ELDER CARE
THE AFFINITY
ELDER CARE
City Council Meeting
10/24/2022
555 S. ARROYO PARKWAY
PASADENA,CA
ELDER CARE
Edgewood | adept
Our history is in Pasadena
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Project Context
Gateway to Huntington Medical Research Corridor
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• Location Connectivity
& Mobility
- Metro L Line
- Multiple Bus
Connections
- Improved Pedestrian
Experience
• Historic Resources
- Two historic buildings
- Opportunity to restore
as heart of project with
outdoor courtyard
• Size
- 3.3 Acres
Project Site
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Affinity Elder Care Development
General Plan Guiding Principles
Growth targeted towards community needs and quality of life. Higher density directed into Central District.
Pasadena’s historic resources will be preserved.
Pasadena will be an economically vital city by providing jobs, services, revenues, and opportunities.
Safe, well-designed, accessible, and human-scale areas will be provided where people of all ages can live, work and play.
Specific plans in targeted development areas will emphasize a mix of uses, pedestrian activity, and transit.
Pasadena will be a cultural, scientific, corporate, entertainment, and education center for the region.
Community participation will be a permanent part of achieving a greater city.
1. 2.
3. 4.
5. 6.
7. Pasadena is committed to public education and a diverse educational system.8.
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Assisted
Living
Historic
Element
• 184,376 sf senior living facility with
assisted and independent living
Medical/
Research+
• Preserved and restored historic buildings
will frame courtyard at heart of the
project
• 151,000 sf of medical/research uses
• Ancillary café and street-front commercial
uses
Site &
Access
• Extensive Landscape (approx. 50%
more trees)
• Approx. 31,605 sf of open spaces
• Reduce curb cuts by 50%
• Extend sidewalks and provide new
courtyard
Project Summary
Residential
Exchange
• Ability to exchange the medical/research
building with up to 197 dwelling units
within the same building envelope.
Healthy Organic
Market
• Existing Whole Foods to remain on-site
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Historic Preservation
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Landscape Element
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Pedestrian Experience
• Activate Storefronts
• Landscape Elements
• Courtyard + Breezeways
• Architectural Articulation
• Human Activity; At Ground Floor Level
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Urban Heat Island
• The Affinity would have a
beneficial effect on Urban
Heat Island by:
o 47% reduction in
exposed asphalt
o ~4,700 sf of net new
exposed vegetated
landscaped areas
LEED
• Reduce environmental impacts
in design, construction, and
operation and maintenance of
the building
• Reduce total energy and water
consumption and waste
generation
• Provide financial incentives to
building owners and occupants
02 Water Usage
• The Affinity, like all Pasadena
residents and commercial
entities, is required to and
will comply with all
applicable water
conservation measures
• 9% - 18% reduction in water
use on a population
weighted basis compared to
single-family units
GHG
• Project aligns with Sate’s goals
and the City’s CAP in
addressing GHG and climate
change
• The Project’s GHG emissions
that were used to evaluate
against the CAP’s checklist were
rigorously calculated
01 03
04 Affinity Elder Care Development
Positive Environmental Attributes
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Affinity Elder Care Development
Economic Benefits to Pasadena
• 244 jobs created in Pasadena
• $18 million in labor income
• $38 million in economic output
Economic Benefits During Construction
• 897 jobs created in Pasadena
• $73 million in labor income
• $124 million in economic output
Economic Benefits During Operations
Project is estimated to generate approximately
$1.06 million in annual fiscal revenues to the
City’s General Fund upon buildout and
stabilization
Benefits to Pasadena’s Fiscal Revenues
Pasadena Fiscal
Revenue
Operation
Construction
Per Gross Fiscal Impact & Economic Benefit Analysis report dated August 2022 prepared by Kosmont Companies
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2 3
Modified Buildings
• Contextualize Assisted Living buildings with historic elements • More contemporary design for the Medical/Research building 4 Driveway design
• Incorporate porte-cochere design to reduce ingress/egress backup onto Arroyo Parkway
• Reduce curb cuts to improve pedestrian safety
Architectural and landscape elements
5 6
Sidewalk widths to up to 13 ft
Enhanced public spaces
7 8
Revised 1st Floor architectural treatments with extensive glass lines and incorporated dining uses on street front of assisted living building 9 Eliminated canopy structure in open spaces between historic buildings Limited certain uses on Whole Foods parcel and restricted FAR and Density through PD Plan
Affinity Project Evolution Through Community Input
1 Pushed density and height towards Metro ROW with lower buildings at Arroyo Parkway
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Affinity Elder Care Development
General Plan Guiding Principles
General Plan Guiding Principles Affinity
Growth targeted towards community needs
and quality of life. Higher density directed
into Central District.
Affinity’s mix of uses are driven by the community’s needs and enhancing quality of life.
Pasadena’s historic resources will be
preserved.
Affinity retains and adaptively reuses two historic resources as the social heart of the project.
Pasadena will be an economically vital city by
providing jobs, services, revenues, and
opportunities.
Affinity will attract businesses, bring jobs and provide vital services for the community.
Safe, well-designed, accessible, and human-
scale areas will be provided where people of
all ages can live, work and play.
Affinity is a multigenerational community that provides live, work, and play opportunities.
Specific plans in targeted development areas
will emphasize a mix of uses, pedestrian
activity, and transit.
Affinity provides balanced mix of uses, activates the pedestrian experience along Arroyo Parkway, and sits between two Metro L Line stations.
Pasadena will be a cultural, scientific,
corporate, entertainment, and education
center for the region.
Community participation will be a permanent
part of achieving a greater city.
Met with hundreds of community members and their respective organizations.
Affinity reinforces Pasadena’s position as a regional and national leader in medicine and research. The Affinity contributes in keeping Pasadena’s intellectual capital in Pasadena.
Pasadena is committed to public education
and a diverse educational system.
Affinity will generate substantial fees and taxes to PUSD, likely without requiring any educational services for its residents or users.
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This project makes sense!
This is a massive project and will significantly change that intersection, which is not a bad thing but a good thing because it will create a lot of activity there. Arroyo does not have much of a walking environment. Arroyo does not have a density of pedestrian oriented uses that contract people.
Design Commission Feedback
I don’t think anybody has not wondered what will happen at this corner. Very pleased to see the program that has been developed. The medical/research building and
assisted living seems to be an appropriate use of this
land.
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Not nervous about putting height in this area given
proximity to the hospital and all the projects that have recently been approved in the medical corridor. It makes a lot of sense.
Planning Commission Feedback
To me, shaving off a floor vs having additional affordable housing, I would lean toward the latter.
I think this may be a record. I don’t recall any project having this many speakers for a long time.
History of Building Heights and Contexts in Pasadena
Colorado Boulevard (1887)
History of Building Heights and Contexts in Pasadena
Constance Hotel (90 ft; 1926)Hotel Green(90 ft; 1899)
Chamber of Commerce Building (83 ft; 1906) Citizens Savings Bank (90ft; 1913) History of Building Heights in Pasadena
Pasadena Bank (120 ft; 1928)
Pasadena Playhouse (77 ft; 1925)
Pasadena Furniture Co (116 ft; 1924)
Vista Del Arroyo Hotel (103 ft; 1921-31)
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Affinity
1 What is nearby?
2 What has been done
successfully in historic settings?
What Makes Sense for Affinity?
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A 90 ft
B 175 ft
C 100 ft
D 100 ft
Height Context Exercise – Nearby Properties
E 125 ft
Avalon Del Mar Station
Distance: 0.3 mile
Huntington Memorial Hospital
Distance: 0.2 mile
Castle Green
Distance: 0.6 mile
Concord Pasadena
Distance: 0.5 mile
Art Center College of Design
Distance: 0.7 mile
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E 125 ft
A 90 ft
Height Context Exercise – Nearby Properties
Avalon Del Mar Station
Distance: 0.3 mile
Huntington Memorial Hospital
Distance: 0.2 mile
Castle Green
Distance: 0.6 mile
Concord Pasadena
Distance: 0.5 mile
Art Center College of Design
Distance: 0.7 mile
B 175 ft
C 100 ft
D 100 ft
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Elevation Study Map – Central and S. Fair Oaks Districts
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Avalon Del Mar Station
• Residential/Commercial Mixed-Use (2006)
• Architect: Moule & Polyzoides
• 7 Stories (100 ft) next to 1 story historic structure • Development Info
o Land Size: 4.1 Acres
o 347 Units (85 DU/Acre)
o Parking Spaces: 1,200 (600 dedicated to transit)
o 14-21 feet between buildings
• Recognition:
o 2003 Congress for the New Urbanism Charter Award
o Los Angeles Business Journal Outstanding Architect Award o Parkinson Spirit of Urbanism Award, USC School of Architecture
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• Fulfills a need that touches everyone - providing quality of life for mom and dad • Provide attractive and beautifully landscaped areas that welcome visitors and friends • Medical care, groceries, restaurants, and shopping uses are across the courtyard • Preserves history and enhances pedestrian experience
• Built to embrace convenient public transportation
The Affinity
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Pedestrian Video
VIDEO
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THANK YOU