Pasadena City Council
October 24, 2022

Planning and Community Development DepartmentPlanned Development #39Affinity Project465-577 S. Arroyo ParkwayOctober 24, 2022City Council Planning and Community Development DepartmentEntitlements1.Zoning Map Amendment: To reclassify the Project site from CD-6 to PlannedDevelopment 39 (PD-39; Affinity Planned Development);2.PD/PD Plan: To establish allowed and conditionally allowed land uses,development standards, and conditions of approval that are incorporated intoAppendix A (Planned Developments) of the Zoning Code; and3.Variance for Historic Resources: To allow building heights up to 93’6” wherethe maximum allowed is 50’ and 65’ with height averaging; the project willretain two historic resources and adaptively reuse them.2 Planning and Community Development DepartmentReview Process•The PD application is legislative.•Variance for Historic Resources is quasi-judicial.•Steps in the review process:>Preparation of CEQA document (EIR) >Preliminary Consultation by Design Commission >Planning Commission recommendation regarding adequacy of the EIR and the proposed PD application and PD Plan (includes zoning map amendment and VHR) to the City Council >City Council HearingsCertification of the Final EIR and action on the PD application and PD Plan (includes zoning map amendment and VHR) >Design Review (Concept and Final Design)>Landmark Designation (two historic structures to remain)3

Planning and Community Development Department
Aerial
4S. Arroyo Pkwy.E. California Blvd.

E. Bellevue Dr.S. Raymond Ave.

Metro ROW
Planning and Community Development DepartmentExisting Site Plan 5 S. Arroyo Pkwy.E. California Blvd.

E. Bellevue Dr.
•Site Area: 144,853 sf (3.3 acres)•Existing: Five parcels and nine commercial buildings (food sales, restaurants, retail sales, animal services)•Zoning District: CD-6 (Central District Specific Plan, Arroyo Corridor/Fair Oaks subdistrict)•General Plan Land Use Designation: High Mixed Use (0-87 du/acre, 0.0-3.0 FAR) Planning and Community Development DepartmentProposed Site Plan 6 E. California Blvd.

E. Bellevue Dr.Building A Medical Office/commercialORResidential/commercial154,000 sf7 stories (93’6”)Retained523 S. Arroyo PkwyRetained501 S. Arroyo PkwyRetained465 S. Arroyo PkwyBuilding B Assisted/Independent Living184,376 sf7 stories (90’6”)

Planning and Community Development DepartmentProposed Elevations 7 (Arroyo Parkway)
Bldg. ABldg. BProposedPC RecommendationCD-6 ZoneDraft CDSP (CD-MU-N)93’6” (A); 90’6” (B)75’ (A)50’ (65’)63’ (78’)93’6”50’75’90’6”Wholefoods(65’) 78’ Planning and Community Development DepartmentPC Recommendation (August 24, 2022)a)Allow a maximum height of 75 feet for Building A; b)Require a future residential use in Building A to satisfy a 25 percent inclusionary housing requirement;c)Require a Historic American Building Survey for the two historic buildings prior to removal; d)Amend recommended Condition of Approval #12, requiring the applicant Landmark the two historic buildings but also require a historic structures report; e)Require Building B provide a MERV 13 air filtration system and that the building owner maintain those filters;f)Ensure maximum protection for street trees in relation to the excavation of the parking structure; 8 PC RecommendationStaff Recommendationa)Not included (results from reallocated building floor area when retaining historic resources)b)Staff would include, only if the applicant agrees c)Not included (PC clarified not applicable because all historic buildings are retained)d)Included (condition #12)e)Included (condition #126)f)Included (condition #83) Planning and Community Development DepartmentPC Recommendation (cont.)g)Require the parking structure to have the infrastructure in place so that all parking spaces can be retrofitted for electric charging. The required quantities of electric charging spaces are still required; h)Require buildings to be all electric with the exception of any needed natural gas for medical uses, assisted living, and/or medical research;i)Require buildings to be LEED Gold or higher; j)Seek as close as practical to net neutrality in terms of water use on site or if not possible off site; andk)Allow residential use as an alternative to the medical office use as a conditional use, except that the use is by right, and that the Conditional Use Permit address the differences. 9 PC RecommendationStaff Recommendationg)Not included (subject to CALGreen)h)Included, in modified form (condition #127)i)Included, in modified form (condition #128)j)Not included (subject to CALGreen, MWELO)k)Included, in modified form (condition #129) Planning and Community Development DepartmentAdded Conditions Recommended #130130.The Applicant shall require its contractor, working in conjunction with the project’s labor partners, to establish alocal hire program prior to the issuance of a building permit with the goal that 20% of all construction labor hoursworked on the project shall be Local. “Local” shall be defined as Tier 1: workers residing within City of Pasadenapostal codes: 91101, 91102, 91103, 91104, 91105, 91106, 91107, 91108, 91109, 91110, 91114, 91115, 91116,91117, 91118, 91121, 91123, 91124, 91125, 91126, 91129, 91182, 91184, 91185, 91188, 91189, 91199; Tier 2:workers residing within the San Gabriel Valley and adjacent cities; and Tier 3: workers residing in the County ofLos Angeles. As part of the local hire program, the contractor shall notify the City of job fairs for the Project andwork with the project’s labor partners to foster staffing positions with graduates of apprenticeship programs.Added language:•The 20% of construction labor hours shall consist of construction related jobs and contracting opportunitieswith Local businesses.•The applicant shall engage with Local businesses to obtain at least 15% of the building materials required toconstruct the buildings, provided that these materials are readily available and comparably priced to the samematerials available elsewhere.•The applicant shall submit quarterly hiring/contracting reports that identify total hires/materials and thosedevoted to local hire/materials.10

LOCAL HIRE
Planning and Community Development DepartmentAdded Conditions Recommended #131131.The applicant shall facilitate first-mile, last-mile connections from the site to the nearby Fillmore and Del MarStations of the Metro L (Gold) Line by implementing the Trip Demand Management (TDM) plan required inCondition #96 and any Complete Streets Plan that may be required pursuant to Condition #97. In addition, ascomponents of satisfying these two conditions, the applicant shall: 1) install or refurbish bus benches or sheltersfor existing public transit stops within 1,000 feet of the Project to the satisfaction of Pasadena Transit, and 2)install or refurbish the wayfinding signage in the public right-of-way adjacent to the Project.11

FIRST MILE-LAST MILE
Planning and Community Development DepartmentPlanned Development•Zoning Map Amendment and PD Plan:1.The proposed amendment is in conformance with the goals, policies, and objectivesof the General Plan; and2.The proposed amendment would not be detrimental to the public interest, health,safety, convenience, or general welfare of the City.•Proposed PD Plan>Land use requirements specified.>Establishes requirements for FAR, density, setbacks, height, parking, open space.>Provides maximums for FAR and density that are at or below applicable maximumson the Land Use Diagram.12 Planning and Community Development DepartmentVariance for Historic Resources•Required findings:1.The Variance for Historic Resource is necessary to facilitate the appropriate use of anexisting historic structure;2.The Variance for Historic Resource would not adversely impact property within theneighborhood or historic district; and3.Granting the Variance for Historic Resource application would be in conformance withthe goals, policies, and objectives of the General Plan and the purpose and intent ofany applicable specific plan.•501 and 523 S. Arroyo Parkway are eligible for landmark designation(Condition #12 requires Landmark Designation).•Historic structures preserved while developable area reallocated andaccommodated through an increase in allowable building height.13 Planning and Community Development DepartmentEIR•Environmental Topics 14>Aesthetics >Agricultural/Forestry Resources >Air Quality >Biological Resources >Cultural and Paleontological Resources (mitigation)>Energy >Geology and Soils>Greenhouse Gas Emissions >Hazards and Hazardous Materials>Hydrology and Water Quality >Land Use and Planning >Mineral Resources >Noise (mitigation)>Population and Housing >Public Services and Recreation >Transportation>Tribal Cultural Resources (mitigation)>Utilities and Service Systems >Wildfire Planning and Community Development DepartmentConclusion •Zoning map amendment and accompanying PD Plan, VHR are inconformance with the goals, policies, objectives of the General Plan.•The proposal is consistent with the High Mixed Use designation andmaximums for FAR and Density.•The EIR determined all environmental topics to be less than significant orcould be mitigated to a less than significant level.•The adaptive reuse of historic structure and request for relief from maximumbuilding heights to accommodate those structures fulfills this intent andpurpose of the VHR.15 Planning and Community Development DepartmentRecommendation It is recommended the City Council:1)Adopt a Resolution certifying the Final Environmental Impact Report (EIR) (SCH #2021080103), adopt Findings of Fact, and adopt the accompanying Mitigation Monitoring and Reporting Program (MMRP); 2)Adopt the Findings (Attachment A) for a Zoning Map Amendment to reclassify the project site from CD-6 (Central District Specific Plan, Arroyo Corridor/Fair Oaks) to Planned Development (PD) 39 (Affinity Planned Development) (Legislative Action);3)Adopt the Findings (Attachment A) to approve the PD Plan and establish PD-39 with the Conditions of Approval in Attachment B (Legislative Action);4)Adopt the Findings (Attachment A) for the Variance for Historic Resources, subject to the Conditions of Approval in Attachment B (Quasi-Judicial Action); 5)Direct the City Attorney to prepare an Ordinance within 60 days for a Zoning Map Amendment to change the zoning of the site from CD-6 to PD-39; and6)Direct the City Clerk to file a Notice of Determination with the Los Angeles County Recorder pursuant to the California Environmental Quality Act within five (5) days of second reading of the Ordinance.16 Planning and Community Development DepartmentPlanned Development #39Affinity Project465-577 S. Arroyo ParkwayOctober 24, 2022City Council Planning and Community Development DepartmentProject DescriptionExisting SF Demo45,912 sf (six of nine buildings)Existing SF Retain79,553 sf (two historic buildings, Whole Foods and 275 space parking structure)Building A Building BFloor Area 154,000 sf 184,376 sfHeight7 stories (93’6”) 7 stories (90’6”)UsesProject: Medical office/commercialORProject Exchange: 197 Residential units/commercialProject: Assisted living and up to 95 independent living unitsParking SpacesUp to 850 (up to 650 under project exchange)Open Space31,605 sf18 Planning and Community Development Department
Heights
19 Huntington Hospital: 120’
Del Mar Station: 90’
Concord: 150’Office.: 129’
Hilton: 129’
Office: 100’Mixed-Use: 100’

BBCDEFGAA CDEFG
Planning and Community Development Department
Proposed Elevations
20 (Arroyo Parkway)
(Bellevue Drive) (California Boulevard)
93’6”ABAB
Planning and Community Development Department
Setbacks
21 Planning and Community Development DepartmentHistoric Resources •Historic Resources Assessment (Appendix C-1 DEIR).•501/523 are historical resources pursuant to CEQA. •In 2010, the City Council unanimously determined that 501/523 S. Arroyo Parkway qualified for landmark designation because they retain historic integrity. •Requiring submittal of an application for historical designation of 501/523 as landmarks.•VHR application is distinct from Variance application and has different findings. •Buildable volume (approximately five stories at 50’ or 65’ with height averaging) that could otherwise be accommodated was relocated to the sixth and seventh floors of buildings. 22 Planning and Community Development DepartmentVariance for Historic Resources 23 Arroyo Parkway
Planning and Community Development Department
Existing Property Lines
24S. Arroyo Pkwy.E. California Blvd.

E. Bellevue Dr.

Metro ROW
Planning and Community Development DepartmentSidewalks
25 E. California Blvd.

E. Bellevue Dr.

Street Proposed Draft CDSP (CD-MU-N)Arroyo Parkway 10-13’ 15’California Blvd 12’ 12’13’10’ Planning and Community Development DepartmentSetbacks
26 E. California Blvd.

E. Bellevue Dr.

Street Proposed Draft CDSP (CD-MU-N)Arroyo Parkway 0’* 0’-3’California Blvd 0’* 0’-5’*Corner plaza at intersection setback approximately 30’ Planning and Community Development DepartmentDensity and Inclusionary Requirement 27 Density Proposed by ProjectCurrent CD-6 Zone87 du/acre 48 du/acreMax base units 289 units* 159 unitsInclusionary Requirement 20% 25%197 units 39 affordable 49 affordable*92 independent living units in Assisted Living Facility197 multi-family units subject to Inclusionary Requirement Planning and Community Development DepartmentEIR•EIR prepared pursuant to CEQA. >Initial study and Scoping Review period 8/5/21 to 9/3/21Virtual meetings: 8/11/21 (PC) and 8/26/21 (Community)>Draft EIRReview period: 1/18/22 to 3/3/22Virtual meeting: 2/3/22 (PC)>Final EIRAvailable 5/25/22Response to comments, Mitigation Monitoring and Reporting Program (MMRP), errataSubsequent responses to comments after close of public review responded to (Attachment G)28 Planning and Community Development DepartmentPD Plan Consistency•Land uses and CD-6>Uses identified as permitted or conditionally permitted are consistent with CD-6except:Care related classifications permitted (Life/care facilities, Residential care facilities, general,Adult day care, general, Medical services, extended care).Uses added (Alcohol beverage manufacturing, Alcohol beverage manufacturing with accessorytasting room, custom manufacturing/artisan production, and wireless telecommunicationfacilities, co-Located [SCL]).•Parking proposed to be within applicable TOD requirements andminimum/maximum ranges.29 Planning and Community Development DepartmentPD Plan Consistency 30 Standard Proposed CD-6 Zone Draft CDSP (CD-MU-N)High-MUGeneral PlanDensity (max) 87 du/acre 48 du/acre 87 du/acre 87 du/acreFAR (max) 2.89 1.5 3.0 3.0Height (max) 93’6” 50’ (65’) 63’ (78’) NASetbacksBellevue (N)Arroyo Parkway (E)California (S)Interior (W)0’0’0’10’0’ to 5’0’ to 5’0’ to 5’None required0’ to 5’0’ to 3’0’ to 5’None requiredNA Planning and Community Development DepartmentLegislative Matters•Legislative: Making laws/rules•Recommend to Council whether to: >Approve, >Approve in modified form, or >Disapprove. >All above actions must be based on findings31 Planning and Community Development DepartmentQuasi-judicial matters•Quasi-judicial: Interpreting and applying laws•When city ordinance requires administrative hearing to take testimony and apply a standard or rule to an individual set of facts (sometimes also called “adjudicative” act).•Decision makers act like judges applying rules to facts and evidence, rather than as legislators making policy decisions (“legislative” act).•Most common example: land use permits32 Planning and Community Development DepartmentDesign Review•Design Review is required. Applicant completed first stage, Preliminary Consultation. Subsequent stages (Concept and Final Design Review) would occur after adoption of the PD application and PD Plan. •Preliminary Consultation Comments (5-25-21)>Continue to study height and massing.>Continue to explore ways that the different buildings and uses on the site interact with and relate to each other, both functionally and architecturally, including the existing historic buildings and the Whole Foods Market.>Further define the programming of open spaces and ground-level plazas.>The historic buildings to be retained should be carefully reviewed by a qualified Historic Architect to identify rehabilitation treatments to be implemented in conjunction with the proposed project.33 Planning and Community Development DepartmentRoles and Responsibilities•Lead Agency (City)>Independently review all documents>CEQA documents reflect independent judgement>Can approve, modify, or deny projects•Environmental Consultant (Psomas)>Hired to provide objective, expert analysis>Works on behalf of and with City to prepare the EIR>Unbiased, does not advocate34 Planning and Community Development DepartmentPD Purpose•Purpose.The PD zoning district is intended for sites where an applicant proposes and the City desires to achieve a particular mix of uses, appearance, land use compatibility, or special sensitivity to neighborhood character. The specific purposes of the PD district are to:a.Establish a procedure for the development of large parcels of land in order to reduce or eliminate the rigidity, delays, and inequities that otherwise would result from application of land use regulations and administrative procedures designed primarily for small parcels;b.Ensure orderly and thorough planning and review procedures that will result in quality urban design;c.Encourage variety and avoid monotony in large developments by allowing greater freedom in selecting the means to provide access, light, open space, and amenity;d.Allow certain types of development consistent with the general plan that can be acceptable at a specific location only under standards significantly more restrictive than those of a base district in which the use is permitted;35 Planning and Community Development DepartmentPD Purposee.Provide a mechanism whereby the city may authorize desirable developments in conformity with the general plan without inviting speculative rezoning applications that if granted, often could deprive subsequent owners of development opportunities that do not necessarily result in construction of the proposed facilities;f.Encourage allocation and improvement of common open space in residential areas, and provide for maintenance of the open space at the expense of those who will directly benefit from it;g.Encourage the preservation of serviceable existing structures of historic value or artistic merit by providing the opportunity to use them imaginatively for purposes other than that for which they were originally intended; andh.Encourage the assembly of properties that might otherwise be developed in unrelated increments to the detriment of surrounding neighborhoods.36 Planning and Community Development DepartmentPD Standards•Development standards.1)The FAR of a PD shall not exceed the FAR allowed on the Land Use Diagram for the project site unless approved by the City Council, but only as high as 3.0, and only when it can be shown the architectural design of the PD is contextual and of a high-quality.2)The residential density of a PD shall not exceed the residential density allowed on the Land Use Diagram for the project site unless approved by the City Council, but only as high as 87 dwelling units per acre, and only when it can be shown the architectural design of the PD is contextual and of a high-quality. The residential density may also exceed that of the Land Use Diagram if the project is complying with the Density Bonus provisions of Chapter 17.42 (Affordable Housing Incentives and Requirements).3)In the CD district, no PD plan may authorize a greater height than that permitted by Figure 3-8 -Central District Maximum Height.4)The performance standards of Section 17.40.090 shall apply.5)Other development regulations shall be as prescribed by the PD plan.37 Planning and Community Development DepartmentWater•Water supply assessment (WSA) (Appendix I of the DEIR). •WSA relies on data contained in PWP’s 2020 Urban Water Management Plan (UWMP). •State Law requires the City adopt a UWMP every five years that contains an analysis of total projected water use compared to water supply over the next 20 years.•The UWMP accounts for the water demand of the proposed project.•WSA concluded there would be sufficient water supplies available to serve the existing demand, project demand during normal, dry and multiple dry years.•Gains in water efficiency contribute in accommodating future development. 38 Planning and Community Development DepartmentTraffic•CEQA and Outside CEQA review conducted for the project. •Traffic Impact Analysis (TIA) consistent with DOT practice and guidelines that apply to project applications deemed complete prior to February 15, 2021. •For the CEQA review (Appendix G-1 and G-2 of the DEIR). •The TIA concluded the project does not exceed any of the adopted CEQA thresholds of significance. 39 Planning and Community Development DepartmentGHG/CAP•Greenhouse gas emissions (GHGs) analyzed (Section 3.4 DEIR)•Project does not conflict with applicable, plans, polices or regulation adopted for the purpose of reducing GHGs. >Provides access to mass transit options and increases connectivity in the neighborhood. >Complies with regulations to reduce GHG emissions. >Consistent with the City’s Climate Action Plan (CAP) which is in place to reduce GHG emissions.40 Planning and Community Development DepartmentProject Exchange•Project Exchange for Building A only>Medical office or 197 multifamily residential units.>All other aspects remain unchanged (height, FAR, etc.).•Project description provided in the EIR meets the requirements of CEQA.•Characteristics of the Project and Project Exchange are defined in detail and theenvironmental effects of each were separately analyzed.41 Planning and Community Development DepartmentTransportation Projects•Gold Line Crossing Enhancements>Installation of an event data recorder within the Metro L Line equipment cabinet>Allows the City to monitor train activity to identify potential long gate down events and adjust traffic signal timing accordingly>Funded, construction completion anticipated in Spring 2023•Adaptive Traffic Control System expansion>Extends the Adaptive Traffic Control network on California Blvd east to Lake Avenue. >Improved signal operations along the California Blvd. corridor >Funded and construction is underway42

Planning and Community Development DepartmentNearby Project Conditions•590 S. Fair Oaks Ave. –>Traffic signal improvements at California Boulevard at Fair Oaks Avenue >Fully actuated through the installation of Accessible Pedestrian Signals (APS). >Traffic signal controller upgrade•738 S. Fair Oaks Ave. –>Traffic signal improvements at Fair Oaks Avenue and Fillmore Street >Fully actuated, through the installation of Accessible Pedestrian Signals (APS), video detection systems for vehicle and bicycle detection on all approaches. >Traffic signal controller upgrade43 Planning and Community Development DepartmentExisting Tree Inventory 44 Planning and Community Development DepartmentExisting Tree Inventory (cont) 45 Planning and Community Development DepartmentLandscape Plan – Level 1 46 Planning and Community Development DepartmentLandscape Plan – Level 2 47 Planning and Community Development DepartmentLandscape Plan – Level 3 48 Planning and Community Development DepartmentLandscape Plan – Level 6 49