Planning & Community Development Department
City Council
July 15, 2024
Conditional Use Permit #6926
E. Colorado Blvd and N. Sunnyslope Ave.
Rusnak Porsche
Planning & Community Development Department
Conditional Use Permit #6926
The applicant, Pasadena Rusnak Porsche, has submitted the proposed applications for the following:
1) Conditional Use Permit (CUP): To allow the establishment of a vehicle sales and leasing land use;
2) CUP: To allow new construction exceeding 25,000 SF;
3) Minor Variance: To allow a proposed structure to be set back 43 FT from the corner side property line (Sunnyslope Avenue), where the setback requirement is 5 FT; and
4) Street Vacation: To allow the vacation of Nina Street, from Sunnyslope Avenue to its easter terminus and transfer ownership to a private owner.
2 Planning & Community Development Department
Planning Commission Recommendation
On May 8, 2024, the Planning Commission held a public hearing and recommended that the City Council:
1) Adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (7-0);
2) Approve the street vacation and transfer of ownership to a private owner (7-0);
3) Approve the Minor Variance to allow a greater corner setback along Sunnyslope Avenue (6-1);
4) Deny the CUP to allow the establishment of a vehicle sales and leasing land use (5-2); and
5) Deny the CUP to allow new construction over 25,000 SF (4-3). 3 Planning & Community Development Department
Site Information:
> Eight Parcels:
2914 to 2948 E. Walnut Street; 2929 & 2942 Nina Street; and 40 N. Sunnyslope Avenue).
> Project Site Area: 4.4 acres.
> General Plan and Zoning Districts:
South Half: 2003 East Colorado Specific Plan (ECSP-CG-6). North Half: 2000 East Pasadena Specific Plan (EPSP-d1-IG). Entire Site: Draft Lamanda Park Specific Plan.
> Existing Uses:
North of Nina Street: commercial buildings, garage
structure, surface parking, and a vacant lot.
South of Nina Street: commercial building and surface parking for the auto dealership to the east.
E. Colorado Blvd
E. Walnut St
N. Sunnyslope Avenue
4 Project Location
Planning & Community Development Department
Site Photographs
5 ABOVE: COLORADO BOULEVARD FRONTAGE LOOKING WEST
UPPER LEFT: NORTHEAST CORNER OF COLORADO BOULEVARD
AND SUNNYSLOPE AVENUE
LOWER LEFT: COLORADO BOULEVARD FRONTAGE
Planning & Community Development Department
6 Site Photographs
ABOVE: PROPERTY ALONG NINA STREET LOOKING NORTH
UPPER LEFT: WALNUT STREET FRONTAGE
LOWER LEFT: SOUTHEAST CORNER OF WALNUT STREET AND
SUNNYSLOPE AVENUE
Planning & Community Development Department
General Plan Guiding Principal #3:
> Economic Development: Pasadena will be an economically vital City by providing jobs, serves, revenues and opportunities. A diverse economic base with jobs for Pasadena residents will be fostered; existing businesses will be encouraged to stay or expand…the continued fiscal health of the City will be ensured. 2003 East Colorado Specific Plan:
> Project is located within the Chihuahuita Subarea. The Plan states the following:
A large number of auto dealerships are present in this area. A district filled with many auto dealers and large retailers makes this a destination…It is critical that these businesses have easy access from the street and parking in the front. Colorado Boulevard at Sunnyslope Avenue is a transition point from the auto- oriented uses to the east and the pedestrian-oriented Lamanda Park neighborhood to the west.
General Plan
7 Planning & Community Development Department
Area Map
8 Other Subareas Lamanda Park Subarea Chihuahuita Subarea
Subject Site
2003 East Colorado Specific Plan – Subareas
Planning & Community Development Department
9 Area Photographs
EXISTING AUTO ORIENTED BUSINESSES IN THE CHIHUAHUITA SUBAREA Planning & Community Development Department
Original Project Proposal:
> Vacate Nina Street and incorporate land into the project site. > Demolish the Swanson and Peterson building and all other improvements on site.
> Construct a new 60,230 SF, 2-story building towards the rear of the site. 2 Minor Variances needed to exceed the setback requirements along Colorado Boulevard and Sunnyslope Avenue.
> Incorporate customer parking and outdoor vehicle display area along the Colorado Boulevard and Sunnyslope Avenue.
10 Original Project (2021)
Planning & Community Development Department
Design Commission – May 22, 2022:
> Preliminary Consultation Land Use Recommendations –
• Consider the use of alternative pavement materials that are permeable; • Explore the feasibility of retaining the existing Swanson and Peterson building; and • Consider a freestanding structure along the street and/or move the main building closer to Colorado Boulevard to enhance the pedestrian environment.
Planning Commission – July 27, 2022:
> Continued the hearing for the applicant to consider the following – • Retain the Swanson and Peterson building;
• Incorporate a design that is in conformance with the required setbacks; and • Address the Design Commission’s recommendations.
> Established a Subcommittee to work with the applicant. • Applicant worked with the Subcommittee and other stakeholders for 2 years to address concerns raised. 11
Original Project (2022)
Planning & Community Development Department
Swanson and Peterson Building:
> Revised project retains and adaptively reuses the building. > Will be used to service vintage Porsche vehicles.
Site Layout and Setbacks:
> A freestanding trellis structure has been added that will meet the setback requirement along Colorado Boulevard. Minor Variance needed to exceed the setback requirement along Sunnyslope Avenue.
> Permeable grasscrete is proposed for the entirety of the vehicle display area fronting Colorado Boulevard, along with other site landscaping.
Revised project presented to the Planning Commission on May 8, 2024 12 Revised Project (2023)
Planning & Community Development Department
Proposed Site Plan:
> Retains the Swanson and Peterson Building.
> New 58,849 SF auto dealership:
27,410 SF of vehicle sales.
31,439 SF of vehicle services.
36-feet in height.
> 4,864 SF car wash.
> 158 parking spaces for customers and staff.
> Vehicle display and trellis structure along
Colorado Boulevard.
> Nina Street vacation and transfer of
ownership to a property owner.
13 Revised Project
Trellis
New
Building
Swanson
& Peterson
E. Colorado Blvd.
E. Walnut St.
N. Sunnyslope Ave.
Nina St. Vacation
Display area with
grasscrete
Carwash
Planning & Community Development Department
Nina Street Vacation
14 Planning & Community Development Department
15 VIEW FROM THE CORNER, SUNNYSLOPE AVE AND COLORADO BLVD Renderings
Planning & Community Development Department
VIEW FROM THE CORNER, SUNNYSLOPE AVE
AND COLORADO BLVD
Renderings
ABOVE: EXISTING
RIGHT: PROPOSED
16 Planning & Community Development Department
VIEW FROM THE SOUTHEAST CORNER OF SUNNYSLOPE AVENUE
AVE AND WALNUT STREET
Renderings
ABOVE: EXISTING
RIGHT: PROPOSED
17 Planning & Community Development Department
Street Vacation:
> City has no need to retain street (recommended approval 7-0).
Minor Variance:
> The trellis structure is proposed to be set back 43 FT along the Sunnyslope Avenue frontage, where 5 FT is required (recommended approval 6-1). > Unique circumstances:
Site has an 11-FT change in grade that descends from west to east, unlike most sites on Colorado Boulevard that descend from north to south; and Condition constrains ability to place the trellis structure at the street corner without constructing retaining walls at the driveway entrance. This would negatively impact vehicular access and circulation – critical for this use. 18 Planning Commission Discussion
Planning & Community Development Department
Conditional Use Permits:
> Vehicle sales and leasing land use (recommended denial 5-2). > New construction exceeding 25,000 SF (recommended denial 4-3). > Planning Commission determined that the project did not comply with the 2003 East Colorado Specific Plan:
The project did not create a pedestrian oriented environment:
» Placement of parking in front of the building, and
» Project does not provide a defined street edge with a continuous building wall.
The design of the building is a company prototype that was not unique to Pasadena and did not comply with the Specific Plan design guidelines. 19 Planning Commission Discussion
Planning & Community Development Department
2003 East Colorado Specific Plan:
> The southern half of the project site is in the Chihuahuita Subarea:
Not identified as a pedestrian-oriented area.
Identifies area as auto-dealer oriented and indicates that dealers should have easy access from the street and parking in the front:
» The proposed project has vehicle display in the front and customer and employee parking at rear.
» The trellis structure will be used to visually frame a portion of the outdoor vehicle display area while also activating the street edge. » A 5-FT landscape planter will be provided at the street edge. 20 Staff Recommendation
Planning & Community Development Department
2000 East Pasadena Specific Plan:
> The northern half of the project site in the d1 Subarea:
Characterized as an older industrial area:
» Small- to medium-sized parcels and a mix of commercial uses. » Concentration of auto-oriented businesses, including parts and body shops, and auto dealerships.
One purpose of the Subarea is to encourage its continued use as an industrial district with moderate amounts of office and commercial development.
Design Commission Review:
> Required to complete the design review process:
Confirm the applicant responded to the Preliminary Consultation comments. Review the project for consistency with all applicable design guidelines. 21 Staff Recommendation
Planning & Community Development Department
Environmental Review
As required by the California Environmental Quality Act (CEQA), the following environmental topics were analyzed:
Mitigation measures were incorporated to reduce impacts to less than significant levels for Cultural Resources, Hazards and Hazardous Materials and Tribal Cultural Resources.
22 • Aesthetics • Land Use and Planning
• Agriculture and Forestry Resources • Mineral Resources • Air Quality • Noise
• Biological Resources • Population and Housing
• Cultural Resources • Public Services
• Energy • Recreation
• Geology and Soils • Transportation
• Greenhouse Gas Emissions • Tribal Cultural Resources
• Hazards and Hazardous Materials • Utilities and Service Systems • Hydrology and Water Quality • Wildfire
• Mandatory Findings of Significance
Planning & Community Development Department
Recommendation
23 It is recommended that the City Council:
1. Adopt the Mitigated Negative Declaration in Attachment C and Mitigation Monitoring and Reporting Program in Attachment D;
2. Adopt the findings in Attachment A and approve Conditional Use Permit #6926, with the conditions of approval in Attachment B;
3. Adopt a Resolution of Intention to vacate Nina Street, from Sunnyslope Avenue to its eastern terminus;
4. Set a public hearing for Monday, August 26, 2024, at 5:30 p.m. to consider the proposed street vacation prior to the adoption of the Resolution Ordering the Vacation in accordance with the requirements and recommendations contained in this report and subject to conditions herein; and
5. Direct the City Clerk to publish and post a Notice of Hearing in accordance with the requirements of the Streets and Highways Code Sections 8320, et seq.
Planning & Community Development Department
Conditional Use Permit #6926
E. Colorado Blvd and N. Sunnyslope Ave
Rusnak Porsche
City Council
July 15, 2024
Planning & Community Development Department
Draft Lamanda Park Specific Plan
• Lamanda Park Specific Plan (LPSP) is a new specific plan that will include areas that are currently in the 2003 East Colorado and the 2000 East Pasadena Specific Plans, including the entirety of the project site.
• The site would be located in a zoning district that is planned to allow auto dealerships as identified in the Draft LPSP.
• The proposed project is within the planned development intensities (FAR and height) of the draft plan.
• Setback along Sunnyslope Ave is planned to be 3 feet minimum, the project would be in compliance.
• Setback along Colorado Blvd is planned to be between 3-10 feet, with a minimum of 30% of primary frontage located within required setback.
25 Planning & Community Development Department
Minor Variance Findings (1)
1. There are exceptional or extraordinary circumstances or conditions applicable to the development site that do not apply generally to sites in the same zoning district.
The subject site has a change in grade that descends from east to west, throughout the site and along the Colorado Boulevard frontage, from Sunnyslope Avenue to the eastern extent of the project site; unlike most sites on Colorado Boulevard that have a natural change in grade that descends from north to south. The resulting condition is an 11-foot grade change from the northwest corner of the site to the southeast corner. This condition constrains the ability to place the main auto dealership building at the required setback. If it were placed at the setback, it would impact vehicular access to the site by needing steeper driveways from Colorado Boulevard and Sunnyslope Avenue. It would also impact internal vehicular circulation and how cars are moved throughout the building which is an integral component of this use. The location of buildings is also driven by retaining the Swanson and Peterson building and adaptively reusing the space so that programming for the building and the new construction can be achieved. The trellis structure is proposed to be setback further to allow access for vehicles outdoors which is an external operating characteristic of the proposed use. Vehicle Sales relies heavily on the external operations and circulation- more so than a traditional retail store or office building. The grade of the site in combination with the retention of the existing Swanson and Peterson building results in unique conditions at this site that warrant the greater setback of the trellis structure along Sunnyslope Avenue. Additionally, the larger setback from Sunnyslope Avenue would allow an uninterrupted view of the proposed dealership building from Colorado Boulevard.
26 Planning & Community Development Department
Minor Variance Findings (2)
2. Granting the application is necessary for the preservation and enjoyment of a substantial property right of the applicant, and to prevent unreasonable property loss or unnecessary hardship.
The placement of the buildings affects where vehicles are displayed and the outdoor operation of the site. The trellis structure is proposed to be setback further to allow clear access for vehicles outdoors which is an external operating characteristic of the proposed use. Vehicle Sales relies heavily on the external operations and circulation- more so than a traditional retail store or office building.
3. Granting the application will not be detrimental or injurious to property or improvements in the vicinity of the project site, or to the public health, safety, or general welfare.
Granting the application would allow the display structure to be set back 43’ from Sunnyslope Avenue corner property line, as opposed to the required five-foot setback. The additional setback granted would not be detrimental or injurious to property or improvements in the vicinity of the project site. The intent of the fixed five- foot setback along street frontages is to implement the purpose of ECSP to “create a pedestrian-friendly environment that balances the needs of pedestrians and vehicular traffic, recognizing the heavy local and regional use of Colorado Boulevard.” The intent of the specific plan is to have engaging spaces for pedestrians, and this can come in different forms. The proposed trellis does meet the standards to be considered a structure and in this case provides an engaging experience for pedestrians and other travelers along Colorado Boulevard. 27 Planning & Community Development Department
Minor Variance Findings (3)
4. Granting the application is consistent with the General Plan and the purposes of Title 17 of the Municipal Code and will not constitute a grant of special privilege inconsistent with limitations on other properties in the vicinity and in the same zone district.
Adjacent properties are developed with large commercial developments similar in scale as the proposed auto dealership, many of them with setbacks greater than the required fixed five-foot setback. As proposed, the setback along Sunnyslope Avenue is consistent with General Plan Land Use Policy 4.11 – Development that is Compatible, which requires that development demonstrates a contextual relationship with neighboring structures and sites addressing such elements as building scale, massing, orientation, setbacks, buffering, the arrangement of shared and private open spaces, visibility, privacy, automobile and truck access, impacts of noise and lighting, landscape quality, infrastructure, and aesthetics. The granting of the application would not constitute a grant of special privilege.
5. Cost to the applicant of strict compliance with a regulation is not the primary reason for the granting of the Variance.
The cost to the applicant of complying with the City’s development standards has not been considered throughout the review of this application.
28 Planning & Community Development Department
Site Topography
702’
713’
Planning & Community Development Department
Subcommittee
November 15, 2023 meeting
• The subcommittee commended the applicant team for retaining the Swanson and Peterson Building.
• The subcommittee did not find the sculpture structure to be appropriate and encouraged the applicant team to consider other means to engage the street such as:
> A smaller building at the corner;
> Introducing projecting roofed elements to the main building that extends to the front property line; or
> Combination of a smaller building and colonnade at the corner that reflect architectural elements from the main auto dealership building.
• If the sculpture structure was going to be further pursued, the subcommittee recommended that the design be improved.
30 Planning & Community Development Department
Subcommittee
December 6, 2023 meeting
• The applicant team informed the subcommittee that Porsche branding and design standards would not permit the suggested options to be built in front of the main auto dealership building.
• Each of the alternatives obstructed views of the building and the display of vehicles. • Rusnak indicated that they could incorporate some of the subcommittee comments to improve the design of the sculpture structure.
31 Planning & Community Development Department
Swanson and Peterson Building
WEST ELEVATION – N. SUNNYSLOPE AVE)
NORTH ELEVATION – E. WALNUT ST
32 Planning & Community Development Department
Proposed Landscape Plan
Planning & Community Development Department
Trellis Structure
VIEW FROM E. COLORADO BLVD
VIEW FROM N. SUNNYSLOPE AVE AND E. COLORADO BLVD
34 Planning & Community Development Department
Trellis Structure
VIEW FROM E. COLORADO BLVD
VIEW FROM N. SUNNYSLOPE AVE AND E. COLORADO BLVD
35 Planning & Community Development Department
PROPOSED NORTH ELEVATION – E. WALNUT ST
PROPOSED SOUTH ELEVATION – E. COLORADO BLVD
36 Proposed Elevations
Planning & Community Development Department
PROPOSED WEST ELEVATION – N. SUNNYSLOPE AVE
PROPOSED EAST ELEVATION
37 Proposed Elevations
Planning & Community Development Department
38 Project Location
EXISITNG VIEW OF PROJECT SITE FROM COLORADO BVLD
EXISITNG VIEW OF PROJECT SITE FROM WALNUT ST
Planning & Community Development Department
39 Surrounding Sites
COLORADO BOULEVARD
Planning & Community Development Department
40 Surrounding Sites
WALNUT STREET
SUNNYSLOPE AVENUE
Planning & Community Development Department
41 Project Location
EXISITNG VIEW OF PROJECT SITE FROM SUNNYSLOPE AVE – NORTH OF NINA ST EXISITNG VIEW OF PROJECT SITE FROM SUNNYSLOPE AVE – SOUTH OF NINA ST Planning & Community Development Department
CADILLAC PASADENA
THORSON BUICK GMC
LAND ROVER PASADENA
TOYOTA PASADENA
VOLKSWAGEN PASADENA
AUDI PASADENA
HOME DEPOT
GANAHL LUMBER
TARGET
AMAZON FRESH
42 Surrounding Sites
SUBJECT SITE
AUTO DEALERSHIP USE
COMMERCIAL BUILDING > 25,000 SF
Planning & Community Development Department
43 East Colorado Specific Plan (2003)
Planning & Community Development Department
44 East Colorado Specific Plan (2003)
Planning & Community Development Department
45 East Colorado Specific Plan (2003)
Planning & Community Development Department
46 East Colorado Specific Plan (2003)
Planning & Community Development Department
47 East Colorado Specific Plan (2003)
Planning & Community Development Department
48 East Colorado Specific Plan (2003)
Planning & Community Development Department
49 East Colorado Specific Plan (2003)
Planning & Community Development Department
50 East Colorado Specific Plan (2003)
Planning & Community Development Department
51 Design Review
Applicable Design Guidelines:
• Design-Related Goals and Policies in the Land Use Element of the General Plan • Design Guidelines in the East Colorado Specific Plan (southern portion of site) • Design Guidelines in the East Pasadena Specific Plan (northern portion of site) • Design Guidelines for Neighborhood Commercial & Multi-Family Residential Districts Planning & Community Development Department
52 Design Review
Design-Related Policies in the Land Use Element of the General Plan:
4.10: Locate and design buildings to relate to and frame major public streets, open spaces, and cityscape.
New development at intersections should consider any number of corner treatments, and should balance safety and accessibility concerns with the vision of the area and the need for buildings to engage the street and create a distinct urban edge.
4.11: Require that development demonstrates a contextual relationship with neighboring structures and sites addressing such elements as building scale, massing, orientation, setbacks, buffering, the arrangement of shared and private open spaces, visibility, privacy, automobile and truck access, impacts of noise and lighting, landscape quality, infrastructure, and aesthetics.
7.3: Require that new and adaptively re-used buildings are designed to respect and complement the defining built form, massing, scale, modulation, and architectural detailing of their contextual setting.
7.4 : Require design review for new and redeveloped projects to assure compatibility with community character, while promoting creativity, innovation, and design quality.
Planning & Community Development Department
53 Design Review
Design Guidelines for Neighborhood Commercial & Multi-Family Districts:
1.1 Relationship to Public Realm. Buildings should be oriented to positively define and frame adjacent public streets, and/or public or common spaces, while promoting the collective form of neighborhoods by:
• Matching or complementing adjacent building setbacks; • Matching or complementing adjacent building heights and massing; • Completing the streetscape pattern of the street they front.
1.3 Corner Lots. Buildings on corner lots should be designed to positively define and frame the public realm of both streets they front.
1.5 Holistic Design. The constituent parts of new projects (building, open space, landscape, parking) should be internally integrated in image and form, while relating compatibly to those of neighboring buildings.
6.3 Contexts in transition should receive projects in either a contemporary or traditional style with no limitations that will help to shake the future character of their surroundings.
Planning & Community Development Department
54 Design Review
Design Guidelines for Neighborhood Commercial & Multi-Family Districts (con’t):
7.1 Scale. Buildings should be scaled to respond to their context by sensitively and positively addressing the scale and massing of their adjacent neighbors. This can be accomplished by:
• Matching existing building heights or exceeding them by only one story. Additional stories should be modulated by setbacks. • Including elements such as porches, galleries, arcades, etc. to relate the scale of facades to those of existing buildings. • Introducing landscape and/or trees as a screen between existing and new buildings.
7.2 Side and rear elevations. The rear and/or side elevations of new buildings that are visible from the public realm should be designed with equal care and quality as the front or principal facade.
9.1 Garage entrances. Parking garage entrances should be designed and composed as an integral part of the building facade and should not interfere with existing adjacent buildings. The garage entrances should be designed as doorways and be gated or secured by doors scaled in proportion to the overall form of the building.
Automobile entrances to buildings should be less prominent than pedestrian entrances. This can be accomplished by way of size, massing, or detail variation.
Planning & Community Development Department
55 Design Review
East Colorado Specific Plan:
A. Community Character
Guideline 2. Route 66 Architectural Style
Recommendation 1.2: “Off the shelf” or “chain” corporate architecture and generic designs are not recommended for new development along East Colorado Boulevard. Each project should strive to achieve the unique theme of the corridor.
C. Site Planning and Development
Guideline 1. Encourage Integrate Site Planning
Recommendation 1.1: Avoid large blank walls adjacent to street frontages.
Recommendation 1.3: Locate and orient buildings to positively define public streets and civic spaces such as public plazas; maintain a continuous building street wall and in general limit spatial gaps to those necessary to accommodate vehicular and pedestrian access.
Recommendation 1.5: Due to the high visibility of corner properties, extra care should be given to building location and articulation. Corner buildings should have prominent architectural features to anchor their location whenever possible while st ill allowing sight lines at corners.
Planning & Community Development Department
56 Design Review
East Colorado Specific Plan (con’t):
C. Site Planning and Development (con’t)
Guideline 3. Control Access, Circulation and Parking
Recommendation 1.2: Site surface parking lots behind buildings or interior to a block, not to the front and preferably not to the side of a building in relation to the street; most importantly, surface parking is not to be located at a street corner.
Recommendation 1.3: When parking must occur at the street edge, screen views of automobiles from public view and adjacent sensitive land uses, including adequate screening for parking garages; dense planting and low -profile walls are often an effective screen for surface parking.
D. Building Design
Guideline 1. Respect Surrounding Character
Recommendation 1.3: Respond to the regulating lines and rhythms of adjacent buildings that also support a street -oriented environment; regulating lines and rhythms include vertical and horizontal patterns as expressed by cornice lines, belt lines, doors, and w indows.
Recommendation 1.4: Use regulating lines to promote contextual harmony, solidify the relationship between new and old buildin gs, and lead the eye down the street.
Planning & Community Development Department
57 Design Review
East Colorado Specific Plan (con’t):
D. Building Design (con’t)
Guideline 2. Mitigate Massing and Bulk
Recommendation 1.1: Design building volumes to maintain a compatible scale with their surroundings. Large buildings should ha ve variations in the vertical and horizontal planes in order to break up a “big box” appearance.
Recommendation 1.3: Buildings should be designed to be viewed from all public areas/easements, including sidewalks, alleys, a nd streets.
Recommendation 1.5: When buildings must be set back from the street, smaller, freestanding structures can be used to provide a street - front presence, provide a buffer to the parking, and/or reduce the impact of large buildings.
Recommendation 1.6: Employ simple, yet varied masses, and emphasize deep openings that create shadow lines and provide visual relief; discourage monolithic vertical extrusions of a maximum building footprint.
Planning & Community Development Department
58 Design Review
East Colorado Specific Plan (con’t):
D. Building Design (con’t)
Guideline 3. Emphasize Human-Scale Design
Recommendation 1.2: Use design elements such as separate storefronts, display windows, shop entrances, exterior light fixture s, awnings and overhangs to add interest and give a human dimension to street -level building facades.
Recommendation 1.4: Architectural detail should be used to enhance the building and the adjacent pedestrian spaces by adding color, shadows, and appropriate variation in form.
Recommendation 1.5: Pedestrian-level exterior walls should have elements of building depth and character. Emphasize windows, trellises, roof overhangs, recessed or projected stories, columns, balconies, wainscots, and awnings.
Planning & Community Development Department
59 Design Review
East Colorado Specific Plan (con’t):
D. Building Design (con’t)
Guideline 4. Unify and Articulate Building Facades
Recommendation 1.1: Each building should have a definable base such as a wainscot or bulkhead, a roofline, parapet or cap det ail, and identifiable entry.
Recommendation 1.2: Variation in patterns, changes in material, building pop- outs, columns, and recessed areas should be used to create patterns of shadow and depth on the wall surfaces.
Recommendation 1.3: Architectural detail should be used to enhance the building and the adjacent pedestrian spaces by adding color, shadows, and appropriate variation in form. Ornamental tile, built up stucco relief, and prefabricated molding forms ( including cast materials) are a few suggested uses of material that should be considered.
Recommendation 1.6: Material and color should work in conjunction with the desired architectural building character and style .
Appropriate materials for walls and facades include, but are not limited to, stucco, stone, tile, split -faced block, brick and wood lap siding.
Planning & Community Development Department
60 Design Review
East Colorado Specific Plan (con’t):
D. Building Design (con’t)
Guideline 5. Windows, Doors, and Storefronts
Recommendation 1.2: All storefronts should be appropriately detailed using elements that are of texture, shade and shadow, an d with a clear sense of entry, identification, and pedestrian scale.
Recommendation 1.3: Window type, material, shape, and proportion should complement the architectural style of the building en try.
Balance and the effect on the overall facade design should be carefully considered.
Recommendation 1.8: Doors, windows, and openings should be used to add character and interest to the wall plane.
Guideline 5. Design Roof Silhouettes
Recommendation 1.1: Express roofs in a visually interesting manner that complements the composition of the building and the surrounding area; sculpted roof forms are encouraged.
Recommendation 1.11: Avoid long inarticulate flat roofs by incorporating vertical projections and corner details.
Planning & Community Development Department
61 Design Review
East Pasadena Specific Plan:
6.5.2 Building Architecture, Massing and Height
• To promote a “pedestrian friendly” character and avoid large blocky facades, building facades should be articulated with architectural features such as awnings, pilasters, bay windows, a distinct base, recessed display windows, a cornice or varied roof line.
• Buildings should be designed to be attractive from all directions. Where rear or sides of buildings are visible from adjacent streets, these facades shall receive equal design treatment as the front or main façade. • Accessory structures and enclosures, including enclosed storage areas, shall be integrated with the design of the primary building on the parcel and shall not be designed as an appendage attached to the building.
Planning & Community Development Department
62 Design Review
East Pasadena Specific Plan (con’t):
6.5.2 Building Architecture, Massing and Height (con’t) • Quality materials are desired such as smooth sand finish stucco rather than swirling applications, and brick and stone pavers rather than asphalt. The following are examples of building materials, which are preferred o Smooth finish stucco; screed expansion joints are favored, which are integrated with the design of windows and doors o Brick and/or brick veneer with a natural color grout
o Precast concrete panels for structures taller than two stories o Cut stone, tile or other smooth, durable material on the ground level (the base) for visual interest and for ease of graffiti removal
o Terra cotta or ceramic roof tiles
o Steel or a wrought iron grill work or concrete block grills, not chain link or barbed wire o Canvas awnings, not vinyl
o Wood, steel or aluminum and clear glass on storefronts, windows, doors, or atrium spaces