RESOLUTION NO. -----
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PASADENA ADOPTING THE 2022 SOUTH FAIR OAKS SPECIFIC PLAN
WHEREAS , the Land Use Element of the Pasadena Comprehensive General Plan calls for the preparation of Specific Plans as an implementation strategy for the Land Use Element; and
WHEREAS , the 2022 South Fair Oaks Colorado Specific Plan ("SFOSP ") is a document that provides land use regulations , development standards , and design guidelines for new development in the area; and
WHEREAS, there was extensive public participation associated with the adoption of the SFOSP, using a series of community workshops, both in-person and virtual, commission meetings , and stakeholder meetings including residents , business-owners, and commissioners ; and
WHEREAS , the Design Commission and Planning Commission reviewed and commented on the draft SFOSP; and
WHEREAS, the Planning Commission held a public hearing on the proposed SFOSP and associated Addendum to the 2015 General Plan Environmental Impact Report ("Addendum ") on September April 13, 2022, and recommended approval with amendments t~ the City Council ; and
WHEREAS, the City Council held a public hearing on the recommended SFOSP on May 23, 2022, at which it reviewed and considered the recommendations as set forth in the .Staff Report of the same date , and the Planning Commission 's recommendations. The _ City Council adopted the Addendum , and found that the Addendum properly discloses only minor technical changes or additions to the EIR, and none of the conditions triggering a subsequent or supplemental EIR are present, as set forth in State CEQA Guidelines Section 15164, and adopted Findings for Approval for the Specific Plan Amendment.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PASADENA RESOLVES AS FOLLOWS:
1. The City Council adopts the SFOSP , attached hereto and incorporated herein by this reference.
2. For decision makers required to make General Plan consistency findings, the decision maker shall also be required to make consistency findings with the SFOSP for projects in the SFOSP area.
Adopted at the ____ meeting of the City Council on the ____ day of ____ , 2022 by the following vote:
AYES: .
NOES:
ABSENT:
ABSTAIN:
Approved as to form:
Theresa E. Fuentes
Assistant City Attorney
SLIRC0V00D1 OWi
Mark Jomsky
City Clerk
2 South Fair Oaks
Specific Plan
Recommended Plan
May 23, 2022
Recommended South Fair Oaks Specific Plan
Acknowledgements
The following individuals contributed to preparation of the South Fair Oaks Specific Plan:
CITY COUNCIL
Victor Gordo, Mayor
T yron Hampton, District 1
Felicia Williams, District 2
John J. Kennedy, District 3
Gene Masuda, District 4
Jess Rivas, District 5
Steve Madison, District 6
Andy Wilson, Vice-Mayor, District 7
CITY COMMISSIONS
Design Commission
Planning Commission
OFFICE OF THE CITY MANAGER
Cynthia J. Kurtz, Interim City Manager
Nicholas Rodriguez, Assistant City Manager
DIVISION & PROGRAMS
Eric Duyshart, Division Manager, Economic Development (former)
DEPARTMENT OF PUBLIC WORKS
T ony Olmos, Director
Kris Markarian, City Engineer
Y annie Wu-Bowman, Principal Engineer
Michael King, Forestry Program Coordinator
DEPARTMENT OF TRANSPORTATION
Laura Cornejo, Director
Joaquin Siques, Deputy Director
Richard Dilluvio, Principal Planner
PLANNING & COMMUNITY
DEVELOPMENT DEPARTMENT
David Reyes, Director
Jennifer Paige, Deputy Director
Luis Rocha, Planning Manager, Current Planning
Kevin Johnson, Principal Planner, Design & Historic Preservation Our Pasadena
PLANNING & COMMUNITY DEVELOPMENT
PROGRAM TEAM
Anita Cerna, Principal Planner
David Sanchez, Principal Planner
Andre Sahakian, Senior Planner (former)
Martin Potter, Planner
Natsue Sheppard, Planner
Steven Counts, Assistant Planner
CONSUL TANTS
AECOM
MIG, Inc. (outreach)
Recommended South Fair Oaks Specific Plan
T able of Contents
LASP Chapter TOC
1. Introduction ..........................3
1.1 Specific Plan Area . . . . . . . . . . . . . . . . . . . . . . .4
1.2 Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1.3 Relationship to Other Documents . . . . . . . . 5
1.4 Planning P rocess & Outreach . . . . . . . . . . . . 7
1.5 Specific Plan Or ganization . . . . . . . . . . . . . . 12
2. Background ........................ 13
2.1 Community & Historic Context . . . . . . . . . . 15
2.2 Existing Land Uses, Urban F orm,
& Public Realm . . . . . . . . . . . . . . . . . . . . . . . 20
3. Vision, Goals & P olicies ..... 31
3.1 Vision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .34
3.2 Goals & P olicies . . . . . . . . . . . . . . . . . . . . . . .35
4. Z oning & Land Use .......... 59
4.1 Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . 61
4.2 Zoning Districts . . . . . . . . . . . . . . . . . . . . . . .62
4.2 Allowable Land Uses . . . . . . . . . . . . . . . . . 64
5. Public Realm Standar ds .....71
5.1 Sidewalks . . . . . . . . . . . . . . . . . . . . . . . . . . . . .75
5.2 P arkways & Street T rees . . . . . . . . . . . . . . . .79
6. De velopment Standards .. 85
6.1 Scale . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
6.2 Frontage . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99
6.3 Open Space . . . . . . . . . . . . . . . . . . . . . . . . . .112
6.4 Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 120 7 . Implementation &
Administration ................. 123
7 .1 Implementation Actions . . . . . . . . . . . . . . . 126 7 .2 Citywide Implementation Ov erview . . . . . 129
7 .3 Funding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 138 7 .4 Infrastructure . . . . . . . . . . . . . . . . . . . . . . . . 143 7 .5 Administration . . . . . . . . . . . . . . . . . . . . . . . 146 A. Appendices ..................... 147
A.1 Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . 149 A.2 Design Guidance for T ree Selection . . . . .151
iv Recommended South Fair Oaks Specific Plan
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1Recommended South Fair Oaks Specific Plan
Ch. 1
Introduction
Introduction 3 1 1 Specific Plan Ar ea 4 1 2 Purpose 5 1 3 Relationship to Other Planning Documents 5
1 4 Planning P rocess & Outreach 7 1 5 Specific Plan Or ganization 12 2 Recommended South Fair Oaks Specific Plan
3Recommended South Fair Oaks Specific Plan
Introduction
The South Fair Oaks Specific Plan (SFOSP) area has
historically served the City as a major employment center with a strong commercial and industrial character centered around the establishment of the railroad in Pasadena in 1885. Bordering Pasadena’ s Central District to the south at Del Mar Avenue, the SFOSP area includes several major activities centers and institutions, including Huntington Memorial Hospital, Art Center College of Design South
campus, and the Fillmore Metro T ransit Station, all of which contribute to a wealth of opportunities for job-generating uses, creative industries, new housing, active neighborhood spaces, pedestrian-friendly streetscapes, and transit-
oriented development. These opportunities are highlighted in Pasadena’ s 2015 General Plan as a guiding framework for development in the area and were central to the process of updating the SFOSP.
Positioned in the southern edge of the City, the SFOSP area links Pasadena’ s civic, cultural, and commercial core to neighboring city of South Pasadena. Running parallel to Fair Oaks Avenue, the Metro L Line (Gold) and South Arroyo
Parkway (which transitions to the Arroyo Seco Parkway,
or State Route (SR)-110 Freeway south of Glenarm Street) provide light rail and highway connections to neighboring communities and the larger region.
This specific plan establishes the following vision statement for the SFOSP area, which reflects ideas and feedback from a multi-phase community engagement effort between 2018
and 2021:
South Fair Oaks will be a creative, innovative, and health- oriented mixed-use district that provides multi-family housing, neighborhood-serving amenities, educational, and employment opportunities accessible to transit for residents, employees, students, and faculty.
The SFOSP presents an opportunity for this vision to be grounded in policy and practice, and for the City and
community to work together in confronting planning
challenges and envisioning the future of the South Fair Oaks area. In addition to an extensive public outreach and visioning process, the SFOSP represents the outcome of a robust outreach process and technical planning and design effort, directly informed by the perspectives and expertise of community members, City staff, the Planning Commission, Design Commission, and the City Council.
INTRODUCTION
1. INTRODUCTION
WHAT IS A SPECIFIC PLAN?
In the State of California, a Specific Plan is
a regulatory tool that local governments
use to implement their General Plan and to
guide development in a localized area. While
the General Plan is the primary guide for
growth and development in a community, a
Specific Plan is able to focus on the unique
characteristics of a special area by customizing
the land use regulations and development
standards for that area. A Specific Plan
establishes a link between the policies and
implementation programs in the General Plan
and individual development proposals in a
defined area within the city.
CHAPTER OVERVIEW
This chapter is organized into the following sections:
» 1.1 Specific Plan Area
» 1.2 Purpose
» 1.3 Relationship to Other Planning Documents
» 1.4 Planning Process and Outreach
» 1.5 Specific Plan Organization
4 Recommended South Fair Oaks Specific Plan
Introduction
Service Layer Credits:
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·|}þ110
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710
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710
COLUMBIA
HERR AL Y TENHAEFF AL Y
P ALMETTO
PICHER AL Y
HERR
STA TE
ALARCON
PASADENA
BELLEFONTAINE
ALESSANDRO
MAY
EDMONDSON AL Y
EDMONDSON AL Y
FAIRMOUNT
CONGRESS
HURLBUT
ARLINGTON
CALIFORNIA
RA YMOND
GRACE
MARENGO
BELLEVUE
WA VERL Y
GLENARM
FAIR OAKS
CALIFORNIA
DEL MAR
FILLMORE
ARROYO
PICO
Fillmore Station
Del Mar Station
1. MAP 1. TABLE
1.1 Specific Plan Area
The SFOSP area generally encompasses the area between
Del Mar Boulevard to the north, State Street to the south (bordering the City of South Pasadena), Pasadena Avenue to the west, and Picher Alley to the east (Map 1.1-1). While outside the SFOSP area boundaries, adjacent communities and educational institutions such as Raymond Hill,
Madison Heights, and Blair Middle School also helped to inform policies and standards in the plan and are intended to benefit from the SFOSP’ s implementation.
Map 1.1-1: South Fair Oaks Specific Plan Area
Lincoln North
Lincoln South
Subareas
Parcel Lines
Specific Plan
Boundary
Fillmore Metro T ransit and Bike Share Station
Pasadena Humane Society Building on Raymond Ave.
5Recommended South Fair Oaks Specific Plan
Introduction
1.3 Relationship to Other
Planning Documents
SUMMARY OF 2015 GENERAL PLAN GUIDING PRINCIPLES
1. Growth will be targeted to serve community needs and enhance the quality of life.
2. Pasadena’ s historic resources will be preserved.
3. Pasadena will be an economically vital city by providing jobs, services, revenues, and opportunities.
4. Pasadena will be a socially, economically, and environmentally sustainable community.
5. Pasadena will be a city where people can circulate without cars.
6. Pasadena will be a cultural, scientific, corporate, entertainment and education center for the region.
7. Community participation will be a permanent part of achieving a greater city.
8. Pasadena is committed to public education and a diverse educational system responsive to the broad needs of the community.
Pasadena General Plan Land Use Element, 2015
1.2 Purpose
The purpose of the SFOSP is to facilitate and encourage development and improvements that help realize the
community’ s vision for the SFOSP area. The SFOSP
optimizes land uses to increase opportunities for financially feasible commercial and residential developments, and
helps ensure that new buildings, streetscape improvements, and added amenities contribute positively to the pedestrian experience. The SFOSP seeks to reinforce the area’ s distinct eclectic character by building upon positive examples of recent development.
This document will be used by property and business
owners, grant-seeking nonprofits, developers, elected and appointed officials, and City staff as the regulations that will guide private and public development projects. While the SFOSP introduces a framework and toolkit for designing and implementing future developments, it does not
mandate or accelerate any specific projects or immediate changes to the built environment.
General Plan
The SFOSP is one of eight Specific Plans that serve to
implement the goals and policies of the City’ s 2015 General Plan Land Use and Mobility Elements. The General Plan
contains eight Guiding Principles and a series of goals and policies that demonstrate the relationship between land use and high-quality design, the arts and culture, sustainable infrastructure, a vital economy, exemplary public services, and public involvement and participation.
The SFOSP mirrors and builds upon the General Plan’ s
policies to achieve consistency with the General Plan’ s vision and guidance. The SFOSP seeks to focus development
around transit, introduce housing for a diversity of residents, reinvigorate industrial areas with new job-generating
business, encourage pedestrian mobility, and continue
to support innovative architecture and “green” buildings.
Projects that are consistent with the SFOSP policies and standards will in turn be consistent with the General Plan Guiding Principles, goals, and policies.
While the SFOSP establishes an overall vision for SFOSP, the standards and guidelines herein apply specifically to private development and adjacent sidewalk. The SFOSP
serves as one of many complementary tools the City uses to implement the General Plan and Specific Plan visions, and to meet larger sustainability goals through prioritization and guidance for private and public investments.
6 Recommended South Fair Oaks Specific Plan
Introduction
GENERAL PLAN GOAL 37:
SOUTH FAIR OAKS A VENUE
“Concentration of mixed-use development
adjoining the Fillmore Metro Gold Line station;
expanded housing opportunities for seniors,
students, or employees of the major institutions;
and redevelopment of underutilized industrial
areas for new businesses and job-generating
uses leveraged by the medical and creative
office uses.”
GENERAL PLAN POLICIES
» 37 .1 Fillmore T ransit Village. Provide for the
development of higher density, transit-oriented
uses with a mix of retail, office, and multi-family
housing uses that expand the customer base
for local retail uses and support Metro Gold
Line ridership; while contributing to reductions
in vehicle trips, energy consumption, and GHG
emissions.
» 37 .2 Medical Supporting Uses. Capitalize
on the Huntington Memorial Hospital through
opportunities for new and expanded medical
facilities, medically-oriented businesses and
increased housing so that hospital employees are
able to live close to jobs.
» 37 .3 Creative Culture. Foster a creative culture
by providing space for start-up businesses and
creative office and flex space.
» 37 .4 Visual Variety. Allow for a diversity of
architectural design styles and building types
contributing to the distinctive characteristics of
the area’ s intended artistic, cultural, and creative
businesses.
» 37 .5 Economic Vitality. Foster a thriving
businesses district by supporting the retention
and enhancement of local businesses and,
emerging technology, and medical uses by
encouraging the development of creative office,
research and development, and institutional uses
with a mix of supporting retail and residential
uses.
» 37 .6 Sustainable Streetscape. Improve
sidewalks to enhance connectivity and pedestrian
activity through enhanced streetscape amenities,
distinctive signage, lighting and paving.
» 37 .7 Neighborhood Compatibility. Require
that the types of use and location, scale, and
design of development buffer commercial and
mixed-use development on N. Fair Oaks Ave.
and Arroyo Parkway from adjoining lower density
residential neighborhoods.
Pasadena General Plan Land Use Element, 2015
Previous South Fair Oaks
Specific Plan (1998)
As the 1998 SFOSP was adopted to implement the 1994
General Plan update, the 2015 General Plan requires an
updated implementation document for each of Pasadena’ s eight Specific Plan Areas. While the new Specific Plan
builds on many of the objectives from the 1998 Specific Plan, this document replaces and supersedes the previous Specific Plan, introducing updated policies and standards that address current and future community needs,
opportunities, and challenges. The SFOSP boundaries are also expanded in the updated Specific Plan, including new areas north of California Boulevard, previously part of the Central District Specific Plan area, east of the Metro rail right-of-way, and south of Bellefontaine Street.
Zoning Code
The Pasadena Municipal Code (PMC) is one of the primary tools for implementing the City’ s General Plan. Specifically, Title 17 of the PMC, or the Zoning Code section, describes allowable land uses, development standards, and permit
requirements for each zoning district in the City. The zoning districts and associated land use regulations and development standards established by the SFOSP will be codified in the Zoning Code.
Design Guidelines for Neighborhood
Commercial & Multifamily Districts
The Design Guidelines for Neighborhood Commercial
& Multi-Family Districts (October 2009) supplement
the General Plan Land Use Element design related goals
and policies, and offer more direction for proceeding with the design of a project. The guidelines illustrate options, solutions, and techniques to achieve the goal of excellence in new design specifically for commercial, residential, and mixed use buildings that are subject to design review. The guidelines are not zoning regulations or development
standards, but rather performance goals that apply to
areas within the City that do not have detailed guidelines or supplement existing guidelines, including those included in the SFOSP.
Sign Design Guidelines
The Sign Design Guidelines provide guidance in the way
signs are designed, constructed, and placed in order to further implement the purposes of Chapter 17 .72 (Sign
Regulations) of the City of Pasadena’ s Municipal Code.
The guidelines are intended to provide good examples of techniques that should be used in order to meet the City’ s expectations for quality business signage to be applied during the City’ s design review process or the approval of a discretionary land use permit.
7Recommended South Fair Oaks Specific Plan
Introduction
Pasadena Pedestrian Plan
The Department of T ransportation’ s Pasadena Pedestrian Plan (July 2006) provides guidance to preserve the
walkability of pedestrian areas, better design and develop pedestrian-friendly projects, better integrate pedestrian improvements into street maintenance and traffic
management programs, and implement public education
and enforcement programs that improve pedestrian safety and increase levels of walking. An update to the Pasadena Pedestrian Plan is currently under development at the
time of writing the SFOSP through the Pasadena W alks!
project, designed to inform the plan development through identifying barriers to walking, potential improvements, and locations to prioritize based on analyses, public input, and focus groups. The SFOSP reinforces pedestrian-friendly
design and development in new projects through land use, development standards, and design guidelines.
Bicycle T ransportation
Action Plan
The Department of T ransportation’ s Bicycle T ransportation Action Plan (BTAP) (August 2015) provides specific
goals, objectives, actions, and timelines for creating an environment (1) where people circulate without a car, (2) that significantly increases the number of people who
commute by bike, (3) that increases the number of people who use a bike for utilitarian trips, fitness and recreation, and (4) that provides business and economic benefits for the City. The plan provides details for a network of bikeways so that every neighborhood is within 1/4 mile of an effective bicycle route and funding strategies to implement the
plan. The SFOSP area contains a portion of the BTAP’ s
Bellefontaine-Fillmore-Arden-Lombardy “Roseway” Route,
a low-stress street network that connects the Fillmore L Line (Gold) Station to the Arroyo Seco, Caltech, and the Huntington Library. The SFOSP also supports the BTAP
through promoting enhanced sidewalks that allocate space for bicycle parking and supporting bicycle infrastructure within the plan area.
Pasadena Street Design Guide
The Department of T ransportation’ s Pasadena Street
Design Guide (March 2017) implements the 2015 General
Plan Mobility Element complete streets policy, including the following goals and objectives: (1) Streets should reflect neighborhood character and accommodate all users; (2)
Complete Streets should accommodate all users such
as pedestrians, bicyclists, public transit, skateboarders and scooters; and (3) Streets should reflect individual neighborhood character and needs, and support healthy
activities such as walking and bicycling. The SFOSP
references the Street Design Guide as it applies to sidewalks, parkways, and street trees, which fall under Chapter 5
(Public Realm) of the SFOSP.
Master Street T ree Plan
The Department of Public Works’ Master Street T ree
Plan serves as the guiding document that designates the official tree species to be planted on a block-by-block basis throughout the City. The SFOSP references the Master
Street T ree Plan in Appendix A.2 (Design Guidance for
T ree Selection) to guide discussions between the City and community when updating the Master Street T ree Plan
for the area. The appendix includes a description of the existing street trees along key streets within the SFOSP area, followed by recommendations for potential new species
aligned with the updated Specific Plan.
Pasadena Climate Action Plan
The Pasadena Climate Action Plan (CAP) (March 2018)
provides a strategic framework for measuring, planning, and reducing the City’ s share of greenhouse gas (GHG)
emissions with the goal of reducing emissions by more than half by the year 2035. The SFOSP supports the CAP and
the identified strategies to reduce GHG through sustainable land use and pedestrian infrastructure as well as urban greening, which are addressed in Chapter 4 (Land Use),
Chapter 5 (Public Realm), and Appendix A.2 (Design
Guidance for T ree Selection).
1.4 Planning Process
& Outreach
1.4.1 OUR PASADENA PROGRAM
The General Plan is a document that outlines the
community’ s vision for Pasadena over the next 20 years.
As an overall visioning document, the General Plan’ s goals and policies are implemented in various ways, including Specific Plans. Our Pasadena – Putting the Plan in Motion is the City’ s General Plan implementation program, focused on updating Pasadena’ s Zoning Code and establishing
neighborhood-specific design and land-use goals for the City’ s eight Specific Plans: Central District, East Colorado, East Pasadena, Fair Oaks/Orange Grove, Lamanda Park,
Lincoln Avenue, North Lake, and South Fair Oaks.
The SFOSP is informed by a thorough planning and
public outreach process led by the City’ s Planning &
Community Development Department, and supported
by a consultant team of urban planners, urban designers, outreach specialists, economists, architects, and landscape architects. The planning process also involved coordination with staff from Pasadena’ s departments of Public Works, T ransportation, and Economic Development, and City’ s
Accessibility Coordinator.
8 Recommended South Fair Oaks Specific Plan
Introduction
1.4.2 PUBLIC OUTREACH
Throughout the planning process, the City solicited input from residents, property owners, businesses, community
leaders, and other stakeholder groups through a variety of outreach events, public meetings, and online engagement tools. The following list provides a summary of public
outreach methods, workshops, meetings, and hearings,
and an overview of key recurring feedback themes from the outreach process.
Community-Wide Open Houses
March 2018
In 2018, the City initiated the Our Pasadena Program
to review and update the City’ s eight specific plan
areas. The program’ s primary objective was to establish neighborhood-specific goals and policies resulting in a refined set of permitted uses, residential densities, and development standards and guidelines that will shape
the built environment along the City’ s major commercial and mixed-use areas within the eight planning areas in
accordance with the City’ s General Plan and Guiding
Principles. The program kicked-off with a series of open houses to introduce the program and solicit feedback on the general vision on each of the eight specific plan areas, including South Fair Oaks.
2015
GENERAL PLAN UPDATE
2018 2019
2020
20212021-2022
COMMUNITY-WIDE
OPEN HOUSES
DRAFT SPECIFIC PLAN
VISION S TATEMENTS
PRELIMINARY SPECIFIC
PLAN CONCEP TSROUND TWO
WORKSHOPS
PRELIMINARY SPECIFIC
PLAN STANDARDS
ROUND THREE
VIRTUAL OPEN HOUSES
DRAFT & PROPOSED
SPECIFIC PLANSRECOMMENDED
SPECIFIC PLANS
PLANNING COMMISION
STUDY SESSIONS &
PUBLIC HEARINGS
CITY COUNCIL
PUBLIC HEARING
& PLAN ADOPTION
ROUND ONE
WORKSHOPS
ADDITIONAL
ENGAGEMENT
OPPORTUNITIES
DESIGN COMMISSION &
NORTHWEST COMMISSION
FEEDBACK SESSIONS
9Recommended South Fair Oaks Specific Plan
Introduction
Round 1 Workshop
May 24, 2018
In the Round 1 Workshop, the Planning & Community
Development Department facilitated a listening and
learning session to find out more about participants’
experience living and/or working in, or visiting the SFOSP area, and their ideas for how the SFOSP could improve the area. The workshop began with a brief interactive visioning activity, and an introductory presentation on the SFOSP Update program, the General Plan vision for the SFOSP
area, and background information. For the majority of the workshop, participants were divided into small groups with facilitated discussions on specific topics such as appropriate land uses and housing types, streetscape and public
amenities, and mobility and parking. The main objective of the workshop was to solicit feedback from the community, rather than reach consensus on any particular topic. This workshop was followed by a second online survey.
Community Walking T our
May 18, 2019
The Planning & Community Development Department
hosted a one-mile walking tour of the SFOSP area, starting at the corner of Del Mar Boulevard and Fair Oaks Avenue, and ending at the Fillmore Metro L Line (Gold) Station.
Participants responded to questions and wrote other
comments on walking tour worksheets/Plan area maps at
six designated stops on the tour. Discussion and worksheet questions focused on a specific topic or location for each stop, including: Arts & Innovation Flex District, Commercial Development along S. Fair Oaks Avenue, Huntington
Hospital and Medical Uses, Raymond Avenue, Fillmore
Metro Station, and S. Arroyo Parkway.
ArtCenter Pop-up Event
May 22 - May 24, 2019
The Planning & Community Development Department
hosted an interactive Pop-up Event at ArtCenter College of Design (south campus) to inform students about the
SFOSP process and solicit feedback on how they would
like to see the neighborhood surrounding the campus
develop in the future. Among other activities, participants were invited to add to an interactive visioning collage and sculptural installation using precedent imagery, text, and drawing, leveraging student creativity and expression
through multiple mediums.
Round 1 Workshop
Community Walking T our
ArtCenter Pop-up
10 Recommended South Fair Oaks Specific Plan
Introduction
Y outh Summit
Round 3 Workshop - Virtual Open House
Round 2 Workshop
June 20, 2019
The Planning & Community Development Department
hosted a second community workshop to present
preliminary land use and urban form concepts that
considered a number of factors, including community
feedback received since the first workshop. Input received helped to refine these concepts and guide the drafting of goals, policies, and development standards. In an opening icebreaker activity, participants were able to reaffirm what we heard so far from the community by placing
stickers next to those comments. Next, City staff gave a PowerPoint presentation covering background information on the program, an overview of the existing Specific Plan area, emerging themes and draft vision, and preliminary concepts. Lastly, participants broke out into small groups to discuss the preliminary concepts. Each table reported back to the larger group with a summary of the main points.
Y outh Summit
October 19, 2019
The Planning & Community Development Department
hosted an OurPasadena Y outh Summit for Pasadena
High School students at the Robinson Recreation Center.
Through the use of multi-media tools and interactive
activities, the event introduced city planning to youth and allowed participants to share their unique perspective on what they think will make Pasadena a better place now and in the future.
Round 3 Virtual Open House
November 2020 - March 2022
(Live Webinar: November 5, 2020)
For the third and final round of community workshops, the Planning & Community Development Department hosted
an interactive virtual open house website and live webinar.
Through an introductory presentation and a series of
informational materials, staff presented the refined SFOSP vision and concept, along with full draft standards for the Land Use, Public Realm, and Development & Design
chapters of the SFOSP. Participants were encouraged to
provide detailed input through an online survey, and to submit questions in the Q&A portion of the live webinar event. While the community was unable to gather in person due to the COVID-19 pandemic, the virtual platform was
available 24/7 for an extended period of time beyond the one-month comment period, allowing participants to visit and provide feedback at their pace and convenience, as
well as download materials and share the open house site with family, friends, and neighbors.
Design Commission Meeting
February 23, 2021
Following the Round 3 Virtual Open House, the Planning
& Community Development Department presented to the
Design Commission to solicit feedback on the draft SFOSP, respond to clarifying questions from commissioners, and discuss various issues to be considered in the development of standards, policies, and implementation strategies for the next draft of the SFOSP.
Planning Commission Meetings
October 27 , 2021 and April 13, 2022
The Planning Commission held both a study session and
public hearing on the proposed SFOSP, where members
of the public and commissioners commented on the plan
and discussed the plan’ s development standards and
implementation actions. The Commission ultimately
recommended the plan with modifications for adoption by the City Council.
City Council Meeting
May 22, 2022
Section to be completed following the meeting.
11Recommended South Fair Oaks Specific Plan
Introduction
Mailings & Promotional Materials
In addition to these public outreach events and workshops, the Planning & Community Development Department
has advertised the SFOSP and provided program updates
through the following platforms and publications:
» Mailers to property owners, occupants, and renters
within the plan area and within 500 feet of the plan
area
» E-mailing list for program newsletter subscribers
» OurPasadena Program website
» OurPasadena and Citywide social media accounts
» Council District Newsletters
» City of Pasadena InFocus
» Local press coverage
WHAT WE HEARD
Participants shared a wide range of input throughout the outreach process, including the following recurring themes:
» Mixed opinions on the amount of density and
height proposed for most subareas, with some
calling for more housing density while others expressed concerns about increased development;
» Desire for more flexibility in allowed land uses,
particularly at the ground floor of mixed-use buildings; » Desire to allow more multi-family housing with
a diversity of housing types, such as micro-units and
senior housing;
» Mixed opinions on the appropriate amount
of parking to require for new development,
particularly near the Fillmore Station, where many
support limited or no parking requirements;
» Concerns from some property owners regarding
requirements for increased sidewalk widths,
setbacks, paseos, and plazas and impacts of these
requirements on development feasibility;
» Support for increased open space,
landscaping, and an improved tree canopy
that promotes shade and walkability;
» Concerns about increased traffic and impacts
to surrounding neighborhoods;
» Desire to strike an appropriate balance of
medical offices and facilities with housing, retail,
restaurant, and other pedestrian oriented land uses
so that one land use type doesn’t dominate the
plan area;
» Preserve historic resources and encourage
adaptive re-use; and
» Explore the possibility of allowing housing
along portions of Arroyo Parkway that
currently only allow commercial uses.
1.4.3 ENVIRONMENTAL CLEARANCE
In the 2015 Pasadena General Plan update, the City
prepared a programmatic General Plan Environmental
Impact Report (GP EIR) to analyze potential citywide
impacts, broad policy alternatives, and programmatic
mitigation measures associated with the update of the
General Plan and specific plan amendments. An Addendum
to the GP EIR was prepared for the SFOSP to address
potential site-specific environmental impacts associated with the update to the SFOSP.
Per the GP EIR, future discretionary review may rely on analysis provided in the GP EIR for the purpose of tiering and/or streamlining. The purpose of tiering is to use the analysis of general matters contained in a broader EIR
(such as the GP EIR) with later California Environmental Quality Act (CEQA) documents on narrower or more site
specific projects. Tiering serves to reduce repetitive analysis and provide subsequent site specific analysis at a time when it is meaningful. Tiering is common and appropriate when the sequence of analysis is from a General Plan EIR to a program of lesser scope, such as a specific plan. Therefore, CEQA review required for the SFOSP may tier from the GP EIR pursuant to CEQA Guidelines Section 15152.
12 Recommended South Fair Oaks Specific Plan
Introduction
1.5 Specific Plan Organization
SFOSP Area
Imagery ©2021 Google, Imagery ©2021 Maxar
T echnologies, U.S. Geological Survey, USDA Farm
Service Agency, Map data ©2021 Google
SFOSP Area
The SFOSP is organized into seven chapters and multiple appendices, as described below.
CH. 1 - INTRODUCTION
This chapter presents the purpose of the SFOSP and outlines the planning and outreach process. It also discusses the relationship of the SFOSP to other planning documents and introduces the 2015 General Plan Guiding Principles, goals, and policies that inform the SFOSP.
CH. 2 - BACKGROUND
This chapter provides additional historical context for the SFOSP area and identifies challenges and opportunities within South Fair Oaks’ existing conditions.
CH. 3 - VISION, GOALS & POLICIES
This chapter establishes the overall vision for the SFOSP area, and specific visions for the subareas. The vision is followed by goals and policies by subarea and topic.
CH. 4 - ZONING & LAND USE
This chapter introduces the zoning districts for the SFOSP and establishes the types of land uses allowed for potential new development within each zoning district.
CH. 5 - PUBLIC REALM STANDARDS
This chapter presents standards and guidelines for the public realm adjacent to new development, including sidewalks, parkways, and street trees.
CH. 6 - DEVELOPMENT STANDARDS
This chapter presents standards and guidelines for development of private property, including allowable densities and heights, as well as required setbacks, open space and parking standards.
CH. 7 - IMPLEMENTATION & ADMINISTRATION
This chapter presents implementation actions and responsibilities, and potential programming and funding opportunities to bring the SFOSP vision to life.
APPENDIX
The SFOSP includes two appendices: A.1 – Definitions provides a glossary of land use planning and urban design terminology used throughout the document; A.2 – Design Guidance for T ree Selection supplements the public realm standards and guidelines introduced in Chapter 5 with a detailed overview of existing street tree conditions, and recommendations for tree species to be incorporated in future updates to the Department of Public Works’ Master Street T ree Plan.
13Recommended South Fair Oaks Specific Plan
Ch. 2
Background
2. BACKGROUND2. MAP2. TABLE2. FIGURE
2 1 Community & Historic Context 15 2 2 Existing Land Uses, Urban F orm,
& Public Realm 20 14 Recommended South Fair Oaks Specific Plan
Background
15Recommended South Fair Oaks Specific Plan
Background
The SFOSP area is a primarily commercial, institutional, and medical district of the City that formed around early railroads and industrial development in the late 1800s
and early 1900s. T oday, the original railroad right-of-way remains in use as the Metro L Line (Gold) track between Raymond Avenue and Arroyo Parkway, and many of the
SFOSP area’ s older light industrial buildings have been adapted into commercial uses, medical offices or clinics, and educational uses. In addition to the continued presence of early twentieth century buildings and design elements, the area experienced a steady increase in new, larger-scale development in the second half of the twentieth century and early 2000s. This growth focused on a range of
medical, educational, office, and retail uses, most notably the Huntington Memorial Hospital and ArtCenter College
of Design South Campus. Both older and contemporary
buildings are widely varied in their architectural styles and configurations, creating an eclectic urban scale and form throughout the SFOSP area.
While residential uses are now focused in discrete pockets of the SFOSP area, the area was once home to a diverse
population of workers for the growing industries of the early twentieth century. Following the introduction of
the two railroads, lumber yards, factories, power plants, fruit-packing plants, and other manufacturing uses, the area also became a residential enclave for laborers of
various ethnic groups, including Latino, Black, and Asian Americans. Much of this early housing was substandard or informal, lacking most critical infrastructure and services; the community was successful in some efforts to improve housing conditions, but further efforts to improve access to education and integrate with the larger community were
2.1 Community & Historic Context
stifled by segregationist residents of wealthier neighboring communities. Segregation and disinvestment were further reinforced and formalized as the residential communities surrounding Fair Oaks Avenue were “redlined,” meaning
residents were systematically blocked from mortgage or
home improvement loans between 1939 and 1968 due to
the Home Owners’ Loan Corporation (HOLC) investment
risk-grading documents. The HOLC described the area as
“honeycombed with poorly constructed cottages and shacks… which are occupied by Negroes, Mexicans and Japanese.
This area is thoroughly blighted and a slum clearance project is under discussion. It is graded a ‘low red.’” The HOLC also states that “ the higher grade areas to the west are protected from subversive races by deed restrictions, and many servants in these districts are residents of this area .” The explicitly racist and discriminatory HOLC documents are now infamous
for their long-term influence on housing policy and access to services including banking, insurance, and healthcare within racially and economically marginalized communities throughout the United States.
Despite the history of segregation and discrimination,
non-white ethnic groups also established roots in the
SFOSP area through businesses. The Raymond Florist
(60 E. California Boulevard) and Sugano Grocery (527
S. Fair Oaks Avenue) buildings represent the importance of Japanese-Americans in the development of the SFOSP
area. Bellefontaine Nursery (838 S. Fair Oaks Avenue) and Mijares Restaurant (145 Palmetto Drive) remain active as important community fixtures and examples of Japanese-
and Mexican-American communities’ rich legacies in the
area.
Early horsecar line along South Fair Oaks Avenue (ca. 1889; Source: Water and Power Associates) 16 Recommended South Fair Oaks Specific Plan
Background
Map 2.1-1: South Fair Oaks Specific Plan Area and Regional Context Service Layer Credits:
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3/12/2018 5:00:54 PM amy.burgess
Metro Station
Metro L Line (Gold)
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Metro Station
Metro L Line (Gold)
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710
South Pasadena
Lower
Arroyo
Park
Lower
Arroyo
Park
Singer
Park
Singer
Park
MagnoliaMagnoliaGovernor
Markham
Governor
Markham
Huntington
Memorial
Hospital
Huntington
Memorial
Hospital
ArtCenter
South
Campus
ArtCenter
South
Campus
Ross
Grove
Ross
Grove
Maranatha
High School
Maranatha
High School
OLD PASADENAOLD PASADENA
BellefontaineBellefontaine
Mayfield Senior
School
Mayfield Senior
School
South
Grand-Covington
Place
South
Grand-Covington
Place
Madison
Avenue
Madison
Avenue
South
Oakland
South
Oakland
Allendale Library/
Park/Elementary School
Allendale Library/
Park/Elementary School
Blair High
School
Blair High
School
Blair Middle
School
Blair Middle
School
Marengo-
Pico
Marengo-
Pico
Central
Park
Central
Park Del Mar
Station
Del Mar
Station
Arlington
Garden
Arlington
Garden
Westridge
School for
Girls
Westridge
School for
Girls
CENTRAL DISTRICT
SPECIFIC PLAN AREA
Mayfield
Junior
Mayfield
Junior
Sequoyah
K-8
Sequoyah
K-8
Fillmore
Station
Fillmore
Station
FA I R O A K S
C AL I F O R N I A
R AY M O N D AR R O Y O
DEL MAR
HERR ALYHERR ALY
TENHAEFF ALYTENHAEFF ALY
PALMETTOPALMETTO
PICHER ALYPICHER ALY
HERRHERR
STAT ESTAT E
ALARCONALARCON
PASADENAPASADENA
BELLEF ONTAI NEBELLEF ONTAI NE
GLENARMGLENARM
ALESSANDROALESSANDRO
MAYMAY
EDMONDSON ALYEDMONDSON ALY
EDMONDSON ALYEDMONDSON ALY
FAIRMOU NTFAIRMOU NT
CONG RESSCONG RESS
HURLBUTHURLBUT
ARLI NG T ONARLI NG T ON
WAVER LYWAVER LY
GRACEGRACE
MARENGOMARENGO
FILLMO REFILLMO RE
ARRO YOARRO YO
BELLEVUEBELLEVUE
PICOPICO
Metro Station
Educational Institutions
Parks & Open Spaces
Landmark Districts
Metro L Line (Gold)
South Fair Oaks Specific Plan Area
Designated Historic Resources and
Landmark Buildings in Specific Plan Area *
The SFOSP area lies just south of Old Pasadena, adjacent to the Central District Specific Plan area’ s southern and western boundaries. The Metro L Line (Gold) runs north/ south through the SFOSP area, and the 110 freeway meets the SFOSP area at its northern terminus, turning into
Arroyo Parkway. The SFOSP area is surrounded by several Landmark Districts, parks, and schools.
* Other historic resources, such as signs and eligible
resources are not mapped
17Recommended South Fair Oaks Specific Plan
Background
The area’ s industrial and manufacturing uses were an
important source of jobs and economic prosperity for
Pasadena during the Great Depression and World War
II, and industrial growth continued until the late 1950s.
Established at its current location in 1902, Huntington Memorial Hospital also grew steadily throughout the
century, expanding its campus footprint over time. While the hospital is regulated through a separate Master
Development Plan, its influence on the SFOSP area
can be seen in how it has attracted many other medical
uses to the vicinity. From the 1960s onward, these newer medical offices and clinics, along with retail storefronts, neighborhood services, and auto repair uses, replaced
many of the industrial, manufacturing, and residential uses in the SFOSP area.
Several properties clustered between Del Mar Boulevard
and California Boulevard reflect the historic relationship between industrial and residential uses in the SFOSP area, and the ways in which many older buildings have been
adapted to serve more contemporary uses. These notable
historic buildings include: The Pasadena Humane Society and SPCA building at 361 N. Raymond Avenue (built in
1932); the Royal Laundry building at 443 S. Raymond
Avenue, adaptively reused and currently serving as a
software company office (1915); 511 Fair Oaks Avenue,
adaptively reused as Public Storage (1915); and the
Bungalow Court at 100 Palmetto Dr. (1915). The Glenarm
Power Plant (1928) and Pacific Electric Substation #2
(1893), two locally-designated historic resources, are both located at 72 E. Glenarm Street at the southern end of the SFOSP area.
The Huntington Memorial Hospital, located at 100 W.
California Boulevard, is a significant regional institution and employment hub in the area. While embedded within
the SFOSP area, the hospital is regulated by a Master
Development Plan that includes a comprehensive arts
and medical district vision, pedestrian linkages from
Fillmore Station to the hospital, and additional housing opportunities for employees. ArtCenter College of Design South Campus, with buildings at 950 Raymond Avenue and
1111 Arroyo Parkway, has also influenced the area since it’ s opening in 2004. Like the hospital, ArtCenter is regulated through a separate Master Development Plan consisting
of several parcels bisected by the Metro L Line (Gold) and totaling approximately 7 acres. ArtCenter has shaped
the area through its creative presence and contemporary architecture. The college’ s 2017 master plan envisions new infill student housing, gathering spaces, a mobility hub, a campus cycleway, and an activated streetscape along
Raymond Avenue, all of which will strongly influence the SFOSP area by adding more students, faculty, staff, and overall activity to a generally medical, commercial, and industrial-focused area.
The SFOSP area has long provided regional rail connections, with Pacific Electric’ s Pasadena Short Line operating on Fair Oaks Avenue from 1902 to 1951, connecting downtown Los
Angeles and Pasadena. T oday’ s Metro L Line (Gold) right- of-way between Raymond Avenue and Arroyo Parkway
served passenger rail trains from the 1890s to 1994, when plans formed to extend Metro’ s light rail system from Los Angeles to Pasadena. The connection was eventually
realized with the completion of the Metro L Line (Gold) in 2003, which included the SFOSP area’ s Fillmore Station and Del Mar Station just to the north.
The original South Fair Oaks Specific Plan, adopted in
1998, covered a smaller area than the SFOSP, as parcels north of California Boulevard and parcels east of the Metro Rail right-of-way north of Glenarm Street were included within the original Central District Specific Plan area.
The 1998 plan envisioned a “ premier business location in California” focused on “promoting new development near light rail transportation,” and “new development of design integrity, particularly technology-based development, building on the variety inherent in the area to create visual vitality .” This focus on biomedical and technology-based growth was based on
rapidly growing employment sectors, a wealth of industrial- scale adaptive reuse opportunities, and proximity to major medical, research, and educational institutions and the City’ s civic, cultural, and commercial center. While the 1998 plan promoted new development near light rail, residential uses were still limited to the area west of Fair Oaks Avenue and South of Hurlbut Street. Some new development has
occurred in the SFOSP area between the adoption of the
1998 Specific Plan and the preparation of the SFOSP
update, with recent growth mostly attributed to new
medical office uses and new businesses’ adaptive reuse of existing buildings.
While maintaining a focus on “ job-generating uses leveraged by the medical and creative office uses innovative industry sectors, ” the 2015 General Plan update introduced a
major change to the land use vision of the SFOSP area,
designating the areas surrounding the Metro L Line (Gold) between Fair Oaks Avenue and Arroyo Parkway as High
Mixed-Use. Long restricted from residential development, these previously industrial and commercial areas now have the potential to provide transit-adjacent housing for a diversity of residents.
18 Recommended South Fair Oaks Specific Plan
Background
Automotive service at 38 Waverly Dr (built 1955)
Royal Laundry Building at 443 S Raymond Ave
(built 1915)
Office building at 650 S Raymond Ave
(built 1965)
Antiques store at 512 S Fair Oaks (built 1922)
Glenarm Power Plant is an Art Deco style power
plant built in early 1900
SOUTH FAIR OAKS TIMELINE
1940-1970
» Redlining of residential communities
in the South Fair Oaks area formalizes
their segregation from wealthier, whiter
neighborhoods, and limits public investment
and access to financial lending for non-white
racial and ethnic groups
» Pacific Electric Short Line ceases operation in
1951
» Postwar growth of industrial sector and
buildings continues throughout 1950s
» Medical, retail, neighborhood services,
and auto repair uses replace many of the
industrial, manufacturing, and residential uses
beginning in the 1960s
1880-1940
» Passenger rail trains operate along current
Metro right-of-way beginning in 1890s
» Pacific Electric Short Line connects
downtown Los Angeles and Pasadena
beginning in 1902
» Huntington Memorial Hospital is established
in its current location in 1902
» The Glenarm Power Plant begins operation
in 1907 to power the City of Pasadena
» Lumber yards, factories, power plants, fruit-
packing plants, and other manufacturing
uses are developed around the rail lines
» Diverse residential enclaves are formed to
house laborers for nearby industries
» Large industrial and commercial buildings
are constructed, including the Royal Laundry
Building (1915), and Pasadena Humane
Society building (1932)
19Recommended South Fair Oaks Specific Plan
Background
ArtCenter South Campus building at 950 S
Raymond Ave (est. 2004)
Huntington Memorial Hospital Buildings
(built between 1970-1990)
SOUTH FAIR OAKS TIMELINE
1970-2000
» The majority of Huntington Memorial
Hospital’ s campus is constructed throughout
the 1970s and 1980s
» Development of medical, retail, neighborhood
services, and auto repair uses continues to
expand throughout the plan area
» Passenger rail service along current Metro
right-of-way ceases operation in 1994
» First South Fair Oaks Specific Plan is adopted
in 1998
2000-present
» Metro L Line (Gold) is completed in 2003
» 2015 General Plan Update introduces high
mixed-use designation to previously commercial
and industrial areas, creating opportunities for
new housing and transit-oriented development
» Our Pasadena Specific Plan Update process
begins in 2018
Fillmore Metro Station (est. 2003)
Healthcare Facility at 909 S Fair Oaks Ave (built
2017)
Waverly School at 67 W Bellevue Dr (built 1979)
ArtCenter South Campus building at 1111 Arroyo
Pkwy (built 1983)
20 Recommended South Fair Oaks Specific Plan
Background
LAND USE
Land use is a characterization of how a property or
building is used and describes the general activity
occurring on a site, such as commercial retail,
office, residential, industrial, or open space. Land
uses influence the surrounding environment in a
variety of ways; for example, some uses, like retail
stores and restaurants, may draw pedestrians
to an area and create a more active sidewalk
environment, while other uses, like industrial, are
generally more auto-oriented in nature.
URBAN FORM
Urban form refers to the physical form of a
building, both individually and collectively within
a district, and its placement within a specific
site. Elements of urban form such as a building’ s
scale and height help to determine the overall
character of an area. Urban form is influenced
by a combination of planning regulations and
development standards, architectural design, and
site-specific factors such as lot size.
PUBLIC REALM
The public realm refers to spaces that are publicly
owned and/or publicly accessible. The SFOSP
regulates the portion of the public realm between
private development and the roadway, typically
comprised of sidewalks, parkways, street trees,
and other amenities such as seating, bicycle
parking, bus shelters, and trash receptacles.
Other portions of the public realm such as the
roadway are designed, regulated, and maintained
by various other City departments and planning
documents.
2.2 Existing Land Uses, Urban Form, & Public Realm
The SFOSP is organized into six subareas distinguished
by their existing conditions, their General Plan Land
Use designations, and the plan’ s vision for the future (Map 2.2-1).
This section describes existing land uses, urban form, and public realm conditions by subarea. Future-oriented goals and policies are introduced for each subarea in Chapter 3.
Map 2.2-1: South Fair Oaks Specific Plan Subareas
Service Layer Credits:
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Arts & Innovation Flex
Raymond T ransit District
Health, Education, Arts, Research &
T echnology (HEART) District
Arroyo Gateway
South Fair Oaks Neighborhood Village
Institutional Flex
Sub-Areas
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FA I R O A K SC AL I F O R N I A
R AY M O N DAR R O Y O
DEL MAR
HERR ALYHERR ALY
TENHAEFF ALYTENHAEFF ALY
PALMETTOPALMETTO
PICHER ALYPICHER ALY
HERRHERR
STAT ESTAT E
ALARCONALARCON
PASADENAPASADENA
BELLEF ONTAI NEBELLEF ONTAI NE
GLENARMGLENARM
ALESSANDROALESSANDRO
MAYMAY
EDMONDSON ALYEDMONDSON ALY
EDMONDSON ALYEDMONDSON ALY
FAIRMOU NTFAIRMOU NT
CONG RESSCONG RESS
HURLBUTHURLBUT
ARLI NG T ONARLI NG T ON
WAVER LYWAVER LY
GRACEGRACE
MARENGOMARENGO
FILLMO REFILLMO RE
ARRO YOARRO YO
BELLEVUEBELLEVUE
PICOPICO
Arts & Innovation Flex District
Raymond T ransit District
HEART District
Arroyo Gateway
South Fair Oaks Neighborhood
Institutional Flex
21Recommended South Fair Oaks Specific Plan
Background
ARTS & INNOV ATION FLEX DISTRICT
The Arts & Innovation Flex District is in the northwest portion of the SFOSP area, bounded by Del Mar Boulevard to the north, Pasadena Avenue to the west, California
Boulevard to the south, and Edmonson Alley to the east.
The subarea is commercially focused, with an eclectic range of uses including commercial office and retail, medical office, fitness, educational, research and development, auto service, and some legacy residential. Several smaller commercial uses in the subarea are operating in adaptively reused light industrial buildings from the early and mid- twentieth century. However, many of the subarea’ s larger parcels were developed between 1970-2000 with modern
office buildings, strip malls, and other auto-oriented
building forms with street-facing surface parking lots.
The subarea’ s primary commercial corridor is Fair Oaks Avenue, which runs north-south through the subarea. Uses along Fair Oaks Avenue include medical offices, boutique retail stores and salons, as well as restaurants, multiple antique shops, the Los Angeles College of Music, an auto service center, Public Storage, and a Goodwill thrift store and donation center. In addition to Del Mar Boulevard
and California Boulevard, east-west streets in the subarea include Waverly, Bellevue, and Palmetto Drive. Uses along these streets include the Salvation Army thrift store and donation center, the Orangewood Center shopping mall,
multiple dance and martial arts studios, a private school, an auto repair, the historic Palmetto Drive bungalow court, and several small business storefronts and offices. A wide range of lot sizes in the subarea reflect the eclectic uses and varied development history of the area.
Facing Fair Oaks Avenue on the west, the subarea contains four blocks ranging between 280 and 520 feet long,
contributing to a relatively walkable experience along the west side of Fair Oaks Avenue, where smaller blocks exist in the middle of the subarea. Facing Fair Oaks Avenue on the east, the subarea contains two long blocks intersected by Bellevue Drive, 730 feet long to the north, and 860 feet long to the south, which impede east-west connectivity
in the district. A marked but unprotected crosswalk at
Bellevue Drive provides an opportunity to cross Fair Oaks Avenue about halfway between the signalized intersections at Del Mar and California Boulevard, however there are no marked crosswalks at the T -intersections of Waverly and Palmetto Drive. The 1,675-foot distance between signalized crossings on Fair Oaks Avenue prevents pedestrians from efficiently and comfortably visiting locations on both sides of the street.
Facing the east/west streets between Pasadena and Fair
Oaks Avenue, blocks are all approximately 1,045 feet
long, however, the presence of Herr, T enhaeff, and May Alley helps increase connectivity between the long blocks.
As Waverly, Bellevue and Palmetto Drive are narrow, low- volume access streets, they are more conducive to informal pedestrian crossing.
Los Angeles College of Music within the Historic Union
Garage Building on Fair Oaks Ave
Medical office in adapted single-family residential property on Bellevue Dr
22 Recommended South Fair Oaks Specific Plan
Background
Building forms and configurations on Fair Oaks Avenue
are varied, with some stretches of traditional storefronts interspersed between contemporary office buildings, retail complexes, surface parking lots, and the historic Public Storage building. Lots with traditional storefront frontages generally have transparent windows facing the street and parking lots to the rear or side of buildings. Most buildings in the subarea are 1 to 3 stories tall, with a few buildings between 4 and 5 stories tall. The streetwall along Fair Oaks Avenue is generally between 1 to 2 stories where buildings are situated adjacent to the sidewalk.
Existing sidewalk widths along Fair Oaks Avenue in the
subarea are between 9 and 10 feet. While these widths
currently provide a sufficient walk zone for pedestrian travel, they are not ideal for the amenity-rich commercial retail environment envisioned for the area, and do not provide appropriate space for enhanced landscaping with a wide
retail-friendly walk zone. South of Waverly Drive, street trees are planted approximately every 30 feet; while these trees help to create a sense of place and visual consistency, they currently provide limited shade and are planted in substandard tree wells, which inhibit the growth of a full and healthy canopy. Seating and trash receptacles are only provided at bus stop locations along Fair Oaks Avenue,
and bicycle parking is provided inconsistently along the corridor. Street lighting along Fair Oaks Avenue is scaled and oriented to cars, however certain storefronts provide pedestrian-scale lighting.
Existing sidewalk widths along Waverly, Bellevue, and
Palmetto Drive are generally 12 to 15 feet, providing
sufficient space for wide grass parkways, larger shade trees, and pedestrian-scale streetlamps which all contribute to a comfortable pedestrian experience.
Dance studio on Palmetto Dr with parking adjacent to the sidewalk
Sidewalk with planters and street tree on Waverly Dr
Sidewalk with bus stop bench on Fair Oaks Ave
T raditional retail storefront on Fair Oaks Ave
23Recommended South Fair Oaks Specific Plan
Background
RA YMOND TRANSIT DISTRICT
The Raymond T ransit District extends along Raymond
Avenue in the northeast portion of the SFOSP area,
bounded by Del Mar Boulevard to the north, Edmonson
Alley to the west, California Boulevard to the south, and the Metro L Line (Gold) to the east. This stretch of Raymond Avenue serves predominantly commercial, institutional, and industrial uses, with large lot sizes and historic industrial buildings creating a unique and widely varied urban
form. Existing uses in the subarea include the Pasadena Humane Society & SPCA, Kids Klub Child Development
Center, U-Haul storage and moving truck rental, Southern California Public Radio station, a personal wine storage facility, an aircraft supply business, a software company office, a medical office, a homeless housing and service center, a moving truck rental company, auto service, and a small number of retail businesses. In addition to several private surface parking lots, the subarea currently contains three private parking structures.
On the west side of Raymond Avenue, Bellevue Drive
splits the subarea into two blocks, 730 feet long to the north, and 860 feet long to the south. On the east side of Raymond Avenue, the subarea consists of one continuous
block, approximately 1,675 feet long due to the end of the street grid to accommodate the Metro L Line (Gold). The T -intersection at Raymond Avenue and Bellevue Drive
provides one marked but unprotected crosswalk. This
block configuration creates street-crossing challenges for pedestrians and impedes east-west connectivity in the
subarea.
Pasadena Humane Society & SPCA on Raymond Ave
Historic single-story brick building currently occupied by a brewpub along Raymond Ave
Buildings in the subarea are built to the property line with minimal setbacks, creating the potential for sidewalk-
oriented activity and pedestrian-friendly conditions.
However, most building frontages lack transparency. Most buildings in the subarea are 1 to 3 stories tall, with some formerly industrial and office buildings reaching heights of approximately 50 feet.
Existing sidewalk widths along Raymond Avenue in the
subarea are between 9 and 10 feet, which sufficiently
accommodate pedestrian travel now, but would be
insufficient as the area redevelops with higher intensity.
North of Bellevue Drive, mature Oak trees provide shade at inconsistent intervals. South of Bellevue Drive, a collection of younger trees has been planted with greater consistency, but do not yet provide sufficient shade. Raymond
Avenue lacks pedestrian amenities such as seating, trash receptacles, or bicycle parking in the subarea. However, street lighting is provided consistently in both the form of auto-oriented roadway lighting and pedestrian-scaled
streetlamps. Several properties also provide pedestrian- oriented lighting on the building’ s façade. Overall, current pedestrian conditions along Raymond Avenue in the
subarea are comfortable for short trips, but do not provide the space or amenities needed to support increased foot traffic or gathering destinations.
Historically designated Art Deco style building along
Raymond Ave currently occupied by a software company
Southern California Public Radio station built in a
contemporary architectural style on Raymond Ave
24 Recommended South Fair Oaks Specific Plan
Background
HEART DISTRICT
The HEART (Health, Education, Arts, Research, and
T echnology) District is the SFOSP’ s central and largest subarea, bounded by California Boulevard to the north,
Pasadena Avenue and Fair Oaks Avenue to the west,
Bellefontaine Street and Glenarm Street to the south,
and the Metro L Line (Gold) right-of-way to the east.
The eastern boundary extends to Arroyo Parkway in
the southern end of the district, to include all ArtCenter South Campus parcels. In addition to the Huntington
Memorial Hospital campus and the Fillmore Metro L Line
(Gold) Station, the subarea contains a variety of medical, industrial, institutional, and commercial uses, in addition to a significant amount of private and public parking. The Huntington Memorial Hospital campus comprises the
entire west side of Fair Oaks Avenue between California Boulevard and Bellefontaine Street, covering approximately 26 acres of land. The east side of Fair Oaks Avenue includes a medical-related use, including a biotechnology office, and several Huntington Medical Research and Care facilities, as well as a surface parking lot and fast-food drive-thru.
Uses facing Raymond Avenue and Edmonson Alley include
industrial laundry facilities, food services, coffee roasters, a commercial printer, a dialysis center, a medical office, fitness and physical therapy facility, Fillmore Station, ArtCenter South Campus buildings, Rose Palace (a Rose Parade float construction facility and former concert venue), City of Pasadena’ s Municipal Light and Power facility, two public parking structures, and several surface parking lots.
The industrial history of the HEART District is reflected in the area’ s long blocks, large lot sizes, and predominantly large and unapproachable building forms. While not part of the historically industrial area, the Huntington Memorial Hospital site west of Fair Oaks Avenue similarly contributes to the large-scale urban form, with a parcel frontage of approximately 575 feet between California Boulevard
and Congress Street, and a surface parking lot frontage of approximately 525 feet between Congress Street and
Bellefontaine Street. East of Fair Oaks Avenue, including Raymond Avenue, Pico Street and Fillmore Street help
to break up block lengths in the northern portion of the HEART District. However, for Fair Oaks (east side) and
Raymond Avenue, the block between Fillmore Street and
Glenarm Street extends 1,920 feet. Along this block, Fair Oaks Avenue has only one marked or signalized crossing
at the T -intersection with Bellefontaine Street, despite three additional T -intersections with Alessandro Place, Hurlbut Street, and Arlington Drive. Raymond Avenue lacks marked crossing opportunities for the full 1,920 length of the block.
While existing land uses along this stretch are generally auto-oriented, future activity associated with mixed-use development would benefit from improved pedestrian
accessibility and mobility.
Buildings in the HEART District vary in height and scale, reaching up to 8 stories in the interior of the Huntington Memorial Hospital campus and ArtCenter College of
Design at 1111 Arroyo Parkway. Other buildings in the
subarea range between 1 and 5 stories along Fair Oaks
Avenue, Raymond Avenue, and California Boulevard.
Fillmore Station with plaza and shared transit parking in adjacent parking structure
Huntington Pavilion at the intersection of Fair Oaks Ave and California Blvd
Jones Coffee Roasters in adaptively reused light industrial building with playful mural
25Recommended South Fair Oaks Specific Plan
Background
Street setbacks and ground floor conditions are
inconsistent, and many properties have large surface
parking lots fronting the sidewalk, sometimes surrounded by unattractive fencing or walls. Of the buildings that do front the sidewalk, most are protected from public view and/or access through windowless walls, highly reflective glazing, fencing, or tall hedges. While these treatments are sometimes intended to protect the privacy of medical patients and clients, an overall lack of public-facing design consideration is detrimental to the pedestrian experience.
Existing sidewalk widths along Fair Oaks Avenue,
Raymond Avenue, Arroyo Parkway, and Pico Street within
the HEART District are between 9 and 12 feet. Along Fair Oaks Avenue, street trees are planted approximately every 30 feet; while these trees help to create a sense of place and visual consistency, many are planted in substandard tree wells, which inhibit the growth of a full and healthy canopy. Aside from street trees, Fair Oaks Avenue lacks landscaped parkways and pedestrian amenities such as
trash receptacles, benches, pedestrian-scaled lighting, and bike parking are infrequent along the corridor. Raymond Avenue’ s sidewalks provide space for a low volume of
pedestrian travel, in addition to landscaped parkways and a consistent Oak tree canopy which provides ample shade for portions of the corridor. Pedestrian amenities along Raymond Avenue in the HEART District are limited to
streetlamps and a single bus stop bench.
Within the HEART District, Pico Street generally has
narrow sidewalks with consistent landscaped parkways and pedestrian-scaled streetlamps, but the street tree canopy and overall pedestrian experience vary significantly from parcel to parcel. For example, mature trees in both the setback and parkway create a pleasant, shaded experience on the south side of Pico Street at Fair Oaks Avenue, while just across the street the sidewalk is fully exposed to the sun and fronted by a surface parking lot and drive-thru. As few buildings front this stretch of Pico Street, these sidewalks serve primarily to connect the major north/south arterials and do not require a variety of pedestrian amenities. Existing sidewalk widths along Fillmore Street within the HEART
District are generally 15 feet, however a stretch of 22-foot sidewalk between Edmonson Alley and Raymond Avenue
provides an inviting pedestrian approach to the Fillmore Station plaza across the street. Fillmore Street’ s wide grass parkways and shade trees contribute to a pleasant and
relatively consistent overall pedestrian experience despite the adjacent surface parking lots and chain link fencing.
ArtCenter College of Design South Campus on Raymond
Ave include contemporary and creative architecture
Long block along Raymond Ave without east-west crossing opportunities
Approximately 12 ft sidewalk along Fair Oaks Ave with
Crape Myrtle trees
26 Recommended South Fair Oaks Specific Plan
Background
ARROYO GATEWA Y
The Arroyo Gateway subarea is the eastern portion of
the SFOSP area, comprised of all parcels facing Arroyo
Parkway between California Boulevard and Glenarm Street with the exception of the ArtCenter property at 1111 S. Arroyo Parkway. The subarea includes additional parcels facing Glenarm Street between Arroyo Parkway and Marengo
Avenue. As the southern entrance to Pasadena from the SR- 110 Freeway, Arroyo Gateway is comprised of auto-oriented uses, including two gas stations, an auto-body shop, a car wash, as well as a variety of commercial uses including a grocery store, a retail strip mall, several individual retail and dining storefronts, a clothing store, a fitness studio, office buildings, and medical and cosmetic services.
Arroyo Gateway consists of three blocks facing Arroyo
Parkway, broken up by Pico Street and Fillmore Street.
Between California Boulevard and Pico Street, the 305-foot block contains a gas station on either side, a car wash, a grocery store with surface parking, an auto repair shop, and a clothing donation site. Between Pico Street and Fillmore Street, the 605-foot block contains both street-facing and strip mall retail and dining uses, medical offices, a car rental company, a pharmacy, and a large storage facility.
The block between Fillmore and Glenarm Street extends
1,920 feet, reflecting a similar block pattern to parallel street segments in the HEART District due to the interruption
of the street grid at the Metro L Line (Gold). The block consists of a few big box stores with large surface parking lots on the west side, and a variety of auto services, office, retail and dining, and surface parking lots on the east side.
The smaller parcels on the east side of Arroyo Parkway
create a transition to the residential parcels abutting the Arroyo Gateway subarea to the east. This 1,920-foot block between Fillmore and Glenarm Street lacks marked crossing opportunities.
Date Palms planted in a center median along Arroyo Parkway create visual consistency 27Recommended South Fair Oaks Specific Plan
Background
Intersection of Arroyo Parkway and Fillmore St with
enhanced crosswalk
Bus shelter along narrow sidewalk with street trees planted within a landscape parkway along Arroyo Parkway
Buildings in Arroyo Gateway are predominantly 1 to 2
stories in height except for a 3-story building in the southern portion of the subarea. Smaller setbacks help create
a pedestrian-oriented environment, however building
frontages are frequently interrupted by surface parking lots and driveways. Ground floor design treatments are varied by use, with higher levels of transparency and visual interest among retail and dining uses. However, the subarea lacks a traditional pedestrian-oriented ground floor configuration even among retail and dining uses, with many building
entrances facing an interior parking lot rather than the sidewalk. Newer developments in the subarea generally
provide more pedestrian-friendly ground floor design
through using transparency, landscaping, and pedestrian- scale lighting.
Existing 9 to 10-foot sidewalks along Arroyo Parkway in the Arroyo Gateway subarea provide space for a lower volume of pedestrian travel, and include consistent plantings of alternating Fern Pine and Date Palm trees, complemented by the iconic Date Palm trees planted within the landscaped center median. The enhanced median provides a visually
striking entrance to the city, with the Date Palms offering visual consistency and identity supported by Fern Pine
street trees which create shade for pedestrians. Pedestrian amenities along Arroyo Parkway in Arroyo Gateway consist of two bus stop benches on either side of the street, several bike racks, and occasional trash receptacles; no pedestrian- scaled lighting is provided in the public realm.
28 Recommended South Fair Oaks Specific Plan
Background
SOUTH FAIR OAKS NEIGHBORHOOD
The South Fair Oaks Neighborhood subarea is the
southwestern portion of the SFOSP area, bounded by
Bellefontaine Street to the north and Fair Oaks Avenue to the east. North of Arlington Drive, the subarea’ s western boundary is staggered along interior parcel lines, following the transition between the subarea’ s larger multi-family residential or institutional lots and neighboring single- family residential lots and open space. South of Arlington Drive and Grace T errace to the south, the subarea contains parcels fronting Fair Oaks Avenue. The subarea consists primarily of multi-family residential, assisted living, and medical uses, with a small number of commercial and
industrial uses fronting Fair Oaks Avenue.
The subarea consists of five blocks facing Fair Oaks
Avenue, between 100 and 535 feet in length. Parcel sizes north of Arlington Drive are notably large, with parcels up to 2.5 acres accommodating the large building forms, open spaces, and parking facilities of the medical uses, assisted living, and multi-family residential developments in that area. Alessandro Place, Hurlbut Street, and Arlington Drive all are narrow, relatively low-trafficked streets; therefore, no signalized pedestrian crossings are present, except for the signalized intersection at Glenarm Street.
Buildings in the subarea are varied in height and scale, with some medical uses in the northern portion of the subarea reaching up to 5 stories in height. A majority of buildings within the subarea are between 1 and 3 stories in height.
Along Fair Oaks Avenue, the scale of buildings largely
determines their level of pedestrian-oriented ground floor design. The larger-scale medical uses in the north of the subarea typically do not have sidewalk-facing entrances or high levels of ground floor transparency, however the recently constructed Shriners for Children Medical Center between Alessandro Place and Hurlbut Street provides
visually engaging landscaping in the southern portion of its setback. Moving south along Fair Oaks Avenue, building
scale reduces and pedestrian-oriented features such as
shade, transparency, minimal setbacks, and sidewalk-
fronting entrances increase in frequency, except for a few industrial uses south of Glenarm Street.
Existing sidewalk widths along Fair Oaks Avenue are
between 9 and 10 feet, providing space for a low volume of pedestrian travel. Street trees are planted approximately every 30 feet; while these trees help to create a sense of place and visual consistency, many are planted in
substandard tree wells, which inhibit the growth of a full and healthy canopy. Fair Oaks Avenue lacks landscaped
parkways, but relatively consistent pedestrian amenities such as benches, trash receptacles, pedestrian-scaled
lighting, and bike parking are provided north of Arlington Drive.
Existing sidewalk widths along Bellefontaine Street,
Alessandro Place, Hurlbut Street, and Arlington Drive are between 12 and 15 feet with a majority of sidewalk width dedicated to grass or landscaped parkways also serving as tree wells for a variety of mature shade trees. Wide setbacks along these streets allow for additional landscaping in the private realm, and provide ample space for tree canopies to grow outward and shade the sidewalk and street.
Pedestrian-scaled streetlamps are also placed consistently along Hurlbut Street and Arlington Drive, contributing
further to the comfortable pedestrian environment.
Four-story senior living facility on Fair Oaks AveShriners for Children Medical Center on Fair Oaks Ave at Alessandro Place, a newer healthcare facility in the district Left: T raditional storefront frontages on State St
Right: Low-scale multi-family housing on Hurlbut St
29Recommended South Fair Oaks Specific Plan
Background
INSTITUTIONAL FLEX
The Institutional Flex subarea contains Pasadena
Department of Water and Power’ s Power Plant, a 14-
acre site consisting of two facilities on either side of the Metro L Line (Gold) tracks: the Glenarm site to the west, and the Broadway site to the east. The Glenarm facility is developed with the Art Deco Glenarm Steam Plant Building and Electric Fountain, a City-designated local historic monument, while the Broadway site is undeveloped except for its power-generating facilities. The site is bounded by Fair Oaks Avenue to the west, Glenarm Street to the north, the northern terminus of the Pasadena Freeway (110) to the east, and State Street/Metro L Line (Gold) tracks to the south.
The Glenarm Steam Plant Building directly fronts the
Glenarm Street sidewalk, set back approximately 120 feet from Fair Oaks Avenue, with a large corner plaza and
Electric Fountain separating the street from the building.
The building height varies between approximately 35 and 75 feet tall. Aside from the plaza at the southeast corner of Glenarm Street and Fair Oaks Avenue, there are no publicly accessible areas within the site. The building façade,
including several pedestrian-oriented entrances, facing Glenarm Street has long been fenced off to the public.
Sidewalk widths surrounding the power plant site are
between 8 and 10 feet, providing space for a low volume of pedestrian activity. Consistent placement of street trees on Glenarm Street and Fair Oaks Avenue and landscaped
parkways on Glenarm Street contribute positively to
the pedestrian experience, however most of the trees
the subarea are both small and deciduous, providing
limited year-round shade. Due to the inaccessible and
predominantly industrial nature of the site, and a lack of pedestrian amenities such as shade, seating, or lighting, the Institutional Flex subarea’ s public realm is relatively uninviting.
Glenarm Power Plant on Glenarm St is a City-designated
local historic monument
Power-generating facilities on the Glenarm Power Plant site 30 Recommended South Fair Oaks Specific Plan
Background
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Ch. 3
Vision, Goals & Policies
Vision, Goals & Policies 33 3 1 Vision 34 3 2 Goals & P olicies 35
3. VISION, GOALS & POLICIES
32 Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
33Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
3. MAP 3. TABLE
Vision, Goals & Policies
CHAPTER OVERVIEW
The SFOSP vision, goals, and policies establish the desired outcomes of the plan and provide general direction for
achieving these outcomes.
VISION
» The vision characterizes the intended future of the
SFOSP area, as shaped by both the General Plan and
extensive community input during the Plan update
process. The plan’ s vision contains an overarching
vision statement and seven supporting vision
objectives.
GOALS
» A goal is a statement that describes a desired future condition or “end” state. Goals are change and
outcome oriented, achievable over time, though not
driven by funding.
POLICIES
» A policy is a clear statement that guides a specific
course of action for decision-makers to achieve the
associated goal.
The vision, goals, and policies in this chapter are presented in the following pages as follows:
» 3.1 Vision
» 3.1.1 Vision Statement
» 3.1.2 Vision Objectives
» 3.2 Goals & Policies
» 3.2.1 Plan Area Goals & Policies
» 3.2.2 Subarea Goals & Policies
34 Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
3. FIGURE
3.1 Vision
3.1.1 VISION STATEMENT
3.1.2 VISION OBJECTIVES
1. Arts & Medical Hub 4. Compatible Scale
2. Creativity & Innovation
5. Walkable Streetscapes
3. T ransit Accessible Housing
6. Multi-Modal Mobility
A balanced variety of medical, office,
educational, retail, restaurant, and
residential uses that take advantage
of the proximity to ArtCenter and
Huntington Memorial Hospital and
support the City’ s creative and economic
vitality.
Compatible development with sensitive
transitions to existing residential
neighborhoods that support community
character.
Diverse building design that fosters
creativity and identity in a district that
supports businesses and educational
innovation.
A walkable community with enhanced
sidewalks and connective paseos to
make transit and destinations more
comfortable and pleasant to access.
A variety of new housing options with
convenient access to transit, major
institutions and amenities, all supported
by an engaging public realm.
A community that supports traveling
without a car and provides safe and
comfortable options for getting around.
South Fair Oaks will be a creative, innovative, and health-oriented mixed-use district that provides multi-family housing, neighborhood-serving amenities, medical services, and educational and employment opportunities accessible to transit for residents, employees, students, and faculty.
7. Greening & Open Space
A livable and sustainable community
with rich landscaping and open space.
35Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
Adaptive re-use of pre-1940s buildings for commercial storefronts contributes to South Fair Oaks’ eclectic character
3.2 Goals & Policies
The Goals and Policies in this section provide policy direction for implementing the plan’ s vision and achieving the desired outcomes based on community input and General Plan
guidance. Goals and policies also provide guidance to
decision-makers such as City staff, City Commissions, or City Council when reviewing development projects, and they can also help support grant funding efforts to supplement the City budget for public improvement projects.
The SFOSP includes goals and policies that are applicable to specific subareas, shown in Map 3.2-1, as well as the entire plan area. The goals and policies for the entire plan area are organized by topic:
» Public Realm & Community Cohesion
» Development & Design
» Economic Development
» Subareas
36 Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
Goal 1. A public realm, including sidewalks, paseos, plazas, and pocket parks, that are safe and accessible to the general public and contribute to the plan area’ s overall identity and sense of place.
Policies:
1.a. Pedestrian Environment. Improve pedestrian
conditions throughout the plan area through
expanded sidewalks, more streetscape amenities
and shade, paseos, and pedestrian-oriented design
to enhance walkability.
1.b. Public Amenities. Provide a designated portion
of the sidewalk as the Amenity Zone for public
amenities such as seating, bicycle parking, trash
receptacles, bus shelters, and parkways, tree wells,
or other stormwater management features.
PUBLIC REALM & COMMUNITY COHESION
3.2.1 PLAN AREA GOALS & POLICIES
1.c. Enhanced Storefronts. Promote enhanced
storefronts that engage the public realm with
street-oriented entrances, modulated facades, and
pedestrian amenities in the public realm.
1.d. Raymond Avenue. Strengthen Raymond Avenue
as a pedestrian-oriented and transit corridor with a
high-quality public realm including consistent street
trees and lighting, supported by well-designed
facades and ground floors that bring activity and
visual interest to the corridor.
A public realm with wide sidewalks, landscaped parkways, shade trees, and open spaces provide a comfortable and amenity-rich experience for pedestrians in commercial and mixed-use settings.
37Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
Goal 2. A comfortable and well-connected plan area that encourages sustainable modes of travel such as walking, biking, rolling, and public transit.
Policies:
2.a. Pedestrian Access. Provide an unobstructed path
of travel for users of all abilities that enhances
pedestrian access and accommodates increased
pedestrian activity throughout the plan area.
2.b. Plan Area Connectivity. Support enhanced
connectivity in the plan area through the addition
of signalized crossings along Fair Oaks Avenue
and Raymond Avenue, as well as bulb-outs,
crosswalk treatments, pedestrian lighting, and
other improvements that promote safe, comfortable
connections.
2.c. Safe Corridors. Support safe corridors for students of Blair Middle and High School, ArtCenter South
Campus, and Los Angeles College of Music to
access public transit and neighborhood services.
2.d. Bicycle Connections. Explore future bicycle
facilities in the plan area to connect cyclists to
existing bicycle facilities immediately outside of the
plan area.
2.e. Multi-Modal Environment. Encourage
non-driving modes of travel and multi-modal
connections to local activity centers and institutions
by providing sufficient space for installations such as bus shelters and bicycle racks.
Sidewalks with ample space for seating, bicycle parking, trash and recycling receptacles, and bus shelters supports walkability and an environment that encourages multi-modal connections.
38 Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
Goal 3. A green plan area with sufficient landscaping and shade coverage to encourage pedestrian mobility and support sustainability objectives such as carbon sequestration, mitigating the urban heat island effect, and enhancing stormwater capture.
Policies:
3.a. Parkways. Incorporate parkways into the public
sidewalk to the greatest extent feasible, providing
opportunities for street tree planting, improving
permeability for rain and stormwater capture, and
cooling the sidewalk environment.
3.b. Street T ree Distribution. Increase the frequency
and consistency of canopy trees to improve air
quality and allow pedestrians to walk the plan area
in a shaded environment.
3.c. Street T rees. Encourage street tree plantings that provide shade while supporting the objectives
of local businesses within a walkable retail- and
services-oriented environment, and that have tree
canopies appropriate to the scale and setbacks of
each corridor.
PUBLIC REALM & COMMUNITY COHESION
Goal 4. A creative , innovative, and socially connected plan area supported by public art, community events, and the positive presence of Huntington Memorial Hospital and ArtCenter South Campus.
Policies:
4.a. Public Art. Encourage collaboration between
City departments, Arts & Cultural Affairs, and
local businesses to identify locations for public art
installations and other aesthetic improvements that
reflect and build upon the community identity.
4.b. Shared Facilities. Promote collaboration between
City departments and local institutions in the plan
area to share campus facilities and resources with
the community, including activating existing open
spaces for educational, creative, and wellness-
focused community programming.
4.c. Wayfinding and Signage. Incorporate signage
that helps to build a sense of place and community
while providing direction to nearby places of
interest.
3.d. Landscape Setbacks. Incorporate thoughtful
landscaping with sustainable and native plant
materials in areas where wider, buffered setbacks
are appropriate.
3.e. Green Buildings. Integrate green building design
and landscaping in new development, including
terraces and rooftops with landscaping and trees,
to promote wellness and create livable, healthy
buildings.
3.f. T ree Protection. Require the protection and
maintenance of mature and healthy trees which
bring aesthetic, environmental, and economic
benefits to the plan area through the Citywide T ree
Protection Ordinance.
39Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
Community identity can be promoted through public art, community events, creative wayfinding for the plan area.
Collaboration between major institutions, such as ArtCenter South Campus (left) and Huntington Memorial Hospital (right) can be leveraged to promote campus facilities for community use.
Landscaping and shade coverage help fulfill sustainability objectives such as carbon sequestration, mitigating the urban heat island effect, and enhancing stormwater capture while improving the pedestrian experience.
40 Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
DEVELOPMENT & DESIGN
Goal 5. Foster creative building design and architectural innovation that respects the existing urban street wall and creates an engaging ground floor environment.
Policies:
5.a. Architectural Diversity. Allow for a range of
architectural styles and forms that provide visual
interest and quality design through massing and
façade standards.
5.b. Medical Office. Improve the aesthetic and
design quality of new medical office development,
elevating the identity of the district.
5.c. Scaled T ransitions. Provide appropriate upper
floor stepbacks where new development may be
adjacent to lower density districts such as single-
family residential.
Goal 6. Ample access to open space for both passive and active enjoyment.
Policies:
6.a. Residential Open Space. Incorporate private
and common open space areas that correlate to a
building’ s size and number of residents.
6.b. Commercial Open Space. Require large non-
residential or mixed-use projects to provide open
space for residents, employees, and visitors.
6.c. Quality Design. Introduce open space design
standards meant to create usable and functional
open space for residents, employees, and visitors
alike.
5.d. T ransparency. Require façade transparency,
particularly on the ground floor, that improves
architectural design.
5.e. Blank Walls. Reduce the prevalence of blank walls
and facades within the plan area.
5.f. Design Flexibility. Enable design flexibility
throughout the plan area to support creativity
across uses and privacy for medical office
developments.
5.g. Buffered Parking Lots. Buffer parking lots with
planted green space to help beautify the plan area.6.d. Urban Greening. Use all open space areas to further environmental goals – such as carbon
sequestration and reducing the urban heat island
effect – through tree planting, stormwater capture,
and native landscaping.
6.e. Quality Planned Development. Require Planned
Developments to design the public realm, including
publicly accessible open space, with an equal or
higher level of quality amenities as those required by
the plan.
41Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
Open spaces associated with large commercial developments encourage public gathering and provide opportunities for greening Ground floor design standards such as transparency, shade structures, and pedestrian-scaled lighting improve façade quality
Massing standards help create scaled
transitions to lower-density areas
Flexible yet updated design standards allow for higher-quality design of medical uses while maintaining privacy A diversity of architectural styles complements
the plan area’ s eclectic character
42 Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
Simplified parking requirements allow greater flexibility for small businesses, especially in older buildings
Housing options meet a variety of affordability and unit configuration needs for residents
Goal 7 . A supportive environment for new development and businesses that are compatible with surrounding residential uses and historic resources, and which also leverage major institutions.
Policies:
7 .a. Balanced Requirements. Elevate the quality
of design while maintaining a reasonable level
of flexibility to increase market feasibility for new
developments.
7 .b. Lower Barriers to Entry. Simplify parking
requirements to support small businesses, historic
resources, and the preservation of older buildings,
promoting greater flexibility for changing uses and
economic factors.
7 .c. Unbundled Parking. Separate the cost of parking
from the costs of housing to ensure that non-car
owners do not pay for parking they do not need.
7 .d. Housing Options. Support a range of housing
types, including co-living and micro-units, that
allow for variety in affordability and configurations,
provide shared amenities, and are suitable for
people across all phases of life.
ECONOMIC DEVELOPMENT
7 .e. Huntington Memorial Hospital. Leverage
proximity to Huntington Memorial Hospital and the
variety of research and medical facilities within the
plan area to foster a health and wellness-oriented
district for residents, employees, and visitors.
7 .f. ArtCenter College of Design. Leverage proximity
to arts-based higher learning and creative
educational events on ArtCenter College of
Design South Campus to create cultural benefits
for residents and economic benefits for local
businesses.
7 .g. Los Angeles College of Music. Leverage the
presence of the Los Angeles College of Music,
which serves as a northern marker to the plan area
from the north and a space for learning and musical
events.
43Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
3.2.2 SUBAREA GOALS & POLICIES
Map 3.2-1. South Fair Oaks Specific Plan Subareas
Service Layer Credits:
·|}þ134
·|}þ110
§¨¦
710
Arts & Innovation Flex
Raymond T ransit District
Health, Education, Arts, Research &
T echnology (HEART) District
Arroyo Gateway
South Fair Oaks Neighborhood Village
Institutional Flex
Sub-Areas
·|}þ134
·|}þ110
§¨¦
710
FA I R O A K SC AL I F O R N I A
R AY M O N DAR R O Y O
DEL MAR
HERR ALYHERR ALY
TENHAEFF ALYTENHAEFF ALY
PALMETTOPALMETTO
PICHER ALYPICHER ALY
HERRHERR
STAT ESTAT E
ALARCONALARCON
PASADENAPASADENA
BELLEF ONTAI NEBELLEF ONTAI NE
GLENARMGLENARM
ALESSANDROALESSANDRO
MAYMAY
EDMONDSON ALYEDMONDSON ALY
EDMONDSON ALYEDMONDSON ALY
FAIRMOU NTFAIRMOU NT
CONG RESSCONG RESS
HURLBUTHURLBUT
ARLI NG T ONARLI NG T ON
WAVER LYWAVER LY
GRACEGRACE
MARENGOMARENGO
FILLMO REFILLMO RE
ARRO YOARRO YO
BELLEVUEBELLEVUE
PICOPICO
Arts & Innovation Flex District
Raymond T ransit District
HEART District
Arroyo Gateway
South Fair Oaks Neighborhood
Institutional Flex
44 Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
RA YMOND TRANSIT DISTRICT
Goal 8. An active, mixed-use transit district that takes advantage of the close proximity of Del Mar Station, Central Park, and Old Pasadena.
Policies:
8.a. Mixed Use Hub. Create an activity node with
additional housing options and neighborhood-
serving amenities adjacent to transit.
8.b. Ground Floor. Emphasize residential ground
floor uses and character with commercial uses
at intersection corners to provide neighborhood
services within walking distance of residents.
8.c. Supportive Scale. Establish building scale
requirements that support the creation of a higher
intensity transit district.
8.d. Enhanced Public Realm. Promote an enhanced
public realm through wider sidewalks and increased
setbacks, allowing additional space for landscaping
and street trees.
45Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
§¨¦
710
§¨¦
710
HERR AL Y
TENHAEFF AL Y
P ALMETTO
PICHER AL Y
HERR
PASADENA
PASADENA
MAY
EDMONDSON AL Y
ARROYOARROYO
WAVERLY
DEL MAR
CALIFORNIA
FAIR O
AKS
FAIR OAKS
CALIFORNIA
DEL MAR
RA YMOND
BELLEVUE
Figure 3.2-1: Raymond T ransit District Vision Concept
Enhance
pedestrian
experience
along Raymond
Ave to promote
walkability
Mixed-use community with
housing near transit and
neighborhood services
Encourage adaptive reuse
of existing structures and
new infill development
that complements historic
resources
Establish higher
densities, FARs,
and heights
to encourage
housing
Allow maximum housing and
commercial flexibility to support
eclectic character and incentivize
housing
46 Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
Goal 9. An eclectic district with a mix of residential and nonresidential uses that support existing businesses and encourage economic vitality for the City.
ARTS & INNOV ATION FLEX DISTRICT
Policies:
9.a. Flexible Uses. Allow a variety of uses to
encourage flexibility and innovation, including
Research & Development, commercial,
creative office, and light industrial uses.
9.b. Mixed Use Corridor. Allow a mix of uses
along Del Mar Boulevard to enable housing
and neighborhood services along the corridor.
9.c. Commercial Corridors. Maintain commercial
uses along Fair Oaks Avenue and California
Boulevard to support existing businesses and
promote more neighborhood services for the
surrounding community.
9.d. Low-Scale Character. Maintain low-scale
existing scale and character to support
adaptive reuse and innovative uses, such as
incubator spaces, start-ups, and biotech.
47Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
Figure 3.2-2: Arts & Innovation Flex District Vision Concept §¨¦
710
§¨¦
710
Y L A R R E H
Y L A F F E A H N E T
P ALMETTO
Y L A R E H
R R E H
A
A N E D A S A P
MAY
Y L A N O S D N O M D E
ARROYOARROYO
WAVERLY
DEL MAR
CALIFORNIA
FAIR O
AKS
FAIR OAKS
CALIFORNIA
DEL MAR
RA YMOND
BELLEVUE
Preserve and
reinforce eclectic mix
of light industrial and
commercial uses
Encourage new infill
commercial development
that complement pre-1940s
structures
Allow a mix of uses
along Del Mar Blvd
to encourage more
housing along the
corridor and near
transit
Maintain lower
heights and FARs
Maintain as one
of the few areas in
City designated
as R&D Flex in the
General Plan
Emphasize flexibility
to promote adaptive
reuse of existing
structures
Los Angeles College of Music
48 Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
Goal 10. An arts and medical district with a mix of land uses and amenities that creates an active district and serves residents, students, employee needs throughout the day.
Policies:
10.a. Balanced Uses. Allow a variety of uses while
promoting hubs of complementary uses near local
institutions, including medical-related uses near
Huntington Memorial Hospital and student services
and housing near ArtCenter.
10.b. T ransit Village. Focus higher density residential and commercial development with supportive
heights surrounding the Fillmore Station to
encourage transit use and help meet housing needs.
10.c. Complementary Scale. Enable building scales
that support a higher intensity mix of uses that bring
activity and amenities to the neighborhood.
10.d. East-West Connections. Require new
developments within specific parcels to fulfill open
space requirements through east-west paseos
supported by signalized pedestrian crossings to
create a well-connected and cohesive district and
promote pedestrian mobility.
HEART DISTRICT
10.e. Fillmore Station Gateway. Create a sense of
place and arrival to the Fillmore T ransit Station
from the east through gateway treatments
including wider sidewalks, trees, corner plazas,
improved visibility, and wayfinding.
10.f. Fillmore Node. Phase out heavy industrial
and auto repair uses that are incompatible
with nearby residential uses.
10.g. Flexible Spaces. Create a node of activity
and enhanced connection between
Huntington Memorial Hospital and Fillmore
Station through corner public plazas, wide
sidewalks, street trees, and active ground floor
uses.
Conceptual illustration of enhanced visibility and access to Fillmore station from Arroyo Parkway through setbacks and publicly-accessible open space
49Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
Figure 3.2-3: HEART District Vision Concept - Uses and Design FAIR O
AKS
PICHER AL Y
ALARCON
PASADENA
PASADENA
BELLEFONTAINE
ALESSANDRO
EDMONDSON AL Y
FAIRMOUNT
HURLBUT
ARLINGTON
ARROYO
ARROYO
ARROYO
FAIR OAKS
CALIFORNIACALIFORNIA
RA YMOND
MARENGO
FILLMORE
PICO
T ailor building
height and
ground floor
uses based on
location and
vision for the area
Mix of medical-
oriented uses, Art
Center campus,
amenities, and
housing that leverage
transit
Promote high-quality,
creative architecture for
medical office buildings
through design guidelines
Establish higher
densities and
FARs to support
redevelopment
Limited medical-
oriented and
commercial uses
that compliment
Huntington Hospital
Huntington Memorial Hospital
ArtCenter College of Design
South Campus
50 Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
51Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
Goal 11. A commercial gateway to the City that acts as a transition to higher intensity uses to the west and north.
Policies:
11.a. Commercial Focus. Reinforce neighborhood-
serving and larger-format commercial uses along
the corridor.
11.b. Mix of Uses. Allow a mix of uses surrounding the
Fillmore Station to encourage housing near transit.
11.c. Ground Floor. Enhance ground floor with a variety of treatments which help to transition from auto-
oriented character to a pedestrian-oriented urban
form.
11.d. Sensitive T ransitions. Allow building heights that support commercial development and provide
appropriate transitions to adjacent residential
properties.
ARROYO GATEWA Y
11.e. East-West Crossings. Improve east-west
connections across Arroyo Parkway through
signalized pedestrian crossings to promote
pedestrian safety, including for nearby students to
access public transit, services, and amenities.
11.f. Streetscape. Maintain uniform streetscape,
including mix of street trees, landscaped median,
and sidewalk lighting.
52 Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
Figure 3.2-4: HEART District Vision Concept - Public Realm FAIR O
AKS
PICHER AL Y
ALARCON
PASADENA
PASADENA
BELLEFONTAINE
ALESSANDRO
EDMONDSON AL Y
FAIRMOUNT
HURLBUT
ARLINGTON
ARROYO
ARROYO
ARROYO
FAIR OAKS
CALIFORNIACALIFORNIA
RA YMOND
MARENGO
FILLMORE
PICO
Huntington
Memorial
Hospital
Art
Center
Potential
Green
Space Potential
Pedestrian
Link
Paseo
Paseo
Paseo
Pedestrian pathways to create linkages
and promote a cohesive district
Plazas along Fillmore
Ave to create landmark
intersections surrounding
station to promote
wayfinding and serve as a
visual center
Reduce parking
requirement near station
to encourage TOD and
support feasibility of public
open space
Leverage Huntington
Hospital + Art Center and
explore creation of a BID
focused on streetscape, public
art and cultural programming
53Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
PICHER AL Y
ALARCON
PASADENA
PASADENA
BELLEFONTAINE
GLENARM
ALESSANDRO
EDMONDSON AL Y
FAIRMOUNT
HURLBUT
ARLINGTON
ARROYO
ARROYO
ARROYO
FAIR OAKS
CALIFORNIACALIFORNIA
RA YMOND
MARENGO
FILLMORE
PICO
Preserve and
reinforce existing
mix of commercial
uses
Figure 3.2-5: Arroyo Gateway Vision Concept
Establish scale and massing
transitions to residential uses in
the rear
Parking reductions to
attract restaurants, cafes,
and coffee shops to provide
amenities for students,
residents, and employees
Maintain uniform streetscape,
including mix of street trees,
landscaped median and street
lighting
Allow a mix of uses near
the Fillmore Station
to encourage housing
near transit
Encourage new infill commercial
development with more
pedestrian-oriented urban form
Maintain medium heights and FARs
and allow broad use flexibility
Blair Middle and High School
54 Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
Goal 12. A neighborhood village with a variety of uses to support a residential and medical care community near Huntington Memorial Hospital.
Policies:
12.a. Residential Neighborhood. Support a medium-
scale residential-only area that supports the existing
neighborhood and encourages additional infill
residential development.
12.b. Health and Wellness. Strengthen medical uses,
including assisted living facilities and outpatient
care, that promote a health and wellness
community near the hospital.
SOUTH FAIR OAKS NEIGHBORHOOD VILLAGE
12.c. Commercial Corridor. Promote medical-related
and neighborhood commercial services along Fair
Oaks Avenue to reinforce the commercial character
and benefit the surrounding residential community.
12.d. Sensitive T ransitions. Allow building heights that support redevelopment and provide appropriate
transitions to adjacent residential properties.
55Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
·|}þ110
·|}þ110
COLUMBIA
STA TE
ALARCON
PASADENA
BELLEFONTAINE
GLENARM
ALESSANDRO
EDMONDSON AL YHURLBUT
ARLINGTON
FAIR O
AKS
AR
ROYO
ARROYO
FAIR OAKS
RA YMOND
GRACE
MARENGO
Encourage new mixed-
use infill development
that complements
variety of residential,
senior housing, and
outpatient services
Enhance pedestrian
experience along Fair
Oaks Ave to promote
walkability
Figure 3.2-6: South Fair Oaks Neighborhood Village Vision Concept Promote active ground floor
design along Fair Oaks Ave
to engage pedestrians
Preserve and enhance
existing mixed residential and
medical care community
56 Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
Goal 13. A district focused on the preservation of City properties for institutional uses that serve residents and the City.
Policies:
13.a. Flex Uses. Support institutional flex district through allowing a range of light industrial, utility, and
commercial uses for future City use.
13.b. Glenarm Power Plant. Collaborate amongst
City departments to re-conceptualize the Glenarm
Power Plant at the 110 entrance to Pasadena as a
major public artwork, the southern gateway to the
district, and opportunity for adaptive reuse.
INSTITUTIONAL FLEX
13.c. Public Realm. Enhance pedestrian experience
along Fair Oaks Avenue and Glenarm Street
through improved setbacks, parkways, and
sidewalks to improve mobility for students and
enhance connectivity to nearby residential
neighborhoods.
57Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
Figure 3.2-7: Industrial Flex Vision Concept
·|}þ110
·|}þ110
COLUMBIA
STA TE
ALARCON
PASADENA
BELLEFONTAINE
GLENARM
ALESSANDRO
EDMONDSON AL YHURLBUT
ARLINGTON
AR
ROYO
ARROYO
FAIR OAKS
RA YMOND
MARENGO
Preserve area for future
city use focusing on light
industrial, utility and
commercial uses
Enhance pedestrian experience
along Fair Oaks Ave and Glenarm
St through improved setbacks,
parkways, and sidewalks for nearby
residents and PUSD students
Maintain lower FAR and height and
ensure future uses are compatible with
existing public and industrial uses
Blair Middle and High School
to South Pasadena and
Downtown Los Angeles
58 Recommended South Fair Oaks Specific Plan
Vision, Goals & Policies
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Ch. 4
Zoning & Land Use
4. ZONING & LAND USE4. MAP 4. TABLE
Zoning & Land Use 61 4 1 Applicability 61 4 2 Z oning Districts 62 4 3 Allo wable Land Uses 64 60 Recommended South Fair Oaks Specific Plan
Zoning & Land Use
61Recommended South Fair Oaks Specific Plan
Zoning & Land Use
Commercial Office Use
CHAPTER OVERVIEW
The zoning and land use regulations in this chapter are intended to guide development and decision making
to achieve the vision of the SFOSP. While broad land
use categories are assigned in the General Plan, the
SFOSP establishes a detailed list of allowed land uses
and permit requirements for each zoning district within the plan area.
This chapter is organized into the following sections:
» 4.1 Applicability
» 4.2 Zoning Districts
» 4.3 Allowable Land Uses
Zoning & Land Use
Mixed-Use
R&D Flex Use
Institutional Use
4.1 Applicability
The applicability of SFOSP land use regulations and
development standards are organized by zoning
district and plan chapters (T able 4.1-1). Where the
standards do not apply, the relevant section of
Pasadena Municipal Code (PMC) is referenced.
Note that Vision, Goals & Policies in Chapter 3 and
Public Realm standards in Chapter 5 apply throughout
the plan area.
T able 4.1-1: Applicable Specific Plan Chapters
Zone
Specific Plan ChaptersVision, Goals & Policies
Zoning & Land Use
Public Realm Standards
Development Standards
3 4 5 6
SFO-MU-C
SFO-MU-G
SFO-MU-N
SFO-MU- T
SFO-CG
SFO-CL
SFO-CF
SFO-IF
SFO-RM-32 17 .22 17 .22
PD/PS 17 .26 17 .26
62 Recommended South Fair Oaks Specific Plan
Zoning & Land Use
SFO-MU- T
Mixed-Use T ransit
» Create a mixed-use activity center near
high frequency transit that accommodates a
diverse range of retail, services, and housing
where people can walk to shops, restaurants,
jobs, and school
» Support projects that are a mix of residential
and commercial, integrated either horizontally
or vertically consistent with ground floor use
requirements
SFO-MU-C
Mixed-Use Core
» Promote the development of a mixed-use,
pedestrian-friendly neighborhood with a
broad range of retail, medical office, labs,
services, senior and multi-family housing
» Support businesses that leverage the
proximity of Huntington Memorial Hospital
and ArtCenter South Campus and that
provide products and services to nearby
institutional and local residential communities
» Support projects that are a mix of
residential and commercial, integrated either
horizontally or vertically consistent with
ground floor use requirements
SFO-MU-N
Mixed-Use Neighborhood
» Create a mixed-use activity center near high
frequency transit that accommodates a diverse
range of retail and services, prioritizing housing
opportunities where people can walk to shops,
restaurants, jobs, and school
» Support projects that are entirely commercial,
entirely residential, or a mix of the two,
integrated either horizontally or vertically
consistent with ground floor use requirements
4.2 Zoning Districts
The purpose of the SFOSP zoning districts (Map 4.2-1) is to implement the plan vision for each of the subareas.
SFO-MU-G
Mixed-Use General
» Enhance the existing mixed use character with
a variety of commercial services and multi-
family uses
» Support projects that are entirely commercial,
entirely residential, or a mix of the two,
integrated either horizontally or vertically
consistent with ground floor use requirements
SFO-CG
Commercial General
» Enhance the existing commercial character
with a wide variety of commercial uses that
support citywide needs, as well as pedestrian-
oriented goods, restaurants, and services for
local residents and employees
SFO-CL
Commercial Limited
» Allow for a limited selection of commercial uses
which support medical-oriented uses and are
compatible with the surrounding character
SFO-CF
Commercial Flex
» Enhance the existing eclectic character with
a variety of R&D, commercial, artisanal
production, and light industrial uses
» Ensure that future uses are compatible with the
existing character
63Recommended South Fair Oaks Specific Plan
Zoning & Land Use
Service Layer Credits:
·|}þ134
·|}þ110
§¨¦
710
Zoning Districts
Figure X: South Fair Oaks Specific Plan Area -
Zoning Districts
SFO-MU-T
SFO-MU-C
SFO-MU-N
SFO-MU-G
SFO-CG
SFO-CL
SFO-CF
SFO-IF
RM-32
PD
PS
PD-5PD-5
3/12/2018 5:00:54 PM amy.burgess
Metro Station
Metro L Line (Gold)
3/12/2018 5:00:54 PM amy.burgess
Metro Station
Metro L Line (Gold)
·|}þ134
·|}þ110
§¨¦
710
FA I R O A K S
C AL I F O R N I A
R AY M O N D AR R O Y O
DEL MAR
HERR ALYHERR ALY
TENHAEFF ALYTENHAEFF ALY
PALMETTOPALMETTO
PICHER ALYPICHER ALY
HERRHERR
STAT ESTAT E
ALARCONALARCON
PASADENAPASADENA
BELLEF ONTAI NEBELLEF ONTAI NE
GLENARMGLENARM
ALESSANDROALESSANDRO
MAYMAY
EDMONDSON ALYEDMONDSON ALY
EDMONDSON ALYEDMONDSON ALY
FAIRMOU NTFAIRMOU NT
CONG RESSCONG RESS
HURLBUTHURLBUT
ARLI NG T ONARLI NG T ON
WAVER LYWAVER LY
GRACEGRACE
MARENGOMARENGO
FILLMO REFILLMO RE
ARRO YOARRO YO
BELLEVUEBELLEVUE
PICOPICO
SFO-RM-32
Residential Multi-family
» Provide areas for medium density
residential neighborhoods and relate new
development to the existing environment
PS
Public Semi-Public
» Provide for large public or semi-public land
uses that may not be appropriate in other
base zoning districts
Map 4.2-1: Zoning Districts
SFO-MU-G
SFO-CG
SFO-CF
SFO-CL
SFO-MU-N
SFO-MU-C
SFO-MU- T
SFO-RM-32
SFO-IF
PS
SFO-IF
Industrial Flex
» Allow a range of light industrial, utility,
and commercial uses for city use
» Ensure that future uses are compatible
with existing public and industrial uses
PD
PD
Planned Development
» Achieve a particular mix of uses,
appearance, land use compatibility,
or special sensitivity to neighborhood
character
64 Recommended South Fair Oaks Specific Plan
Zoning & Land Use
4.3 Allowable Land Uses
A. Definitions. Definitions of specific land uses are
found in PMC 17 .80.020, except those listed in T able
4.3-1 footnotes.
B. Permit Requirements. T able 4.3-1 identifies the
uses of land allowed, the land use permit required to
establish each use, and limitations that may apply for
a particular use.
C. Standards for Specific Land Uses. Additional
standards may apply to specific land uses; refer to the PMC Section noted in the table.
1. PMC 17 .50.160 shall not apply to Mixed-Use
Projects.
2. PMC 17 .50.350 shall not apply to Multi-Family
Housing.
D. Ground Floor Frontages. In Mixed-Use zoning
districts, additional commercial requirements and
residential unit restrictions on the ground floor shall apply per Section 6.2.1.
E. Major Construction. For non-residential uses with
a gross floor area of 25,000 square feet or greater,
a Conditional Use Permit shall be required per PMC
17 .61.050.J.2.
F. Prohibited Uses. Those uses not listed in T able
4.2-1 are prohibited by this Specific Plan, except as
otherwise provided by PMC 17 .21.030.A.
1. Drive-throughs associated with any use are
prohibited.
G. Nonconforming Uses. Existing uses which are made
nonconforming by this Specific Plan shall be subject
to PMC 17 .71.
Symbol Description PMC Section
P Permitted use, Code Compliance Certificate required. 17 .61.020 MC Conditional use, Minor Conditional Use Permit required. 17 .61.050 C Conditional use, Conditional Use Permit required. 17 .61.050 E Conditional use, Expressive Use Permit required. 17 .61.060 TUP T emporary use, T emporary Use Permit required. 17 .61.040 — Use not allowed.
Limitations
T able 4.3-1: Allowable Land Uses, Permit Requirements & Specific Limitations (L1) Use prohibited on the ground floor within 35 feet of the sidewalk line. Entrances to upper/lower floors and ground floor spaces behind 35 feet are permitted; these entrances shall not qualify as required commercial uses for the purposes of Section
6.2.1. (L2) Use limited to a maximum of 30% of the total building frontage on the ground floor, regardless of the ground floor frontage type per Section 6.2.1.
(L3) Use limited to a maximum of 30% of the building frontage on the ground floor fronting Raymond Avenue south of Fillmore Street, regardless of the ground floor frontage type per Section 6.2.1. (L4) Use limited to east of Metro right-of-way.
65Recommended South Fair Oaks Specific Plan
Zoning & Land Use
ZONING DISTRICT LAND USES AND PERMIT REQUIREMENTS
Land Use1
Permit Requirement
PMC Section /
NotesSFO-
CG
SFO-
CL
SFO-
CF
SFO-
IF
SFO-
MU-C
SFO-
MU-G
SFO-
MU-N
SFO-
MU- T
RESIDENTIAL USES
Accessory Dwelling Unit — — — — P P P P 17 .50.275
Boarding Houses2 — — — — P P P —
Dormitories — — — — P (L3) P P —
Fraternities / Sororities — — — — P (L3) P P —
Home Occupations — — — — P P P P 17 .50.110
Hospitality Homes MC MC — — MC (L3) MC — —
Mixed-Use Projects — — — — P P P P
Multi-Family Housing — — — — P P P P
Residential Accessory
Uses and Structures — — — — P P P P 17 .50.250
Residential Care, General — — — — C (L3) — — —
Residential Care, Limited — — — — P (L3) P P —
Single-Room Occupancy — — — — P (L1) P P (L1) P (L1)
Supportive Housing — — — — P P P P
T ransitional Housing3 — — — — P P P P
COMMERCIAL USES
RECREATION, EDUCATION & PUBLIC ASSEMBL Y USES
Clubs, Lodges, Private
Meeting Halls C — C C C C C C
Colleges, Nontraditional
Campus Setting P — P P P P P (L1) P (L1)
Commercial
Entertainment E — E — E E E E
17 .50.130Commercial Recreation,
Indoor P — P P P P P —
Commercial Recreation,
Outdoor P — P P — — — —
Conference Centers — — — — C — C (L1) C (L1)
Cultural Institutions P — P P P P P P
Electronic Game Centers P — P — P P P P 17 .50.100
Park and Recreation
Facilities P — P P P P P P
66 Recommended South Fair Oaks Specific Plan
Zoning & Land Use
ZONING DISTRICT LAND USES AND PERMIT REQUIREMENTS
Land Use1
Permit Requirement
PMC Section /
NotesSFO-
CG
SFO-
CL
SFO-
CF
SFO-
IF
SFO-
MU-C
SFO-
MU-G
SFO-
MU-N
SFO-
MU- T
Religious Facilities C — C C C C C C
17 .50.230with Columbarium MC — — — — — — —
with T emporary
Homeless Shelter — — — MC — — — —
Schools, Public and
Private C — C C C C C — 17 .50.270
Schools, Specialized
Education and T raining P — P P P (L1) P P (L1) P (L1)
OFFICE, PROFESSIONAL & BUSINESS SUPPORT USES
Automated T eller
Machines (ATMs) P — P P P P P P 17 .50.060
Banks and Financial
Services P — P P P P P P
with Walk-Up Services P — P P P P P P 17 .50.060
Business Support Services P — P P P (L2) P — —
Offices, Accessory P — P P P (L2) P P P (L1)
Offices, Administrative
Business Professional P — P P P (L2) P P P (L1)
Offices, Government P
— P P P (L1) P P (L1) P (L1)
Offices, Medical P P P P P (L3) P — P (L1)
Research and
Development, Offices P P P P P (L2) P P P (L1) 17 .50.240 Work/Live Units — — P — P P P — 17 .50.370
RETAIL SALES
Alcohol Sales, Beer and
Wine C — C C C C C C 17 .50.040
Alcohol Sales, Full Alcohol C — C C C C C C
Animal Retail Sales P — P — P P P P
Bar / T averns C — C C C — C C 17 .50.040,
17 .61.050.J
with Live Entertainment C — C C C — C C 17 .50.130
Convenience Stores P P P P P P P P
Food Sales P — P P P P P P
Liquor Stores C — C C C C C C 17 .50.040,
17 .61.050.J
67Recommended South Fair Oaks Specific Plan
Zoning & Land Use
ZONING DISTRICT LAND USES AND PERMIT REQUIREMENTS
Land Use1
Permit Requirement
PMC Section /
NotesSFO-
CG
SFO-
CL
SFO-
CF
SFO-
IF
SFO-
MU-C
SFO-
MU-G
SFO-
MU-N
SFO-
MU- T
Restaurants, Fast Food P P P P P P P P 17 .50.260;
drive-throughs
prohibitedRestaurants, Formula Fast
Food P P P P P P P P
Restaurants P P P P P P P P
17 .50.260,
17 .61.050.J
with Limited Live
Entertainment P — P P P P P P
with Walk-Up Window P P P P P P P P
Retail Sales P P P P P P P P
Significant T obacco
Retailers C — C C C C C C 17 .50.330;
17 .61.050.J
Swap Meets C — C C C C C C 17 .61.050.J
V ehicle Services,
Automobile Showrooms
4 P — — — — — — —
V ehicles Services, Sales/
Leasing P — — — — — — —
17 .50.360V ehicles Services, Sales/
Leasing, Limited P — P — —
— — —
SERVICES
Adult Day Care, General C C (L1) — — C (L1) C — — Performance standards required
Adult Day Care, Limited P P (L1) — — P (L1) P — — Performance standards required
Animal Boarding P — P — — — C —
Animal Grooming P — P — P P P —
Animal Hospital P — P — — — C — 17 .50.050
Animal Shelter P — P — — — C —
Bed and Breakfast Inns — — — — — C — — 17 .50.140
Catering Services P — P P P P (L1) P (L1) P (L1)
Charitable Institutions P P P P P P P P (L1)
Child Day Care Centers P P — — P P P — 17 .50.080Child Day Care Large — — — — P P P P Child Day Care Small — — — — P P P P
Emergency Shelters,
Limited P P P P P — P P 17 .50.105
Laboratories P
P P P P (L1) P (L1) P (L1) P (L1)
68 Recommended South Fair Oaks Specific Plan
Zoning & Land Use
ZONING DISTRICT LAND USES AND PERMIT REQUIREMENTS
Land Use1
Permit Requirement
PMC Section /
NotesSFO-
CG
SFO-
CL
SFO-
CF
SFO-
IF
SFO-
MU-C
SFO-
MU-G
SFO-
MU-N
SFO-
MU- T
Life-Care Facilities MC MC — — MC (L3) MC — — 17 .50.120 Lodging, Hotels and
Motels C — — — C (L2) — C (L2) — 17 .50.150
Massage Establishments C — — — C C C (L1) C (L1) 17 .50.155 Medical Services,
Extended Care MC MC — — MC (L3) MC — —
Medical Services, Hospital P P P P P (L3) P — —
Mortuaries / Funeral
Homes P — — — — — — — 17 .50.230
Neighborhood Gardens P — P P P P P P
Personal Improvement
Services P — P — P P P P
Personal Services P — P — P P P P
Printing and Publishing P — P P P (L1) P (L1) P (L1) —
Printing and Publishing,
Limited P — P P P (L2) P P P
Public Safety Facilities C — C
C — — — C
V ehicle Services,
Washing/Detailing P (L4) — — — — — — — 17 .50.290
V ehicle Services,
Washing/Detailing,
Small-Scale
P — P — — — — — 17 .50.290
INDUSTRY , MANUFACTURING & PROCESSING USES
Alcohol Beverage
Manufacturing
5 C — C C — — C —
17 .50.040,
17 .61.050.Jwith Accessory T asting
Room
6 C — C C — — C —
Custom Manufacturing /
Artisan Production
7 P — P P P P P —
Industry, Standard C — — P — — — —
Industry, Restricted MC — MC MC MC (L2) MC MC —
Maintenance and Service
Facilities — — — P — — — —
69Recommended South Fair Oaks Specific Plan
Zoning & Land Use
ZONING DISTRICT LAND USES AND PERMIT REQUIREMENTS
Land Use1
Permit Requirement
PMC Section /
NotesSFO-
CG
SFO-
CL
SFO-
CF
SFO-
IF
SFO-
MU-C
SFO-
MU-G
SFO-
MU-N
SFO-
MU- T
Research and
Development, Non-
Offices
P P P P P (L1) — — —
Recycling Centers, Small
Collection Facilities C — — P — — — — 17 .50.220
Wholesaling, Distribution
and Storage C (L4) — — P — — — —
Wholesaling, Distribution
and Storage, Small Scale MC — P P — — — —
TRANSPORTATION, COMMUNICATIONS & UTILITY USES
Accessory Antenna Array P P P P P P P P
Alternative Fuels/
Recharging Facilities P — P P — — — —
Commercial Off-Street
Parking C C C C C C C C 17 .40.070
Communications Facilities C C C C C C C C
Heliports — C — C — — — —
T ransportation T erminals C C C C C C C C
Utility, Major C — C C C C C C
Utility, Minor P —
P P P P P P
Wireless T elecom
Facilities, Major C C C C C C C C
17 .50.310Wireless T elecom
Facilities, Minor MC MC MC MC MC MC MC MC
Wireless T elecom
Facilities, SCL P P P P P P P P
TEMPORARY USES
Filming, Long-term MC MC MC MC MC MC MC MC
Filming, Short-term P P P P P P P P
Personal Property Sales — — — — P P P P 17 .50.190
Seasonal Merchandise
Sales P P P P P P P P 17 .50.180
Street Fairs P P P P P P P P
T ents TUP TUP TUP TUP TUP TUP TUP TUP 17 .50.320
Other T emporary Uses TUP TUP TUP TUP TUP TUP TUP TUP
70 Recommended South Fair Oaks Specific Plan
Zoning & Land Use
NOTES:
1 See PMC 17 .80.020 for definition of the listed land uses, except those listed in footnotes. 2 Includes Co-living facilities, which may include more than one shared kitchen per building. Separation requirements of PMC 17 .50.065 shall not apply.
3 The maximum interior or exterior area in which support services are offered or located shall not exceed 250 square feet. 4 V ehicle Services, Automobile Showrooms is defined as a use where retail storefronts are used as showroom space for five (5) or fewer vehicles and limited to a maximum of 8,000 square feet. Internet vehicles sales are permitted where on-site vehicle storage/sales are not present/allowed.
5 Alcohol Beverage Manufacturing is defined as a use where manufacturing of beer, wine, or other alcohol beverages are produced and prepared. Sale for off-site consumption permitted. 6 Accessory T asting Room is defined as the sale of beverages manufactured on the premises for on-site or off-site consumption. It includes establishments such as breweries, wineries, and distilleries that offer tastings and sales of alcohol beverages in accordance with a license issued by the California Department of Alcoholic Beverage Control. 7 Custom Manufacturing / Artisan Production is defined as a small-scale use limited to a maximum gross floor area of 15,000 square feet that involves the assembly, compounding, design, development, evaluation, manufacturing, processing, packaging, or treatment of components into products and conducted within enclosed buildings. These uses do not produce noise and vibration beyond the property line, and uses requiring state or federal emissions permits are excluded. T ruck trips are limited to maximum of 10 per day. Accessory uses that support the primary use may comprise up to 25% of the gross floor area. Accessory uses may include, but are not limited to, outdoor dining, on-site food and beverage tastings, and retail. 71Recommended South Fair Oaks Specific Plan
Public Realm Standards
Ch. 5
Public Realm Standards
Public Realm Standar ds 20 5 1 Sidewalks 75 5 2 P arkways & Street T rees 79
5. PUBLIC REALM 5. MAP5. TABLE5. FIGURE
72 Recommended South Fair Oaks Specific Plan
Public Realm Standards
CHAPTER OVERVIEW
The public realm standards and design guidelines in this chapter serve to implement the General Plan vision for the SFOSP area and achieve objectives of the Pasadena Street Design Guide, Pasadena Pedestrian Plan, and Pasadena
Master Street T ree Plan. T o improve the public realm for users of all abilities, and to provide enough space for simultaneous uses of the sidewalk, these standards and
guidelines ensure that new developments contribute to the safety, accessibility, and connectivity of their surrounding streetscape network.
Many features that are critical to walkability depend on the width and organization of the sidewalk. For example, consistent street trees provide shade and other aesthetic and environmental benefits, and sidewalk seating for
restaurants and cafés activate the public realm and boost business. However, the success of both relies on the sidewalk offering ample and well-organized space to prevent
conflicts with pedestrians.
Walkable neighborhoods also have convenient and
intuitive connections, and outdoor spaces to rest and
gather. Features such as mid-block pedestrian walkways
or “paseos” can reduce walking distance, while adding
public open space and additional amenities. Other public open spaces such as plazas create communal nodes in the A well-designed public realm provides comfortable and accessible space for people of all abilities.
Public Realm Standards
public realm to sit and enjoy amenities such as shading, landscaping, and public art. While these connections and spaces are integral to the public realm, the standards and guidelines for Paseos and Plazas are set forth in Chapter 6 (Section 6.3 - Open Space).
The public realm standards and guidelines in this chapter address and regulate pedestrian infrastructure and
amenities to support a safe, accessible, and comfortable pedestrian experience.
This chapter is organized into the following sections:
» 5.1 Sidewalks
» 5.2 Parkways & Street T rees
Each section includes rationale for the standard followed by sub-sections for individual standards, if applicable.
Each standard is introduced in text and/or table format with diagrams and images to illustrate regulations.
Supplementary text boxes are provided for additional
context on most standards and diagrams. Note that
diagrams are provided for the purposes of communicating measurements and images are included to illustrate
potential outcomes of the standards; neither are suggestive of regulated architectural styles.
73Recommended South Fair Oaks Specific Plan
Public Realm Standards
Figure 5.1-1: Sidewalk Zones
Walk ZoneAmenity Zone Frontage Zone
PASADENA STREET DESIGN GUIDE
Pasadena’ s Street Design Guide provides a
framework for understanding the way sidewalks
are used, and organizes sidewalks into zones
to avoid conflict between various uses and
amenities. Requirements vary based on the level
of activity, land uses, intensities, and densities, as
well as special conditions. Through designating
specific zones, the South Fair Oaks Specific Plan
can help enhance the pedestrian experience by
increasing sidewalk widths, enabling more shade
coverage and opportunities for amenities such as
seating and landscaping.
The Street Design Guide organizes sidewalks into
the following three zones (see Figure 5.1-1), which
provide a basis for standards in the Specific Plan:
» The Amenity / Curb Zone (Amenity Zone)
is the portion of the sidewalk directly adjacent
to the street right-of-way. This zone typically
includes street trees, street lights, parkways,
street furniture, bicycle parking, bus shelters,
and other utility facilities.
» The Walk Zone is the portion of the sidewalk
dedicated to pedestrian travel and shall be free
of obstructions.
» The Building Frontage Zone is adjacent
to private property and allows for outdoor
furniture and shade structures.
74 Recommended South Fair Oaks Specific Plan
Public Realm Standards
Frontage zones may be used to accommodate
outdoor dining
Grass or turf parkways with shade trees are
appropriate for residential areas
Walk zones of 5 feet allow two people to walk together
comfortably
Wider walk zones of at least 7 feet are appropriate for commercial retail areas
Frontage zones may include planters or in-ground
landscaping to enhance the ground floor
Amenity zones may include street furniture, such as
seating and pedestrian lighting
The images below reflect examples of appropriate conditions for the three sidewalk zones. These examples are illustrative and may not reflect all applicable development standards.
BUILDING FRONTAGE ZONE
WALK ZONE
SIDEWALK ZONES
AMENITY /CURB ZONE
75Recommended South Fair Oaks Specific Plan
Public Realm Standards
Service Layer Credits:
·|}þ134
·|}þ110
§¨¦
710
3/12/2018 5:00:54 PM amy.burgess
Metro Station
Metro L Line (Gold)
3/12/2018 5:00:54 PM amy.burgess
Metro Station
Metro L Line (Gold)
Figure X: South Fair Oaks Specific Plan Area -
Minimum Sidewalk Dimensions
12 ft
15 ft
22 ft
25 ft
12 3,4,5
6,7,10 8,9
·|}þ134
·|}þ110
§¨¦
710
FA I R O A K S
C AL I F O R N I A
R AY M O N D AR R O Y O
DEL MAR
HERR ALYHERR ALY
TENHAEFF ALYTENHAEFF ALY
PALMETTOPALMETTO
PICHER ALYPICHER ALY
HERRHERR
STAT ESTAT E
ALARCONALARCON
PASADENAPASADENA
BELLEF ONTAI NEBELLEF ONTAI NE
GLENARMGLENARM
ALESSANDROALESSANDRO
MAYMAY
EDMONDSON ALYEDMONDSON ALY
EDMONDSON ALYEDMONDSON ALY
FAIRMOU NTFAIRMOU NT
CONG RESSCONG RESS
HURLBUTHURLBUT
ARLI NG T ONARLI NG T ON
WAVER LYWAVER LY
GRACEGRACE
MARENGOMARENGO
FILLMO REFILLMO RE
ARRO YOARRO YO
BELLEVUEBELLEVUE
PICOPICO
5.1 Sidewalks
Service Layer Credits:
·|}þ134
·|}þ110
§¨¦
710
Zoning Districts
Figure X: South Fair Oaks Specific Plan Area -
Zoning Districts
SFO-MU-T
SFO-MU-C
SFO-MU-N
SFO-MU-G
SFO-CG
SFO-CL
SFO-CF
SFO-IF
RM-32
PD
PS
PD-5PD-5
3/12/2018 5:00:54 PM amy.burgess
Metro Station
Metro L Line (Gold)
3/12/2018 5:00:54 PM amy.burgess
Metro Station
Metro L Line (Gold)
Figure X: South Fair Oaks Specific Plan Area -
Minimum Sidewalk Dimensions
12 ft
15 ft
22 ft
25 ft
12 3,4,5
6,7,10 8,9
FA I R O A K S
C AL I F O R N I A
R AY M O N D AR R O Y O
DEL MAR
HERR ALYHERR ALY
TENHAEFF ALYTENHAEFF ALY
PALMETTOPALMETTO
PICHER ALYPICHER ALY
HERRHERR
STAT ESTAT E
ALARCONALARCON
PASADENAPASADENA
BELLEF ONTAI NEBELLEF ONTAI NE
GLENARMGLENARM
ALESSANDROALESSANDRO
MAYMAY
EDMONDSON ALYEDMONDSON ALY
EDMONDSON ALYEDMONDSON ALY
FAIRMOU NTFAIRMOU NT
CONG RESSCONG RESS
HURLBUTHURLBUT
ARLI NG T ONARLI NG T ON
WAVER LYWAVER LY
GRACEGRACE
MARENGOMARENGO
FILLMO REFILLMO RE
ARRO YOARRO YO
BELLEVUEBELLEVUE
PICOPICO
Map 5.1-1: Sidewalk WidthsThese standards are intended to:
» Ensure a minimum sidewalk width is achieved,
appropriate to support future densities, intensities,
uses, and pedestrian volumes;
» Provide sufficient space to support dedicated
Amenity and Walk Zones; and
» Increase shade, carbon sequestration, and
stormwater capture by allowing adequate space
for street trees and parkways.
5.1.1 SIDEWALK WIDTH
A. Dimension. Projects shall provide sidewalks that
meet the required widths per Map 5.1-1. Where
the existing sidewalk right-of-way is less than the
required width, the difference shall be provided
through a private property dedication.
1. Sidewalks are measured from the Primary
Curb Line of each block to the sidewalk
line, as illustrated in Figure 5.1-2.
2. This area shall be paved for general use to
the standards specified by Public Works,
except for landscaped parkways per
Section 5.2.
3. Within the sidewalk width, sidewalk zones
shall be provided to the dimensions set in
Figure 5.1-3.
4. Where the curb deviates (i.e. bulb-outs),
exceptions in zone width are allowed and
shall be determined by Public Works.
5. Driveways are allowed per Section 6.4.2.
B. Maintenance. Sidewalk improvements shall
be installed and maintained by the abutting
property owner.
SIDEWALK WIDTHS
Sidewalk widths of at least 12’ are required
throughout the Specific Plan area to provide
space for a clear walk zone and basic
amenities such as landscaping, lighting,
signage, and bicycle parking. Sidewalks of
at least 15’ are required in commercial areas
with more pedestrian activity and greater
need for amenities.
Multiple colored lines for the
same sidewalk width indicate
different sidewalk zone
requirements; see Figure
5.1-3 for sidewalk
zone diagrams.
76 Recommended South Fair Oaks Specific Plan
Public Realm Standards
A. Amenity Zone. Sidewalks shall provide
an Amenity Zone consistent with the width
illustrated in Figure 5.1-3, including the curb.
1. Projects shall meet minimum parkway and
street tree requirements per Section 5.2.
2. The following elements are permitted
in the Amenity Zone at the discretion of
Public Works:
a. Paved area for pedestrian mobility,
b. Parkways and street trees,
c. Seating/furniture,
d. Outdoor dining (with a Public Works
permit),
e. Planters,
f. Bicycle parking,
g. Bus shelters, and/or
h. Other utility facilities including
streetlights, signals, meter/sign poles,
and pullboxes, etc.
B. Walk Zone. Sidewalks shall maintain a minimum
continuous path of travel for pedestrians at
the width illustrated in Figure 5.1-3. This area
shall be free of all furnishings, landscaping, or
obstructions.
Figure 5.1-2: Sidewalk Width Measurement
Parcel
Parcel
Parcel
Parcel
Property line
Curb face Primary Curb Line
Sidewalk Line
Required sidewalk width
The sidewalk line is the line created by measuring the
required sidewalk width (as shown in Figure 5.1-2)
from the primary curb line. The primary curb line is
the predominant face-of-curb of a given block at the
discretion of Public Works, and shall not include “bulb- outs” or reductions in sidewalk width at intersections.
As illustrated here, some parcels may not currently
provide sufficient width to meet the sidewalk
requirement. In these cases, the property owner must
provide additional paved area through a dedication
to meet the required sidewalk width.
IMPORTANCE OF SIDEWALKS
Sidewalks play a multi-faceted role in the
built environment, serving as spaces for
pedestrian travel, entryways, outdoor dining,
landscaping and trees, as well as containing
a variety of amenities, such as benches, bus
shelters, bicycle racks, and trash receptacles.
Sidewalk standards correlate to the level of
surrounding densities, intensities, and uses.
Having sufficient widths and establishing
distinct zones ensure that the sidewalk can
support activities of all kinds.
5.1.2 SIDEWALK ZONES
C. Frontage Zone. Sidewalks may include a
Building Frontage Zone between the Walk Zone
and the sidewalk line. A maximum width is
illustrated in Figure 5.1-3.
1. The following elements are permitted in the
Frontage Zone and may not encroach on
the Walk Zone:
a. Seating/furniture,
b. Outdoor dining (with a Public Works
permit),
c. Planters, and/or
d. Shade structures and galleries.
77Recommended South Fair Oaks Specific Plan
Public Realm Standards
Figure 5.1-3: Sidewalk Zone Requirements
7’
min
5’
min
12’ sidewalk
Roadway
Setback
Range
Amenity ZoneWalk Zone
6”
curb
Setback
6’
min
6’
min
12’ sidewalk
RoadwayAmenity ZoneWalk Zone
6”
curb
Setback
Diagram 2: 12’ SidewalksDiagram 1: 12’ Sidewalks
Example setback conditions illustrated.
Refer to Section 6.1.4 for required setback dimensions. 3’
max
7’
min
5’
min
15’ sidewalk
Roadway
Amenity
ZoneWalk Zone
Frontage
Zone
Setback Range
6”
curb
Setback
8’
min
7’
min
15’ sidewalk
RoadwayAmenity ZoneWalk Zone
Setback Range
6”
curbSetback
Diagram 4: 15’ SidewalksDiagram 3: 15’ Sidewalks
5’
max
5’
min
22’ sidewalk
RoadwayAmenity ZoneFrontage Zone
Setback Range
5’
min
7’
min
Walk Zone
Amenity Zone
6”
curbSetback
Setback Range
5’
max
6’
min
25’ sidewalk
RoadwayAmenity ZoneAmenity ZoneFrontage Zone
6’
min
8’
min
Walk Zone
6”
curbSetback
Diagram 5: 22’ Sidewalks Diagram 6: 25’ Sidewalks
78 Recommended South Fair Oaks Specific Plan
Public Realm Standards
Example of approximately 15’ sidewalkExample of approximately 12’ sidewalk Example of approximately 22’ sidewalk
SIDEWALK WIDTHS
Sidewalk widths of at least 12’ are required throughout the SFOSP area to provide space for a clear walk zone and basic amenities such as landscaping, lighting, signage, and bicycle parking. Sidewalks of 15’ to 25’ are required in certain areas to increase flexibility of amenity placement and clear paths of travel. 10’ SIDEWALK
79Recommended South Fair Oaks Specific Plan
Public Realm Standards
IMPORTANCE OF PARKWA YS
Parkways are landscaped or permeable areas
within the sidewalk that play an important role
in the urban landscape by improving pedestrian
comfort, increasing sustainability, and enhancing
the aesthetic character of the public realm. By
expanding the permeable area around street
trees, parkways increase rain and stormwater
capture, leading to improved street tree health
and larger tree canopies, which creates cooler
temperatures for pedestrians, helps to sequester
carbon from the atmosphere, and reduces
pollution in our nearby waterways.
Parkways also provide a visual buffer between the
pedestrian and moving or parked vehicles, which
further improves pedestrian comfort and creates
a more attractive sidewalk environment. T ypically
residential neighborhoods can accommodate
long, uninterrupted areas of parkways within the
sidewalk. In commercial and mixed-use areas,
available space for parkways may be constrained
by bus shelters, street lights, and the need to
accommodate higher levels of pedestrian traffic.
5.2 Parkways & Street T rees
These standards are intended to:
» Enhance pedestrian conditions through increased
landscaping at sidewalk level;
» Provide a visual buffer between parking lane and
sidewalk;
» Improve stormwater capture and increase
permeability of sidewalk zone; and
» Improve street tree health and support the process of carbon sequestration.
5.2.1 PARKWA YS
A. Required Parkways. Projects shall include parkways
within the Amenity Zone as follows.
1. In SFO-RM-32, parkway length shall be no
less than 60 percent of street frontage, unless
approved by the Director of Public Works.
2. In all other zoning districts, parkway length
shall be no less than 30 percent of street
frontage, unless approved by the Director of
Public Works.
Figure 5.2-1: Parkway Design Standards
Parkway width
must equal required
Amenity Zone width
Non-vegetative groundcover permitted
for up to 20% of total parkway area
Planted areas may be comprised of shrubs,
groundcover, or turf less than 2 feet in height
Access Way of at least 4 feet in width
required for every 20 feet of parkway
80 Recommended South Fair Oaks Specific Plan
Public Realm Standards
The images below reflect examples of appropriate conditions for parkways. These examples are illustrative and may not reflect all applicable development standards.
PARKWA Y TYPES
Commercial Parkway Residential Parkway
Commercial Parkway
Residential Parkway
Residential Parkway
Commercial Parkway
81Recommended South Fair Oaks Specific Plan
Public Realm Standards
B. Dimensions. Parkways shall be constructed at the
same width as the Amenity Zones illustrated in Figure
5.1-3, minus the 6-inch width required for the curb.
1. When street parking is adjacent to the curb, a
paved buffer with a minimum width of 18 inches
is required, in addition to the 6-inch curb, except
where tree grates are adjacent to the curb.
2. Barriers up to 24 inches high, such as low walls
or fences, are permitted at the interior edge of
the parkway but are not required.
C. Access Ways. Where on-street parking is permitted,
access ways shall be provided at a minimum frequency
of one per every 20 feet of continuous parkway.
1. Access ways shall be a minimum of 4 feet in
width and provide a firm, uniform walking
surface in all weather conditions from the curb
to the Walk Zone.
2. The finished surface of access ways shall be in
plane with both the adjoining top of curb and
sidewalk.
3. Access ways shall be constructed of pavers,
concrete, or stabilized decomposed granite.
MATERIALS & ACCESS GUIDELINES
» In areas with high pedestrian traffic, plant
material should have a minimum height of
18 inches to discourage pedestrians from
stepping on the parkway. Groundcover is
discouraged unless it can withstand heavy
foot traffic.
» Plants which require little or no irrigation are
preferred.
» Plants are not recommended to be planted
within 4 feet of a tree trunk.
Parkway with street trees and low perennial plantings
D. Planted Area. A minimum of 80 percent of the total
required parkway area for a given project shall be
comprised of plant material.
1. Permitted materials include groundcovers, turf
or turf substitutes, and shrubs or low perennials
that are lower than 24 inches in height at full
maturity.
a. All plant material shall be native or climate
appropriate and have a water use rating
of Moderate, Low or V ery-Low as defined
by Water Use Classification of Landscape
Species (WUCOLS) for the region. Plant
water use requirements may be relaxed
to maximize the efficiency of parkway
stormwater capture systems per approval
by the Director of Public Works.
b. Plants with spines or thorns shall not be
planted adjacent to any walkways or curbs.
c. Edible plants are not permitted in
parkways.
d. Artificial turf is not permitted in parkways.
2. When removing existing plant material like turf
grass from a parkway, there shall be no damage
to the street tree roots. Parkway improvements
involving excavation within an existing tree’ s
root zone must be consistent with the City’ s
T ree Protection Guidelines. Root pruning, if
required and approved by Public Works, must
be overseen by a Certified Arborist. Excavation
within a tree’ s root zone must be replanted
immediately to prevent the tree roots from
exposure and undue harm.
82 Recommended South Fair Oaks Specific Plan
Public Realm Standards
STORMWATER & IRRIGATION
GUIDELINES
» Parkways should be designed to treat and/
or capture stormwater run-off from the
adjacent to the greatest extent feasible given
soil conditions.
» Suspended pavement systems are
encouraged as a means of controlling runoff
volume and should be implemented under
and adjacent to large pedestrian walkways.
» If impermeable surfaces are used within
parkways, they shall be constructed to drain
to permeable areas.
» Low-volume, sub-surface/drip irrigation or
other non-spray irrigation systems or hand-
watering is preferred where irrigation is
needed.
E. Non-planted Area. A maximum of 20 percent of the
parkway area may be organic or inorganic cover.
1. Permitted materials include permeable pavers,
decomposed granite, gravel, rocks, or mulch.
a. Pavers are not allowed within 3 feet of any
public streetlight pole or pull box or other
utility facilities.
F. Stormwater Management. Parkways shall either
meet the following basic stormwater standards, or
propose a biofiltration planter or swale design based
on local conditions per the approval of the Director of Public Works.
1. The parkway shall be at the same grade as the
adjacent hardscape surface at the outer edge
of the parkway and slope at a minimum of 1
percent towards the center of the parkway.
2. For parkways with a width greater than 5
feet, the center 2 feet of the parkway shall be
depressed 3 to 4 inches to form a shallow swale
to collect sidewalk stormwater. Alternative
means of storing runoff, such as gravel sumps
within the parkway, may be provided with
review authority approval.
G. Irrigation. Irrigation systems in parkways shall be designed and constructed in a manner that will
eliminate surface runoff onto any impermeable
surface, public or private, under any condition.
1. Design of irrigation systems in parkways shall be
in accordance with all local, state, and federal
laws and regulations for water conservation.
2. Street tree roots shall not be damaged during
the irrigation installation process.
H. Maintenance. Abutting property owner shall
maintain the parkway in a condition so as not to
endanger persons or property, and not to interfere
with the public convenience.
83Recommended South Fair Oaks Specific Plan
Public Realm Standards
5.2.2 STREET TREES
A. Species. 1 Street tree species shall be selected
according to the Master Street T ree Plan at the
discretion of the Director of Public Works. T rees may
be planted within parkways or tree wells.
B. Spacing. Street trees shall be planted at a spacing
of one per 30 feet. Exceptions can be made by the
Director of Public Works due to conflicts with street
lights, bus shelters, utility boxes, other street amenities or species type. Closer spacing is encouraged where
feasible/when appropriate for a particular tree type.
C. Well Dimension. T ree well width shall be equivalent to the required Amenity Zone, minus the 6-inch width
required for the curb.
1. If a paved buffer zone is required due to
adjacent street parking, the tree well width may
be reduced to accommodate this buffer strip.
The minimum length of a tree well shall be 6
feet.
2. Street trees planted within tree wells must be
installed according to the Department of Public
Works T ree Planting in T ree Well Standard Plan.
D. Well Frames. T ree well frames, or tree grates, may
be installed according to the Department of Public
Works T ree Well Frame Installation Standard.
E. Expanded Root Zone Cell. Each street tree shall be
provided with an uncompacted root zone volume of
800 cubic feet minimum. The root zone volume depth
shall be 2 feet minimum and 3 feet maximum.
1. Where this root zone volume cannot be
provided within the parkway area, an expanded
root zone cell volume shall be provided below
adjacent pavement using a strategy such as
structural soil or a suspended pavement system
to provide an uncompacted soil area suitable
for tree root growth.
2. The root zone volume per tree requirement may
be reduced by 10 percent where two or more
trees share a contiguous root zone cell.
F. Maintenance. All street trees shall be maintained by the Department of Public Works.
IMPORTANCE OF STREET TREES
Street trees play an important role in keeping
cities livable, sustainable and resilient. T rees
improve air quality, increase urban biodiversity,
and help reduce carbon emissions. In addition
to environmental benefits, trees provide health,
social, economic, and aesthetic benefits to
communities. Requirements based on guidance
from the City’ s Master Street T ree Plan will increase street tree coverage and require the preservation
or introduction of certain tree species. In
adherence with these street tree standards and
guidelines, new development will contribute to
an enhanced shade canopy that helps to reduce
the urban heat island effect, decrease sidewalk
temperatures, enhance pedestrian comfort, and
improve the visual experience of the street.
1 See Appendix A.2 Design Guidance for T ree
Selection for detailed recommendations to better
align South Fair Oaks’ street tree species with the
vision, goals, and policies in this Specific Plan
related to shade, climate resilience, stormwater
capture, and supporting a vibrant public realm.
Street tree with healthy canopy and sufficient tree well size Camphor trees on Fillmore St.
84 Recommended South Fair Oaks Specific Plan
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Ch. 6
Development Standards
Development Standards 87 6 1 Scale 90 6 2 Frontage 99 6 3 Open Space 112 6 4 Parking 120
6. DEVELOPMENT & DESIGN
STANDARDS
86 Recommended South Fair Oaks Specific Plan
87Recommended South Fair Oaks Specific Plan
Development Standards
Development Standards
CHAPTER OVERVIEW
The development and design standards in this chapter
serve to implement the vision, goals, and policies of the Specific Plan, described in Chapter 3.
In addition to the requirements of the SFOSP, all projects shall comply with the Pasadena Municipal Code (PMC)
requirements below. In the event of conflict between the Zoning Code and the SFOSP, the requirements of the SFO
shall control (PMC 17 .12.020.D).
» PMC 17 .40 General Development
» PMC 17 .42 Inclusionary Housing
» PMC 17 .43 Density Bonus
» PMC 17 .44 Landscaping
» PMC 17 .46 Parking & Loading
» PMC 17 .48 Signs
» PMC 17 .50 Specific Land Uses
Development standards for the SFO-RM-32 and PS zoning
districts are not included in the SFOSP; see Section 4.1. In SFO-RM-32, development shall be subject to the standards of RM-32 zoning in PMC 17 .22. In PS, development shall be subject to a Conditional Use Permit or Master Plan per PMC 17 .26.
Guidelines, incorporated as part of this plan in shaded text boxes, are intended to encourage quality architecture that enhances the community’ s unique character. Projects should also consult Pasadena’ s
Design Guidelines for Neighborhood
Commercial and Multi-Family Districts for further guidance on building form and relationship to the surrounding
neighborhood. Projects required to go through Design Review will be assessed based on the project scope and the standards and guidelines of the SFOSP, as well as the
Design Guidelines
for Neighborhood Commercial and Multi-Family Districts.
This chapter is organized into the following sections:
» 6.1 Scale.
» 6.1.1 Density (du/ac)
» 6.1.2 Intensity (FAR)
» 6.1.3 Height
» 6.1.4 Setbacks
» 6.1.5 Stepbacks
» 6.1.6 Historic Adjacency
» 6.1.7 Modulation
» 6.2 Frontage.
» 6.2.1 Ground Floor Frontages
» 6.2.2 Ground Floor Design
» 6.2.3 T ransparency
» 6.2.4 Shade Structures
» 6.2.5 Arcades & Galleries
» 6.2.6 Walls & Fences
» 6.2.7 Balconies & Roof Decks
» 6.3 Open Space.
» 6.3.1 Minimum Area
» 6.3.2 Private Open Space
» 6.3.3 Common Open Space
» 6.3.4 Publicly Accessible Open Space
» 6.3.5 Paseos
» 6.4 Parking.
» 6.4.1 Minimum Parking
» 6.4.2 V ehicle Access
» 6.4.3 Layout & Design
88 Recommended South Fair Oaks Specific Plan
Development Standards
Standard SFO-CG, -CL SFO-CF, -IF SFO-MU-C, -MU-G, -MU-N, -MU- T Scale
Allowable Density
Dwelling Units per Acre N /A Map 6.1-1
Allowable Intensity
Floor Area Ratio Map 6.1-2
Building Height
Height Map 6.1-3
Required Setbacks
All streets Map 6.1-4
Adjacent to PS/RM/RS 15' min.
Other interiors None required
Required Stepbacks
Adjacent to RM/RS 45º encroachment plane starting at 20' Historic Adjacency
Setbacks & Stepbacks Modified standards apply to projects adjacent historic resources per Section 6.1.6 Required Modulation
Length 10% or 20’ break required for buildings exceeding 150' street frontage Area 25% for buildings over 50’ in length
Frontage
Ground Floor Frontages
Required Uses T able 6.2-1 and Map 6.2-1
Commercial Depth 35' average, 20' min.
Ground Floor Design
Height 15' min.
Residential Elevation -2' to 6’ max.
Minimum T ransparency
Ground Floor 60% 30% 60%
Overall Façade 30% 15% 30%
Residential Units N /A 15%
Shade Structures
Arcades & Galleries
T able 6-1 provides abbreviated development and design
standards by zoning district for the SFOSP. Where the
Plan defers to the Pasadena Municipal Code (PMC) for a
particular standard, the relevant code section is provided; however, the City's code is updated periodically and exact code references may change. Checkmarks (
) indicate
where a Specific Plan standard applies, but the standard is text-based and cannot be condensed into the table.
Complete standards shall be referenced within the
relevant sections of Chapter 6.
6. MAP6. TABLE6. FIGURE
T able 6-1: Summary of Development Standards
89Recommended South Fair Oaks Specific Plan
Development Standards
Standard SFO-CG, -CL SFO-CF, -IF SFO-MU-C, -MU-G, -MU-N, -MU- T Walls & Fences
Balconies & Roof Decks
Open Space
Minimum Area
Non-residential 5% of Non-residential Gross Floor Area for projects over 40,000 sf Residential 200 sf per studio, 225 sf per 1-bed, 250 sf per 2-bed, 275 sf per 3+bed Publicly Accessible T able 6.3-2 and Map 6.3-1 for projects over 60,000 sf Private Open Space
Common Open Space
Publicly Accessible
Open Space
Paseos
Parking
Minimum Parking
V ehicle Access
Layout & Design
Other Applicable Standards1
General Development PMC17 .40
Inclusionary Housing PMC17 .42
Density Bonus PMC17 .43
Landscaping PMC17 .44
Parking & Loading PMC17 .46
Signs PMC17 .48
Specific Land Uses PMC17 .50
1 Projects shall follow all requirements listed except where modified by this Specific Plan. In the event of conflict between the Zoning Code and this Specific Plan, the requirements of this Specific Plan shall control, per PMC 17 .12.020.D.
6. MAP
90 Recommended South Fair Oaks Specific Plan
Development Standards
6.1 Scale
These standards are intended to:
» Implement the General Plan density (du/ac) and
floor area ratio (FAR) values;
» Shape development in a manner that creates a
defined public realm and appropriate scale of
buildings for a visually appealing community;
» Reduce building massing through setback and
stepback requirements that create appropriate
transitions to residential neighborhoods;
» Support high-quality architecture and urban
design through modulation requirements and a
varied roof lines incentive; and
» Require appropriate transitions to designated
historic resources.
6.1.1 DENSITY
A. Residential Density. Projects that include
residential dwelling units shall not exceed the
allowable dwelling units per acre (du/ac) set in
Map 6.1-1.
1. Fractions shall be rounded to the nearest
whole number; those at 0.50 may be
rounded up.
2. For projects utilizing state density bonus,
refer to Government Code 65915.
3. The maximum is based on site area. If a
dedication or easement is required, density
shall be calculated using the size of the lot
prior to the dedication or easement.
Map 6.1-1: Allowable Density
Service Layer Credits:
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Figure X: South Fair Oaks Specific Plan Area -
Maximum Density
Maximum Density (Dwelling units per acre [du/ac.])
87 32
Refer to PMC
As specified by CUP or MP
N /A
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FA I R O A K S
C AL I F O R N I A
R AY M O N D AR R O Y O
DEL MAR
HERR ALYHERR ALY
TENHAEFF ALYTENHAEFF ALY
PALMETTOPALMETTO
PICHER ALYPICHER ALY
HERRHERR
STAT ESTAT E
ALARCONALARCON
PASADENAPASADENA
BELLEF ONTAI NEBELLEF ONTAI NE
GLENARMGLENARM
ALESSANDROALESSANDRO
MAYMAY
EDMONDSON ALYEDMONDSON ALY
EDMONDSON ALYEDMONDSON ALY
FAIRMOU NTFAIRMOU NT
CONG RESSCONG RESS
HURLBUTHURLBUT
ARLI NG T ONARLI NG T ON
WAVER LYWAVER LY
GRACEGRACE
MARENGOMARENGO
FILLMO REFILLMO RE
ARRO YOARRO YO
BELLEVUEBELLEVUE
PICOPICO
32 Refer to PMC, RM-32
N /A
Specified by PD, CUP or Master Plan
87 32
64 91Recommended South Fair Oaks Specific Plan
Development Standards
Map 6.1-2: Allowable Floor Area Ratio
Service Layer Credits:
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1.0 1.25
2.0 2.25
3.0 Development standards shall be as specified
by a Conditional Use Permit or Master Plan
Commercial not allowed
Maximum Floor Area Ratio (FAR)
Note: Applies to commercial and mixed-use projects
Figure X: South Fair Oaks Specific Plan Area -
Floor Area Ratio (FAR)
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FA I R O A K S
C AL I F O R N I A
R AY M O N D AR R O Y O
DEL MAR
HERR ALYHERR ALY
TENHAEFF ALYTENHAEFF ALY
PALMETTOPALMETTO
PICHER ALYPICHER ALY
HERRHERR
STAT ESTAT E
ALARCONALARCON
PASADENAPASADENA
BELLEF ONTAI NEBELLEF ONTAI NE
GLENARMGLENARM
ALESSANDROALESSANDRO
MAYMAY
EDMONDSON ALYEDMONDSON ALY
EDMONDSON ALYEDMONDSON ALY
FAIRMOU NTFAIRMOU NT
CONG RESSCONG RESS
HURLBUTHURLBUT
ARLI NG T ONARLI NG T ON
WAVER LYWAVER LY
GRACEGRACE
MARENGOMARENGO
FILLMO REFILLMO RE
ARRO YOARRO YO
BELLEVUEBELLEVUE
PICOPICO
1.25 1.0
N /A
Specified by PD, CUP or Master Plan
6.1.2 INTENSITY
A. Floor Area Ratio. Projects that include non-
residential space, including mixed-use, shall not
exceed the allowable floor area ratio (FAR) set in
Map 6.1-2.
1. In mixed-use projects, residential floor
area is included in FAR.
2. Areas used exclusively for vehicle and
bicycle parking and loading are excluded
from FAR.
3. The maximum is based on site area. If a
dedication or easement is required, FAR
shall be calculated using the size of the lot
prior to the dedication or easement. 2.0
2.25 3.0
92 Recommended South Fair Oaks Specific Plan
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35 ft (45 ft.)*
39 ft.
43 ft. (55 ft.)*
48 ft. (62 ft.)*
63 ft. (75 ft.)*
75 ft. (85 ft.)*
Development standards shall be as specified
by a Conditional Use Permit or Master Plan
*Height averaging allowed for 30% of the
building footprint; average height shall be the
first number, maximum height shall not
exceed the number in ().
Maximum Building Height
Figure X: North Lake Specific Plan Area -
Building Height
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FA I R O A K S
C AL I F O R N I A
R AY M O N D AR R O Y O
DEL MAR
HERR ALYHERR ALY
TENHAEFF ALYTENHAEFF ALY
PALMETTOPALMETTO
PICHER ALYPICHER ALY
HERRHERR
STAT ESTAT E
ALARCONALARCON
PASADENAPASADENA
BELLEF ONTAI NEBELLEF ONTAI NE
GLENARMGLENARM
ALESSANDROALESSANDRO
MAYMAY
EDMONDSON ALYEDMONDSON ALY
EDMONDSON ALYEDMONDSON ALY
FAIRMOU NTFAIRMOU NT
CONG RESSCONG RESS
HURLBUTHURLBUT
ARLI NG T ONARLI NG T ON
WAVER LYWAVER LY
GRACEGRACE
MARENGOMARENGO
FILLMO REFILLMO RE
ARRO YOARRO YO
BELLEVUEBELLEVUE
PICOPICO
Map 6.1-3: Building Height6.1.3 HEIGHT
A. Building Height. Projects shall not exceed the
height limits set in Map 6.1-3.
1. Height is measured per PMC 17 .40.060.
2. Exceptions allowed for Height Averaging
(6.1.3.B) and projecting features such
as appurtenances and railings per
PMC17 .40.060.
B. Height Averaging. With approval of Design
Commission, up to 30 percent of a building's
footprint may exceed the height limit to the
maximum set in parentheses in Map 6.1-3,
provided that the average height over the entire
footprint does not exceed the allowable height;
see Figure 6.1-1.
1. The intent is to counterbalance additional
height with lower heights elsewhere
to achieve an economically-feasible
development that protects view corridors
and contributes to a more visually-
compelling skyline.
2. This allowance is not applicable to
other development standards relating to
building scale such as stepbacks. It may
not be used in combination with the height
concession set in PMC 17 .43.
43 ft (55 ft)
39 ft
35 ft (45 ft)
Specified by PD, CUP or Master Plan
48 ft (60 ft)
63 ft (75 ft)
75 ft (87 ft)
57 ft (69 ft)
51 ft (63 ft)
Figure 6.1-1: Height Averaging
A building may exceed its height limit for up to 30%
of its footprint if another area is lowered so that the average height is at or below the height limit
Note: Diagrams used for illustrative purposes only.
Refer to PMC, RM-32
93Recommended South Fair Oaks Specific Plan
Development Standards
6.1.4 SETBACKS
A. Street Setbacks. Buildings shall comply with the
street setbacks set in Map 6.1-4. Setback ranges
establish a minimum and maximum for the
specified percentage of linear street frontage.
1. Street setbacks are measured from the
sidewalk line; see Figure 5.1-2.
2. Minimum setbacks shall apply to all
stories of a building; setbacks less than
the minimum are prohibited. Maximum
setbacks shall apply only to the ground
floor.
3. Residential units on the ground floor shall
have a minimum setback of 5 feet. Where
elevated between 4 and 6 feet above
sidewalk elevation, a minimum setback of
8 feet shall be required.
4. Exceptions allowed per PMC 17 .40.160
(T able 4-1).
5. Features allowed within the street setback
include:
a. Landscaping and planters;
b. Hardscape (e.g. stoops, patios);
c. Shade structures per Section 6.2.4;
d. Arcades and galleries per Section
6.2.5;
e. Walls and fences per Section 6.2.6;
f. Seating and furniture;
g. Outdoor dining; and
h. Other open space amenities per review
authority approval.
B. Interior Setbacks. Buildings shall be set back a
minimum of 15 feet from an interior property line
that is adjacent to a PS, RM or RS zoning district.
No setback is required when adjacent to other
districts or alleys.
1. Interior setbacks are those abutting other
parcels along non-street side and rear
property lines and are measured from the
shared property line.
2. Exceptions allowed per PMC17 .40.160
(T able 4-1).
Map 6.1-4: Street Setbacks
Service Layer Credits:
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Street Setbacks
Minimum-Maximum setback range from minimum sidewalk line Figure X: North Lake Specific Plan Area -
Street Setbacks
0 - 3 ft.
0 - 5 ft.*
0 - 20 ft.
5 - 10 ft.
0 - 10 ft.
10 -15 ft.
Development standards shall be as specified
by a Conditional Use Permit or Master Plan
* Note: Residential units on the ground floor
shall have a minimum 5 ft. setback
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FA I R O A K S
C AL I F O R N I A
R AY M O N D AR R O Y O
DEL MAR
HERR ALYHERR ALY
TENHAEFF ALYTENHAEFF ALY
PALMETTOPALMETTO
PICHER ALYPICHER ALY
HERRHERR
STAT ESTAT E
ALARCONALARCON
PASADENAPASADENA
BELLEF ONTAI NEBELLEF ONTAI NE
GLENARMGLENARM
ALESSANDROALESSANDRO
MAYMAY
EDMONDSON ALYEDMONDSON ALY
EDMONDSON ALYEDMONDSON ALY
FAIRMOU NTFAIRMOU NT
CONG RESSCONG RESS
HURLBUTHURLBUT
ARLI NG T ONARLI NG T ON
WAVER LYWAVER LY
GRACEGRACE
MARENGOMARENGO
FILLMO REFILLMO RE
ARRO YOARRO YO
BELLEVUEBELLEVUE
PICOPICO
5 ft min.
10 - 15 ft for 50%
Specified by PD, CUP or Master Plan
Refer to PMC, RM-32
94 Recommended South Fair Oaks Specific Plan
Development Standards
SETBACKS TO SUPPORT HEAL THY TREE CANOPY
Employing an increased street setback within the established range can support street trees by creating additional space for tree canopies to grow. Street setbacks can encourage sensitive building design to accommodate both existing and new street trees, leading to healthy tree growth, additional shade, and greenery.
Figure 6.1-2: Interior Stepbacks Adjacent to
RM/RS Zoning Districts
FRONT REAR 15’ setback
0-5’ setback
Property line
RM
Zone
45 º
25’
Encroachment plane
RM/RS
Zone
6.1.5 STEPBACKS
A. Interior Stepbacks. Adjacent to RM/RS zoning
districts, buildings shall not be located within the
encroachment plane sloping upward and inward
at a 45-degree angle measured from the vertical,
commencing 25 feet above the existing grade along
the shared property line; see Figure 6.1-2.
1. Exceptions allowed per PMC17 .40.160 (T able
4-2.1).
95Recommended South Fair Oaks Specific Plan
Development Standards
6.1.6 HISTORIC ADJACENCY
A. Landmark Properties. Projects on parcels with
a historic resource shall be subject to review for
consistency with the Secretary of the Interior’ s
Standards.
B. T ransition Massing. Projects sharing a property line with a designated historic resource shall be subject to the following modified standards; see Figure 6.1-3.
1. Street Setbacks: The minimum street setback
shall be an average of the minimum setback
in Map 6.1-4 and that of the resource for a
minimum of 20 feet from the shared property
line. If between two resources, the street setback
shall be an average of the setbacks of the two
resources.
2. Interior Setbacks: The minimum interior setback
shall be equal to that of the historic resource or
15 feet, whichever is less. No setback is required
where the resource is built to the shared
property line.
3. Streetwall Height: A maximum streetwall
height shall not exceed the height of the
historic resource for a minimum of 20 feet from
the shared property line. A stepback with a
minimum depth of 10 feet is required above this
height, measured from the modified minimum
street setback.
4. Interior Stepbacks: Projects shall not be located
within an encroachment plane sloping upward
and inward at a 30-degree angle measured
from the vertical, commencing 15 feet above the
existing grade at the property line. This plane
is not applicable if the resource is built to the
shared property line.
Royal Laundry
Pasadena Humane Society
HONORING HISTORIC SIGNIFICANCE
In addition to preserving historic landmarks
throughout the district, modified standards
for adjacent properties ensure that historic
structures do not appear diminished or
incongruous with new developments in the
surrounding area.
96 Recommended South Fair Oaks Specific Plan
Development Standards
Figure 6.1-3: Historic Adjacency T ransition Massing
Streetsetback
range (A-B)
20 ft
Historic
resource
Sidewalk
Street
Sidewalk Line
E
F
B
D
A
C
Project
buildable area
Interiorproperty line
Existing grade
20 ft
Historic
resource
Project
buildable
area
HG
15 ft
30º
Interiorproperty line
Note: Diagrams used for illustrative purposes only.
A: Minimum street setback from setback range
B: Maximum street setback from setback range
C: Street setback of historic resource
D: Modified minimum street setback (average of A & C)
within 20’ of Interior property line
E: Interior setback of historic resource
F: Interior setback of project
G: Height of historic resource
H: Maximum height before stepback of 10’ in depth
within 20’ of Interior property line
PLAN VIEW ELEV ATION VIEW
Sidewalk Line
Sidewalk
Modified Setback Range
Encroachment Plane
Street
C
F
E B D A
G
H
20’
30 º
15’
10’
Interior
property line
Historic resource
Project buildable area
The 30 degree historic adjacency encroachment plane is an imaginary inclined plane that slopes inward and extends along the length of the shared property line. 97Recommended South Fair Oaks Specific Plan
Development Standards
6.1.7 MODULATION
A. Façade Length. Each street-facing façade exceeding
150 feet in length shall include a minimum break of 10
percent of the façade length or 20 feet, whichever is
greater. This break shall be a minimum of 10 feet deep, open to the sky; see Figure 6.1-4.
B. Façade Area. Each street-facing façade exceeding 50
feet in length shall modulate a minimum of 25 percent
of the area above the ground floor between 2 feet and
12 feet in depth from the primary façade plane; see
Figure 6.1-5. Buildings with a total of 2 stories or less are exempt.
1. The primary façade plane is defined as the
vertical plane with the greatest surface area
above the ground floor.
2. Modulation is not required to be continuous
or open to the sky, and may be recessed or
projected, but not beyond the sidewalk line.
3. Required stepbacks (6.1.5.A), façade breaks
(6.1.7 .A), and projected balconies (6.2.7 .A) shall
not count toward the modulation requirement;
balconies that are recessed a minimum of 2 feet
shall qualify.
C. Alternative Compliance.
1. Eligibility. Modulation standards may be
reduced or otherwise modified through the
Design Review process if:
a. A minimum of 90% of the provided parking
is fully or partially subterranean;
b. A minimum of one publicly accessible open
space is provided at the ground level, visible
and accessible from the sidewalk;
c. No other concessions, waivers, or incentives
have been requested, including those
associated with PMC 17 .43 (Density Bonus),
unless the project is designed to achieve
LEED Gold certification; and
d. The review authority makes all of the
following findings.
2. Required Findings.
a. The building design provides modulation
on each street-facing façade in a manner
consistent with the project’ s architectural
style and/or immediate context, including
adjacent historic resources.
Figure 6.1-4: Maximum Façade Length
Note: Diagrams used for illustrative purposes only.
Façades over 150 feet in length shall
include a break at least 20 feet wide
and 10 feet deep, open to the sky.
Figure 6.1-5: Modulated Façade Area
Façades shall modulate a minimum
of 25% of the area above the ground
floor 2 to 12 feet in depth from the
primary façade plane.
Facade Length
Unbroken façade length Façade break
Articulation
Modulation depth
Primary façade plane
b. The building design does not cause an adverse impact on the quality of the ground floor and public realm.
c. The ground level open space is of adequate size and
integrated with the building in a functional way that
ensures the space will be actively utilized.
d. The modification will not be detrimental to the health, safety, and welfare of the public.
e. The building design is consistent with the objectives and policies of the General Plan and SFOSP, as well as
all other standards of the SFOSP.
98 Recommended South Fair Oaks Specific Plan
Development Standards
CREATING VISUAL INTEREST AND BREAKING UP MASS
Façade modulation refers to variations in depth of a building’ s façade. Modulation can be achieved through architectural elements such as fenestration patterns and window bays, stepbacks, balconies, and full façade breaks.
Modulation breaks up building massing, creates visual interest, and provides opportunities for open space.
Balconies and other variations in wall plane depth create visual interest Façade modulation can be applied to various architectural styles
99Recommended South Fair Oaks Specific Plan
Development Standards
6.2 Frontage
These standards are intended to:
» Promote an active, accessible, and attractive
pedestrian environment at the ground level;
» Activate the pedestrian street experience through
design and use standards;
» Enable flexibility and adaptability over time through quality design; and
» Support a livable urban setting comprised of a range
of uses in a comfortable pedestrian environment.
GROUND FLOOR FRONTAGES
A vibrant street-level atmosphere is created through pedestrian-oriented ground floors and well-designed frontages.
Creating a comfortable and inviting pedestrian environment is essential to promote other means of transportation such as walking. This experience is directly influenced by design treatments and ground floor uses working together to create a visually-engaging sidewalk environment. T o accomplish this, ground floor use standards are established for each block that are complementary to the land use permissions in Chapter 4, Section 4.3. Successful ground floor design creates an inviting, visually engaging, shaded sidewalk and pedestrian environment that supports the intended commercial, residential, or mixed use character of each district.
Ground floor frontage with commercial use, shade awnings, and a transparent entrance
Ground floor commercial use with outdoor dining
Residential units on the ground floor accessible from the sidewalk
Ground floor frontage with combination of commercial and gym for occupants of residential building
100 Recommended South Fair Oaks Specific Plan
Development Standards
T able 6.2-1: Allowable Ground Floor Building Frontages in Mixed-Use Zones T ype Commercial
Uses
Residential
Common Space
Residential
Units
1A 80% minimum 20% maximum Prohibited within 35
feet of sidewalk line2A 20% minimum 80% maximum
2B 20% minimum 80% maximum
3B Allowed, no percentage requirements
6.2.1 GROUND FLOOR FRONTAGES
In Mixed-Use zoning districts, ground floor use requirements are regulated by frontage type per Map 6.2-1 and T able
6.2- 1. Use requirements are regulated as a percentage of the building frontage; see Figure 6.2.1.
A. Commercial Uses. Frontage types shall require
a minimum amount of the building frontage to be
comprised of, and designed for, commercial uses per
T able 6.2-1 and Map 6.2-1. Permitted commercial uses
by zoning district are found in T able 4.3-1.
1. Entrances to non-ground floor uses, and/or
entrances to uses prohibited within 35 feet
of the sidewalk, shall not qualify toward the
minimum commercial use percentage
2. Commercial uses shall have an average interior
depth of at least 35 feet and a minimum depth
of 20 feet, measured wall-to-wall.
B. Residential Uses. Frontage T ypes 1 and 2 per T able
6.2-1 and Map 6.2-1 set limitations on ground floor
residential uses facing the street. Permitted residential uses by zoning district are found in T able 4.3.1.
1. T ype A: Residential units on the ground floor
shall be prohibited within 35 feet of the sidewalk
line, inclusive of setbacks, per T able 6.2-1; see
Figure 6.2-2.
2. T ype B: Residential units on the ground floor
shall be permitted with direct access to the
street and a minimum setback of 5 feet.
3. Residential common space on the ground floor
shall be permitted per T able 6.2-1.
Note: Diagrams used for
illustrative purposes only.
GF Depth
35' average interior
commercial depth
Ground floor
commercial requirement
Figure 6.2-2: Residential Unit Restriction
GF Depth
Type A residential
units prohibited
Figure 6.2-1: Commercial Requirement
101Recommended South Fair Oaks Specific Plan
Development Standards Service Layer Credits:
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Metro L Line (Gold)
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FA I R O A K S
C AL I F O R N I A
R AY M O N DAR R O Y O
DEL MAR
HERR ALYHERR ALY
TENHAEFF ALYTENHAEFF ALY
PALMETTOPALMETTO
PICHER ALYPICHER ALY
HERRHERR
STAT ESTAT E
ALARCONALARCON
PASADENAPASADENA
BELLEF ONTAI NEBELLEF ONTAI NE
GLENARMGLENARM
ALESSANDROALESSANDRO
MAYMAY
EDMONDSON ALYEDMONDSON ALY
EDMONDSON ALYEDMONDSON ALY
FAIRMOU NTFAIRMOU NT
CONG RESSCONG RESS
HURLBUTHURLBUT
ARLI NG T ONARLI NG T ON
WAVER LYWAVER LY
GRACEGRACE
MARENGOMARENGO
FILLMO REFILLMO RE
ARRO YOARRO YO
BELLEVUEBELLEVUE
PICOPICO
Map 6.2-1: Ground Floor Frontage T ypes
Mixed-Use Zoning
T ype 1A
T ype 2B
T ype 2A
T ype 3B
102 Recommended South Fair Oaks Specific Plan
Development Standards
TYPE B FRONTAGES
T ype 2B frontages, like 2A, have a small commercial
requirement (20% of building frontage) for a corner
store or similar, to provide commercial amenities within walking distance of residents. However, in 2B areas, the urban character is more residentially dominated, with
larger setbacks; therefore, residential units are permitted at the ground floor for up to 80% of the building frontage.
Residential common space is also permitted for up to 80%.
T ype 3B frontages apply in areas where a maximum
amount of flexibility is desired. Ground floors can
be a mix of commercial and/or residential uses,
including both common spaces and dwelling units
with direct access to the sidewalk. These areas
generally have a horizontal mix of residential and
commercial on the ground floor. No percentage
requirements apply.
TYPE A FRONTAGES
T ype 1A frontages are required in high activity,
commercially focused corridors and require new
development to include commercial uses for at least
80% of the building frontage. A limited amount of
residential common space (up to 20%) facing the
street is permitted to accommodate entrances to
upper floor residential. Dwelling units are not allowed.
T ype 2A frontages apply to areas where commercial
activity is not as concentrated but where “corner
commercial” helps bring amenities within walking
distance of residents. 2A requires that new
development dedicate at least 20% of the building
frontage to commercial uses, while the remainder (up
to 80%) may be used for residential common spaces
like lobbies, community rooms, and gyms. Dwelling
units are not allowed.
103Recommended South Fair Oaks Specific Plan
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6.2.2 GROUND FLOOR DESIGN
A. Entrances. A minimum of one primary entrance shall
be located on the primary frontage of each building
and open onto a sidewalk or other public space.
1. Primary entrances shall be distinguished by
architectural features or overhead projections,
such as an awning or canopy.
2. All entrances shall be recessed a minimum of
30 inches from the sidewalk line.
B. Minimum Height. Buildings shall have a minimum
ground floor height of 15 feet, measured from the
sidewalk elevation at the primary entrance to the
second story floor or roof of a one-story building; see Figure 6.2-3.
1. For non-residential and residential common
space uses, the primary entrance of the first
habitable floor shall be located at existing
grade along the sidewalk line.
2. For residential units, the first habitable floor
shall be located between 6 feet above and 2
feet below sidewalk elevation.
A residential ground floor elevated above the sidewalk
A commercial ground floor of at least 15 feet in height Note: Diagrams used for
illustrative purposes only.
Ground floor height is measured from sidewalk
elevation. Ground floor residential units may be sunken or elevated but the second story must start at least 15 feet above sidewalk elevation.
Residential Ch. 6
15' min.
to roof
15' min.
to second-
story floor
Figure 6.2-3: Ground Floor Height
104 Recommended South Fair Oaks Specific Plan
Development Standards
DESIGN GUIDELINES FOR MEDICAL OFFICE BUILDINGS
The SFOSP area features a variety of urban forms and
architectural styles which collectively contribute to an eclectic character. As the area has transitioned from the historic setting of industrial, manufacturing, and commercial uses to a mix of medical office, retail, hospital, and arts-related uses, the eclectic nature of the urban form has increased. Medical office buildings are one of the primary uses in the SFOSP area today, taking advantage of the proximity to Huntington Memorial Hospital. With the introduction of housing and expansion of the ArtCenter South Campus, including student housing, new mixed-use development will be infused in the area requiring a thoughtful approach to building design to help blend medical office buildings with the surrounding neighborhood. These guidelines for medical office buildings are designed to elevate the contribution that medical office developments can make to the area as a architectural hub that seamlessly integrates new and old development across a variety of uses, styles and building materials.
Existing Form & Materials
Across the SFOSP area existing buildings reflect
Pasadena’ s rich architectural history, including art deco, craftsman, Victorian, and brick warehousing. Many
buildings are well-maintained, creating a vital tradition of adaptive reuse of existing structures in the area. While building materials range, many older and historic buildings feature brick, wood, and stone. Huntington Memorial
Hospital’ s long-standing presence in the SFOSP area has attracted medical-related uses over time, including offices, clinics, outpatient services, and care facilities that have created a strong medical use and design appearance.
Building materials used for medical-related structures
range from primarily glass, to mix of brick, stucco, and concrete. Building sizes vary across these medical uses, from larger format, multi-story structures to single-story individual buildings.
Historically designated Royal Laundry building along
Raymond Avenue with art deco style and features
Historically designated Pasadena Humane Society with stone materials Older residential buildings in the Specific Plan area use brick and wood materials
105Recommended South Fair Oaks Specific Plan
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Coupled with the area’ s architectural history and medical use dominance is the presence of contemporary architecture, which is strongly influenced by the ArtCenter South Campus.
Unique architectural features and materials, including non- orthogonal building forms, sculptural elements in open
space, and artistic screening can be seen on ArtCenter’ s campus and reflected in nearby buildings. Murals and
artwork integrated into architecture are other dominant features that can be seen throughout the area, including at the Fillmore Station. The SFOSP offers an opportunity to reinforce the historic urban fabric while enhancing the district’ s identity, creative culture, and design quality to create buildings that positively contribute to the economic and design vitality of the area.
Medical office uses at Fair Oaks Ave and Congress St
include 4-5 story buildings, several of which include non- transparent ground floors
ArtCenter South Campus' contemporary architecture
incorporates a range of unique features and materials, like artistic screening, non-orthogonal forms, and murals
Brick warehouse building being adaptively reused in the SFOSP area
106 Recommended South Fair Oaks Specific Plan
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Integrated medical clinic in mixed use development with large second floor terrace that connects activity to the ground floor and creates an amenity for patients, employees, and visitors.
ACCESS & GROUND FLOOR
» Access. Projects should locate the primary entrance
from the primary street. Medical-related uses may need
secondary entrances from a side or rear location for
accessibility considerations, therefore buildings should aim to create pleasant spaces along driveways on the
side or rear of buildings to promote pedestrian-oriented access. Visibility of the entrance from the street should be a primary design goal.
» Complementary Uses. Projects should consider
integrating uses which activate the street and provide
services to nearby residents, employees and students.
Examples include retail, neighborhood services, and
restaurants with outdoor areas for seating. Patient focused retail, such as a pharmacy or medical supply store, is
encouraged and should be located along the street.
» Ground Floor Spaces. Building ground floors
should include space programming that enhances
pedestrian-orientation. Lobbies, registration areas,
corridors and other areas that don't require higher
levels of privacy should be located along the primary
frontage. These areas can allow for visibility of
internal activity from the street through ground floor
transparency.
» Signage & Wayfinding. Integration of high-
quality signage and wayfinding can increase ease of
accessibility to the facility. Signs should be oriented toward the pedestrian and designed to be read from
a distance of 15 to 20 feet. Signs should be mounted
in locations that respect the design of a building
and be sized to fit; they should not cover windows or
architectural features.
Medical office with a primary entrance from the street and a transparent ground floor with patient registration and wayfinding
Medical office and school with transprent ground floor
providing visibility of internal activity from the street
DESIGN GUIDELINES FOR MEDICAL OFFICE BUILDINGS (CONTINUED) Complementary uses such as restaurants can help activate the ground floor with outdoor dining space
107Recommended South Fair Oaks Specific Plan
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BUILDING DESIGN & FACADES
» Quality & Materials. High-quality, durable materials
are encouraged to contribute to enhanced design and
architectural outcomes. Natural materials such as stone and wood are highly encouraged to promote comfort
and healing. Other materials to consider include brick, concrete, metal and glass.
» Reuse & Alterations. Reuse of existing buildings is
encouraged and changes to a façade should repair and
maintain its primary features and materials. Examples
include brick and stucco materials, and storefront
configurations, including large expanses of windows and main entrances oriented towards the sidewalk. Additions should respond to the existing cornice or roofline facing the sidewalk and use complementary fenestration
patterns and materials.
Medical school with a modulated facade, a mix of
materials, and upper floor terrace
Adaptive reuse medical office with aluminum louvers which mitigates solar heat and glare while also creating privacy Medical research center with contemporary architectural features including wood screen and glazed facade
» Screening. New development should consider
screening elements which enhance architectural design
and quality while promoting shading and privacy.
» Modulation. Façade planes should provide variation
in volume and avoid long flat surfaces, particularly at grade, to create more interesting buildings.
» WELL Standards. New development should consider
WELL certification aimed at improving health and
human experience through design. WELL standards
related to light, movement, materials, and community
can promote health and wellbeing for the interior and
exterior of buildings.
Use of wood and other high-quaity natural materials is
strongly encouraged to promote comfort and healing
108 Recommended South Fair Oaks Specific Plan
Development Standards
Accessible garden within medical office building provides respite and promotes healing in patients, families and staff
SITE PLANNING & OPEN SPACE
» Complementary Features. Projects should complement
and respond to the immediate area, reflecting existing
materials and architectural features of the district while introducing new and innovative features that help to
integrate buildings with the surrounding community.
» Outdoor Spaces. Exterior open spaces, such as a roof or upper floor terrace, help to break up massing while
providing amenities to patients, visitors and employees of buildings to promote integration of landscaping and
sustainability.
» Landscaping. Landscaping should be integrated in
building design and located throughout the project: on
the ground floor, within interior spaces such as atriums, and exterior open spaces like upper floor terraces.
» Healing Garden. The use of healing gardens in
medical office buildings to provide respite for patients can be an appropriate way to allow landscape
elements to be integrated in the building design.
Natural colors, materials, and features encourage a
welcoming experience and promote healing.
» Lighting. Exterior light fixtures should be designed
to illuminate walkways, building entrances, signage,
and architectural features of the building. Fixtures
should be simple and unobtrusive in appearance and
size. Do not over-light the building with high intensity lighting or project light into the sky.
Landscaping on the ground floor of healthcare facility
enhances the building entrance and pedestrian experience
DESIGN GUIDELINES FOR MEDICAL OFFICE BUILDINGS (CONTINUED) Ground floor landscaping surrounds a primary entrance and sets the building back from the street, protecting street trees Pocket parks and pedestrian paseos can create pleasant
spaces between buildings to gather outdoors
109Recommended South Fair Oaks Specific Plan
Development Standards
Recessed entrance with ground floor transparency
Recessed entrance with overhead awnings
6.2.3 TRANSPARENCY
A. Windows & Doors. Street-facing facades shall
incorporate glass providing views into work,
display, sales, lobby, or similar active areas.
Minimum transparency for street-facing façades is
set in T ables 6.2-1 and 6.2-2 based on use.
1. For non-residential and residential common
space uses, ground floor transparency is
measured as the percentage of building
frontage that consists of transparent
openings between a height of 2 feet and 10
feet above sidewalk elevation.
2. All other transparency is measured as the
percentage of building frontage area,
viewed in elevation.
3. Windows shall be recessed by a minimum
of 2 inches from the façade; flush windows
may be allowed per review authority
approval.
4. The use of color-tinted, mirrored or highly
reflective glazing is prohibited.
5. Blinds, drapes, posters, and shelving for
product displays visible to the public right-
of-way shall obscure a maximum of 10
percent of the transparent areas of each
respective storefront or 50 percent for
medical office uses.
B. Blank Walls. Windowless expanses of street-
facing walls shall not exceed 20 feet in length.
C. Security Bars. Any exterior or interior security
bars shall be designed to be fully hidden from
view during business hours with devices such as
concealed side pockets and ceiling cavities.
T able 6.2-2: T ransparency for Non-residential and
Residential Common Space Uses
CG, CL, MU CF, IF
Ground Floor 60% 30%
Overall Façade 30% 15%
All Zones
Ground Floor 15%
Overall Façade 15%
T able 6.2-3: T ransparency for Residential Units
110 Recommended South Fair Oaks Specific Plan
Development Standards
6.2.4 SHADE STRUCTURES
A. Shading. Shade structures may project up to two-
thirds of the sidewalk width.
1. Shade structures shall allow a minimum of
8 feet of vertical clearance from sidewalk
elevation.
2. Shade structures shall not conflict with existing
trees; exceptions to the depth requirement shall
be subject to review authority approval.
6.2.5 ARCADES & GALLERIES
A. Arcades. Any arcades shall be located behind the
minimum setback.
1. Arcades shall be a minimum of 8 feet from back
of column to building façade.
2. The distance between columns shall be equal to
or greater than the arcade depth dimension, as
measured from the column center.
3. The façade within the arcade shall meet the
ground floor transparency set in Section 6.2.3.
4. Uses allowed within arcades include:
a. Pedestrian travel,
b. Seating/street furniture,
c. Outdoor dining,
d. Landscape planters, and/or
e. Bicycle parking.
B. Galleries. Any galleries shall be located behind the minimum setback.
1. Galleries shall allow a minimum of 10 feet of
vertical clearance from sidewalk elevation.
TRANSITIONAL OUTDOOR SPACES
Arcades create a shaded outdoor space between
the public realm and ground floor interior. Shade
structures contribute to a comfortable pedestrian
experience and serve as inviting design features
for ground floor uses.
Arcades provide shaded space for pedestrians
Shade awnings, lighting, and ground floor
transparency all contribute to a comfortable
pedestrian experience
Galleries cover the sidewalk, but unlike arcades, the
space above is not enclosed
111Recommended South Fair Oaks Specific Plan
Development Standards
Appropriate residential fence height and placement
6.2.6 WALLS & FENCES
A. Walls & Fences. Walls and fences shall be subject to PMC 17 .40.180 with the following exceptions for those
located within the street setback.
1. Walls and fences shall hae a maximum height
of 48 inches above sidewalk elevation.
2. Walls and fences taller than 30 inches shall be
a minimum of 50 percent transparent and set
back a minimum of 18 inches from the sidewalk
line, separated by planted area. Walls and
fences 30 inches or less in height do not have a
transparency or setback requirement.
3. Walls and fences used to enclose outdoor
dining may be located at the sidewalk line and
are not required to provide a planted area if the
wall or fence is 36 inches or less and more than
50 percent transparent.
4. Guardrails may exceed the maximum height to
the extent required by the Building Code. The
guardrail shall be a minimum of 50 percent
transparent.
B. Stoops & Patios. Walls along the side of a stoop,
patio or entry to a residential dwelling unit greater than 30 inches in height shall be set back a minimum of 18
inches from the sidewalk line, separated by planted
area.
6.2.7 BALCONIES & ROOF DECKS
A. Balconies. Balconies may project a maximum of 4 feet from the building façade but shall not extend beyond
the sidewalk line or within 6 feet of any interior property line.
B. Roof Decks. Roof decks shall be set back a minimum
of 5 feet from the building edge on all sides. The sum
of all roof decks on a single building shall not exceed a maximum coverage of 50 percent of the roof area.
The side of a stoop set back from the sidewalk line by a planted area 112 Recommended South Fair Oaks Specific Plan
Development Standards
6.3 Open Space
These standards are intended to:
» Provide a variety of open space types for gathering,
recreation and respite that contribute to enhanced
livability within an urban setting;
» Give residents access to natural light and fresh air in and around their living spaces;
» Improve building design and site planning through
the integration of open space throughout the
development; and
» Correlate open space requirements with number of
residents and size of buildings.
TYPES OF OPEN SPACE
Private. Private Open Spaces (e.g. patios and
balconies) adjoin a dwelling unit and are reserved for
the exclusive use of the resident and their guests.
Common. Common Open Spaces are usable spaces
shared among tenants of a building and often take the form of courtyards and pool areas. It can also include shared indoor spaces, such as lounges, community kitchens, and gyms.
Publicly Accessible. Publicly Accessible Open Spaces (e.g. plazas, pocket parks, and paseos) are privately owned but open to the public and typically include amenities such as seating, landscaping, fountains, and public art.
113Recommended South Fair Oaks Specific Plan
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T able 6.3-1: Residential Open Space by Unit T ype
6.3.1 MINIMUM AREA
A. Private and Common Open Space. Projects shall
provide the minimum area of Open Space based on
use and size per T able 6.3-1. Areas used regularly for parking, loading or storage shall not count towards
minimum Open Space requirements.
1. Residential. Projects with dwelling units shall
provide the minimum area of Open Space per
T able 6.3-1 as a combination of Private and/or
Common Open Space.
2. Non-residential. Projects with more than
40,000 square feet of non-residential floor
area shall provide a minimum of 5 percent of
the gross non-residential floor area as Common
Open Space.
3. Mixed-use. Projects shall comply with
requirements applicable to each type of use.
Number of Bedrooms 0 1 2 3+
Per Unit, sq ft 200 225 250 275
Private Open Space (Patio)
B. Publicly Accessible Open Space (PAOS). Projects
with more than 60,000 square feet of gross floor
area (GFA) shall provide a minimum area of PAOS,
calculated a percentage of GFA as set in T able 6.3-2.
1. PAOS shall be provided in addition to Private
and Common Open Space requirements.
2. Projects shall comply with PAOS standards per
Section 6.3.4 and Paseo standards per Section
6.3.5 where relevant.
IMPORTANCE OF OPEN SPACE
A variety of high quality, usable and
accessible open space contributes to an
active public realm and successful building
design. A combination of Private, Common,
and Publicly Accessible Open Space
serves a range of purposes, including spaces
for relaxation and community gathering
for residents, employees, and visitors within
an urban setting. Open spaces either on
the ground floor or on upper level stories,
correlated to the building use and size,
can also help to break up building massing
creating effective site and building design.
6.3.2 PRIVATE OPEN SPACE
A. Dimensions. A minimum area of 40 square
feet with a minimum dimension of 5 feet in each
direction shall be required for Private Open Space.
B. Distribution. A maximum of 40 percent of the
required residential Open Space set in T able 6.3-1
shall be Private Open Space.
1. All Private Open Space shall be outdoors.
2. Private Open Space may be located within
a required setback.
114 Recommended South Fair Oaks Specific Plan
Development Standards
6.3.3 COMMON OPEN SPACE
A. Dimensions. A minimum area of 400 square feet with
a minimum dimension of 15 feet in each direction shall
be required for Common Open Space.
B. Distribution. A minimum of 60 percent of the required residential Open Space set in T able 6.3-1 shall be
Common Open Space shared among tenants.
1. A minimum of 70 percent of Common Open
Space shall be outdoors, and a minimum of 80
percent of outdoor Common Open Space shall
be open to the sky.
2. A maximum of 30 percent of Common Open
Space may be indoors. Indoor Common Open
Space shall not include spaces used primarily
for circulation.
C. Landscape. A minimum of 25 percent of Common
Open Space shall be planted area with a minimum
dimension of 30 inches in each direction. Landscaping
shall comply with PMC 17 .44.050.
D. T rees. A minimum of one 24-inch box tree per project or for every 750 square feet of outdoor Common Open
Space, whichever is greater, shall be planted within
the Common Open Space. For projects with 2 or more
trees, a minimum of 50 percent of trees planted shall
be shade trees.
1. T rees planted in pots on the ground floor shall
not be counted towards the tree requirement.
CREATING COMMUNITY GATHERING SPACES
Common Open Spaces provide areas for gathering, recreation, and respite within a development.
E. Hardscape. A maximum of 25 percent of Common
Open Space may be paved in standard concrete.
Remaining areas shall use one of the following
enhanced paving techniques: brick, natural stone,
unit concrete pavers, textured and colored concrete,
concrete with exposed or special aggregate. Alternative paving may be allowed per review authority approval.
F. Water Features. A maximum of 5 percent of the
required Common Open Space shall be fountains,
reflecting pools, or other decorative water features.
Swimming pools are not considered water features for
the purposes of this standard.
G. Access. Common Open Spaces may be accessible to
the public.
Communal picnic area with moveable seating options Enhanced paving, seating, and landscaping 115Recommended South Fair Oaks Specific Plan
Development Standards
6.3.4 PUBLICL Y ACCESSIBLE OPEN SPACE (PAOS)
I. Hardscape. A maximum of 25 percent of PAOS shall be
paved in standard concrete. Remaining areas shall use
one of the following enhanced paving techniques: brick, natural stone, unit concrete pavers, textured and colored concrete, concrete with exposed or special aggregate.
Alternative paving may be allowed per review authority
approval.
J. Seating. Seating shall be provided at a minimum of 1 seat per 300 square feet of required PAOS. Fractions
shall be rounded down to the nearest whole number.
1. Benches shall be calculated as 1 seat per 24
linear inches.
K. Landscape. A minimum of 25 percent of PAOS shall
be planted area with a minimum dimension of 30
inches in length, width, and depth. Landscaping shall
comply with PMC 17 .44.
L. T rees. A minimum of one 24-inch box tree per project or for every 750 square feet of PAOS, whichever is
greater, shall be planted. For projects with 2 or more
trees, a minimum 50 percent of trees planted shall be
shade trees.
1. T rees planted in pots on the ground floor shall
not be counted towards the tree requirement.
M. Common Open Space Credit. PAOS in excess of
the minimum area requirement may count towards a
maximum of 30 percent of the Common Open Space
requirement at a 1:1 ratio.
T able 6.3-2: Required Publicly Accessible Open Space by Project Size & Location Project Size (GFA) 60,000-
119,999 sq ft
120,000-
159,999 sq ft
160,000-
199,999 sq ft
200,000+
sq ft
Projects within 500 feet of a
Metro station platform 4% 4% 5% 5%
Projects outside 500 feet of a
Metro station platform 2% 3% 4% 5%
A. Area. Minimum area requirements are set in Section
6.3.1.A and T able 6.3-2, and may be contiguous or
noncontiguous, subject to the dimension and elevation
standards below.
B. Paseos. Projects that are required to provide PAOS
per 6.3.1.B and are selected for paseo development
on Map 6.3-1, are required to meet the minimum
area requirement by providing a paseo, defined as a
pedestrian passsageway that connects a public street
to another public street or alley.
1. Paseos shall meet the standards set in Section
6.3.5; standards 6.3.4.D through 6.3.4.M shall
not apply.
C. Plazas. Projects that are required to provide PAOS
per 6.3.1.B and are selected for plaza development on
Map 6.3-1, are required to meet the minimum area
requirement by providing a corner plaza per Map 6.3-1.
1. PAOS design standards shall apply.
D. Dimensions. A minimum area of 400 square feet with
a minimum dimension of 20 feet in each direction shall
be required for PAOS.
E. Access. A minimum of 80 percent of the PAOS shall
be accessible to the general public and shall not be
restricted to patrons of a particular business.
F. Signage. PAOS shall have signage visible from the
adjacent sidewalk identifying the space as a publicly-
accessible amenity and listing accessible hours.
G. Hours. At a minimum, PAOS shall be open to the
general public from 8am to 8pm.
H. Elevation. A minimum of 3,000 square feet of PAOS
shall be at sidewalk elevation. If less square footage is required, then all required PAOS shall be at sidewalk
elevation.
116 Recommended South Fair Oaks Specific Plan
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Service Layer Credits:
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Metro Station
Metro L Line (Gold)
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Metro Station
Metro L Line (Gold)
Required Paseo Location
Exact siting of paseo subject to to determination that intent of throughblock connectivity is satisfied
Required Plaza Location*
*Note: exact size is to be determined by required public open space.
Required Open Space Locations
Figure X: South Fair Oaks Specific Plan Area -
Open Space Standards
FA I R O A K S
C AL I F O R N I A
R AY M O N D AR R O Y O
DEL MAR
HERR ALYHERR ALY
TENHAEFF ALYTENHAEFF ALY
PALMETTOPALMETTO
PICHER ALYPICHER ALY
HERRHERR
STAT ESTAT E
ALARCONALARCON
PASADENAPASADENA
BELLEF ONTAI NEBELLEF ONTAI NE
GLENARMGLENARM
ALESSANDROALESSANDRO
MAYMAY
EDMONDSON ALYEDMONDSON ALY
EDMONDSON ALYEDMONDSON ALY
FAIRMOU NTFAIRMOU NT
CONG RESSCONG RESS
HURLBUTHURLBUT
ARLI NG T ONARLI NG T ON
WAVER LYWAVER LY
GRACEGRACE
MARENGOMARENGO
FILLMO REFILLMO RE
ARRO YOARRO YO
BELLEVUEBELLEVUE
PICOPICO
Map 6.3-1: Publicly Accessible Open Space Requirement Location A publicly accessible corner plaza creates a space to gather or rest, including amenities such as seating, landscaping, shade trees, and public art
Plaza opportunity area
Paseo opportunity area Opportunity areas show a range of siting options and are not representative of the scale of open space required; see Sections 6.3.4 and 6.3.5 of the SFOSP for minimum dimensions. Exact siting and shape of paseos and plazas subject to the discretion of the Planning Director. Paseos shall satisfy the intent of through-block connectivity. 117Recommended South Fair Oaks Specific Plan
Development Standards
6.3.5 PASEOS
A. Dimensions. Paseos shall have an average width of 20 feet, minimum width of 15 feet, and be a minimum of 75
percent open to the sky. Paseos shall have a walk zone
with a minimum width of:
» 10 feet for commercial / mixed-use paseos.
» 8 feet for residential-only paseos.
B. Access. Paseos shall be physically and visually
accessible from the connecting public sidewalk.
1. Fences, walls, and/or entry gates are permitted;
however, these features shall not block passage
through the paseo during public hours.
2. Bollards (fixed or removable) shall be provided
at all entry points of paseos to restrict vehicular
access during public hours.
3. Emergency vehicular access shall be provided.
C. Signage. Paseos shall have signage visible from the
adjacent sidewalk identifying the space as a publicly-
accessible amenity and listing public hours. In paseos
that have commercial frontages, a directory signage
shall be provided at each entry the all paseos. Specific sign guidelines shall be created for all properties with building facades immediately adjoining the paseos.
D. Hours. At a minimum, paseos shall be open to the
general public from 8am to 8pm. Commercial loading
shall be limited to non-public hours.
E. Elevation. Paseos shall be at ground level and ADA
accessible.
F. Programming. A maximum of 10 percent of required
paseo area may be used by adjacent restaurants or
food sales uses as a space restricted to customers
only. Any additional programming must be non-
transactional and without financial barriers to entry.
1. Exception: Paseos may be closed to public
access for private events no more than one day
per month.
G. Hardscape. A maximum of 25 percent of paseos shall
be paved in standard concrete. Remaining areas shall
use one of the following enhanced paving techniques:
brick, natural stone, unit concrete pavers, textured and colored concrete, concrete with exposed or special
aggregate. Alternative paving may be allowed per
review authority approval.
H. Stormwater Management. A minimum of 25 percent
of the total paved area shall be permeable paving to
allow for stormwater infiltration. Depending on soil and site conditions, infiltration and/or flow-through planters shall be installed to capture and treat 100 percent of
the stormwater run-off on-site.
I. Seating. Seating shall be provided within the paseo
at a minimum of 1 seat per 300 square feet of required
space. Fractions shall be rounded down to the nearest
whole number.
J. Landscape. A minimum of 25 percent of paseo area
shall be planted area a minimum of 30 inches in length, width, and depth. Landscaping shall comply with PMC
17 .44.
K. T rees. A minimum of one 24-inch box tree per project or per each 750 square feet of paseo area, whichever
is greater, shall be planted. For projects with 2 or more trees, a minimum 50 percent of trees planted shall be
shade trees.
1. T rees planted in pots on the ground floor shall
not be counted towards the tree requirement.
L. Maintenance. The paseo area, including landscape,
hardscape, and all features, shall be maintained by the property owner or designated agent.
M. Blank Walls. Paseos shall adhere to the blank wall
standards defined in Section 6.2.3, or provide one of
the following mitigations:
1. Green wall, vines, or other vertical landscaping
element that covers a minimum of 75 percent of
non-conforming blank wall area.
2. Public art including, but not limited to, murals.
N. Common Open Space Credit. When the area
needed to facilitate the connection of a public street
to another public street or alley and meet Standard
6.3.5.A is greater than the PAOS minimum area, the
additional required paseo area may count towards
the Common Open Space requirement at a 1:1 ratio.
1. Paseo area in excess of the minimum area
requirement may count towards a maximum
of 50 percent of the Common Open Space
requirement at a 1:1 ratio.
Paseo with enhanced paving, landscaping, and seating
118 Recommended South Fair Oaks Specific Plan
Development Standards
Framing & Dimensions
» Walls facing the paseo should adhere to façade
modulation standards defined in section 6.1.7 .
» In addition to meeting the parking standards
defined in section 6.4, parking lots or structures
facing a paseo should be screened with
landscaping or creative, pedestrian-friendly
architecture.
» Storefronts (commercial), and unit entries or
stoops (residential) should front onto the paseo
when possible.
» Design paseos to maintain direct sight lines
between opposite entrances, where possible.
If paseos are required to jog due to project
constraints, maintain angled views to indicate
it is not a dead end, or manage jogs through
wayfinding and lighting to increase safety.
» A mix of direct sunlight and shade should be
provided through shade structures, landscaping,
and building massing.
» The design of connector paseos should consider
the width of the paseo to height of the building
to manage pedestrian scale and a sense of
enclosure. Recommended proportion is 1:2.5
(width: adjacent building height), where possible.
PASEO GUIDELINES
Accessibility & Safety
» Paseos should include a sufficient amount of
lighting for night-time use.
• Lighting should be an integral component
of the overall paseo design and is
encouraged to be incorporated in public
art.
• Lighting should be pedestrian scaled,
including both low-level pathway lighting
and overhead wall mounted fixtures.
» Paseo entrances, storefronts, unit entries, and
stoops facing the paseo should be designed
and lighted to prevent hiding spaces.
Amenities & Programming
» Paseos should include at least one special
feature such as a public art piece or water
feature.
» Bike racks and scooter parking areas
should be provided near entrances, without
obstructing walkways.
» Non-transactional programming should be
encouraged to activate the space without
financial barriers to entry.
Public paseos provide walkable connections, and can
offer opportunities for outdoor dining. Landscaping
and trees provide shade and improve aesthetics.
Example of paseo-facing retail facade with
pedestrian-scale lighting.
119Recommended South Fair Oaks Specific Plan
Development Standards
Figure 6.3-1: Possible Configurations for Publicly Accessible Open Space Plaza Requirement at Fillmor e Street and Arroyo Parkway
The intent of the South Fair Oaks Specific Plan is to support the implementation of a wide promenade entrance to Metro L (Gold) Line Fillmore Station entrance from Arroyo Parkway.
For projects on the southwest corner of Fillmore Street and Arroyo Parkway with less than 3,000 square feet of Publicly Accessible Open Space required, a linear configuration should be prioritized, providing a direct sight line from Arroyo Parkway to the Fillmore Station entrance.
For projects with over 3,000 square feet of Publicly Accessible Open Space required, linear open space should be supplemented with a corner plaza, as illustrated below.
Note: This figure is an illustrative open space configuration and does not reflect exact requirements for open space dimensions or building footprint design.
Fillmore Street
S. Arroyo Parkway
25’
25’
15’
15’
Metro Station
Publicly Accessible Open Space Building Footprint Minimum Sidewalk Line N
Sidewalk
Setback
120 Recommended South Fair Oaks Specific Plan
Development Standards
6.4 Parking
These standards are intended to:
» Reduce the visual impacts of parking;
» Regulate appropriate parking supply and location in
a manner that prioritizes pedestrian access and multi-
modal activity;
» Encourage change of use and adaptive reuse of
existing buildings through parking reductions and
exemptions;
» Promote a more efficient use of space through shared
parking among multiple uses; and
» Increase design standards for parking structures by
ensuring habitable floor area and screening between
parking and street frontage.
IMPORTANCE OF PARKING
V ehicle parking access, location and supply
influences the street environment, multi-modal
travel and overall development. Managing the
location of vehicular access, such as entries
and driveways, can help to promote continuous
sidewalk activity and safer travel across modes.
Similarly, minimizing surface parking lot size and
locations (such as placing lots behind buildings or
a landscaped open space), supports the success
of street-fronting activity, such as pedestrian
travel and commercial frontages. The number of
required parking spaces is another defining factor
that shapes urban travel and development. By
establishing an appropriate number of parking
spots by land use and size of development,
residential and commercial activity can be
supported while also attracting a variety of new
development. Through tailored standards as well
as parking reductions and exemptions for certain
uses and conditions, space efficiency and cost
savings are promoted.
6.4.1 MINIMUM PARKING
A. Number of Spaces. Projects shall provide off-street
automobile parking spaces per T able 6.4-1 based on
general use classifications.
1. For projects within one-half mile of a Metro
station, reductions in parking and a maximum
number of parking spaces shall apply per PMC
17 .50.340.
2. For projects within 500 feet of a Metro station,
projects may be permitted up to a 30%
reduction in the number of parking spaces.
3. Bicycle parking shall be required per PMC
17 .46.320.
B. Shared Parking. Parking may be shared among
multiple uses per PMC 17 .46.050.
C. Unbundled Parking. For any building with new
residential units, off-street automobile parking spaces shall be leased or sold separately from the unit rental or purchase fees, such that renters or buyers have the
option of renting or buying the residential unit at a
lower price than if the parking was included.
1. For deed-restricted affordable units, one parking
space shall be included in the base rent of each
unit. The tenant may choose to receive the parking
space or receive a rent discount equivalent to
half the amount charged for monthly lease of a
parking space. T enants of affordable units shall
not sublease their parking spaces.
2. Renters or buyers have the right of first refusal to parking built for their unit. Any remaining spaces
may be leased to other users on a month-to-month
basis. New occupants shall have the opportunity
to lease or purchase parking built for their unit.
121Recommended South Fair Oaks Specific Plan
Development Standards
Entrances to structured parking should be integrated
into façade design and screen upper portions of the
entrance not required for vehicle clearance.
6.4.2 VEHICLE ACCESS
A. Driveways. For Projects with less than 200 feet of
primary street frontage, a maximum of 1 two-lane
driveway shall be permitted. For sites with more than
200 feet of primary street frontage, a maximum of 2
two-lane driveways shall be permitted.
1. Driveways shall be prohibited on primary
frontages of 200 feet or less where there is
access from a secondary street or alley.
2. The Zoning Administrator shall determine the
primary frontage.
T able 6.4-1: Minimum Parking by Land Use
Use Classification1 Number of Spaces Exceptions
Residential
≤1-bed: 1 per unit
≥2-bed: 1.5 per unit
Guest: 1 per 10 units
Guest parking may be shared with
commercial parking in mixed-use projects
2 Live/Work Units 1.5 per unit
Recreation, Education & Public Assembly PMC 17 .46.040
Office, Professional & Business Support
2 per 1,000 sf
No parking required for:
• First 5,000 sf of a project
• First 500 sf of outdoor dining (per tenant)
Retail Sales (including Restaurants)
Services (excluding Lodging)
Lodging 0.5 per room No parking required for first 15,000 sf of banquet space
Industry, Manufacturing & Processing 2 per 1,000 sf Recycling Centers: plus 1 space per bin T ransportation, Communications & Utility PMC 17 .46.040 Other Exceptions
No new parking required for:
• Projects within designated historic resources (excluding additions) • Changes of use in structures built prior to 1970
1 Use classifications correspond to general use categories in PMC 17 .46.040. The number of spaces listed above shall apply to all uses listed under these general categories, with the exception of specific uses where the parking requirement is lower per PMC 17 .46.040.
2 No shared parking agreement is required; each guest space shall count as 1 commercial space. 122 Recommended South Fair Oaks Specific Plan
Development Standards
6.4.3 LA YOUT & DESIGN
A. Surface Parking. Parking lots shall be set back a
minimum of 30 feet from the primary frontage, 10 feet
from any secondary frontage, and 5 feet from RM/RS
zoning districts.
1. Parking shall be buffered by permitted non-
parking uses or a landscaped setback adjacent
to the sidewalk line, except for driveways or
pedestrian access to the parking area.
a. Landscaped setbacks shall include hedges
or shrubs with a minimum height of 3 feet at
the time of planting that form a continuous
visual screen to block vehicle headlights.
2. Landscaped area with a minimum dimension of
5 feet in each direction shall be provided within
the parking area as a percentage of parking lot
area as follows:
» 10 to 20 parking spaces: a minimum of 5%
» More than 20: a minimum of 10%
3. A minimum of one tree of at least 24 gallons in
size for every four vehicle parking spaces shall
be planted and evenly distributed throughout
the parking lot, so that a tree is located within
10 feet of any parking space.
a. Exceptions to tree planting requirements
allowed only for those parking spaces fully
covered by solar energy systems.
4. In addition to the above standards, PMC
17 .46.230.E-K shall apply to surface parking.
B. Structured Parking. Multiple stories of above ground parking shall be buffered by permitted non-parking
uses a minimum of 35 feet in depth adjacent to the
sidewalk line, except for driveways or pedestrian
access to the parking area.
1. Parking structure façades visible from public
streets, excluding alleys, use materials and
design at least comparable to and integrated
with the building architecture.
C. Underground Parking. Subterranean parking shall be
set back a minimum of 5 feet from all streets (excluding alleys) and RM/RS zoning districts. Otherwise, it may
extend up to the property line.
123Recommended South Fair Oaks Specific Plan
Ch. 7
Implementation &
Administration
Implementation & Administration 125 7 1 Implementation Actions 126 7 2 Citywide Implementation Ov erview 129 7 3 Funding 138 7 4 Infrastructure 143 7 5 Administration 146
7. IMPLEMENTATION & ADMINISTRATION
124 Recommended South Fair Oaks Specific Plan
Implementation & Administration
125Recommended South Fair Oaks Specific Plan
Implementation & Administration
6. MAP 6. TABLE
Implementation & Administration
CHAPTER OVERVIEW
The SFOSP will be primarily implemented through the
adoption of the plan’ s new Land Use, Public Realm, and Development regulations, which align private sector
investment with the plan’ s vision, goals, and policies.
In addition, public sector improvements and programs
funded through the City and outside sources, can further implement the plan, particularly where redevelopment is less likely to occur.
This chapter includes targeted implementation actions
intended to help guide and prioritize the implementation of the plan. It also provides an overview of existing services, plans, and programs, all of which can be leveraged to help implement the plan. A summary of funding sources is also included to guide the City in understanding and selecting available funding sources to implement the improvements and programs identified in the SFOSP. Infrastructure
facilities for transportation and traffic, wastewater, water supply, solid waste, stormwater, and electricity are also identified in this chapter for the purposes of meeting the anticipated growth. This chapter concludes with plan
administration. This chapter is organized into the following sections:
» 7 .1. Implementation Actions
» 7 .2. Citywide Implementation Overview
» 7 .3. Funding
» 7 .4. Infrastructure
» 7 .5 Administration
126 Recommended South Fair Oaks Specific Plan
Implementation & Administration
7. FIGURE
7. 1 Implementation Actions
Specific plans are used by various City departments to
review projects, seek funding, and to understand the vision, goals, and policies of specified geographic areas to guide improvements and programming. Implementing specific
plans requires collaboration across City departments
and coordination with existing citywide implementation
programs, plans, and efforts. See Section 7 .2 for an
overview of Citywide programs that may intersect with
implementation of this Specific Plan.
The following implementation actions are intended to
guide the City in implementing the SFOSP over time with generalized timeframes as follows:
» Ongoing: Periodic or on a continuing basis
» Immediate: Upon adoption of the Specific Plan
» Near- T erm: 0-5 years
» Medium- T erm: 5-10 years
As changes in City priorities, economic conditions, and market trends occur over time, the City may need to revisit and reprioritize the implementation actions. T able 7 .1-1 and the following sections outline implementation actions for the SFOSP, including description, timeframe, and
responsible parties for each action. Information included for each action is intended to help guide the City in taking next steps, which will include additional planning, coordination, community input, and public processes.
Action Description Timeframe Responsible Parties
Amendments (A)
A-1: General Plan Map and
T ext Amendment
Amend General Plan Land Use Diagram
to adjust South Fair Oaks Specific
Plan boundary and update land use
designations per Chapter 4 (Land Use).
Immediate P&CDD
A-2: Zoning Code Map
and T ext Amendment
Amend the Zoning Code to replace
existing development standards with
the development standards provided in
Chapters 4-6 of this Specific Plan.
Amend Zoning Map to replace zoning
district designations indicated on the
Zoning Map with the new South Fair Oaks
Specific Plan zoning districts.
Immediate P&CDD
A-3: Specific Plan
Amendment
Amend the South Fair Oaks Specific Plan
including new goals and policies, as well
as land use and development standards. Immediate P&CDD
T able 7 .1-1: South Fair Oaks Specific Plan Implementation Actions RESPONSIBLE AGENCIES:
» P&CDD: Planning & Community Development Department
» DOT: Department of T ransportation
» PWD: Public Works Department
» A&CAD: Arts & Cultural Affairs Division
» PUSD: Pasadena Unified School District
» EDD: Economic Development Department
» PR&CS: Parks, Recreation and Community Services
127Recommended South Fair Oaks Specific Plan
Implementation & Administration
Action Description Timeframe Responsible Parties
Infrastructure, Mobility, and Sustainability (IMS)
IMS-1: Master Street T ree
Plan
Review street tree palette from the
Master Street T ree Plan to consider tree
designations that better address Specific
Plan and Climate Action Plan objectives
for climate resilience, shading, urban
cooling, and carbon sequestration and
which are complementary to adjacent
development and uses. [Refer to A.2.]
Near- T erm PWD
IMS-2: Complete Streets
Program Improvements
Work with DOT to identify opportunities
for safety and mobility improvements
consistent with DOT’ s Complete Street
Program, such as pedestrian signalized
crosswalks and bulb-outs with sustainable
elements like bioswales. T o support
required east/west paseos per Section
6.3.4, specifically explore pedestrian
crossings at Congress Street, Bellefontaine
Street and Hurlbut Street along Fair
Oaks Avenue and Raymond Avenue.
Projects should incorporate cooling
strategies, such as green infrastructure,
cool pavements, shade trees, and cooling
amenities aligned with the City’ s Cooling
Pasadena Program objectives.
Near- T erm
DOT
PWD
P&CDD
IMS-3: Paseo Network
Study the feasibility of implementing the
paseo network as described in Map 6.3-1
through City and/or other public funding
and public-private partnerships. Near
- T erm P&CDD
PRC&S
IMS-4: Streetscape
Program
Explore opportunities to develop a
Streetscape Program for Raymond
Avenue, including improvements that
address pedestrian amenities, such
as seating, in alignment with DOT’ s
Pedestrian Plan.
Medium- T erm
DOT
PWD
P&CDD
IMS-5: Bicycle
T ransportation Action
Plan Facilities
Support DOT implementation of bicycle
infrastructure in alignment with the BTAP,
including the existing Roseway along
Fillmore Street. Explore future bicycle
facilities along Raymond Avenue, Del
Mar Boulevard, California Boulevard, and
Glenarm Street to provide connections to
existing bicycle facilities.
Medium- T erm DOT
IMS-6: Recreation and
Parks Facilities
Consider identifying locations for future
recreational and park facilities in SFOSP
area as part of an updated citywide
recreation and park facilities needs
assessment to align facilities with future
population.
Medium- T erm PR&CS
128 Recommended South Fair Oaks Specific Plan
Implementation & Administration
Action Description Timeframe Responsible Parties
Community Identity, Programming and Public Art (PA)
PA-1: Historic Resources
Survey
Conduct a historic resources survey in
the SFOSP area to identify and evaluate
potentially eligible historic resources,
including buildings, districts, structures,
objectives, and sites.
Near- T erm P&CDD
PA-2: Citywide Rotating
Public Art Program
Consider placing temporary public art
within the South Fair Oaks Specific Plan
as part of the Citywide Rotating Public Art
Program.
Ongoing,
Medium- T erm A&CAD
PA-3: Pedestrian-Oriented
Art in Public Realm
Explore opportunities for pedestrian-
oriented art on commercial and mixed-use
portions of streets in the South Fair Oaks
Specific Plan area through artist-designed
crosswalks, utility boxes, and murals, as
well as enhancements to blank facades,
light poles, medians, and parking strips.
Medium- T erm A&CAD
PA-4: Visioning for
Glenarm Power Plan
Collaborate amongst city departments
to explore future Glenarm Power Plant
improvements and adaptive reuse
potential, including long-term visioning
and planning for the site.
Medium- T erm PWD, P&CDD, EDD
PA-5: Glenarm Power Plan
Gateway
Explore opportunities to transform the
Glenarm Power Plant into an artistic
landmark and create a southern gateway
to the City at Glenarm and Arroyo
Parkway through public art.
Medium- T erm A&CAD, PWD
PA-6: T emporary Art
Installations in Empty
Storefronts
Connect building owners with arts
organizations to develop new temporary
art installations in empty storefronts along
streets in the SFOSP area.
Medium- T erm A&CAD
PA-7: Business
Improvement District
Consider the formation of Business
Improvement District (BID)/Property-
Based Business Improvement District
(PBID) to strengthen opportunities for
placemaking and community identity, in
addition to marketing within the South
Fair Oaks Specific Plan Area.
Medium- T erm EDD
PA-8: Collaboration with
Major Institutions
Continue to foster collaboration and
partnerships with Huntington Memorial
Hospital and ArtCenter to align
opportunities to improve the Specific Plan
area and bring community benefit to the
district, including creative programming
and shared facilities for community use.
Medium- T erm EDD, P&CDD
129Recommended South Fair Oaks Specific Plan
Implementation & Administration
7 .2 Citywide Implementation Overview
The City of Pasadena currently provides a wide variety
of services and programs either directly or through
partnerships with local non-profits, many of which can
support the implementation of specific plans. Services and programs relevant to the SFOSP that are implemented
through citywide efforts are listed below. Learn more about the organization of the City of Pasadena, including how various city departments are structured and connected in Figure 7 .2-1.
EQUITABLE IMPLEMENTATION
T oday’ s cities have a responsibility to acknowledge
the harm of redlining and other discriminatory
policies, and plan for future development with
consideration to the persisting impacts of historic
disinvestment. Such implications may include
displacement through prohibitive increases
in housings costs or commercial rents, or
discriminatory leasing practices in response to new
interest and investment from higher-income and
non-minority populations.
While the Specific Plan cannot directly implement
affordability requirements or tenant protection
policies, the land use and design standards in this
document intend to benefit all community members
by allowing a variety of housing types, restricting
inappropriate uses, providing more parking
flexibility to support small business, and requiring
developers to implement more public realm
improvements. The Specific Plan will supplement
other City policies and initiatives to help maintain
affordability and strengthen existing community
resources.
130 Recommended South Fair Oaks Specific Plan
Implementation & Administration
1. General Fund
2. Capital Improvement Program
WHO: Mayor & City Council
WHO: Department of Public Works
WHAT: Primary fund of the City that is used
to account for all general revenues of the City
not specifically levied or collected for other
City funds and for expenditures related to
the rendering of general services by the City.
Operating and capital budgets are created
using guiding principles to determine budget
priorities.
WHAT: The City appropriates annual capital
funds by department and project category
through the Capital Improvement Program
(CIP). The CIP budget consists of projects aimed
at improving the city’ s public infrastructure such
as streets, transportation issues, street lights,
traffic signals, parks, public buildings, sewer
and storm drains, the Rose Bowl, the Pasadena
Convention Center, technology, and water and
power projects. Projects can be short, medium
or long-term.
WHEN: Every year the City Council adopts an
Operating Budget allocating resources to fund vital
public services and programs for everyone who
lives, works and plays in the City of Pasadena.
WHEN: The CIP Budget is submitted annually to
the City Council as a separate budget document in
order to provide more detailed descriptions of City
Capital Improvement Projects scheduled to take
place over the course of the 5-year lifetime of the
document.
LEARN MORE HERE:
https://www.cityofpasadena.net/finance/general-
fund/
LEARN MORE HERE:
https://www.cityofpasadena.net/public-
works/engineering-and-construction/capital-
improvement-program/
131Recommended South Fair Oaks Specific Plan
Implementation & Administration
4. T ree Protection Ordinance
WHO: Urban Forestry Program, Department
of Public Works
WHAT: The City T rees and T ree Protection
Ordinance was adopted as Chapter 8.52 of
the City’ s Municipal Code in 2002. The T ree
Protection Ordinance includes measures to
protect four categories of trees including (1)
public trees, (2) landmark trees, (3) native
trees, and (4) specimen trees in certain areas
of the City. The process for designating
landmark trees is included in the ordinance,
in addition to requirements for removal and
pruning of protected trees. The ordinance also
includes T ree Protection Guidelines that seek to
avoid negative impacts to protected trees that
may occur during construction. If provisions are
violated, the ordinance outlines penalties and
administrative proceedings.
WHEN: Ongoing
LEARN MORE HERE:
https://www.cityofpasadena.net/public-works/
urban-forestry/#pasadena-tree-ordinance
3. Master Street T ree Plan
WHO: Urban Forestry Program, Department
of Public Works
WHAT: Serves as the guiding document
that designates the official tree species to be
planted on a block-by-block basis throughout
the City. The goal of the Master Street T ree
Plan (MSTP) is to promote a uniform urban
design on a neighborhood scale, while also
promoting species diversity city-wide. With
the development and expansion of the City,
and with changes in arboricultural practices,
the MSTP has been revised and amended
accordingly.
WHEN: Periodically
LEARN MORE HERE:
https://www.cityofpasadena.net/public-works/
urban-forestry/#master-street-tree-plan
132 Recommended South Fair Oaks Specific Plan
Implementation & Administration
5. Complete Streets Program
WHO: Department of T ransportation
WHAT: Implements Assembly Bill 1358,
known as the Complete Streets Act, enacted
in 2008, to reduce greenhouse gas emissions,
make the most efficient use of urban land and
transportation infrastructure, and improve
public health through shifting short trips from
automobiles to biking, walking and use of
public transit. The Mobility Element (2015) of
the City’ s General Plan guides the Department
of T ransportation (DOT) through goals and
objectives that address complete streets. DOT
implements Complete Streets through the
Pasadena Street Design Guide (2017), the
Bicycle T ransportation Action Plan (2015), and
Pasadena Pedestrian Plan (Draft 2022).
6. Water Conservation, Recycling, Stormwater Management WHEN: Ongoing
LEARN MORE HERE:
https://www.cityofpasadena.net/
transportation/
WHO: Department of Water and Power
WHAT: Pasadena Water and Power (PWP) is
a community enterprise that provides electricity
and water to the Pasadena community. The
PWP General Manager reports to the City
Manager and is governed by the City Council.
The Urban Water Management Plan (2021)
provides an analysis of long-term water supply
and demand planning for PWP, including
system analysis, reliability assessment, water-
use targets, water shortage contingency
planning, demand management and climate
change impact.
WHEN: Prepared every five years in compliance
with the Urban Water Management Planning
Act (California Water Code Sections 10610
through 10656).
LEARN MORE HERE:
https://ww5.cityofpasadena.net/water-and-
power/uwmp/
133Recommended South Fair Oaks Specific Plan
Implementation & Administration
8. Climate Action Plan
WHO: Planning & Community Development
Department, Department of Public Works,
Department of T ransportation and Department
of Water and Power
WHAT: Provides a strategic framework for
measuring, planning, and reducing the City’ s
share of greenhouse gas (GHG) emissions with a
goal of reducing emissions by more than half by
the year 2035. The City is working on a variety of
programs and projects to address climate change
and reduce GHG emissions to implement the
CAP, including the Cooling Pasadena Program,
which is currently under development to prepare a
toolkit and to identify strategies to cool Pasadena’ s
streets, the Complete Streets Program, and the
Save Water Program.
WHEN: Ongoing
LEARN MORE HERE:
https://www.cityofpasadena.net/planning/
planning-division/community-planning/climate-
action-plan/
7. Energy and Energy Efficiency
WHO: Department of Water and Power
WHAT: Through the Power Integrated Resource
Plan (IRP), Pasadena Water and Power (PWP)
sets steps for upholding local, state and federal
mandates and internal power supply goals,
including having a balanced and sustainable
mix of sources towards a green portfolio in the
future. Renewable energy sources include solar,
wind, geothermal, landfill gas, and hydropower.
As part of energy efficiency and sustainability,
PWP also has several programs and initiatives
including electric vehicles, solar, green power,
greywater, drought-tolerant landscaping, and
enhancing Pasadena’ s watershed.
LEARN MORE HERE:
https://ww5.cityofpasadena.net/water-and-
power/power
https://ww5.cityofpasadena.net/water-and-
power/sustainability
WHEN: Ongoing
134 Recommended South Fair Oaks Specific Plan
Implementation & Administration
9. Development Impact Fees
WHO: Planning & Community Development
Department
WHAT: The City charges development impact
fees on new development to offset the cost of
public facilities related to the development, in
turn helping to fund implementation actions,
such as improvement projects. While impact fees
associated with new development are updated
periodically, current fees include Public Works’
Residential Impact Fee to fund affordable
housing, Department of T ransportation’ s T raffic
Reduction & T ransportation Improvement fee,
Public Works’ Sewer Facility Charge, and Arts
and Cultural Affairs Division’ s fees to fund public
WHEN: Ongoing
LEARN MORE HERE:
https://www.cityofpasadena.net/planning/
permit-center/fee-schedules/
art. Pasadena’ s development impact fees are
calculated based on the number of bedrooms
or gross built area (for the residential and
transportation fees) or estimated project value
(for public art fees). Impact fees are directed
to the General Fund, which funds initiatives in
the associated fee categories.
10. Parks, Recreation and Community Services
WHO: Parks, Recreation and Community
Services
WHAT: Provides the City with recreational
and human service programs focused on
preserving and improving the physical,
social, and economic health of Pasadena
neighborhoods. The parks and recreation
portion of the Department is guided by the
City’ s General Plan Green Space, Parks and
Recreation Element and Master Plan (2007),
which work together to assess existing facilities
and programs, identify additional needed
parking facilities or recreation programs, and
recommend best methods to meet needs. New
park projects, including planning and design
studies for new parks and the construction of
green spaces, facilities, and community centers
are funded in part through the CIP, in addition
to other funding sources. Community services
are also provided through the Department,
including assistance with landlord/tenant
issues and other housing rights topics.
WHEN: Ongoing
LEARN MORE HERE:
https://www.cityofpasadena.net/parks-and-rec/
135Recommended South Fair Oaks Specific Plan
Implementation & Administration
12. Economic Development Division
WHO: Economic Development Division
WHAT: Responsible for encouraging business
investment opportunities and supporting
business retention and attraction activities
in Pasadena. As part of the City Manager’ s
Office, the Economic Development Division
provides resources to help businesses, including
assistance locating a site for a new business,
training for new and small businesses, intel
on consumers, and networking. Business
Improvement Districts (BIDs) can be created
through the Economic Development Division to
establish defined areas within which businesses
are typically required to pay an additional
tax to help fund improvements and projects,
such as sidewalk cleaning, trash pick-up, and
programming.
WHEN: Ongoing
LEARN MORE HERE:
https://www.cityofpasadena.net/
economicdevelopment/
11. Public Art Program
WHO: Arts and Cultural Affairs Division
What: The Public Art Program focuses on
building a publicly available collection of
contemporary art. The Cultural Nexus Plan
(2004) and the Public Art Master Plan
(2014) guide the Public Art Program through
established cultural policies and a vision for
new public art development in Pasadena,
supported by goals and objectives with
strategies for implementation. The City’ s Public
Art Program includes Public Art Requirements
that focus on two areas: new private
development and City construction (CIP)
projects. The requirements may be satisfied
by the creation of a site-specific public art or
by payment in-lieu of artwork. In addition, the
Public Art Program includes a Rotating Public
Art Exhibition Program that complements the
permanent artworks commissioned by the
City’ s Public Art Requirements by temporarily
installing contemporary sculptures in each of
Pasadena’ s seven Council Districts.
LEARN MORE HERE:
https://www.cityofpasadena.net/planning/
permit-center/fee-schedules/
WHEN: Ongoing
136 Recommended South Fair Oaks Specific Plan
Implementation & Administration
13. Master Plans
WHO: Planning & Community Development
Department
WHAT: Some areas of the City are governed
by existing Master Development Plans. These
plans set forth the rules for development on
property owned by major public institutions in
Pasadena and are the implementation tools of
the General Plan in these areas. The Master
Plans set forth the maximum amount, type,
and location of future development which will
occur for the institution during the lifespan of
the Master Plan. In the SFOSP area, relevant
existing Master Plans include the ArtCenter
College of Design Master Plan (15-year Master
Plan approved in 2018) and the Huntington
Memorial Hospital Master Plan (40-year
Master Development Plan) Approved
February 1987; Amended September 1994,
November 2005, February 2008, and March
2018. As areas regulated through Master Plan
documents, both ArtCenter South Campus
and Huntington Memorial Hospital campuses
are separate from the SFOSP, however, these
institutions play a major role in the identity and
draw to the area.
WHEN: Ongoing
LEARN MORE HERE:
https://www.cityofpasadena.net/planning/
planning-division/community-planning/
master-plans/
137Recommended South Fair Oaks Specific Plan
Implementation & Administration
Figure 7 .2-1: Pasadena City Organization Chart
Mayor &
City Council
Pasadena
Community Access
Corporation
Pasadena Center
Operating
Company
Rose Bowl
Operating
Company
City ManagerCity Attorney /
City Prosecutor City Clerk
Assistant City
Manager
Human Resources
Water & Power
Police
Housing
T ransportation
Planning &
Community
Development
Libraries &
Information
Services
Assistant City
Manager
Finance
Public Health
Parks, Recreation,
and Community
Services
Fire
Public Works
Information
T echnology
138 Recommended South Fair Oaks Specific Plan
Implementation & Administration
7 .3 Funding
Funding Source
Category Funding Source
Improvement Category
Pedestrian
Enhancements Streetscape Public
Art
Affordable
Housing
Land-Secured
Financing
Business Improvement District
(BID)/Property-Based
Business Improvement District
(PBID)
Community Facilities Districts
(Mello-Roos)
Development
Private Sources
Development Agreement
(DA) and Disposition and
Development Agreement
(DDA)
Foundation and Corporate
Sponsorships
This section summarizes a variety of potential funding
sources that may help the City and community to implement the actions outlined in T able 7 .1-1 and support the Specific Plan vision, goals, and policies. While some implementation actions can be implemented incrementally, others occur
with development projects, and some others will require capital funding from a variety of sources. It is beneficial to have outside funding to expedite implementation of
the South Fair Oaks Specific Plan improvements as City
revenues and fees summarized in the previous section are limited.
T ypical outside sources of funding for pedestrian
enhancements, streetscape improvements, public art, and affordable housing applicable to South Fair Oaks Specific Plan are summarized in T able 7 .3-1 and described in further detail in the following section including:
1. Land-Secured financing
2. Development and private sources
3. Regional and state programs
This list of sources is not exhaustive but is intended to provide a starting point for developing a funding strategy for South Fair Oaks improvements and programs. The
programs listed in this chapter are relevant as of the time of Plan adoption, and funding programs are subject
to change. As noted in the following section, grant
applications for projects in the South Fair Oaks Specific Plan may be more successful if “bundled” with projects in other parts of the city.
7 .3.1 LAND-SECURED FINANCING
Land-secured financing tools in California include the
formation of benefit assessment districts, business or
property-based business improvement districts, community facilities districts (CFDs), and others described below.
Assessment tools and CFDs leverage the value of new
development to capture additional tax revenues to finance infrastructure. The assessments can either be used to pay for improvements over time as the funds are collected or can be bonded to make larger, up-front investments. One advantage of land-secured financing tools is that they
can be applied toward district-wide improvements and
are designed to ensure that properties benefiting from
improvements also contribute to those public investments.
T able 7 .3-1: Summary of Funding Sources and Financing Measures by Category 139Recommended South Fair Oaks Specific Plan
Implementation & Administration
Funding Source
Category Funding Source
Improvement Category
Pedestrian
Enhancements Streetscape Public
Art
Affordable
Housing
Regional, State,
and Federal
Programs
Affordable Housing and
Sustainable Communities
Program
Sustainable Communities
Competitive Grants
Active T ransportation
Program (ATP)
Urban Greening Program
Environmental Enhancement
and Mitigation (EEM)
Program
California Infrastructure and
Economic Development Bank
(I-Bank)
Community Development
Block Grant (CDBG) Program
Metropolitan T ransportation
Authority (Metro) Call for
Projects
New Markets T ax Credit
(NMTC)
BUSINESS IMPROVEMENT DISTRICT (BID)/
PROPERTY -BASED BUSINESS IMPROVEMENT
DISTRICT (PBID)
A BID is formed through assessments on businesses within the district, and a PBID is formed through assessments of property owners alone. Both BIDs and PBIDs are public/
private partnerships created to support the revitalization of commercial neighborhoods. Establishing a BID is voluntary and subject to a majority vote of the area businesses
or property owners. BIDs are somewhat limited in their
ability to leverage funding and therefore typically provide a narrow scope of services. These may include marketing (e.g., signage, advertising), programming (e.g., street fairs), security (to supplement local police), and sanitation (to supplement local services). The four existing PBIDs in Pasadena are in the Central SPA, and each is organized
around an established commercial area: Old Pasadena,
Pasadena Playhouse District, South Lake Property Business Improvement District, and the Pasadena T ourism Business Improvement District. There is potential opportunity to establish a BID or PBID within the South Fair Oaks Specific Plan Area given the presence of commercial businesses.
COMMUNITY FACILITIES DISTRICTS (MELLO-
ROOS)
Mello-Roos financing is a discretionary financing
mechanism that applies to real property owners within a Mello-Roos District, which is also known as a Community Facilities District (CFD). A CFD may be enacted by a two- thirds majority approval of residents living within the district boundaries or by two-thirds majority vote of landowners when there are fewer than 12 residents. A special tax, which is separate from property taxes, is imposed on real property in an area that benefits from the public improvement. The amount of the tax is determined by the real property owners and is usually less than one percent of the home value at T able 7 .3-1: Summary of Funding Sources and Financing Measures by Category (continued) 140 Recommended South Fair Oaks Specific Plan
Implementation & Administration
7 .3.1 REGIONAL, STATE, AND FEDERAL
PROGRAMS
AFFORDABLE HOUSING AND
SUSTAINABLE COMMUNITIES PROGRAM
(AHSC)
The AHSC funds land use, housing, transportation, and
land preservation projects to support infill and compact development that reduce greenhouse gas emissions.
Administered through the California Department of
Housing and Community Development (HCD), funding for
the AHSC Program is provided from the Greenhouse Gas
Reduction Fund, an account established to receive Cap-
and- T rade auction proceeds. 50 percent of the available funds are set aside for Affordable Housing Developments, and 50 percent of the available funds are set aside for projects benefiting Disadvantaged Communities. The
majority of Lincoln Avenue Specific Plan is currently
designated as a Disadvantaged Community (DAC) per
CalEnviroScreen (version 3.0) which enables the Plan Area to benefit from the set aside funds for DACs, focusing on increasing accessibility of affordable housing, employment centers, and key destinations via low-carbon transportation, such as transit, bicycling, or walking.
A contiguous area with at least one transit station/stop must be established for eligibility, including a flexible transit service route which applies to Lincoln Avenue Specific Plan.
SUSTAINABLE COMMUNITIES
COMPETITIVE GRANTS
The Sustainable Communities Competitive Grants fund
transportation planning activities such as planning for active transportation, safe routes to schools, transit services, vision zero, complete streets, freight corridors, social equity, integrated land use and transportation planning. Grants are available on an annual basis and through a competitive application process managed by Caltrans.
ACTIVE TRANSPORTATION PROGRAM
(ATP)
The ATP funds projects that encourage increased use of
active modes of transportation to increase the proportion of trips accomplished by biking and walking, increase
safety and mobility for non-motorized users, advance
the active transportation efforts of regional agencies to achieve Greenhouse Gas (GHG) reduction goals, enhance
public health, ensure that disadvantaged communities
the time the home value was assessed for CFD funding. The newly formed district then seeks public financing through the sale of tax-exempt bonds that are serviced using the special taxes paid by homeowners over the course of the bond’ s term (typically 20 to 30 years). Through Mello- Roos, a project developer or property owner can access
capital to build infrastructure and public improvements at below-market rates. The debt associated with those capital investments recourses back to the property owners rather than to the City.
7 .3.2 DEVELOPMENT AND PRIVATE
SOURCES
DEVELOPMENT AGREEMENT (DA) AND
DISPOSITION AND DEVELOPMENT
AGREEMENT (DDA)
A DA is a voluntary but binding contract between a property owner and the jurisdiction in which the property is located that lays out the rules and conditions for development.
A DA can give the jurisdiction greater control over the development process to define the form and nature of the development and to specify the provision of community
benefits such as affordable housing or off-site infrastructure improvements. For the developer, a DA may provide a
level of certainty about the land use requirement and
assurance the project will be exempt from future changes in the regulatory code. Benefits to both public and private parties include greater latitude in approval methods for new and creative local land use and flexibility in meeting regulatory requirements. The complexity and time required to negotiate a DA makes it appropriate mainly for larger- scale multi-phase projects.
A DDA is also a voluntary binding contract between a
developer and jurisdiction. Like a DA, it provides flexibility to tailor a project to meet both developer and jurisdictional needs. A DDA differs from a Development Agreement
in that it also entails the sale or lease of City-owned land. A DDA is necessary for the disposition of former
redevelopment properties held by successor agencies.
FOUNDATION AND CORPORATE
SPONSORSHIPS
Private funds may also be raised for a specific use that implements the vision for the corridor. A variety of
foundations provide funding for art installations, healthy community initiatives, and other innovative programs.
141Recommended South Fair Oaks Specific Plan
Implementation & Administration
CAP-AND- TRADE PROGRAMS
The State administers a growing number of grant
and loan programs, collectively known as the
California Climate Investments Program (CCIP),
that provide funding for projects and programs
that reduce greenhouse gases (GHGs) and provide
health, mobility, economic, and other co-benefits to
communities throughout the state. Cap-and- T rade
provides funding in three primary areas:
1. T ransportation and Sustainable Communities
2. Clean Energy and Energy Efficiency Funding
3. Natural Resources and Waste Diversion
Funding
Under each of these funding areas are numerous
programs that have funding available for projects and
programs that would either be contained within the
Lincoln Avenue Specific Area or benefit the Specific
Plan area and the City as a whole. Programs with high
applicability to the South Fair Oaks Specific Plan are
summarized in this section.
fully share in the benefits of the program, and provide a broad spectrum of projects to benefit many types of active transportation users. ATP consolidates existing federal and state transportation programs, including the T ransportation Alternatives Program (TAP), Bicycle T ransportation
Account (BTA), and State Safe Routes to School (SRTS),
into a single program.
The students at Blair Middle and High School, as well
as other nearby schools, could benefit from SRTS funds
to improve active transportation and access to school
campuses.
URBAN GREENING PROGRAM
The Urban Greening Program funds a variety of
improvement projects, including urban heat island
mitigation and energy conservation efforts, green streets and alleyways, non-motorized urban trails that provide
safe routes for travel between residences, workplaces,
commercial centers and schools, and others. The program is part of California Climate Investments, a statewide initiative that puts billions of Cap-and- T rade dollars to work reducing greenhouse gas emissions, strengthening the economy, and improving public health and the environment — particularly in disadvantaged communities.
If several improvement projects were bundled together,
there is potential for an Urban Greening program to fund some South Fair Oaks Specific Plan area improvements if the project can demonstrate improved multi-modal safety or quality of life.
ENVIRONMENTAL ENHANCEMENT AND
MITIGATION (EEM) PROGRAM
The EEM Program was established by the Legislature in
1989 to fund environmental enhancement and mitigation
projects directly or indirectly related to transportation projects. EEM Program projects must fall within one of three categories: highway landscape and urban forestry; resource lands; or roadside recreation. Projects funded under this program must provide environmental enhancement and
mitigation over and above that otherwise called for under the California Environmental Quality Act (CEQA).
CALIFORNIA INFRASTRUCTURE AND
ECONOMIC DEVELOPMENT BANK
(I-BANK)
The I-Bank finances public infrastructure and private
development through issuing tax-exempt and taxable
revenue bonds, providing financing to public agencies,
providing credit enhancements, acquiring or leasing
facilities, and leveraging State and federal funds.
The Infrastructure State Revolving Fund (ISRF) Program
provides financing to public agencies and non-profit
corporations for 18 categories of infrastructure and
economic development projects. ISRF Program funding
is available in amounts ranging from $50,000 to
$25,000,000, with loan terms of up to 30 years.
142 Recommended South Fair Oaks Specific Plan
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COMMUNITY DEVELOPMENT BLOCK
GRANT (CDBG) PROGRAM
The CDBG Program funds revitalization of neighborhoods, expansion of affordable housing and economic
opportunities, and/or improvements of community facilities and services, principally to benefit low- and moderate- income persons or neighborhoods. Also eligible are the
building of public facilities and improvements, such as streets, sidewalks, sewers, water systems, community and senior citizen centers and recreational facilities.
Operated by the U.S. Department of Housing and Urban
Development (HUD), the Community Development
Block Grant (CDBG) Program is a federal program that
provides grants for economic development, public facilities, and housing rehabilitation. CDBG funds must provide
benefits to low- or moderate-income individuals, prevent or eliminate slums or blight, or may be used for other
emergency community needs, such as those related to a
natural disaster. CDBG funds can be used for development purposes within low- or -moderate income census tracts, which applies to the current conditions in the Lincoln
Specific Plan area, or, if the development or activity is located outside of a low- or moderate-income census tract, funds must provide benefits to low- or moderate-income
households.
METROPOLITAN TRANSPORTATION
AUTHORITY (METRO) CALL FOR
PROJECTS
Every other year, the Metro Call for Projects funds projects across seven modal categories, including pedestrian
improvements, which is applicable for the Lincoln
Avenue Specific Plan. Metro is responsible for allocating discretionary federal, state and local transportation funds to improve all modes of surface transportation. Metro
also prepares the Los Angeles County T ransportation
Improvement Program (TIP). A key component of TIP is
the Call for Projects program, a competitive process that distributes discretionary capital transportation funds to regionally significant projects. Local jurisdictions, transit operators, and other public agencies are eligible to submit applications proposing projects for funding.
NEW MARKETS TAX CREDIT (NMTC)
The NMTC, a federal tax initiative, could be used to
stimulate investment in new development within the Plan area. The NMTC offers tax credits to investors who finance development in low-income communities. These credits are intended to finance minor gaps in project funding and to increase the rate of return for investors. New Markets T ax Credits can fund up to 30 percent of eligible project costs.
Projects must create new jobs in the service area and should provide community benefits that would not otherwise
be possible solely through private financing. Although
residential development is not eligible for the program, commercial space in a mixed-use building or stand-alone commercial projects could be financed in part by the
NMTC.
NEW AND FUTURE RESOURCES
As funding opportunities are realized and new funding
becomes available, the City can continue to identify,
monitor, and apply for other governmental funding sources that meet the City’ s and respective agencies’ objectives over time. For example, future funding sources might include:
» Cap-and- T rade T ransformative Climate
Communities Local Partnership Program,
forecasted for 2022, to provide funding
to counties, cities, districts, and regional
transportation agencies in which voters have
approved fees or taxes dedicated solely to
transportation improvements or that have
imposed fees, including uniform developer fees,
dedicated solely to transportation improvements
» HCD Infill Infrastructure Program (draft grant
guidelines September/October 2020) to provide
grant funding for infrastructure improvements
for new infill housing in residential and/or mixed-
use projects.
143Recommended South Fair Oaks Specific Plan
Implementation & Administration
7 .4 Infrastructure
The City’ s existing infrastructure systems and facilities are owned and operated by different departments and other
public agencies such as the City’ s Departments of Public Works and T ransportation, Pasadena Water and Power, the Los Angeles County Sanitation Districts and Metropolitan Water District of Southern California. These City
departments and other public agencies have processes in place to evaluate existing resources, service area needs, and plan for system upgrades to support growth throughout the City, including the Specific Plan area. The following section identifies how infrastructure facilities for transportation and traffic, wastewater, water supply, solid waste, storm water, and electricity will be provided to meet the anticipated growth.
The 2015 General Plan Update Environmental Impact
Report anticipated residential and commercial growth
for the entire City through 2035, including the eight
Specific Plan areas. Specific information on the analysis and environmental determinations associated with the
buildout of the General Plan within the Specific Plan area can be found in the Lincoln Avenue Specific Plan Update Addendum to the General Plan.
7 .4.1 TRANSPORTATION
The City has a well-developed transportation network of streets, sidewalks, bicycle facilities, and transit services such as Pasadena T ransit. Three freeways provide regional access to and through the City: the Foothill Freeway (I-210), the V entura Freeway (SR 134) and the Arroyo Seco Parkway (SR 110). The public transportation system that serves the City includes local bus services, regional bus routes, and light rail. In addition to Pasadena T ransit, service is provided by the Los Angeles Metropolitan T ransportation Authority (LA Metro), the Los Angeles Department of T ransportation (LADOT) Commuter Express, Foothill T ransit and
numerous other local transit providers. The City also has Class II bikeways, Class III bike routes, and enhanced bike routes. Additionally, the City has a connected network of pedestrian facilities, designated pedestrian-friendly zones, and upgraded traffic signal technology.
Pasadena DOT helps to implement the Mobility Element of the General Plan through the Bicycle T ransportation Action Plan (2015), the Pedestrian Plan (2021), and other projects and programs to enhance the safety and mobility of all
modes of transportation. Land use as defined in the General Plan is included in the City’ s travel demand model which is used to determine the potential impact of new projects
and the City monitors traffic operations to identify areas of concerns and address safety and mobility needs.
7 .4.2 WASTEWATER SYSTEM
The wastewater system in the Specific Plan area is owned and operated by the City of Pasadena’ s Department of
Public Works and Pasadena Water and Power (PWP), which
consists of approximately 328 miles of gravity pipelines and conveys an annual average flow of approximately
14 million gallons per day (MGD).
1 Wastewater from
individual services flows into the City’ s collection system.
The City’ s wastewater collection system conveys untreated wastewater to the Los Angeles County Sanitation District’ s (LACSD) trunk sewer system for treatment via 92 separate connections.
The Water System and Resources Plan (WSRP) is PWP’ s
25-year strategy, updated every five years, which includes planning related to the treatment of wastewater, primarily residential. LACSD is responsible for the treatment of
wastewater, primarily commercial, from the City. LACSD
prepares an annual report that speaks to their mission, core values and major projects for the year. The 2019 annual report notes LACSD is working to turn waste into electricity, compost and other recycling commodities. LACSD works
closely with cities to support them in compliance with state and federal regulations for solid waste, green energy, and wastewater.
The City updates the Sewer System Management Plan
(SSMP) annually to identify a list of Capital Improvement Program (CIP) projects that take into consideration the age of facilities, construction materials, current use, capacity, and its condition. The City has undertaken
several major projects to ensure sustained reliability of the sanitary collection system. Projects include sewer
system improvements and capacity upgrades as well as
modernization of pump stations, such as the Busch Garden and Rosemont Sewer Pump Stations.
Developments in the Specific Plan area are subject to
wastewater-related requirements and standard conditions of approval, such as payment of development fees and
implementation of site-specific Storm Water Pollution
Preventions Plan for construction. Development projects are required to comply with all applicable solid waste
regulations, including the California Integrated Waste
Management Act and the City’ s Zoning Code Section
17 .40.120 (Refuse Storage Facilities).
1 City of Pasadena Sewer System Management Plan
(2018) https://www.cityofpasadena.net/wp-content/
uploads/sites/29/Sewer-System-Management-Plan-
SSMP-Final-Report.pdf
144 Recommended South Fair Oaks Specific Plan
Implementation & Administration
7 .4.3 WATER SYSTEM
PWP, a community-owned utility and a not-for-profit public service owned and operated by the City, serves as the water service provider in the Specific Plan area. The PWP water system includes 14 reservoirs with total storage capacity of 110 million gallons, 17 active wells, 19 booster stations, and 1 treatment plant (Monk Hill Water T reatment Plant).
2 PWP
obtains a portion of its water from the local Raymond Basin and purchases imported water from the Metropolitan Water District of Southern California (MWD).
PWP is responsible for evaluating the current and projected needs of customers for potable and non-potable water in the City. The WSRP provides screening of alternatives to meet future demands with necessary infrastructure within operational and financial constraints. PWP’ s WSRP includes considerations for water quality, greater dependency
on local water, groundwater basin stability, reliability of the distribution system, affordability, climate change uncertainties, and legislative and regulatory requirements as well as the treatment of wastewater, primarily residential.
In addition, every five years the City updates its Urban Water Management Plan (UWMP) as required by the California
State water code, which includes an analysis of long-term water supply and demand planning for PWP. The 2021
UWMP update included the population projections and
land use changes based on the most recent General Plan
Update and identified that supplies will exceed demands under all hydrologic scenarios with implementation of
additional supplies, such as recycled water and potable reuse, as well as with conservation measures.
7 .4.4 SOLID WASTE SYSTEM
The Department of Public Works (DPW) collects solid waste from residences in Pasadena and competes with private
haulers for commercial collection. Refuse hauling companies providing commercial solid waste collection are listed
on the Department of Public Works Franchise List. Solid waste is disposed of at the following facilities: Calabasas Sanitary Landfill, Scholl Canyon Landfill, Puente Hills Material Recovery Facility, Southeast Resource Recovery Facility, Commerce Refuse-to-Energy Facility, Olinda Alpha Sanitary Landfill, and Frank Bowerman Landfill. All landfills are required to comply with numerous landfill regulations from federal, state, and local regulatory agencies and are subject to regular inspections from CalRecycle and the
local enforcement agency, the California Regional Water Quality Control Board, and the South Coast Air Quality
Management District.
2 City of P asadena – PWP ‘Where our Water Comes
From’ Webpage https://ww5.cityofpasadena.net/water-
and-power/water/
The DPW Operations Section oversees waste management
in the City. The DPW is responsible for the solid waste collection and disposal for all residential properties within the City and private haulers compete for commercial
collection services in the City in conformance with the City’ s Municipal Code Chapter 8.61. The Zero Waste Pasadena
2040 (Zero Waste Plan) is DPW’ s 25-year strategic plan, to be reviewed and updated every three years, that seeks to reduce waste at the source and maximize diversion from landfills with the overall goal of striving for zero waste in the year 2040. The Zero Waste Plan identifies diversion potential, greenhouse gas reduction potential, and
materials management.
Developments within the Specific Plan area would continue to be accommodated by existing solid waste service
providers and facilities. Future development projects would be subject to the California Green Building Code and solid waste reduction strategies under General Plan policies
that continue to encourage the reduction of solid waste through sustainable building practices. Additionally, the City seeks to reduce its solid waste and landfill greenhouse gas emissions in accordance with their Climate Action Plan (CAP) that establishes a goal of reaching an 87% diversion rate by 2035. CAP implementation actions include the Zero Waste Plan, reporting annually on zero waste progress and optimizing waste diversion.
7 .4.5 STORMWATER SYSTEM
The City provides storm drainage collection in the Specific Plan area and is responsible for operation and maintenance of the collection system. The system includes open channels, closed conduits, catch basins, laterals, manholes, and other associated facilities. The City has approximately 34 miles of storm drain pipes, over 13,000 basins and hundreds of culverts.
The City provides for the repair and replacement of the City’ s storm drain system and improvements to the storm drain facilities throughout the City on an ongoing basis.
However, the City is proposing as part of the 2021-2025 CIP to develop a Storm Drain Master Plan (SDMP) that
would include a comprehensive analysis for stormwater
capture infrastructure, drainage areas, soil characteristics, and wellhead protection zones. Presently, the City relies on a complaint-driven process for storm drain repairs instead of a systematic program of preventative maintenance.
The SDMP would serve as a planning guide for locating
and sizing stormwater and drainage facilities. Adoption of a SDMP will assist in the self-reliance on the City’ s water supply and the Los Angeles National Pollution Discharge Elimination System (NPDES) compliance.
Developments within the project area would be required to adhere to applicable local, state, and federal regulations and standards, as well as implement site design measures, 145Recommended South Fair Oaks Specific Plan
Implementation & Administration
low-impact development, and best management practices
(BMPs), including infiltration features that contribute to groundwater recharge and minimize stormwater runoff,
erosion, siltation, and/or flooding. The City is one of the permittees under the NPDES municipal storm water permit which means that any new development in the Plan area is subject to the Los Angeles Standard Urban Storm Water
Mitigation Plan (SUSMP). The SUSMP addresses post-
construction storm water pollution from new development projects.
7 .4.6 ELECTRIC SYSTEM
PWP provides electric services in the Specific Plan area with an energy system consisting of 1,658 linear miles of overhead and underground power line, 11,163 poles, and
11 substations.
3 The City owns and operates the Glenarm
Power Plant that includes two power generating facilities.
The system meets the City’ s power demand with 10 percent coming from PWP-owned generating facilities and the
rest purchased from varied sources, both conventional
and renewable, or through the wholesale energy market.
4Electrical infrastructure in the Plan area is located above ground on utility poles as well as below ground.
The Power Integrated Resources Plan (PIRP) is the
PWP’ s guiding document for achieving internal power
supply goals while upholding local, state, and federal
mandates. The state requires that the PIRP be updated
on a regular basis in conformance with the California
Energy Commission regulations. The PIRP speaks to the
City’ s commitment to shift the energy supply portfolio to low-carbon and renewable resources as well as exceeding state mandates for Renewable Portfolio Standard increase and greenhouse gas emissions reduction targets.
5 The City
also has an adopted Climate Action Plan that continues
efforts to promote energy efficiency and reduce the City’ s dependency on traditional energy sources.
New developments in the Specific Plan area would be
required to comply with the California Energy Code,
Part 6 of the California Building Standards Code (Title 24), CALGreen standards, the City’ s CAP, and the City’ s Green Building Standards Code, which collectively would increase efficiency and decrease consumption levels. Any new developments in the Plan area would require lateral connections to mainlines in coordination with existing utility service providers.
3 City of P asadena – CIP Electric System (2021)
https://www.cityofpasadena.net/public-works/wp-content/uploads/sites/29/14-Electric-Section.pdf 4 City of P asadena – PWP ‘Where Our Power Comes From’ Webpage https://ww5.cityofpasadena.net/water-and-power/power
5 City of P asadena – Power Integrated Resources Plan (2018) https://ww5.cityofpasadena.net/water-and-power/wp- content/uploads/sites/54/2018/12/Pasadena-Water-and-Power-2018-IRP-Final.pdf
SOURCES
City Climate Action Plan (2018). Available: https://
www.cityofpasadena.net/wp-content/uploads/sites/30/
Final-Pasadena-Climate-Action-Plan_3.5.2018.
pdf?v=1619109098768 . Accessed: April 2021
City Power Integrated Resources Plan (2018).
Available: https://ww5.cityofpasadena.net/water-and-
power/wp-content/uploads/sites/54/2018/12/Pasadena-
Water-and-Power-2018-IRP-Final.pdf . Accessed: April
2021.
City PWP ‘Where Our Power Comes From’ Webpage.
Available: https://ww5.cityofpasadena.net/water-and-
power/power/. Accessed: April 2021.
City Capital Improvement Program Fiscal Y ears 2021-
2025 (2021). Available: https://www.cityofpasadena.
net/public-works/engineering-and-construction/capital-
improvement-program/#adopted-program. Accessed:
April 2021.
City Sewer Master Plan (2019). Available: https://www.
cityofpasadena.net/public-works/wp-content/uploads/
sites/29/Sewer-Master-Plan-Report.pdf . Accessed: April 2021.
City Sewer System Management Plan (2019).
Available: https://www.cityofpasadena.net/wp-content/
uploads/sites/29/Sewer-System-Management-Plan-
SSMP-Final-Report.pdf. Accessed: April 2021.
About PWP. Available: https://ww5.cityofpasadena.net/
water-and-power/whoweare/ . Accessed: April 2021.
Where our Water Comes From. Available: https://ww5.
cityofpasadena.net/water-and-power/water/. Accessed:
April 2021.
City Water System and Resources Plan (2020).
Available: Accessed: March 2022.
City Urban Water Management Plan (2021).
Available: https://ww5.cityofpasadena.net/water-and-
power/wp-content/uploads/sites/54/2021/06/Final-
2020-Urban-Water-Management-Plan-Reduced.pdf.
Accessed: April 2021.
Los Angeles County Sanitation Districts Fact Sheet
(2019). Available: https://www.lacsd.org/civicax/filebank/ blobdload.aspx?BlobID=8695. Accessed: April 2021.
146 Recommended South Fair Oaks Specific Plan
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7 .5 Administration
7 .5.1 GENERAL
The Specific Plan serves as the implementation tool for the General Plan and establishes the zoning regulations for the Specific Plan area. All development proposals within the Specific Plan area are subject to the procedures established herein, in addition to those procedures identified in Zoning Code Chapter 17 .60.
The regulations and design guidelines in this Specific Plan subject to the Zoning Code and other City regulations
will not become effective until that amendment process
(by ordinance) is complete. Wherever the provisions
and development standards contained in the Specific
Plan conflict with those contained in the Zoning Code,
the provisions of the Specific Plan shall take precedence.
Where the Specific Plan is silent, the Planning Director or Zoning Administrator will interpret.
7 .5.2 AUTHORITY
The City of Pasadena initiated and prepared the Lincoln Avenue Specific Plan pursuant to the provisions of
California Government Code, Title 7 , Division 1, Chapter 3, Article 8 (Sections 65450 through 65457). The law
allows the preparation of specific plans as required for the implementation of the General Plan. Specific plans
act as a bridge between the general plan and individual development proposals. They combine development
standards and guidelines, capital improvement programs, and financing methods into a single document that is
tailored to meet the needs of a specific area. Jurisdictions may adopt specific plans by resolution or ordinance.
The SFOSP is the regulatory document guiding land use
and development within the boundaries identified in this Specific Plan. Upon adoption by ordinance, this Specific Plan will serve as zoning for the properties involved. It establishes the necessary plans, development standards, regulations, infrastructure requirements, design guidelines, and implementation programs on which subsequent
project-related development activities are to be based. It is intended that local public works projects, design review plans, detailed site plans, grading and building permits, or any other action requiring ministerial or discretionary approval applicable to this area be consistent with this Specific Plan.
7 .5.3 APPLICABILITY
All development proposals within the Specific Plan area are subject to those procedures identified in Article 1 and Article 6 of the Zoning Code.
7 .5.4 INTERPRETATION, CONFLICT
AND SEVERABILITY
A. Interpretation
In case of uncertainty or ambiguity to the meaning or
intent of any provision of this Specific Plan, the Director of Planning & Community Development and/ or the Zoning
Administrator has the authority to interpret the intent of the provision in a manner consistent with the goals, policies, purposes, and intent established in this Specific Plan. Refer to Chapter 17 .12 of the Zoning Code.
The Director may, at their discretion, refer interpretations to the Planning Commission for consideration and action.
Such a referral shall be accompanied by a written analysis of issues related to the interpretation. All interpretations made by the Director may be appealed to the Planning
Commission in accordance with the appeal procedures in
the Municipal Code.
B. Conflict
In the event of a conflict between the provisions of the Specific Plan and the provisions identified in the Municipal Code, the Specific Plan shall prevail. For any other topical issue, development standard or design guideline, and/
or regulation not addressed or otherwise specified in the Specific Plan, regulation and approval shall be carried out in accordance with the provisions of the Municipal
Code, particularly Zoning Code Chapters 17 .12 and 17 .60.
The particular section of code shall be based on the most appropriate or closely matching land use type or procedure, as determined by the Zoning Administrator.
C. Severability
If any section, subsection, sentence, clause, phrase, or portion of this Specific Plan, or any future amendments or additions, is for any reason held to be invalid or
unconstitutional by the decision of any court or competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Specific Plan, or any future amendments or additions.
7 .5.5 REVIEW AND APPROVAL
PROCESS
All projects proposed within the East Colorado Specific Plan area shall substantially conform with the provisions of this Specific Plan. Article 6 of the Pasadena Zoning Code sets forth development review requirements and processes for approval of projects.
147Recommended South Fair Oaks Specific Plan
Appendices
A. APPENDICESA. MAP A. TABLE
A 1 Definitions 149 A 2 Design Guidance for T ree Selection 151 148 Recommended South Fair Oaks Specific Plan
149Recommended South Fair Oaks Specific Plan
A.1 Definitions
Amenity zone: the portion of the sidewalk located above and adjacent to the curb, providing space for amenities such as parkways, outdoor dining, seating, trees, lighting, bicycle racks, bus stops, etc.
Building frontage: The horizontal distance, measured at grade, of building wall facing the street.
Building frontage zone: The portion of the sidewalk
immediately adjacent to the building façade, providing
space for planters, outdoor dining, sidewalk signage, etc.
This zone may not be present on every street or block.
Curb zone: See ‘amenity zone’
Façade: Any exterior wall plane of a building, ground level to top of roof.
Floor area ratio: Numerical value obtained by dividing the above-ground area of a building or buildings located on a lot by the total area of the lot.
Footprint: The total ground floor area of the combined
structures on a site or project area defined by the perimeter of the building(s), including parking structures but excluding parking lots and non-occupancy structures.
Frontage zone: See ‘building frontage zone’
Gross floor area (GFA): 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 basement or attic areas having a height of more than seven feet, but excluding area used exclusively for parking or loading of vehicles or bicycles.
Ground floor: The first habitable floor of a building closest to sidewalk elevation.
Mixed-use project: The combination or commercial and
residential uses in the same structure, where the residential component is located either above (vertical mixed-use)
or behind (horizontal mixed-use) the non-residential
component. Non-residential uses are typically commercial uses.
Open space: For any form of open space (Common,
Publicly Accessible, Private, etc), see Section 6.3.
Parkway: landscaped or permeable areas located within
the amenity zone of the sidewalk.
Paseo: A publicly accessible open space that functions
as a pedestrian passsageway connecting a public street
to another public street, alley, or internal public space.
Subject to minimum dimension and design requirements
established by the Specific Plan.
Plaza: A publicly accessible open space with access from a public street. Subject to minimum dimension and design requirements established by the Specific Plan.
Primary curb line: the face of the predominant curb of an individual block forming the edge of the street.
Project: Refer to PMC 17 .80.020
Residential common space: Those portions of a
residential use building not dedicated to residential units that provide common services for residents. This may
include spaces such as, but is not limited to, lobby or common building entry, leasing center, gyms/exercise
space, shared kitchen, recreation center, screening or living room, business center, mail room, or library. These spaces/ portions of the building may be permitted on the ground floor where residential units are not permitted subject to Specific Plan standards.
Setback: The horizontal distance by which a structure,
parking area, or development feature is required to be
separated from the property line or the sidewalk line where applicable. In some cases superseded by Setback range.
Setback, interior: Non-street side or rear setback
measured at a right angle from the nearest point of
the property line abutting another parcel or alley to the nearest portion of the structure, excluding any porches.
Setback, street: Front or street-side setback measured
at a right angle from the nearest point of the sidewalk line to the nearest portion of the structure, excluding any porches.
150 Recommended South Fair Oaks Specific Plan
Setback range: Minimum and maximum horizontal
distances by which a structure or development feature
is required to be separated from the sidewalk line. This measurement is similar to a “build-to” line.
Sidewalk line: The line parallel the property line
accommodating the required sidewalk width, measured
from the curb face. Where a sidewalk width is not specified, the sidewalk line is the property line.
Sidewalk zones: The three portions of a sidewalk that
together comprise the public realm between a building
and the street. Sidewalk zones are defined by the Pasadena Street Design Guide and regulated by the Specific Plan.
Shared property line: The property line separating
adjacent parcels.
Stepback: The horizontal distance by which an upper story structure or development feature is required to be separated from the property line or the sidewalk line where applicable.
Regulated above a specified vertical distance.
Street frontage: The horizontal distance along the street, measured at grade, between property lines (or sidewalk line where applicable) that are perpendicular to the adjacent street.
Streetwall: Any building façade that faces a street within 10 feet of the minimum sidewalk line.
Streetwall height: The portion of the street-facing building façade that rises from the sidewalk level to the required height without an additional setback or stepback.
Subterranean: The level of a building, inclusive of parking or habitable space, located primarily below the ground level with a top plate of two feet or less above sidewalk elevation.
T ransparent openings: Building openings (windows or
doors) or transparent glazing that provide visual access into the structure.
Unbundled parking: Parking spaces, in any permitted
configuration, rented or sold separately from the lease or purchase price.
Walk zone: The portion of the sidewalk dedicated to
pedestrian movement, clear of any obstructions.
151Recommended South Fair Oaks Specific Plan
Cork Oak in landscaped parkway at 835 Raymond Ave. Crape Myrtles in typical winter condition along Fair Oaks Avenue near Hurlbut St.
A.2 Design Guidance for T ree Selection
While the City of Pasadena Department of Public Works’
Master Street T ree Plan ultimately determines what tree species is planted in public right-of-way, this appendix to the South Fair Oaks Specific Plan (SFOSP) is intended to guide discussions between the City and community when
updating the Master Street T ree Plan for the area. During the Specific Plan update process, opportunities were
identified to better align South Fair Oak’ s street trees with the vision, goals, and policies in the Plan related to shade, climate resilience, stormwater capture, and supporting a vibrant public realm. This appendix includes a description of the existing street trees within the SFOSP area, followed by recommendations for potential new species.
A.2.1 EXISTING STREET TREES
The City’ s Master Street T ree Plan designates the following street trees for the SFOSP area:
» Queen Palm (Syagrus romanzoffiana)
» Camphor T ree (Cinnamomum camphora)
» Jacaradna (Jacaranda mimosifolia)
» Crape Myrtle (Lagerstroemia indica)
» Brisbane Box (Lophostemon confertus)
» Southern Magnolia (Magnolia grandiflora)
» Fern Pine (Afrocarpus gracilior)
» Y ew Pine (Podocarpus macrophyllus)
» Cork Oak (Quercus suber)
» Date Palm (Phoenix dactylifera)
» Coast Live Oak (Quercus agrifolia)
» Mesa Oak (Quercus engelmannii)
Estimations of current street tree inventory in this section are based on data from July 2021 and focused on Del Mar Boulevard, Raymond Avenue, and Fair Oaks Avenue to
provide existing conditions and context for A.2.2 Guidance for Future Street T ree Selection.
152 Recommended South Fair Oaks Specific Plan
Map A.2-1: Master Street T ree Plan Designations
Service Layer Credits:
·|}þ134
·|}þ110
§¨¦
710
·|}þ134
·|}þ110
§¨¦
710
Pasadena Master Street T ree Plan
Figure X: South Fair Oaks Specific Plan Area -
Open Space Standards
Queen Palm
Camphor T ree
Jacaranda
Crape Myrtle
Brisbane Box
Southern Magnolia
Fern Pine
Y ew Pine
Cork Oak
Species 1: Fern Pine
Species 2: Date Palm
Species 1: Coast Live Oak
Species 2: Mesa Oak
Species 3: Cork Oak
No Room for Replant
FA I R O A K SC AL I F O R N I A
R AY M O N D AR R O Y O
DEL MAR
HERR ALYHERR ALY
TENHAEFF ALYTENHAEFF ALY
PALMETTOPALMETTO
PICHER ALYPICHER ALY
HERRHERR
STAT ESTAT E
ALARCONALARCON
PASADENAPASADENA
BELLEF ONTAI NEBELLEF ONTAI NE
GLENARMGLENARM
ALESSANDROALESSANDRO
MAYMAY
EDMONDSON ALYEDMONDSON ALY
EDMONDSON ALYEDMONDSON ALY
FAIRMOU NTFAIRMOU NT
CONG RESSCONG RESS
HURLBUTHURLBUT
ARLI NG T ONARLI NG T ON
WAVER LYWAVER LY
GRACEGRACE
MARENGOMARENGO
FILLMO REFILLMO RE
ARRO YOARRO YO
BELLEVUEBELLEVUE
PICOPICO
Service Layer Credits:
·|}þ134
·|}þ110
§¨¦
710
·|}þ134
·|}þ110
§¨¦
710
Pasadena Master Street Tree Plan
Figure X: South Fair Oaks Specific Plan Area -
Open Space Standards
Queen Palm
Camphor T ree
Jacaranda
Crape Myrtle
Brisbane Box
Southern Magnolia
Fern Pine
Y ew Pine
Cork Oak
Species 1: Fern Pine
Species 2: Date Palm
Species 1: Coast Live Oak
Species 2: Mesa Oak
Species 3: Cork Oak
No Room for Replant
FA I R O A K SC AL I F O R N I A
R AY M O N D AR R O Y O
DEL MAR
HERR ALYHERR ALY
TENHAEFF ALYTENHAEFF ALY
PALMETTOPALMETTO
PICHER ALYPICHER ALY
HERRHERR
STAT ESTAT E
ALARCONALARCON
PASADENAPASADENA
BELLEF ONTAI NEBELLEF ONTAI NE
GLENARMGLENARM
ALESSANDROALESSANDRO
MAYMAY
EDMONDSON ALYEDMONDSON ALY
EDMONDSON ALYEDMONDSON ALY
FAIRMOU NTFAIRMOU NT
CONG RESSCONG RESS
HURLBUTHURLBUT
ARLI NG T ONARLI NG T ON
WAVER LYWAVER LY
GRACEGRACE
MARENGOMARENGO
FILLMO REFILLMO RE
ARRO YOARRO YO
BELLEVUEBELLEVUE
PICOPICO
Service Layer Credits:
·|}þ134
·|}þ110
§¨¦
710
·|}þ134
·|}þ110
§¨¦
710
Pasadena Master Street T ree Plan
Figure X: South Fair Oaks Specific Plan Area -
Open Space Standards
Queen Palm
Camphor T ree
Jacaranda
Crape Myrtle
Brisbane Box
Southern Magnolia
Fern Pine
Y ew Pine
Cork Oak
Species 1: Fern Pine
Species 2: Date Palm
Species 1: Coast Live Oak
Species 2: Mesa Oak
Species 3: Cork Oak
No Room for Replant
FA I R O A K SC AL I F O R N I A
R AY M O N D AR R O Y O
DEL MAR
HERR ALYHERR ALY
TENHAEFF ALYTENHAEFF ALY
PALMETTOPALMETTO
PICHER ALYPICHER ALY
HERRHERR
STAT ESTAT E
ALARCONALARCON
PASADENAPASADENA
BELLEF ONTAI NEBELLEF ONTAI NE
GLENARMGLENARM
ALESSANDROALESSANDRO
MAYMAY
EDMONDSON ALYEDMONDSON ALY
EDMONDSON ALYEDMONDSON ALY
FAIRMOU NTFAIRMOU NT
CONG RESSCONG RESS
HURLBUTHURLBUT
ARLI NG T ONARLI NG T ON
WAVER LYWAVER LY
GRACEGRACE
MARENGOMARENGO
FILLMO REFILLMO RE
ARRO YOARRO YO
BELLEVUEBELLEVUE
PICOPICO
Canary Island Date Palm
153Recommended South Fair Oaks Specific Plan
Y ew Pine at 56 Del Mar Blvd. with young Fern Pines along the north side of the street
A. Del Mar Boulevard
Del Mar Boulevard consists of the following three existing street tree designations within the SFOSP area:
» Y ew Pine (Podocarpus macrophyllus) from Pasadena
Avenue to Fair Oaks Avenue
» Fern Pine (Afrocarpus gracilior) from Fair Oaks Avenue and Raymond Avenue
» Jacaranda (Jacaranda mimosifolia) from Raymond
Avenue to SFOSP area boundary
Existing street trees planted along Del Mar Boulevard align with the existing street tree designations. Y ew Pines are the primary street tree planted on the southern side of the corridor west of Fair Oaks Avenue while a mix of Fern Pines and Jacarandas are present along the northern side. East of Fair Oaks Avenue, Fern Pines are the primary street tree along Del Mar Boulevard.
Y ew Pine (Podocarpus macrophyllus)
There are currently approximately 22 Y ew Pines (Podocarpus macrophyllus) along Del Mar Boulevard within the SFOSP
area. Y ew Pines are evergreen trees that grow with an
upright, columnar manner with dense green foliage. Native to China and Japan, Y ew Pines are naturally suited to cool climates with warm summers, and are highly adaptable to many planting conditions. Y ew Pines tolerate pruning and low to moderate water conditions once established making it a resilient and versatile tree type.
T ree heights along Del Mar Boulevard range from 10 to 40 feet but are most commonly 20 feet along the corridor. T ree crown spread, often referred to as tree canopy, ranges from 5 to 25 and is most commonly about 20 feet.
As an upright tree that tolerates pruning, the Y ew Pine is an example of a tree that grows well in urban conditions.
However, because Y ew Pines are conical in nature and
suitable as a columnar shrub for privacy screening, the tree crown spread does not provide expansive shade for
pedestrians compared to other tree species.
Y ounger Y ew Pines along Del Mar Blvd. in the SFOSP area Y ew Pine at 130 Del Mar Blvd.
154 Recommended South Fair Oaks Specific Plan
Fern Pine along Del Mar Blvd. east of Fair Oaks Avenue
Fern Pine (Afrocarpus gracilior)
There are currently approximately 20 Fern Pines (Afrocarpus gracilior) along Del Mar Boulevard within the SFOSP
area. Fern Pines are native to south-eastern Africa and characterized by a rounded tree canopy with long, narrow evergreen leaves that provide a fern-like appearance.
T ree heights along Del Mar Boulevard range from 30 to
35 feet with a tree crown spread, often referred to as tree canopy, of typically 25 feet.
Fern Pines’ light gray and furrowed bark have a similar character to oaks, which are prevalent along nearby streets, while providing similar evergreen foliage. Evergreen leaves coupled with a rounded tree shape make Fern Pines an
attractive street tree that provides year-round shade for pedestrians.
Jacaranda (Jacaranda mimosifolia)
There are currently approximately 10 Jacarandas (Jacaranda mimosifolia) along Del Mar Boulevard within the SFOSP
area. Jacarandas are partly deciduous trees native to
south-central South America and characterized by fern-like foliage and attractive violet-colored flowers which bloom in spring and summer.
T ree heights along Del Mar Boulevard range from 35 to
40 feet with a tree crown spread, often referred to as tree canopy, of typically to 35 feet.
Fast-growing and drought-tolerant, the Jacaranda is a
resilient tree that needs minimal supplemental water once established. However, sidewalk impacts due to roots are a potential issue when planted without sufficient space.
Fern Pines at 76 Del Mar Blvd.
Mix of Fern Pines and Jacaranda lining the north side of Del Mar Blvd. between Pasadena Ave. and De Lacey Ave.
Cluster of Jacaranda lining the north side of Del Mar Blvd. between Pasadena Ave. and De Lacey Ave
155Recommended South Fair Oaks Specific Plan
Cork Oak at 361 Raymond Ave along segment of with front setback
Cork Oaks along Raymond Ave in the SFOSP area planted
within landscaped parkway
Cork Oaks lining Raymond Ave near intersection of Del
Mar Blvd.
B. Raymond Avenue
There are currently approximately 129 Cork Oaks (Quercus suber) planted along Raymond Avenue within the SFOSP
area. Native to Western Mediterranean and North Africa, Cork Oaks feature dense, spreading evergreen canopies.
They are well adapted to Pasadena’ s climate conditions and once established need minimal supplemental water.
Many of the Cork Oaks along Raymond Avenue are
planted within landscaped parkways, a unique condition
of the portion of the corridor in the SFOSP area, which are maintained by the property owner.
T ree heights along Raymond Avenue range from 10 to 30
feet but are most commonly 10 feet. T ree crown spread, often referred to as tree canopy, ranges from 5 to 20 feet and is most commonly about 5 to 7 feet.
Cork Oaks and other similar oak species are preferable
for blocks with large front yard setbacks or single story buildings which provide space to accommodate their wide canopy. Evergreen oak species are ideal for creating shaded pedestrian corridors. However, while mature Cork Oaks are heat and drought tolerant, they are slow growing in nature and take many years to bring moderate to dense shade to corridors.
Cork Oaks lining Raymond Ave near intersection of Pico St.
156 Recommended South Fair Oaks Specific Plan
C. Fair Oaks Avenue
There are currently approximately 120 Crape Myrtles
(Lagerstroemia indica) planted along Fair Oaks Avenue
within the SFOSP area. Crape Myrtles are deciduous, small trees native to China and Korea with showy magenta, pink or white flowers depending on that variety that resemble crepe paper and dark green foliage that changes in fall to yellows, oranges, and reds. Once established, these trees grow with limited supplemental water and are suitable for hot, sunny climates like Pasadena’ s.
T ree heights along Fair Oaks Avenue range from 10 to 20 feet but are most commonly between 10 to 15 feet. T ree crown spread, often referred to as tree canopy, ranges from 5 to 25 feet and is most commonly about 10 to 15 feet.
When used as a street tree, Crape Myrtles can create a
stunning effect when blooming. As a deciduous tree, their use as a consistent street tree is not effective for maximizing pedestrian shade.
Crape Myrtle at 915 Fair Oaks Avenue in typical spring
condition
Crape Myrtle in typical summer condition
Crape Myrtle at 888 Fair Oaks Avenue in typical fall
condition
Crape Myrtle at 797 Fair Oaks Avenue in typical winter
condition
157Recommended South Fair Oaks Specific Plan
A.2.2 GUIDANCE FOR FUTURE TREE
SELECTION
T rees play an important role in the experience of a
streetscape. Through physical character, type of shade, and seasonal variety in the form of flowers or changing foliage, trees have a significant influence on our perception of a streetscape corridor. In addition to functional and placemaking selection criteria, tree species selection
should follow urban forestry best practices and take into consideration resilience and future climate change impacts.
The planting environment for street trees is harsh, with trees often being subjected to limited root zone volumes, minimal supplemental irrigation, pollution from car exhaust, pet waste, and high temperatures from urban heat island effect as well as light reflected from nearby glazing. As climate change continues, we can anticipate generally warmer
temperatures and more extreme heat days; therefore,
the role of shade trees in urban environments will become increasingly valuable and tree species should be suitable to warmer environments and extreme heat.
T able A.2-1 summarizes recommendations for tree species along Del Mar Boulevard, Raymond Avenue, and Fair Oaks
Avenue.
Street T ree Species
» Del Mar Boulevard » Y ew Pine (Podocarpus macrophyllus » Fern Pine (Podocarpus gracilior)
» Raymond Avenue » Cork Oak (Quercus suber)
» Tipu T ree (Tipuana tipu)
» Fair Oaks Avenue » Crape Myrtle (Lagerstroemia indica) » Tipu T ree (Tipuana tipu)
T able A.2-1: T ree Species Recommendations by Street
158 Recommended South Fair Oaks Specific Plan
Map A.2-2: Recommended Street T rees
Note: Dots indicate recommended tree
species, but are diagrammatic and do
not reflect actual recommended tree
spacing.
Service Layer Credits:
·|}þ134
·|}þ110
§¨¦
710
Crape Myrtle
Tipu
Specific Plan Area
Fern Pine
Jacaranda
Cork Oak
Tipu
·|}þ134
·|}þ110
§¨¦
710
FA I R O A K SC AL I F O R N I A
R AY M O N DAR R O Y O
DEL MAR
HERR ALYHERR ALY
TENHAEFF ALYTENHAEFF ALY
PALMETTOPALMETTO
PICHER ALYPICHER ALY
HERRHERR
STAT ESTAT E
ALARCONALARCON
PASADENAPASADENA
BELLEF ONTAI NEBELLEF ONTAI NE
GLENARMGLENARM
ALESSANDROALESSANDRO
MAYMAY
EDMONDSON ALYEDMONDSON ALY
EDMONDSON ALYEDMONDSON ALY
FAIRMOU NTFAIRMOU NT
CONG RESSCONG RESS
HURLBUTHURLBUT
ARLI NG T ONARLI NG T ON
WAVER LYWAVER LY
GRACEGRACE
MARENGOMARENGO
FILLMO REFILLMO RE
ARRO YOARRO YO
BELLEVUEBELLEVUE
PICOPICO
Service Layer Credits:
·|}þ134
·|}þ110
§¨¦
710
Crape Myrtle
Tipu
Specific Plan Area
Fern Pine
Jacaranda
Cork Oak
Tipu
·|}þ134
·|}þ110
§¨¦
710
FA I R O A K SC AL I F O R N I A
R AY M O N DAR R O Y O
DEL MAR
HERR ALYHERR ALY
TENHAEFF ALYTENHAEFF ALY
PALMETTOPALMETTO
PICHER ALYPICHER ALY
HERRHERR
STAT ESTAT E
ALARCONALARCON
PASADENAPASADENA
BELLEF ONTAI NEBELLEF ONTAI NE
GLENARMGLENARM
ALESSANDROALESSANDRO
MAYMAY
EDMONDSON ALYEDMONDSON ALY
EDMONDSON ALYEDMONDSON ALY
FAIRMOU NTFAIRMOU NT
CONG RESSCONG RESS
HURLBUTHURLBUT
ARLI NG T ONARLI NG T ON
WAVER LYWAVER LY
GRACEGRACE
MARENGOMARENGO
FILLMO REFILLMO RE
ARRO YOARRO YO
BELLEVUEBELLEVUE
PICOPICO
159Recommended South Fair Oaks Specific Plan
A. Del Mar Boulevard
The existing Del Mar Boulevard streetscape is characterized by a mix of Y ew Pines, Fern Pines, and Jacaranda trees.
As previously mentioned, a single species is designated for distinct street segments of the corridor. The result is a somewhat disjointed streetscape character for Del Mar
Boulevard as a whole. Establishing a mix of species along the full extent of the corridor can create cohesion and support resiliency and diversity within the urban forest.
As the neighborhood develops, there are opportunities
to create a cohesive streetscape experience along Del
Mar Boulevard and reinforce the corridor as the northern gateway to the district. It is recommended that Fern Pine and Jacaranda be designated as options for the full extent of Del Mar Boulevard within the SFOSP area to create a cohesive sense of place and attractive streetscape environment.
Updated requirements for tree well dimensions included
in Chapter 5 of this Specific Plan will create additional planting space for future trees, and improve conditions for tree species which require ample space for roots, such as Jacarandas. As a conical street tree that does not provide ample shade for pedestrians, it is recommended that
Y ew Pine be removed from the list of designated species.
Allowing Fern Pines and Jacarandas along the full segment of Del Mar Boulevard can help create more shade and unity.
Mix of Fern Pine and Jacaranda trees along northern side of Del Mar Blvd
Fern Pine along Del Mar Blvd. in the SFOSP area
Fern Pine
160 Recommended South Fair Oaks Specific Plan
B. Raymond Avenue
The existing streetscape along Raymond Avenue within
the SFOSP area is characterized by consistent Cork Oak
tree plantings. While oaks are evergreen species ideal for creating shaded pedestrian corridors, younger plantings do not provide sufficient shade and may take many years to bring shade benefits to streetscapes. As mature street trees, oak species require sufficient space for canopies to avoid conflicts between buildings and trees which can be achieved through building setbacks and upper story stepbacks.
T o supplement the presence of existing Cork Oaks, Tipu T rees are recommended as an tree option with a smaller canopy that is suitable for development placed at the
sidewalk line. Additionally, Tipu trees are a faster-growing option to help create near-term shade for pedestrians along Raymond Avenue. This potential tree species for City and community input is described below:
Tipu T ree (Tipuana tipu)
Tipu T rees are native to Bolivia and Southern Brazil and characterized as fast growing and colorful shade trees with golden blooms in late spring. As a showy, semi-evergreen tree the Tipu is an attractive street tree option that provides year-round shade with seasonal color accents that create a sense of place.
Tipu T ree
Y ounger Cork Oaks at 630 Raymond Ave
Y ounger Cork Oaks at 500 Raymond Ave
Cork Oak lining sidewalk with building setback along
Raymond Ave
161Recommended South Fair Oaks Specific Plan
C. Fair Oaks Avenue
The existing streetscape along Fair Oaks Avenue includes consistent Crape Myrtle plantings. As previously described, Crape Myrtles are deciduous, small trees with with showy magenta, pink or white flowers depending on that variety which occur primarily in summer. Along Fair Oaks Avenue, a 4-lane corridor, the relatively low stature of the Crape Myrtle does not create a notable visual impact in contrast to the roadway width, particularly during winter months.
While leaves provide autumn color in fall, Crape Myrtles drop their leaves in winter months which further minimizes their visual presence and shade production.
T o supplement the existing Crape Myrtles, Tipu T rees
are recommended as a faster-growing option to help
supplement year-round shade for pedestrians along Fair
Oaks Avenue. This potential tree species for City and
community input is described below:
Tipu T ree (Tipuana tipu)
Tipu T rees are native to Bolivia and Southern Brazil and characterized as fast growing and colorful shade trees with golden blooms in late spring. As a showy, semi-evergreen tree the Tipu is an attractive street tree option that provides year-round shade with seasonal color accents that create a sense of place.
Crape Myrtle along Fair Oaks Ave. in typical winter
conditionTipu T ree
Crape Myrtle in typical winter condition along Fair Oaks Ave, a wide 4-lane corridor