councilmember Andy Wilson
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 9 OF 38
City Council Liaison: Pam Thyret
· Pasadena Neighborhood Coalition
· Downtown Pasadena Neighborhood Association
Estimated Fees:
There are no fees anticipated by Community Planning. Fees for environment al review would be determined at the time of application.
CULTURAL AFFAIRS DIVISION: Plan Reviewer: Corey Dunlap
Email: [email protected]
Based on the information provided in the Planning Division Master Application f or PPR2021- 00002, the proposed project IS NOT SUBJECT to the City’ s Public Art Requirement for Private Development. Pasadena’s Public Art Ordinance No. 6420 applies to
Either >>>> new construction or renovation of commercial, mixed-use, or m ulti-family residential developments in the Downtown, Old Pasadena or Northwest Program Areas (as well as industrial in the Northwest Program Area) with a total building valuation that exceeds $500,000.
Or >>>>> new construction of commercial, mixed-use, or industrial developmen ts outside the Downtown, Old Pasadena or Northwest Program Areas that include 25,000 or more square feet of gross floor area.
Because this development is designated as residential care facility, it is not subject to the Public Art Requirement for Private Development.
Please contact the Public Art Curator, Corey Dunlap, with any questions regardi ng the Public Art Requirement.
PLANNING DIVISION –
CURRENT PLANNING S ECTION:
Plan Reviewer: Alison Walker
Phone: (626) 744 -6742
Email: [email protected]
General Comments
The information provided below is general due to the general content of the information submitted.
In addition to the comments provided below, staff recommends the applicant tho roughly review each of the Zoning Code sections noted below.
Although plans are preliminary in nature, comments provided herein are i ntended to alert the applicant of applicable zoning standards. The applicant is required to demon strate compliance with all applicable standards. Neither the predevelopment plan review nor i nformation or pertinent policies provided by the City Departments shall be construed as a City r ecommendation for approval or disapproval of the application/project.
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 10 OF 38
Project Site
The project site consists of one parcel, APN 5734-012-006. The site m aintains frontage along Green Street, South Oakland Avenue, South Madison, and El Dorado Street. The project includes a request to subdivide the lot into two parcels with parking for both sites located on the newly created lot where the Residential Care Facility with two-stories of subterranean parking is proposed to be constructed.
Lot Size
The plans submitted indicate that the site measures 58,818 square feet in area , however according to the Los Angeles County Assessor’s information, the existing total lot size is 87,549 square feet.
It is unclear based on the information provided which parcels constitute the existing site and two proposed parcels. For future submittals, please provide a su rvey of the property with property lines dimensioned to clarify the existing and proposed lot sizes.
Zoning District
The subject site is located within the CD-4 (Pasadena Playhouse, Central District Specific Plan) zoning district. Therefore, shall meet the requirements, including, but not limited to Chapters 17.30 of the Zoning Code. This subdistrict is intended to provide for a vibr ant mixed-use environment that encompasses cultural and arts activities, centered on Colorado Bo ulevard and the Pasadena Playhouse. Please refer to the Central District S pecific Plan for concepts and guidelines applicable to this area of the City.
General Plan Designation (Land Use Diagram, Land Use Element)
The site is designated Medium Mixed Use (0.0-2.25 FAR, 0-87 du/acre) in the Land Use Diagram of the General Plan. Refer to the Community Planning comments for ad ditional information and the Land Use Element of the General Plan.
Applicable Zoning Sections
Staff advises that in addition to the comments below, the applicant sho uld thoroughly review the Zoning Code, Municipal Code and each chapter/section specified.
·
Title 17 – Zoning Code
· Chapter 17.30 – Central District Specific Plan
· Chapter 17.40 – General Property Development and Use Standards · Chapter 17.44 – Landscaping
· Chapter 17.46 – Parking and Loading
· Section 17.50.340 – Transit-Oriented Development
· Chapter 17.80 – Glossary
· Chapter 8.52 – City Trees and Tree Protection Ordinance
Project Description
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 11 OF 38
The applicant requests to subdivide the existing 87,549 square-foot lot into two parcels. On a newly created southern 58,818 square foot parcel, the project consists of the demolition of the existing surface parking lot which presently serves the church and reading room and the construction of a new 117,326 square-foot, five-story Residential Care, General facility building with two levels of subterranean parking. According to the plans, the subterran ean parking would be 83,714 square feet in area and provide 178 parking spaces to serve the existing church and reading room use on the new northern parcel and the new Residential Care, General f acility use.
Please be aware that the floor area provided on the suppl emental environmental application identifies that the Residential Care, General facility would be 122,332 square feet in area and the subterranean parking would be 85,393 square feet in are a. The floor area proposed on the application would exceed the maximum 2.0 floor area ra tio. For future submittal, please ensure that the application and plans are consistent.
Central District Specific Plan – General Development Standards ( PMC § §17.30.040 )
The proposed Residential Care Facility, General is subject to the development s tandards provided in Sections 17.30.040; in addition to all other applicable standards in Article 4 (Site P lanning and General Development Standards) and Section 17.50.340 (Transit-Oriented Developments).
Nonresidential projects shall comply with the following:
Density (
Figure 3-6, 17.30.040 )
Residential uses are subject to the maximum residential density requirements. Shoul d the density requirements apply, the project site is limited to a maximum of 60 units per acre. If a street dedication is required, density shall be calculated using the size of the lot prior to the street dedication. A maximum of 81 residential units would be allowed at the project sit e with the 58,818 square foot lot area.
As presently proposed, the individual units do not include cooking facilities and are not considered residential units, and therefore are not subject to th e density requirements. Residential Care Facility, General is considered a “Public and Semi -Public Use” in the Zoning Code Glossary.
Setbacks (Figure 3-7, PMC §17.30.040, §17.40.160):
The Zoning Code Glossary defines a setback as “The distance by w hich a structure, parking area or other development feature must be separated from a lot line, easement, other structure or development features. If a street dedication is required, then the setback requirement shall be measured from the revised property l ine after the dedication.”
The setbacks for the project site where the proposed development is proposed is as follows:
· Oakland, El Dorado and Madison: Setback Type 3 - Minimum ten-foot setback required
· Interior Side (Northern property line after subdivision): None required.
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 12 OF 38
See also
Section 17.40.160 for setback measurement, allowed projections into setbacks, and exceptions to setbacks.
Should land be dedicated to the City for sidewalk or landscape area, as identified in the Department of Transportation and Public Works comments pro vided on page 23 and 29, respectively, the setbacks shall be measured from the revised property line after the land dedication.
The plans provided demonstrate a minimum 10-foot setback from the street frontages.
Height limit (Figure 3-8, PMC §17.30.030, §17.30.050.B , §17.40.060)
The maximum height shall be 50’ with the maximum build ing height utilizing height averaging being 65’. The additional height allowed by 17.30.050.B through height averaging shall require Design Commission approval.
Please see Section 17.30.050.B for more information regarding the height averaging review process.
The narrative on the plans provided indicate the proposed building height would be a maximum of 65’ -0”, with an average height of 50’ -0”. The elevation and section plans do not provide t h e height as measured to the top of the parapet, and t he existing grade is not explicitly labeled as such. The maximum allowable height of a structure is measured from the lowest elevation of the existing grade at an exterior wall of the struct ure to the highest point of the structure.
The highest point of the structure is considered its highest ridge or parapet.
For future submittals, please call- out the “existing grade” on the elevation and section plans, and show the proposed height as measured from the low est elevation of the existing grade at an exterior wall of the structure to the top of the parapet.
Height – ground floor (Table 3-2, PMC §17.30.040)
The minimum height of the ground floor of all non-residentia l buildings (including mixed use projects) shall be 15 ft. This height shall be measured from the floor of the first story to the floor of the second story. If there is no second story, the hei ght shall be measured to the top of the roof.
The elevations demonstrate that the maximum height of the ground floor will be 15 feet, and appears to comply.
Floor Area Ratio (Figure 3-9, PMC §17.30.030,
Chapter 17.80 )
The maximum Floor Area Ratio for the project site is 2.00.
The Zoning Code Glossary definition of Floor Area Rat io is “The numerical value obtained by dividing the aboveground gross floor area of a building or buildings loca ted on a lot by the total
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 13 OF 38
area of the lot. If a street dedication is required, the calculation shall be based on the total area of the lot before the street dedication.”
Should land be dedicated to the City for sidewalk or landscape area, as identified in the Department of Transportation and Public Works comments pro vided on page 23 and 29, respectively, the Floor Area Ratio shall be calculated based on the total area of the lot prior to the land dedication.
In addition, please be aware that the “Gross Floor Area” is defined as “the total enclosed area of all floors of a building measured to the inside face of the exterior walls including halls, stairways, elevator shafts at each floor level, service and mechanical equipment rooms and basem ent or attic areas having a height of more than seven feet, but excluding area used ex clusively for vehicle parking or loading.”
Based on the FAR Tabulation provided in the plan set, it appears that there are some areas (not shaded in blue) that are not included in the Floor Ar ea calculations. In future submittals, please clarify what these areas are and include in the Floor Are a calculation if included in the definition stated in the Glossary
Chapter 17.80 of the Zoning Code.
In future submittals, please provide the lot area for each of the two proposed parcels on the Supplemental Environmental Application. It is unclear what the lot and structure sizes are for the proposed northern parcel, which includes the church and rea ding room. Through the Tentative Parcel Map process, Staff will review the proposed parcel split in accordance with the findings of
16.20.170 and determine if the existing and proposed development on each newly created parcel meet the requirements of the specific plan area, CD-4.
Outdoor Lighting (PMC §17.40.080)
Exterior lighting on private property shall comply with the requi rements of this Section. Refer to requirements for any exterior lighting proposed.
In future submittals, plans should provide a level of d etail that demonstrates compliance with these standards, where applicable. This may include the provision of a photometric survey.
Reflective Surfaces (PMC §17.40.110)
For new structures, mirror or highly reflective glass shall not cover more than 20 percent of a structure's surface visible from a street.
Plans should provide a level of detail that demonstrates compliance with these standards, where applicable.
Refuse Storage (PMC §17.40.120)
The site is subject to requirements specific to location, trash and recycling area , enclosure materials, minimum height and clearance, doors, maneuvering space, pavement, accessibilit y for refuse storage are discussed in the Zoning Code.
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
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PAGE 14 OF 38
The plans indicate a proposed location of the required refuse storage facilities on the Ground Floor Plan. However, the plans do not provide a level of detail to determine compliance. For future submittals, please provide information to show compliance with the requirements in Section
17.40.120, as referenced above.
Screening (PMC §17.40.150)
All new exterior mechanical equipment, except solar collectors, shall be screened or located out of view from public rights-of-way. At a minimum, screening mat erials shall have evenly distributed openings or perforations not exceeding 50 percent of sur face area and shall effectively screen mechanical equipment. In addition, aboveground utility meters shall not be located between the building occupancy and a street property l ine. Refer to Section 17.40.150 for additional requirements.
Plans should provide a level of detail that demonstrates compliance with these standards, where applicable. This may include the provision of a line of si ght exhibit.
Fences and Walls (PMC §17.40.180.B.4)
The maximum height of a wall or fence within the commercial and indu strial zoning districts, including the CD, shall be as follows: The maximum height of a wall or f ence shall be eight feet.(b)The height of the wall or fence shall step down to four feet w hen located within five feet of the street property line(s). Please refer to Section 17.40.180 for ad ditional fence and wall requirements.
According to the plans submitted, it appears that the o nly on-site fencing proposed is located in the interior of the lot by the swimming pool and Resi dential Care Facility patio/landscaped area, although the heights of this fence is not identified. Please include the necessary details and dimensions in future submittals in order to determine compliance with applicable standards.
Underground Utilities (PMC §17.40.190)
The project shall provide for the undergrounding of all utility facil ities (e.g., cable television, data network, electrical, telephone, and similar distribution lines providing direct serv ice to the site) within the site in compliance with the requirements of this Section.
Plans should provide a level of detail that demonstrates compliance with these standards, where applicable.
Landscaping (PMC §17.44)
All projects shall provide and maintain landscaping in compl iance with the provisions of this Chapter.
A preliminary landscape plan shall be submitted as part of an application for any necessary land use entitlement. The preliminary landscape plan shall meet the purpose of this Chapter by exhibiting a design layout that demonstrates the desi red landscaping program in terms of function, location, size/scale, theme, and similar a ttributes. Preliminary landscape plans shall be
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
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PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
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NOVEMBER 3, 2021
PAGE 15 OF 38
prepared by a California-registered landscape architect, or the architect that designed the on-site structures and improvements. At a minimum, landscape plan s shall include plant names, quantities, sizes, irrigation systems, and plans for tree retention and removal. Landscaping shall be a combination of trees, shrubs, groundcover and turf . All areas not devoted to building coverage, walkways, or driveways shall be landscaped. R efer to the Chapter for additional requirements.
Please note, new construction projects with 500 square fe et or more of landscaped area will be subject to compliance with the State Model Water Efficien t Landscape Ordinance (MWELO).
Additional information regarding compliance is availabl e on the City’s website, www.cityofpasadena.net/planning/water-efficient-landscape-ordinance/.
Tree Retention, Removal and Protection (PMC §17.44.090, 17.44.100, 8.52)
Where healthy trees exist on site, maximum effort shall be given for their retention. All existing trees shall be protected during construction in compliance with the City Tree Prot ection Ordinance. This includes public/street trees located in the public right-o f-way. The City’s Tree Protection Ordinance includes a list of protected native and specimen species. R emoval of protected species and/or mature trees are subject to the approval or a tree removal perm it. Mature trees are an otherwise non-protected tree with a diameter-at-breast-height (DBH ) of 19 inches or greater (≥ 19). A t ree removal permit is a discretionary application required of each protected tree planned for removal. Tree removal permits would be reviewed concurrent with any zoning entitlements, or where none were proposed, concurrent with the design review process.
In addition, street trees shall not be removed without first obtaining perm ission from the Department of Public Works. The City’s Tree Protection Ordinance proh ibits the applicant fr om pruning, injuring or removing a public tree located anywhere in the city unl ess expressly exempted. When removal is absolutely necessary, trees shall be replaced in a manner consistent with the prevailing pattern on the street, as determined by the Departm ent of Public Works. Refer to comments from the Public Works Department.
To demonstrate tree protection (on-site, off-site, street trees), the appl icant shall provide a tree protection plan as part of any land use entitlement. The City require s that protected trees be preserved through a tree protection plan that adheres to tree protection guidelines ( available upon request). In general, the root protection zone defines the area of protec tion. The Tree Protection Zone (TPZ) shall be established to the extent of the tree's dripline plus four radial feet. The root protection zone is defined as the area within a circle with a radius equal t o the greatest distance from the trunk to any overhanging foliage in the canopy. Alternative prot ection may be acceptable where provided by a Certified Arborist. Plans should provide a level of detail that demonstrates compliance with these standards where applicable (e.g. tree protection plan).
Although there are trees on and around the site, a tree inventory was not provided with the application, therefore staff cannot determine whether any of the existing trees qualify for protection or require a Tree Removal Permit. Please submit the necessary tree information in all future submittals.
Basic Requirements for Off-Street Parking and Loadi ng – Location and Ownership (§17.46.020 )
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PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
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Required nonresidential parking may be located off-site from the use which i t serves, subject to the approval of the Zoning Administrator of a lease agreement providing th at the off-site parking shall be available when the use commences and continuing so long as the use is in effect. A Certificate of Occupancy for the use shall not be issued until the lease has been recorded with the County Recorder and a copy filed with the Zoning Administrator.
A lease agreement for off-site parking may be required for this project. See discussion under “Number of Off -Street Parking Spaces Required” for more detail.
Number of Off-Street Parking Spaces Required (PMC §17.46.040, Table 4-6)
Table 4-6 identifies the minimum number of required parking spaces by lan d use category, including residential and non-residential uses.
Residential Care Facility, General: The minimum parking requirement for a Residential Care Facility, General is as specified by Conditional Use Permit. With the Conditi onal Use Permit application, the applicant shall provide a parking study to demonstrate the ant icipated parking demand of the use. Staff will analyze the parking demand and provide a recommendation to the Review Authority (Hearing Officer) for review as part of the Conditi onal Use Permit decision.
As part of the Conditional Use Permit submittal, provide a parking demand study which identifies the parking need for the Residential Care Facility, General use.
Existing Church and Reading Room Uses:
The existing number of parking spaces for the existing church and reading room is 123 spaces.
Under the current Zoning Code, the required parking for a Religious Facility is 1 space per 8 fixed seats, or 14 spaces per 1,000 sq. ft. of seating area if there are no fixed seats.
The total required spaces is further reduced due to the location of the si te within the Central District Transit-Oriented Area ( PMC §17.50.340.D.b.2 ), the minimum number of required off- street parking spaces shall be reduced by 10 percent, with an optional reduction up to 20 percent . The 10 percent reduction shall be the maximum allowed number of parking spaces.
In future submittals, please identify the Code required parking for the church and reading room.
The replacement parking required is the existing 123 s paces or the Code required quantity, whichever is less.
As proposed, the project provides 178 parking spaces. If the parking study indicates that the parking demand for the Residential Care Facility, General and the required parking for the church and reading room are less than or equal to the provided parking, then a Covenant would be required for off-site parking. The covenant shall be reco rded to tie the lot providing the parking use to the lot for the church and reading room.
If the parking demand and church and reading room parki ng requirements identifies are greater than 180 parking spaces, then a Minor Conditional Use P ermit for shared parking would be
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
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PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
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PASADENA, CA 91109
PPR 2021-00009
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NOVEMBER 3, 2021
PAGE 17 OF 38
required, pursuant to § 17.46.050 . If applicable, provide the submittal requirements for the MCUP with the submittal for the Conditional Use Permit for the use.
Compact Parking Spaces Prohibited (PMC §17.46.090)
Compact parking spaces shall not be allowed anywhere in the City.
It does not appear that compact spaces are proposed, but the dimensions are not shown on the plans to confirm. Please keep this prohibition in mind as the projects progresses through the applicable entitlement and building permit processes.
Dimensional Requirements (PMC §17.46.110, 17.46.120, 17.46.130)
Parking spaces shall measu re a minimum of 8.5 feet wide by 18 feet deep (8.5’ x 18’). An additional width of one foot shall be provided for each parking space the length of which is contiguous to a fence, structure, wall, or other obstruction. However, i f columns are set back away from the aisles, the one-foot additional width required may be l essened three inches for each foot the columns are set back from the aisles.
At the end of an aisle providing access to a parking space perpendicular to t he aisle, the aisle shall extend two feet beyond the side of the last parking space in the aisle. V ertical clearance for all parking spaces, including entrances, shall be a minimum of seven feet in height. Vertical clearance for access to and including handicapped spaces, shall be a minimum of ei ght feet, two inches (8’ - 2”) in height.
The minimum aisle dimension is based on the size and angle of a parking space pursuant to Table 4-8 (Aisle Dimensions), of Zoning Code Section 17.46.130 (Aisle Dim ensions). Parking spaces shall be double-striped. Please refer to the Secti ons listed for additional requirements.
All plans submittal for subsequent reviews must provide the sufficient level of detail needed to demonstrate compliance with these standards, where applicable.
According to the submitted plans, it appears the parking s talls and aisle widths are generally in compliance. However, on all future submittals please include dimensions and labels on the plans.
Please also demonstrate that the parking stalls will be double-striped, as well as numbering all stalls and/or identify counts by row.
Parking Access from Street (PMC §17.46.140)
All spaces in a parking facility shall be accessible without reentering a public right-o f-way.
As proposed, the project is in compliance with this standard, but please be aware as the project progresses through the entitlement and building permi t processes, as applicable.
Driveway Design, Widths, and Clearances (PMC §17.46.150,
17.46.250 )
The width of each driveway shall comply with the minimum requi rements of this Section and also provide a minimum of one foot of additional clearance on e ach side of the driveway to a vertical obstruction exceeding one-half foot in height. T he minimum width for nonresidential
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
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PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
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NOVEMBER 3, 2021
PAGE 18 OF 38
uses with 15 or more parking spaces is 12 feet for a one-way drive and 20 feet for two-way drive.
In future submittals, dimension the driveway width for the proposed drop-off. In addition, please identify if the driveway is one-way only.
For additional requirements, please see the Public Works D epartment comments on Page X9 regarding the driveway location and the proposed removal of a public street tree.
Driveway Visibility (PMC §17.46.170)
A view corridor shall adjoin both sides of a driveway crossing a street pr operty line. The view corridor shall be a minimum depth of five feet at the edge of the driv eway and a width measured on both sides of the driveway of 50 feet, or the distance to the interceptin g property line, whichever is less. The view corridor shall not be blocked between a height of 2.5 feet an d seven feet. At least 50 percent of the view corridor shall be landscaped.
Plans should provide a level of detail that demonstrates compliance with these standards where applicable.
Loading Spaces (PMC §17.46.260, 17.50.350.L)
The number of loading spaces required are determined by the use and total gross floor area. The requirement for public and semi-public uses of a gross floor area of 20,000 squar e feet and more, one for every 20,000 sq. ft. or fraction thereof, not to exceed 6 spaces is required.
Please be aware that the off-street loading facility requirements may be sati sfied through common loading facilities, pursuant to 17.46.260.I.
The plans identify one loading space in the northeastern corner of the site. On future submittals, demonstrate that six loading spaces are provided either on-site or with the common loading space
Ramps (
PMC §17.46.270 )
For ramps longer than 65 feet, the ramp grade shall not exceed 12 perce nt, with the first and last eight feet of the ramp not exceeding six percent. The slope of all parking areas shall not exceed five percent, excluding ramps. The Director of Transport ation may modify the ramp grade requirements.
The plans appear to demonstrate compliance with the ramp requirements.
Trip Reduction Requirements for Nonresidential Projects ( PMC §17.46.290 )
The purpose of the trip reduction requirements is to reduce the demand f or vehicle commute trips by ensuring that the design of major residential and nonresidential development projects accommodates facilities to alternative modes of transportation.
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
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PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
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PASADENA, CA 91109
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NOVEMBER 3, 2021
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Projects exceeding 25,000 square feet of gross floor area. Nonresidential development projects, and the nonresidential portion of mixed-use developme nt projects, which exceed 25,000 square feet of gross floor area, as a result of new constructio n or an expansion of an existing use, shall provide the following:
1. Carpool and vanpool parking. A minimum of 10 percent of the employee parking spaces shall be for, and designate as, preferential parking for carpool and vanpool vehicles. The parking area shall be in a location more conven ient to the place of employment than parking spaces for single occupant vehicles, and shall be located as close as possible to the employee entrance.
2. Bicycle parking. Bicycle parking shall be provided on site in compliance with Section 17.46.320 (Bicycle Parking Standards).
3. Trip reduction plan. A transportation plan for smaller projects, or a Transportation Demand Management Program ("TDM") Plan, shall be submitted wh ich complies with Chapter 10.64 of the Municipal Code (Transportation Ma nagement Program).
Projects exceeding 75,000 square feet of gross floo r area. Nonresidential development projects, and the nonresidential portion of mixed-use development projects, which exceed 75,000 square feet of gross floor area, as a result of new construction or an expansion of an existing use, shall meet the requirements of Subsection B., immediately above, in addi tion to the following:
1. Carpool and vanpool loading area. A passenger loading area for carpool and vanpool vehicles shall be provided on site. At a minimum, the area shall be of su fficient size to accommodate the number of waiting vehicles equivalent to 10 percent of the required number of carpool and vanpool spaces.
2. Connecting sidewalks. Designated pedestrian sidewalks or paths shall be provided on the development site between the external pedestrian system and each structur e in the development.
3. Bus stop improvements. Bus stop improvements, including bus pads, bus pullouts, and right-of-way for bus shelters may be required as mitigation m easures if a proposed development would have substantial traffic impacts.
The plans provided do not demonstrate compliance with the Trip Reduction requirements. On future submittals, please incorporate Trip Reduction mea sures in compliance with the requirements above.
Paving (PMC §17.46.300)
All parking areas, circulation aisles, and accessways shall be paved with Portland cement concrete.
Plans should provide a level of detail that demonstrates compliance with these standards where applicable.
Bicycle Parking (PMC §17.46.320)
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
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PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
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PASADENA, CA 91109
PPR 2021-00009
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NOVEMBER 3, 2021
PAGE 20 OF 38
Bicycle parking facilities shall be provided for any new structure, or addition to any existing structure that exceeds 15,000 square feet in gross floor area. Bicycle parking facilities shall be provided in compliance with the following table:
Type of Use Min. No. of Bicycle Parking
Spaces Required
Total Bicycle Parking
Spaces Required
All nonresidential structures
15,000 square feet or more
Five percent of the required
motor vehicle parking; but not
less than four parking spaces
9 bicycle parking spaces
required (with assumption of
180 parking spaces required)
The plans provided do not identify any bicycle parking space s. For future submittals, please demonstrate compliance with the bicycle parking requirements of the Section linked above.
Signs (PMC §17.48)
Any signs proposed are subject to this Chapter, where applicable. Depending on the numbe r of signs proposed, a Master Sign Plan and Design Review may be required.
Plans do not provide any detailed information regarding signs. Plans should provide a level of detail that demonstrates compliance with these standards where applicable.
Transit-Oriented Development (
PMC §17.50.340 )
Based on the location of the project site within the Central District Spe cific Plan identified in Figure
3-5 , the standards of this Section.
As proposed, the project appears to be in compliance with the TOD requirements. Please review this Section for reference for the parking demand study for the Residential Care Facility, General use.
Entitlements and Process
Based on the scope of proposed project, a discretionary application from Current Pl anning - Zoning Division is required for this project. As such, the proposed project wi ll require the following review process:
1. Conditional Use Permit : A Conditional Use Permit is required for the proposed use of Residential Care Facility, General. The Conditional Use Permit must be r eviewed by the Hearing Officer.
2. Tentative Parcel Map: In conjunction with the Conditional Use Permit (CUP) application, submittal of a Parcel Map application to split the one parcel into two parcels is required. The Hearing Officer will also be the decision makin g body for the Parcel Map, if submitted concurrently with the CUP and any additional en titlement applications found necessary.
3. Minor Conditional Use Permit (if applicable) : A Minor Conditional Use Permit would required for shared parking between the church and Residential Care Facility, General
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
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PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
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NOVEMBER 3, 2021
PAGE 21 OF 38
parcel if the total parking provided is less than the total parking requir ed for the existing church and reading room use and the demand determined by the parking study that will be evaluated as part of the Conditional Use Permit for the R esidential Care Facility, General use. The Hearing Officer will also be the decision making body f or the MCUP, if submitted concurrently with the CUP and any additional entitlement applicatio ns found necessary.
4. Tree Removal Permit (if applicable): A Tree Removal Permit would be required if a protected tree is proposed to be removed. The Hearing Officer will also be the decision making body for the Tree Removal, if submitted concurrently with the CUP and any additional entitlement applications found necessary.
Furthermore, the following design-related reviews are required: For addition al information, please refer to the Design and Historic Preservation comments on Page 21.
1. Preliminary Consultation-Design Review: This project must be reviewed by the Design Commission through the Preliminary Consultation process for preliminary adv isory comments. Please see the comments in this document provided by the Design & Historic Preservation section for additional information on this process.
2. Concept & Final-Design Review: This project must be reviewed by the Design Commission through the Concept and Final Design Review process. Please see the comments in this document provided by the Design & Historic Preservation sect ion for additional information on this process.
Environmental Review (PMC §17.60.070)
This project will be subject to the California Environmental Quality Act ( CEQA). The project may qualify for a statutory exemption under the guidelines of the California Environm ental Quality Act (Public Resources Code §21080(b)(9); Administrative Code, Title 14, Chapter 3, §153 32, Class 32, In-Fill Development Projects. Section 15332 specifically exempts from env ironmental review infill development where: 1) the project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning desig nation and regulations; 2) the proposed development occurs within city limits on a project si te of no more than five acres substantially surrounded by urban uses; 3) the project site has no value as habitat for endangered, rare or threatened species; 4) approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and 5) the site can be adequately served by all required utilities and public services.
The proper environmental review will be determined upon submittal of the formal application for the first required entitlement. Supplemental technical environmental studies for Transportation Impact Analysis, Air Quality, and Noise and Vibration Analysis (at cost) may be required as part of the environmental review.
Mitigation/Condition Monitoring
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
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PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
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PASADENA, CA 91109
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NOVEMBER 3, 2021
PAGE 22 OF 38
Upon completion of the project’s CEQA compliance documenta tion, some form of mitigation monitoring may be required. Condition monitoring may also be required for the discretionary permits. Fees are associated with both mitigation and condition monitoring for the p roject.
Climate Action Plan (CAP)
The City of Pasadena has an adopted Climate Action Plan (CAP). The overall purpose of the CAP is to present measures that will reduce local greenhouse gas emissions and align the City's reduction goals with statewide targets. In 2006, with the passage of the Globa l Warming Solutions Act, Assembly Bill (AB) 32, California became the first state in the U.S. to mandate state-wide reductions in GHG emissions as an effort to combat climate change. AB 32 sets a state-wide target to reduce GHG emissions to 1990 levels by 2020. In 2016, the enactment of Senate Bill (SB) 32 extended this commitment by raising the state-wide emissions target t o 40 percent below 1990 levels by 2030. Overall, California’s state -wide target is to reduce emissions 80 percent below 1990 levels by 2050. Discretionary projects requiring an EIR, MND, ND, SCEA, Addendums, or qualifying under the Class 32 exemption are subject to the CAP.
The City has made available a
CAP Consistency Checklist that is intended to be a tool for new development projects to demonstrate consistency with Pasad ena’s CAP. The applicant may be required to complete/apply one of three options (A, B, or C) to the project
Estimated Fees (FY2021) (PMC §17.60.050)
Although no Zoning Code-related entitlements are requested at this time, the following application fees are provided as a courtesy:
· Conditional Use Permit: $5,471
· Tentative Parcel Map: $5,242
· Each Land and/or Air Parcel: $192
· Combination Permit for Minor Conditional Use Permit (if applicable): $332 · Tree Removal Permit (if applicable):
a. Without arborist report:
i. 1 to 3 trees: $914
ii. 4 to 12 trees: $1,561
iii. 13 or more trees: $3,086
b. With arborist report:
i. 1 to 3 trees: $457
ii. 4 to 12 trees: $780.50
iii. 13 or more trees: $1,542
· Records Management Fee: 3% added to total application fees · Public Hearing Notice Board: $12 (fee charged per board) · Environmental Study/Reviews: At cost
Fees are subject to change and are based on actual rates at the time of formal submittal. Rates referenced run through June 30, 2022.
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
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PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
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PPR 2021-00009
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NOVEMBER 3, 2021
PAGE 23 OF 38
DESIGN & HISTORIC
PRESERVATION:
Plan Reviewer: Amanda Landry
Phone: (626) 744 -7137
Email: [email protected]
This project requires Design Review, with the review authority being t he Design Commission. The comment letter from Preliminary Consultation is attached for your reference.
Estimated Fees: Fees are subject to change and are based on actual rates at the time of formal submittal. A 3% records management charge is added to each fee.
Concept Design Review (Major Projects, over 101,000 sq/ft): $12,725.00 Final Design Review (Design Commission): $2,134.00
ECONOMIC DEVELOPMENT: Plan Reviewer: Eric Duysha rt
Phone: (626) 744 -7353
Email: [email protected]
Pending comments.
FIRE DEPARTMENT: Plan Reviewer: Vardan Azizian
Phone: (626) 744 -7574
Email: [email protected]
THESE REQUIREMENTS ARE BASED ON THE 2019 TITLE 24 AND ARE SUBJECT TO
CHANGE BASED ON WHEN THE BUILDING AND FIRE PLANS ARE SUBMITTED FOR REVIEW AND PERMITS.
Minimum Fire Flow/Fire Hydrants: All structures shall have the minimum fire flow (GPM) required by Appendix-B and the quantity and spacing of fire hydrants as required by Appendix-C of Title 24, Part 9, California Fire Code.
Fire Apparatus Access Roads: Fire apparatus access roads shall be provided as required by Appendix-D of Title 24, Part 9, California Fire Code.
Standpipe System: Class I Standpipe System shall be provided for the building as req uired by CFC Chapter 9, Section 905.
Automatic Fire Sprinkler System: The structure shall be provided with a fully automatic fire sprinkler. Shop drawings are to be submitted by contractor for review an d approval prior to construction. PMC, CFC Chapter 9.
Fire Department Fire Sprinkler Connections: Shall be comprised of:
· FDC shall be located a minimum of 25-feet from the building and withi n 100-feet of a public fire hydrant.
· (6) 2- 1/2” clappered internal swivel outlet X 2 - 1/2” clappered internal swivel outlet X 2 - 1/2” clappered internal swivel outlet X 6” FDC.
· Shall be clearly labeled to indicate FDC for fire sprinklers.
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
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PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
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NOVEMBER 3, 2021
PAGE 24 OF 38
· A clear dimension of 3-feet shall be maintained around the perimeter of each Fire Department appliance.
· Approved protective vehicle bollards are to be installed when fire appliances are subjected to physical damage.
· All fire appliances except for fire hydrants shall be cleaned, primed, and painted fire engine red enamel or Krylon.
Automatic Fire Alarm/Detection System: The structure shall be provided with a fully automatic fire alarm notification system throughout all areas of the building. Shop drawi ngs are to be submitted by the contractor for review and approval prior to construction. All smoke detectors shall be intelligent analog and photoelectric.
PMC, CFC Chapter 9.
Knox Box : All access gates across roadways or entrances to facilities shall fail unlocked /open in the event of any loss of power. All access gates and main entrance doors shal l have a Knox Box or Knox Control Key Switch installed. Obtain Knox Box Applications from the P asadena Fire Department Permit Desk.
Emergency Responder Radio Coverage: Building shall have approved radio coverage for emergency responders within the building based upon the existing coverage level of t he public safety communication system per California Fire Code Section 510.
Emergency Vehicle Traffic Signal Preemption Systems: Traffic signaling systems serving this complex are required to have Emergency Vehicle Signal Preemption Controls i nstalled. The specific signals requiring this system is to be determined by both Pasade na Fire Department and Pasadena Department of Transportation. The fees for these systems will be det ermined based on the quantities and types of traffic signals being used and/or being retro fitted for the emergency vehicle controls.
FIRST SOURCE LOCAL HIRING: Plan Reviewer: Antonio Watson Phone: (626) 744 -8382
Email: [email protected]
Pending comments.
HEALTH DEPARTMENT: Plan Reviewer: Carly Williams
Phone: (626) 744 -6061
Email: [email protected]
Plan submittal to the Health Department will be required for the constr uction of a food facility. All food and beverage facilities must comply with PMC 8.12 and the California Retail Food Code.
Attached are the Plan Check Construction Guidelines. This document provides an over view of the plan check process and an outline of the structural requirements that the California Retail Food Code requires for all retail food facilities.
Food facilities shall adhere to the regulations established in the Tobacco Use Preventi on Ordinance (PMC 8.78). Smoking in outdoor public areas is prohibited throughout t he City of Pasadena. Refer to the following link for more information:
Ø 8.78.071 – Prohibition of smoking in certain outdoor public places
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
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PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
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NOVEMBER 3, 2021
PAGE 25 OF 38
If pools or spas are planned in this development or if there are any changes plan ned to existing pool/spa areas, plan submittal/fee payment to Environmental Health will be required. Contact Pool Plan Check Specialist Elaine Zita at
[email protected] or at (626) 744-6026 for details.
HOUSING DEPARTMENT: Plan Reviewer: Jim Wong
Phone: (626) 744 -8316
Email: [email protected]
Residential Care Facility developments are not subject to Inclusionary Housing Requir ements.
The project does not entail the demolition of multifamily housing unit s; therefore, the Tenant Protection Ordinance is not applicable.
DEPARTMENT OF
PUBLIC WORKS:
Plan Reviewer: Yannie Wu, P.E.
Phone: (626) 744 -3762
Email: [email protected]
License Agreement
No private improvements may be placed within the public right-of-way, including, bu t not limited to, soldier beams, tie-backs, utility conduits, backflow preventers, transform ers, fire sprinkler valve, decorative sidewalk and applicable parade post holes on Colorado Boulevard per Standar d Drawing S-419. Private improvements may only be placed in the public ri ght-of-way by submitting a license agreement, which must be approved by the City. The license ag reement application for any private improvement within the public right-of-way shall be submitted to t he Department of Public Works for review and shall be approved by the City before any pe rmits are granted.
The applicant shall submit the application, plan and processing fee, associated with processing the license agreement, at least three to four (3-4) months prior t o the issuance of any permits. An approved license agreement will allow the applicant to install and maintain the p rivate improvements within the public right-of-way with conditions.
A license agreement for shoring requires an indemnity bond in order to guarantee t hat shoring and tie-backs are free from defect due to faulty material, workma nship and failure. Upon review of the license agreement exhibits, an indemnity bond estimate will be prepared and forwarded to the applicant. The estimated amount is equivalent to the cost of recon structing the public right of way, including all affected utilities, public facilities, and infrastructures, based on the plane of failure at a 45-degree angle from the lowest point of excavation. The indemnity bo nd shall be submitted to the City prior to the execution of the agreement and the issuance of any building or demolition permits.
All steel rods in every tie-back unit shall be relieved of all tension an d stresses, and any portion of soldier beams and any portion of the tie-backs located be removed entirely from the public right-of-way. A monthly monitoring report stamped and certified by a licensed surveyor shall be submitted to indicate that the deflection from any piles or soldier beams do es not exceed one inch. Upon completion of construction, the developer or his contractor shall remove all tie-back rods within the public right-of-way. The removal shall be documented by a report certified by a
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 26 OF 38
licensed deputy inspector. The report shall be submitted to the City for review and approval. The applicant will be charged a penalty of $7,000 for each tie-back rod not removed from the public right-of-way. For temporary tie-backs or shoring, the maximum width of the license area fronting the development frontage(s) shall only extend to the centerline of the publ ic right-of-way.
Public Improvements
The applicant shall comply with Department of Transportation conditions dated March 30, 2021 in regards to sidewalk widths and crosswalk treatments.
This reach of Oakland Avenue is scheduled for Pavement Rehabilitation in 2021; and this reach of Madison Avenue is scheduled for Pavement Rehabilitation in 2025. Excavations in the street for utility connections shall be as close as possible to each other and the pavement sha ll be restored contiguously between extreme excavations. Restoration of asphalt concrete pa vement shall be per Standard Plan S-416. The street restoration shall be compl eted prior to the issuance of Certificate of Occupancy.
El Dorado Street restoration, fronting the subject development, shall be a full width (from gutter to gutter) cold milling and resurfacing of asphalt concrete roadway per S tandard Plan S-415. The street restoration shall be completed prior to the issuance of Certificate of Occup ancy.
El Dorado Street along the frontage of the subject property has a substan dard sidewalk width of eight (8) feet. In order to provide for a standard ten (10) feet wide sidewalk, the applicant shall dedicate to the City a 2-foot strip of land along the subject frontage f or street purposes. The applicant shall construct new concrete sidewalk for all the abovementioned dedicated areas in accordance with Standard Plans S-421.The applicant shall be responsible for all t he costs required to complete the dedication. The dedication document and processing fee shall be submitted to this office, at least three to four (3-4) months prior to the issuance of any permits.
The dedication documents shall be executed and recorded prior to the issuance of the Certificate of Occupancy.
The applicant shall demolish existing and construct the following public improvements al ong the subject development frontages of Oakland Avenue, El Dorado Street (including the 2-ft dedication), and Madison Avenue, including concrete drive approach per Standard S- 403; concrete sidewalk per Standard Plan S-421; concrete curb and gutter per Standard Plan S-406.
The public improvements shall be completed prior to the issuance of Certificate of Occup ancy.
The proposed development shall connect to the public sewer with one or more new six- inch diameter house sewers laid at a minimum slope of two percent. In accordance with P MC Chapter
13.24.010, house sewer “means that part of the horizon tal piping beginning 24 inches from the exter ior wall of the building or structure and extending to its connection with the public sewer.” The section of house sewers within the public right-of-way - from the proper ty line to the public sewer, or within easement, shall be vitrified clay or cast iron pipe. The house sewer shall meet City Standards as determined by the Department of Public Works, and a per mit issued by the Department of Public Works is required for work within the public right- of-way. The construction of all new house sewers shall be completed prior to the issuance of Certificate of Occupancy.
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 27 OF 38
In order to accommodate an Americans with Disabilities Act (ADA) compliant curb ramp, the applicant shall verify, and reconstruct if necessary, a standard curb ramp at: both corners of the Madison Avenue and El Dorado Street intersection; as well as the northeast and southwest corners of the Oakland Avenue and El Dorado Street intersection, if possible, per Caltran s Standard A88A or City of Pasadena Standard No. S-414. The curb ram p construction shall be completed prior to the issuance of Certificate of Occupancy.
The applicant shall submit to the City for review any proposed designs that wi ll comply with the ADA requirements. The applicant is responsible for the design, preparation o f plans and specifications, and construction of the new curb ramp. Plans for the curb ret urn improvements shall be prepared by a civil engineer, registered in the State of California. U pon submittal of improvement plans to the Departments of Public Works for review, the applicant will be required to submit fees, per the current General Fee Schedule, to cover the cost of plan chec king and construction inspection of the improvements. Note that the building plans approved by the City’s Planning (Building) Department do not constitute approvals for work in the publi c right-of-way.
Separate plans shall be submitted to the Department of Public Works – Engineering Division – at 175 North Garfield Avenue Window 6. The applicant shall submit the curb return improvement plans and the plan check fees at least two (2) months prior to the issuance of any building or demolition permits.
Upon review of the curb ramp improvement plans, the applicant may need to dedicate to the City for street purposes the land necessary at the development property line corners roundin g (per Public Works Standard Plan S-423) to provide for the minimum clearance required by the Americans with Disabilities Act standards. If so, the applicant shall remove and reconstruct the sidewalk for the dedicated area, per Standard Plan No. S-421. The ap plicant shall be responsible for all the cost required to complete the dedication, if it is required. The dedication document and processing fee shall be submitted to this office, at least three to four (3-4) months, prior to issuance of any permits. The dedication documents shall be executed and recorded prior to the issuance of a Certificate of Occupancy.
The applicant is responsible for the design, preparation of plans and specifications, and construction of all required public improvements. Plans for the above im provements shall be prepared by a civil engineer, registered in the State of California. Upon sub mittal of improvement plans to the Departments of Public Works for review, the applican t will be required to place a deposit with the department to cover the cost of plan checking and construction i nspection of the improvements. The amount of deposit will be determined when the plans are subm itted and will be based upon the estimated cost to the department for the work. Note that buil ding plans approved by the City’s Planning (Building) Department do not constitute approvals for work in the public right-of-way. Independent plans shall be submitted to the Depart ment of Public Works – Engineering Division – at 175 North Garfield Avenue. The applicant is encouraged to submit these plans as early as possible to avoid delays in the issuance of Certificates of Occupancy.
The existing street lighting system on El Dorado Street consists of uti litarian lights (mounted on wood power poles) and, therefore, does not meet present design standards. In order t o improve pedestrian and traffic safety, the applicant shall install two (2) new street light(s) on the frontage of the property, including LED light, conduits, conductors, electrical servi ce (if necessary), pull boxes, and miscellaneous appurtenant work. The type and hardware shall conform to cur rent
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 28 OF 38
policies approved by the City Council, and the location(s) shall be as approved by t he Department of Public Works.
The existing street lighting fronting the subject site is substandar d. In order to improve pedestrian and traffic safety, the applicant shall replace/renovate existing street li ghting, on the frontages of the subject property per the City requirements and current standards. T he renovation shall include but not limited to new LED light(s), conductors, lamp socket, fuse, globe/lantern, globe holder, photo cell, and miscellaneous related parts.
· Two (2) street lights along Oakland Avenue
· One (1) street light along Madison Avenue
In the event where the existing street light pole determined, by the City , to be deteriorated and/or damaged, the applicant shall replace the existing street light pole with a new street light pole in kind. The replacement shall include but not limited to new pole, new foo ting, new LED light(s), conduit, conductors, lamp socket, fuse, globe/lantern, globe holder, photo cell, and other miscellaneous related parts. The applicant shall schedule a street lighting pre-insp ection with the Public Works inspector to determine the details/scope of the replacement/ renovation of the existing street lighting. Please contact 626-744-4195 or via email: pw - [email protected] to schedule a street lighting pre-inspection, prior to the i ssuance of any permits.
If the existing street lighting system along the project frontage is in conflict with the proposed development/driveway, it is the responsibility of the applicant to relocate the affected street lights, including new LED lights, conduit(s), conductors, electrical services, pull boxes an d miscellaneous appurtenant work in a manner that complies with the requirements and r eceives the approval of the Department of Public Works.
The applicant is responsible for the design, preparation of plans and specificati ons, and the construction of all required street light(s) and traffic signal modi fications. Plans for the improvements shall be prepared by a civil engineer, registered in the State of California. Upon submission of improvement plans to the Departments of Public Works for checking, the applicant will be required to submit fees, per the current General Fee Schedule, to cover the cost of plan checking and construction inspection of the improvements. In addition, ther e is possibly considerable lead-time for the materials required for the construction and modification. In order to avoid delays in the development schedule, the applicant shall coordinate wit h this office at 626- 744-4195 regarding this street light/traffic signal condition at least six (6) months in advance of the anticipated issuance of Certificates of Occupancy or the final processing o f the tract map, whichever happens earlier.
Drainage
On-site drainage, such as roof drain and area drain discharge, shall be contained on-site per LA County Regional Water Quality Control Board’s current permit.
Existing City Tree Protection
The proposed trash/loading drive approach on Madison Avenue maybe in conflict with an existing street tree. The applicant shall revise the design and relocate the drive approach,
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 29 OF 38
obtain clearance from Public Works Forestry Staff, o r apply for the removal of the street tree with the Department of Public Works. No street trees in the public right-of-way shall be removed without the support of the Urban Forestry Advisory Committee.
All new drive approaches shall be at least seven (7) feet clear of the existing street trees measured from the edge of the trunk closest to the drive approach. All public t rees shall be protected and fenced with a posting on the fences advising of the tree protection.
To protect existing City trees during construction, the applicant shall fully conformed to the Tree Protection Guidelines signed by the City Manager. The full guidelines is av ailable at the following link:
https://www.cityofpasadena.net/public-works/engineering-and-construction/engine ering/
A Tree Protection Zone (TPZ) shall be established for all existing City trees within the scope of a construction project. The TPZ extends from the base of the tree to four (4) radial feet beyond the dripline of a tree and applies to the entirety of the tree – from the roots to the canopy of the tree.
The applicant is prohibited from the following within a designated TPZ: const ruction vehicle access, construction vehicle operation, staging of materials, and trenching without the consent of the Department of Public Works.
The applicant shall at minimum provide the following within a designated T PZ: mulching, irrigation, and protective fencing.
Prior to the issuance of any permit, the applicant shall submit a Preliminar y Tree Protection Plan (PMC Ch. 8.52 – City Trees and Tree Protection Ordinance), prepared by a Landscape Architect or certified Arborist, showing the TPZ and all structures, footings, and g rading that may impact City trees shall be submitted to the Department of Public Works, for review and approval. Given that each construction project poses unique conditions, it is the responsibility of the applicant to develop a Tree Protection Plan based off the TPZ standards to the extent feasi ble. The Plan shall conform to the Tree Protection Standards which specifically require showing the loca tions of all existing trees, their diameters, canopies, whether the tree is a public tr ee or private tree, as well as any trees to be planted with their canopy at mature size. The final condi tions of the Tree Protection Plan shall be approved by the Forestry Superintendent. A non-ref undable flat fee, per the current General Fee Schedule, will be required for staff time to rev iew the Tree Protection Ordinance compliance.
Prior to any construction, tree protections including the installation of fencing to protect public trees must be in place. The fencing material shall be chain-link attached t o posts inserted into the ground at the edge of the dripline and shall be a min imum of 6’ in height. See Standard Plan S - 642 – Tree Protection Chain Link Fencing. Fencing shall maintain visual lines of sight in order to avoid vehicle and pedestrian hazards. Fencing shall inclu de a minimum 8.5” x 11” warning sign with the following information: ‘Tree Protection Zon e’; name and contact in formation of project owner or authorized representative; ‘Please contact the City of Pasadena Citizen Service Center to report any concerns (626) 744- 7311’. All protective fencing must be permitted, inspected and approved by Public Works prior to the commencement of any construction.
Prior to issuance of any permit, the applicant shall submit a valuation ass essment report of the existing public tree(s) along the boundary of their project. The report shall be prepared by a
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 30 OF 38
registered Arborist and submitted to PNR for review and approval. If i t is determined that the applicant has failed to care for any City tree within their Tree Protecti on Plan, and the health of the tree(s) was critically compromised requiring its removal, the applicant shall be liable for the following costs: assessed value of tree determined by a PNR Arborist usi ng a current ISA assessment methodology; the removal cost determined by PNR; and any applicable infr action or administrative fines determined by Code Compliance.
Prior to issuance of any permit, a deposit in the amount of the applicant’s total liabilities based on the aforementioned approved tree assessment report shall be submitted to the City. The deposit is fully refundable, less administrative fees, upon the satisfaction of Public Works prior to the issuance of a Certificate of Occupancy.
Right-of-Way Guarantee Deposit
In order to ensure that the developer maintains a clean and safe site during the construction phase of development, the applicant shall place a $20,000 deposit with the Depart ment of Public Works prior to the issuance of a building or grading permit. This deposit is a guar antee that the applicant will keep the site clean and safe, and will make permanent repairs to the abutting street improvements that are damaged, including striping, slurry seal/ resurfacing, str eet trees, curb, gutter, and sidewalk, either directly or indirectly, by the construction on thi s site. This deposit may also be used for charges due to damage to existing street trees and for City personnel to review traffic control plans and maintain traffic control.
Construction Staging and Traffic Management Plan:
Prior to the start of construction or the issuance of any permits, the applicant shall submit a Construction Staging and Traffic Management Plan to the Department of Public Works for review and approval. The template for the Construction Staging and Traffic Managem ent Plan can be obtained from the Department of Public Works webpage at:
https://www.cityofpasadena.net/public-works/engineering-and-construction/engine ering/ . A non- refundable flat fee, based on the current General Fee Schedule, is requi red for plan review and on-going monitoring during construction. This plan shall show the impact of the various construction stages on the public right-of-way (and the private street) incl uding all street occupations, lane closures, detours, staging areas, and routes of construction v ehicles entering and exiting the construction site. An occupancy permit shall be obtained from the department for the occupation of any traffic lane, parking lane, parkway, or any other p ublic right-of-way. All lane closures shall be done in accordance with the Manual of Uniform Traffi c Control Devices (MUTCD) and California Supplement. If the public right-of-way occupat ion requires a diagram that is not a part of the MUTCD or California Supplement, a separate traffic control plan must be submitted as part of the Construction Staging and Traffic Management Plan to the department for review and approval. No construction truck idling or staging, material s torage, or construction trailer are allowed in the public right-of-way.
In addition, prior to the start of construction or issuance of any permits , the applicant shall conduct a field meeting with an inspector from the Department of Public Works for review and approval of construction staging, parking, delivery and storage of materials, final sign-off procedure, and any of the specifics that will affect the public right-of-way. An appo intment can scheduled online through the City website.
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 31 OF 38
All costs associated with these conditions shall be the applicant’s responsibility. Unless otherwise noted in this memo, all costs are based on the General Fee Schedule that is in eff ect at the time these conditions are met.
In addition to the above conditions, the requirements of all applicable Pasadena Municipal Code (PMC) will apply and be implemented during the corresponding plan review and permitting. They may include but not limited to:
· Sidewalk Ordinance - Chapter 12.04
· Sewer Facility Charge – Chapter 4.53
· Residential Impact Fee – Chapter 4.17
· City Trees and Tree Protection Ordinance - Chapter 8.52 · Construction and Demolition Waste Ordinance - Chapter 8.62 · Holiday Moratorium of activities within public right-of-way – Chapter 12.24.100
Estimated Fees: All costs associated with these conditions shall be the applicant’s responsibility.
Unless otherwise noted in this memo, all costs are based on the General Fee Schedule tha t is in effect at the time these conditions are met. A processing fee will be charged against all deposits.
A Public Works permit is required for all construction and occupancies in t he public right-of-way.
If construction vehicles and equipment are parked off-site in the public righ t of way, the permit fee for street and sidewalk occupancy will be based on the area and duration correspond ing to the current City’s General Fee S chedule. For more information, please contact Yannie Wu-Bowman at 626-744-3762.
DEPARTMENT OF Plan Reviewer: Conrad Viana, P.E.
TRANSPORTATION: Phone: (626) 744-7424
Email: [email protected]
The Department of Transportation received an application for the construct ion of a 141-unit senior living facility with subterranean parking on an existing surface parking lot.
The following conditions are in response to the plan application review and intended to be preliminary. The conditions, as intended, are general in nature and are to be used as points of general discussion. The following preliminary conditions are what will be req uired, at minimum:
Transportation Analysis: Based on the preliminary information provided in the Master Application form, a Category 1 and Category 2 transportation analy sis shall be prepared for this project. When the applicant is ready to proceed, they shall contact the Depart ment of Transportation to begin the invoice process.
In addition to these preliminary conditions, appropriate traffic impac t measures, if any, will be determined in conjunction with the Public Works’ street improvements and dedications at the conclusion of the transportation analysis.
* Based on the current General Fee Schedule.
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 32 OF 38
Trip Reduction Ordinance: T he project is subject to the City’s Trip Reduction Ordinance (TRO) (Ordinance No. 7157) requirements. As indicated in the ordinance, a Transpor tation Demand Management (TDM) Plan shall be prepared prior to the issuance of the first pe rmit for construction.
To understand the TDM Plan requirements and associated review fees* for the r eport submittal, contact the Mobility, Planning, Engineering, and Operations Division at (626) 744 -7526 to arrange a pre-design meeting.
* Based on the Current General Fee Schedule. Fees are subject to change.
Construction Staging & Traffic Management: Prior to the start of construction or the issuance of any permits, the applicant shall submit a Construction Staging & Traffic Management Plan to the Department of Public Works for review and approval.
Permitted hours for construction vehicles (delivery, haul) may be limited to the hours between 9:00 AM – 3:00 PM.
Loading: If required, any project loading/unloading spaces shall be on-site. DOT wil l not install a loading zone for project use along the project frontage.
Transit: Provide paratransit shuttle-style vehicle access on-site, including a paratransi t drop-off and pick- up area that will accommodate a 25’ paratransit vehicle, meet the minimum ADA space requirements for wheelchair ramp deployment, vertical cl earance for a 25’ paratransit vehicle, and, as applicable, 32’ turning radius for vehicle access. In addition, t his drop-off/pick-up area should be immediately adjacent to an ADA accessible passenger waiting area. For more information, please contact the Transit Division at (626) 744-4055.
Parking: No permanent, on-street, overnight parking permits will be issued to futur e residents of this project. Future tenants shall be advised of the unavailability of perm anent, on-street, overnight parking permits by property management.
Driveway Access: The two El Dorado Street driveways serving the porte-cochere area shall be a maximum 15’ wide. Appropriate signage shall be installed to designate one project driveway to operate as an inbound-only driveway and the second project driveway to operate as an outbound- only driveway. The South Madison Avenue driveway is described to be a ser vice/loading driveway, and shall be a maximum 15’ wide. The South Oakland Avenue driveway is described to be a full access driveway to the parking garage, and shall be a maximum 18’ wide. All driveways shall be designed per the City of Pasadena Standard Plan S-403.
Ramp Configuration: To improve the safety of pedestrians crossing the driveway, the design plans shall indicate a minimum 20’ flat area beyond th e property line to improve vehicular sight distance prior to the start of the subterranean ramp.
Entry Gate(s): If proposed, any parking entry gate shall be set back a minimum 20’ from the property line. The gate must be included on the site plan and approved by the Depart ment of Transportation prior to the issuance of the first permit for construction (demolition, grading, or building).
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 33 OF 38
Visibility triangle: Views adjoining both sides of the driveway at the property line shall not be obstructed with landscaping, block wall, or non- porous fencing greater than 2.5’ in height.
Sidewalk Width: Minimum 10’ sidewalk widths should be provided along th e project’s street frontages at Oakland Avenue, El Dorado Street, and Madison Avenue by w ay of sidewalk dedications if the existing sidewalks are less than 10’ wide.
Crosswalk Treatments: Pursuant to the adopted Street Design Guide, crosswalk treatments at the intersections of El Dorado Street and Oakland Avenue, and El Dorado Street and Madison Avenue may be required. Decisions to convert an unmarked crossing to a marked crossing are based on the distance between existing marked crossings and also where the following occu r:
· Sufficient demand exists to justify the installation of a crosswalk · The location has sufficient sight distance as measured by stopping sight distance calculations
· The sight distance will be improved with crosswalk markings · Safety considerations
The outcome of the transportation analysis and further review of on-si te conditions will determine the type of treatments, if any, that will be required to be installed prior to the issuance of the Certificate of Occupancy. More information may be found here:
https://www.cityofpasadena.net/wp-content/uploads/sites/20/Pasadena-Pedestrian-Cr ossings- Volume-1-FINAL-1.pdf
Signal improvements: The traffic signal at the intersection of Green St and Oakland Ave shall be upgraded through the installation of Accessible Pedestrian Signals (APS) and 332 cabinet.
The traffic signal at the intersection of Green St and Madison Ave shall be upgraded through the installation of Accessible Pedestrian Signals (APS), video detection for vehicle and bicycle detection on all approaches, installation of 332 cabinet, and the traffic si gnal controller shall be upgraded to a Type 2070E. For more information, please contact the Mobility, Planning, Engineering, and Operations Division at (626) 744-8723.
Traffic Impact Fee: The Traffic Reduction and Transportation Improvement Fee (Ordinance N o. 7076) will apply to all net new residential developments and is based on th e Fee Schedule at the time of building permit issuance. For FY 2022 the fee for multi-fami ly dwelling units is $3,697.88/unit.
Affordable housing projects may receive fee credits with the proper documentation.
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 34 OF 38
WATER & POWER DEPARTMENT -
POWER DIVISION
Plan Reviewer: Eduard Avakyan
Email: [email protected]
The City of Pasadena Water and Power Department (Department) shall prov ide electric service to the proposed development at 80 S Oakland Ave on the following basis:
· Owner/developer shall provide a private property subterranean transformer vault room located (closest to street). Exact location to be coordinated with PWP. The size of the transformer vault will vary depending on the size of the electrical serv ice. · Larger electrical services will require a vault room tha t is min of 11’ in height, adjacent (sharing a wall) with the electrical room and will require a bus duct ins tallation. · Transformer vault shall have both door access from the parking level and an access hatch from ground level (open to sky). The hatch shall have drivable PWP truck ac cess for equipment installation purposes.
· A utility easement shall be required if the electrical service crosses/feeds multi ple parcels. · Any required transformer room(s) located within a building structure shal l be rated for 4- hour fire separation and meet all local Building & Fire Department requirem ents related to room ventilation and alarming.
· Owner/developer shall be responsible for the maintenance of the transformer v ault, provide protection for the equipment in the transformer room, and allow acces s to the transformer room at all times to Department personnel and vehicles in accordance with the Department Electric Service Requirements Regulation 21. Department shall install concrete-encased primary service laterals from a street vault to the proper ty at the owner/developer’s expense. The number and location of the service laterals varies according to the size of the electrical service.
· Owner/developer shall pick-up new primary service laterals at the property line and install concrete-encased conduits to the transformer vault within the development ar ea. The number and location of the conduits varies according to the size of the electrical service. · It shall be the owner/developer’s responsibility to build vault room with proper ventilation, lighting, and grounding as specified by PWP and install secondary service conduits w ithin the development area.
· Department shall install electrical service transformers, cables, and electric meters. · All Department installation costs including street work shall be paid by the custom er and are included in the cost.
· Owner/developer must identify and notify the Department of any conflict with existing overhead lines / poles and maintain existing ingress / egress access for overhead lines / poles. Proper clearances between the proposed structure and overhead lines / poles m ust be maintained.
· Owner/developer must identify and notify the Department if there is any underground electrical conduit and transformer vault within the proposed development area in conflict with the construction.
· Owner/developer installed distributed generation resources that will be interconnected to the Pasadena Electric Distribution System shall be installed in accordance with the Department Distributed Generation Interconnection Requirements Regulation 23. I n addition, all customer installed solar photovoltaic (PV) resources shall meet all of the
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 35 OF 38
requirements of both the local Building & Fire Department and the Pasadena S olar Initiative Program.
1. In order to determine the specific requirements of the electrical ser vice for this project, the following items will need to be included in the Submittal Drawing Set (2 sets of electrical plans required): service size & voltage, main service disconnect, scaled site plan , elevation plan, proposed transformer room location, electrical meter / panel location , single-line diagram, load calculations, and proposed construction schedule.
2. Total estimated cost for providing electric service to this developmen t will depend on service size and the extent of civil work required in the public right of way. A cost estimate shall be provided to the owner/developer after the Submittal Drawing Set has been provided to the Department. The Department estimate and comments are valid for ninety (90) days.
All comments are preliminary and are based on the limited description provided. Please arrange a meeting with Electric Service Planning personnel for further i nformation and detailed requirements at (626) 744-4495.
WATER & POWER DEPARTMENT -
WATER DIVISION
Plan Reviewer: Natalie Ouwersloot
Phone: (626) 744-7011
Email:
[email protected]
District Map Sheet: 517
Water Mains:
Pasadena Water and Power (PWP), Water Division can serve water to this projec t. The following water mains serve the property:
· 6-inch cast iron water main in El Dorado Street installed under Work Order 2056 in 1927.
This water main is located approximately 18 feet north of the south property line of El Dorado Street.
· 8- inch cement lined cast iron water main in Oakland Avenue installed under Wor k Order 2051 in 1927. This water main is located approximately 24 feet east of the west property line of Oakland Avenue.
· 8-inch cement lined cast iron water main in Madison Avenue installed under Work Order 3061 in 1935. This water main is located approximately 20 feet east of th e west property line of Madison Avenue.
Moratoriums:
Verify with Public Works Department regarding any street construction moratorium affecting this project.
Water Pressure
:
The approximate water pressure at this site is 45 - 50 psi.
Water Service:
PWP records reflect that there is one domestic service serving this property:
· 1 ½ -inch copper service installed in 1967 (#3170)
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 36 OF 38
Any change in water service will be reviewed when the building plans are submitted. Any change in service will be installed at actual cost and paid for by the owner /developer.
Water Division Requirements:
· Water lines are not permitted to cross lot lines to serve adjoining lots without a utility easement; the Pasadena Water Division shall approve all proposed easements. · The Water Division will install the service tap, lateral, water meter and designate the distribution main and service tap.
· All services not in use must be abandoned at the distribution main at the applicable rate. · For subdivided lots with one unit behind the existing, show easement documentation and assessor parcel map showing the subdivision.
· Pursuant to the PWP Water Regulation Section XI ‘A wa ter service and meter may be evaluated for its continuing integrity. Should PWP find a service, meter, vault or other appurtenance to be substandard and no longer suitable for continued use, replacement and/or construction of new facilities may be required. PWP may requi re that a portion or all of the costs of such replacement and/or construction be paid or contracted for by the Applicant or Customer prior to construction.’
The property owner is responsible for the
replacement cost. All service pipes shall be of suitable capacity as determined by applicable plumbing and fire codes. The minimum sized service installed by PWP is 1 - inch.
Cross Connection Requirements for Domestic Services:
· All city cross-connection prevention policies must be adhered to. The developer is required to provide back-flow protection at all connections whereby the plan arrangement or configuration could potentially contaminate the domestic water system. · There shall be no taps between the meter and the backflow assembly. · The owner/developer shall provide and install an approved double check valve backflow prevention assembly at each water service if more than one water service serves property.
The location of the back-flow prevention assembly shall be above ground wi thin 20-feet of the property line.
· The property owner is responsible for the back-flow prevention assembly. The assembly will be registered and require an annual test certification. All manufactur er warranties shall be transferred upon installation and certification to the property owner. · The owner/developer is responsible for certifying and testing the assembly after installation by a person that possesses a current and valid license, and must be certified by the County of Los Angeles Department of Health Services. · The owner/developer shall submit the results of the test to the Water Utility Service Section for approval. Upon approval, the City will maintain domestic water to the property and will automatically register the assembly.
· Water system protection is at the jurisdiction of PWP and internal backfl ow prevention devices will be monitored by the Pasadena Public Health Department. · All water services shall be protected from cross connections by means of approved backflow prevention techniques and assemblies. · An administrative fee of $180.94 will be charged for each backflow prevention asse mbly installed.
Cross Connection Requirements for Fire Service:
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 37 OF 38
· The fire service requires a detector meter and back-flow prevention assembly. · The assembly shall be located in a readily accessible location for meter reading, tes t and maintenance.
· All fire sprinkler systems require installation of an approved double check valve backflow prevention assembly at the sprinkler lateral off the domestic system. · Contract service other than PWP, providing the backflow prevention assembly shall contact the Water Utility Services Section to verify assembly approval or contact the University of Southern California foundation for Cross Connection Control and H ydraulic Research for an approve list of assemblies.
· All manufacturer warranties shall be transferred upon installation and certif ication to the property owner. The property owner shall assume ownership of the back-flow prevention assembly. The assembly will be registered and require an annual test ce rtification. · If PWP is to provide DCDA for fire service, PWP will install Wil kins, model 450 DA. · Choose from one of the below listed options and incorporate into the fire sprinkler plans.
Option 1:
Detector meter located on double check detector check assembl y (DCDA) outside the structure on private property.
· The Water Division will install the service tap, lateral, DCDA (opt ional Wilkins, models 350 DA or 450 DA) and designate the distribution main and service tap. · The location of the back-flow prevention assembly shall be a minimum of 12 -inches above grade within 10-feet of the property line, on private property. Referen ce Water Division Plan Check for certification and registration.
Option 2:
Detector meter located in a vault within the public right of way with a double check valve backflow prevention assembly (DCA) provided and installed inside or outside the building by the owner/developer.
· The Water Division will install the service tap, lateral, detector water meter and designate the distribution main and service tap.
· The location of the back-flow prevention assembly shall be a minimum of 12-inches above grade within 20-feet of the property line on private property. Reference Wat er Division Plan Check for certification and registration.
All Other Cross Connection Requirements:
The owner/developer is also responsible for additional cross connection requirem ents for irrigation system, swimming pool and/or spa, boiler / chilled water / cooli ng tower (using chemical additives), domestic water line at makeup to carbonation system, sewage ejec tor, decorative water fountain, and makeup water to reverse osmosis filtration equipment.
Fire Flow and Fire Hydrants:
The Pasadena Fire Department (PFD) has jurisdiction and establishes the requirements f or fire protection within the City of Pasadena. PFD must be consulted in this rega rd. Any cost incidental to providing adequate fire protection for the project must be paid for by t he owner/developer.
There are two fire hydrants in close proximity to the project site.
PASADENA PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
www.cityofpasadena.net
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING SECTION
175 NORTH GARFIELD AVENUE
PASADENA, CA 91109
PPR 2021-00009
80 SOUTH OAKLAND
NOVEMBER 3, 2021
PAGE 38 OF 38
· Fire hydrant 517-10 is located on the northwest corner of Oakland Avenue and El Dorado Street.
· Fire hydrant 515-9 is located on the southwest corner of El Dorado Street and Madison Avenue.
There are no current fire flow test information available for these hydrant s. If you would like to request fire flow test information, please contact Linette Vasquez at (626) 744-7064.
Fire Hydrant Detail s: