AR 4 Attachment D 2006 Master Plan — Pasadena City Council, February 3, 2025

Fuller Theological Seminary
Master Development Plan
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

ATTACHMENT D
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 2 ends

Prepared by
William McDonough+ Partners
for
Fuller Theological Seminary
For more information, please contact:

Diane Dale, Partner
Director of Community Design
William McDonough + Partners
700 East Jefferson Street
Charlottesville, VA 22902
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 3 ends

PREFACE The commitment of Fuller Theological Seminary to be a good corporate citizen within the City of Pasadena goes deeper than adherence to institutional rules or legally binding agreements.

The preamble to Fuller’s Formal Statement of Community Standards insists from all its members that, “their qualiﬁ cations should be compassion for individual persons, sensitivity to the needs of the communities of which they are a part [and]… a commitment to justice.” The intent that strategies for future growth should beneﬁ t Pasadena, therefore, has roots deeper than even half a century of residence would demand: it is embedded in the Christian character to which the seminary is devoted.

As a matter of course, the microcosm of Fuller’s graduate students, scholars, and leaders forms part of Pasadena’s community personality. As the campus is the focal point for burgeoning national, international, and online extension sites, Fuller’s far-ﬂ ung presence affects Pasadena’s worldwide reputation as well.

Fuller’s Pasadena campus has evolved slowly and organically over the years, ﬁ lling available space as needed. As the campus has brimmed (e.g. 1780 on-campus students share use of only nine classrooms), reorganization has become as necessary as it is inevitable. In these same maturing years, Fuller has earned a position as the largest multidenominational seminary in the world, with students from over 80 countries making it a unique habitat for diversity. A newly integrated and efﬁ ciently maximized infrastructure will improve Fuller’s relationship with its students and with the surrounding community, and will appropriately embody the seminary’s global inﬂ uence.

In the 50 years since Fuller was established in the shadow of city hall, both neighbors have changed and grown. The new articulation of The Fuller Theological Seminary Master Development Plan is intended to deﬁ ne the vision of the campus as well as to respond to changing requirements of the greater Pasadena community.

First among the motivations to make the existing campus more efﬁ cient is the upgrade of student housing. As the organization with the highest non-Anglo proportion of students in any private institution in California, Fuller’s unusual diversity extends across cultural, economic, and national lines. Graduate students and their families hail from all parts of the world, and must be received with the respect and consideration that beﬁ ts both Fuller and Pasadena. By efﬁ ciently reorganizing existing space, more and better apartments can make residents of local commuters while alleviating parking and trafﬁ c concerns. The addition of more units has the twin beneﬁ t of helping Pasadena reach HUD goals for diversity and affordable housing, while also fulﬁ lling the city’s goals of increasing the walking and repeat shopping population of the downtown core.

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 4 ends

By maintaining a verdant mall in an area of Pasadena without considerable park space, Fuller continues to be a welcoming thoroughfare for nearby businesses, tourists, and new Pasadena residents. The quality of on-campus residential life can be improved for our population of families with children by increasing green space and optimizing outdoor small-scale meeting spaces and café environments.

For the dignity of the seminary, as well as to add to the culture of the City of Pasadena, Fuller’s master plan additionally calls for streetscape upgrades—harmonious with our overall rebuild— wherever the campus intersects with the greater community. The improvement of the Walnut Street corridor (already begun with the addition of a public coffee shop and bookstore) is evidence of an active, collaborative engagement with the neighborhood.

In addition to being good corporate neighbors, the individuals of the seminary are committed to community service not only as part of good Fuller citizenry, but also because of the convictions that lead them to study at seminary in the ﬁ rst place. Each of Fuller’s three schools offers various opportunities, such as: the School of Theology—through its Brehm Center for Worship, Theology, and the Arts—sponsors a ballet program in a local low-income neighborhood; graduate students of the School of Psychology offer some 58,000 pro bono hours to mental health groups in Los Angeles county; and the School of Intercultural Studies offers tutoring in ESL classes. As an institution in the historic Playhouse District, Fuller has a collaborative relationship with local arts organizations and offers frequent events open to the public such as an annual art festival, various concerts, and performances throughout the year.

The Fuller Theological Seminary Master Development Plan is in unique harmony with the City of Pasadena’s goals, “to serve community need and enhance the quality of life…promote healthy family community…[be a] a cultural and educational center for the region, [and] provide a diversity of economic, residential, and cultural opportunities.”
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 5 ends

1 Introduction

1.1 New Vision and Principles 8

1.2 Need for New Facilities and Growth 10
2 Planning Context

2.1 Existing Conditions 13

2.2 The Fuller Campus 13

2.3 Zoning 16

2.4 Heights 17

2.5 Floor Area Ratio 24

2.6 Resource Inventory 24

2.7 Review and Approval Process 29 3 Master Plan Concept

3.1 Residential Facilities 32

3.2 Academic Facilities 33

3.3 Floor Area Ratio 40

3.4 Parking Facilities 40

3.5 Landscape/Open Space 40

3.6 Disposition of Existing Structures 62

3.7 Circulation + Parking 62

3.8 Trafﬁ c + Parking Improvements 70

3.9 Utilities 71

3.10 Design Guidelines 78

3.11 Phasing 94

3.12 Long-range Plan 94 4 Appendix

4.1 Planning and Zoning History 98

4.2 Summary of Code Issues Identiﬁ ed
in Predevelopment Plan Review 99

4.3 Code Comparison 101

4.4 Du’s Per Acre Calculations
Project Team 103

TABLE OF CONTENTS
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 6 ends

ILLUSTRATIONS

Figure 1 The Fuller Context 14
Figure 2 The Fuller Campus and Land Ownership 18
Figure 3 Existing Zoning 20
Figure 4 Existing Zoning: Allowable Heights 22
Figure 5 Historic Resources on the Fuller Campus 26
Figure 6 Context Diagram 32
Figure 7 Overall Concept 40
Figure 8 Open Space Plan 44
Figure 9 Public/Private Space Diagram 50
Figure 10 Tree Inventory 60
Figure 11 Disposition of Existing Structures Plan 66
Figure 12 Circulation, Trafﬁ c + Parking Plan 70
Figure 13 Electrical Load and Mechanical Calculations 76 Figure 14 Building Heights 80
Figure 15 Design Guidelines Key Plan 84
Figure 16 Sections: Academic 86
Figure 17 Sections: Residential 92
Figure 18 Phasing Diagram 95 Figure 19 Long-Range Plan 96 Table 1 Pasadena Campus Growth 12
Table 2.1 Corson Village Housing Summary 37 Table 2.2 Madison and Walnut Housing Summary 37 Table 3 New Academic Structures Summary 39 Table 4 Floor Area Ratio Summary 39 Table 5 Plant Palette 48
Table 6 Tree Inventory 53
Table 7 Disposition of Existing Structures 63
Table 8 Existing Parking 72
Table 9 Proposed Parking 73
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 7 ends

1.0 INTRODUCTION When Charles Fuller envisioned a research center for biblical scholars over half a century ago, his intention was “the best of its kind in the world” or nothing at all. The founders of the seminary who joined him in that mission were galvanized against religious anti- intellectual and separatist trends. With an intention to emphasize service to and integration in the surrounding community, land for the nascent seminary was chosen in the heart of Pasadena’s civic center. Over half a century later, Fuller’s goal has been realized, and the Pasadena location of the seminary that still bears his name is fundamental to its personality.

When 39 graduate students met for the ﬁ rst time on October 1, 1947, they were inaugurating what would one day become the largest multidenominational seminary in the world. A comparatively brief 56 years later, with more than 4,400 students worldwide, there are more than 125 denominations and 80 countries represented on the campus at Oakland Avenue and Walnut Street.

Construction for Fuller’s present campus began in 1953 with the bricks and mortar of Payton Hall and the ideal of being a vibrant part of the community—a “nonsectarian” attitude unlike religious isolationist tendencies of the times. Full academic accreditation from the American Association of Theological Schools came as early as 1957 (with subsequent accreditation by the Western Association of Schools and Colleges). By then Charles Fuller’s original mission to broaden the orthodox agendas of the church had solidiﬁ ed into a two-fold objective: theological scholarship and a commitment to peace, justice, and sociological concerns.

Not underwritten by any denominational afﬁ liation, Fuller has always been supported by its active board of trustees (e.g. C. Davis Weyerhaeuser, 1959), for which it has gained some notoriety. This has made it possible for the seminary to pursue unfettered scholarship, or, as subsequent President David A. Hubbard voiced it, “truth seen as a whole, not a series of fragments.”
In the early sixties, McAlister Library was ﬁ nished, and the School of Intercultural Studies (formerly School of World Missions) and School of Psychology were added to the School of Theology in order to address changing times. (Fuller’s School of Psychology is the only seminary-based graduate school of psychology to be accredited by the American Psychological Association.) Master’s and doctoral degrees were offered in this “theological university” with a legacy of thorough training and access to the ﬁ nest theological minds of the times. During the decade of the seventies, Fuller was recognized as a leader in the ﬁ eld of graduate religious studies, hailed by Time Magazine as “the best United States evangelical divinity school.” (May 1976)
North Oakland Avenue was turned into the Arol Burns walking mall Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 8 ends

in 1971, which remains as one of downtown Pasadena’s few park-like spaces with open access to the community. As the heart of the Fuller campus—by some estimations an extravagant use of prime real estate—the mall served as an unexpected oasis of contemplative space within walking distance of the civic center.

Less than a decade later, Fuller had ﬁ ve major extended education sites, and had embarked on building the School of Psychology (1986). This ambitious undertaking includes Travis Hall—designed for public forums—and houses the memorabilia of M. Scott Peck, whose papers also reside with the institution.

Current seminary President Richard J. Mouw characterizes the school’s urgency for intellectual growth by saying, “Fuller Seminary is a restless institution. It was born out of restlessness, and it has been sustained by restlessness.” In 2004, Fuller’s enrollment will total over 4,400 students, with 22,000 alumni/ae whose impact is felt on six continents of the world. Though the Pasadena residential enrollment (currently at 1780) rises at a modest 3% a year, extension site enrollment is expected to increase exponentially. The extension program now numbers seven sites, with a vigorous online component that expects to draw some 100 students per year to its Masters of Arts in Global Leadership. In addition, the last few years have seen the advent of the Brehm Center for Worship, Theology, and the Arts—a center within the School of Theology that designs programs and degrees focusing on the arts and worship.

1.1 New Vision and Principles
Fuller Theological Seminary’s position as the largest
multidenominational seminary in the world carries with it a responsibility of global leadership. A comprehensive vision for the campus that respectfully acknowledges this status while simultaneously serving its constituency and its host city is imperative.

This vision can be embraced by re-envisioning the campus as a whole entity rather than the collection of parts that has grown over the years; by preserving its green walking mall and its historical buildings; and, at the same time, facilitating diverse 21 st century life.

This vision is guided by principles approved by the Fuller board of trustees in 2002.

The goals of upgrading the infrastructure of campus include these guiding principles:
• Improving, increasing, and developing affordable student housing
• Improvement and expansion of academic facilities and
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 9 ends

improved efﬁ ciency of parking and trafﬁ c
• Providing for diversity of architecture, culture, study objectives, ministry, service, and lifestyle
• Optimizing Fuller's role as a " green oasis ” within
Pasadena’s core while maintaining the integrity of the
original design
• Being good Pasadena neighbors by interfacing with
surrounding businesses and residences in ways that are
mutually beneﬁ cial, providing for a diverse pedestrian citizenry, and keeping an open campus in the
predominantly developed civic center area
The ﬁ rst step toward this integrated reality is to strengthen the existing infrastructure in a way that reﬂ ects current student needs and the Pasadena-based management of its burgeoning extension sites. This includes steps such as consolidating all student services in one location (i.e. the newly acquired 250 North Madison Avenue building), and adding a 500-space parking garage. In addition, the requirement to increase affordable housing for existing students— which will make “residents out of commuters”—demands the design of spaces for children of Fuller families that can also be accessible to other Pasadena residents. Guiding principles include:
• Strengthen the sense of community within campus
boundaries. Encourage interaction through appropriately scaled buildings and outdoor spaces. Make use of the
“in-between” places, like courtyards and porches, as
opportunities for community gathering. Develop a strong connection between the residential and the academic
campus
• Represent diversity through planning and design. Create a range of built forms and outdoor spaces—from large
gathering areas to intimate meeting places—to mirror
diverse community needs on campus
• Design for children. Create playgrounds and community gardens that engage children and act as places for
interaction between students and young Fuller student
families as well as other Pasadena residents
Another vital element of the vision is to reinforce Fuller as a place of diversities, including racial, cultural, economic, ministry focus, and even architectural design. Representing this tradition of diversity through planning and design can mirror the intention of promoting diverse community needs on campus.

The integration of Fuller within the community of Pasadena is also a primary goal of the future plan. The tradition of Fuller as a pedestrian- friendly environment, “where people can circulate without cars,” Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 10 ends

increases easy access to the City of Pasadena. This allows the Fuller community to connect with the people of Pasadena, welcoming visitors and community use by keeping an open campus with connections to the civic center, the Playhouse District, the arts communities, and other religious communities. Guiding principles include:
• Connect with the people of Pasadena. Encourage the
local community to take advantage of the Fuller campus
by creating welcoming connections to the city. Tie into the Civic Center, the Playhouse District and the arts
community by inviting people to participate in Fuller’s performing and visual arts events
• Make Fuller a place for walking. Create an integrated network of “comfortable ﬁ ve minute walks,” linking
facilities with human-scaled, memorable places. Move all parking to the periphery of the campus or to underground locations, keeping cars and trafﬁ c away from the historic campus core
Finally, it is Fuller’s intent to honor the natural environment, the historical legacy, and the uniqueness of its site within the boundaries of Pasadena. By upgrading the campus appearance at all points where Fuller integrates with community, streetscapes can be beautiﬁ ed and the overall standard of excellence in Pasadena reinforced. Guiding principles include:
• Optimize landscape and green spaces. Restore, manage, and interconnect green spaces, and encourage native
landscaping
• Treat water as a valuable resource. Strive for long-term water self-sufﬁ ciency through water conservation, reuse, and harvesting techniques
• Focus on stewardship. Strive to become native to the
organic terrain. Honor the natural environment and
uniqueness of the site as an opportunity to acknowledge its presence as a creation

1.2 Need for New Facilities and Growth
Fuller’s on-campus programs and enrollment over the years have grown to occupy available buildings much the way water ﬁ lls empty spaces. Existing facilities brim with student and community use, and an efﬁ cient revision of space would offer both relief and new opportunities for Fuller and the City of Pasadena.

The primary goal of the Fuller Theological Seminary 2002-2006 Strategic Plan is to “equip present and future leaders by providing accessible, affordable, and effective education in a hospitable Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 11 ends

environment for diverse people.” The seminary has, therefore, a self- imposed mandate to offer sufﬁ cient living and study environments.

The provision of “quality, affordable housing and community for students and families”—preferably within walking distance of classrooms, local businesses, and public transportation—commands a high priority.

The Pasadena campus currently affords 471 apartment units, all of which are within a block of campus. By reconﬁ guring some of the same useable space, 706 units could be made available with minimal trafﬁ c and parking impact. In fact, by turning commuters into residents, trafﬁ c could actually be reduced, as trips to and from campus are minimized. “Walking” citizens have an average of one rather than two cars, have less needs for casual parking, the added beneﬁ t of stress-free commutes, and immediate access to the wealth of business, entertainment, and public transport opportunities in downtown Pasadena. In addition, a 500-space parking structure— available in “off” hours to other businesses in the playhouse district—is planned.

At the same time, creating a more pedestrian-friendly environment would result in increased community building on and off campus while reinforcing one of Pasadena’s Seven Guiding Principles of being “a city where people can circulate without cars.” The north residential campus will include green space to complement the pedestrian mall to the south. There, affordable housing for modest- income student families will provide a place for children to play, and outdoor respites from study or household duties. These spaces are available as restful thoroughfares for local Pasadena businesses and residents or park-like places of tranquility during the day.

High among the other priorities of the master plan is the need for more parking and classroom facilities. Fuller Seminary is the largest seminary of its kind in the world, with an emphasis on preaching curricula, and yet is without appropriate classroom facilities for preaching arts programs. A new chapel will correct that issue, offer much-needed assembly space for on-campus group meetings and occasional community meetings, and release Fuller from the burden of renting off-campus space for those purposes. Other classroom upgrades or additions will alleviate the strictures of scheduling only nine classrooms for all three schools (1700+ students).

The need for ofﬁ ce and administrative space is also critical. The recent acquisition of 250 North Madison Avenue will allow for the centralization of student services and extension ofﬁ ces. This will not only streamline enrollment, admissions, and ongoing student needs, but will also open some 120 other ofﬁ ce spaces scattered across campus. These ofﬁ ces will be occupied by overcrowded existing departments, as well as new faculty members joining the seminary as student enrollment slowly increases over the next decade.

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 12 ends

Fuller’s campus is privileged to maintain several buildings on the Pasadena Historic Register; however, these bungalow homes have a large footprint and were designed for casual, rambling use.

Beautiful in aspect and perfect for some student and faculty uses, they are hardly built with efﬁ cient ofﬁ ce space in mind. In order to continue preserving these buildings in their original form, maximum reorganization of alternate space is required.

Though the residential population of Fuller only grows at a modest 3-4% per year (expecting to reach optimum capacity at 2000 within the next decade),* the Pasadena campus is the administrative base for all extension campuses including:
• Orange County (includes other locations in So Cal except Pasadena)
• Phoenix (includes Las Vegas and Tucson)
• Colorado Springs (includes all sites in the country w/out a base)
• Seattle (includes all northwest)
• Menlo Park (includes the Bay Area)
• Sacramento
• Seoul, Korea
Over 100 new students per year are expected to enroll from all over the world in Fuller’s online Master of Arts in Global Leadership degree program started in 2002. Though these students—many who would be incapable of attending classes outside their countries of residence—will be on campus for only four accumulated weeks in the course of their study careers, most administrators and faculty advisors will be based in Pasadena. This simply increases the importance of adaptable classroom and administrative space to meet Fuller’s growing and changing needs.
2000 1,601 students
2001 1,677 students
2002 1,735 students
2003 1,792 students
2004 1,843 students
2005 1,900 students
2006 1,996 students
2007 2,014 students
*Table 1: Pasadena campus
growth and projections
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 13 ends

This master plan presents the vision and guidelines for future development of the Fuller Theological Seminary Campus in Pasadena, California. Fuller is an independent, privately supported theological school that offers graduate level instruction in theology, psychology, and intercultural studies.

2.1 Existing Conditions
Fuller Theological Seminary is located in the heart of downtown Pasadena, adjacent to the Civic Center District and one block east of the historic City Hall, public library and Civic Auditorium complex.

Along Los Robles Avenue, large commercial buildings including the ten-story Pasadena Westin Hotel and the eight-story Kaiser Permanente ofﬁ ces bound the campus on the west. Beyond City Hall to the west and southwest is the historic Pasadena commercial district.

To the north, the edge of the campus is deﬁ ned by the eight- lane 210 freeway and the Gold Line light rail, both of which run parallel to Corson Street, with residential and low-rise commercial neighborhoods to the north of the freeway. Three-story single and multifamily residential complexes, with newer four- and ﬁ ve-story condominium inﬁ ll projects, make up the neighborhoods to the east of the campus.

Along the southern edge of the campus, low-rise to mid-rise commercial and cultural facilities on Union Street give way to higher-density commercial and cultural facilities along Colorado Boulevard, one block south. This area is considered part of the emerging “Playhouse District.” In addition, neatly bisecting the campus, is Walnut Street—a four-lane commercial strip that is home to a range of land uses and scales. This includes a single-story gas station and auto body shop to recently ﬁ nished four- and ﬁ ve-story townhouses and condominium complexes.

2.2 The Fuller Campus
Today, Fuller’s campus encompasses approximately twenty-ﬁ ve acres, of which Fuller owns fourteen acres. Boundaries for the campus and this master plan are:
• Los Robles Avenue to the west
• Corson Street to the north
• Madison Avenue to the east
• The parcel within PD-21 between Madison Avenue and El Molino Avenue and
• Union Street to the south.

Within these boundaries Fuller owns the properties indicated on

2.0 PLANNING CONTEXT
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 14 ends

Figure 1: The Fuller Context

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 15 ends

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 16 ends

Figure 2 , “The Fuller Campus and Land Ownership.” The master plan assumes that all non-Fuller properties within the campus boundaries will remain outside of Fuller planning efforts at this time; however, the master plan would be amended to include any new acquisitions.

Fuller owns or operates satellite facilities elsewhere in Pasadena and Southern California which include:
• 700 East Locust Street, Pasadena
• 1314 North Los Robles Avenue, Pasadena
• 5055 Louise Drive, La Canada, CA
While these facilities are integral parts of Fuller’s program of instruction, they are not included as part of the Fuller master plan.

2.3 Zoning
Existing zoning for the Fuller master plan has been directed by the 1992 General Plan , the 1994 General Plan Revision Program , and the Pasadena Municipal Code Title 17 Zoning, as adopted by the Board of Directors of the City of Pasadena on May 14, 1985 (the Zoning Ordinance) and subsequently amended.

In addition, the
master plan incorporates the goals, objectives, design guidelines, and standards proposed in the draft, Central District Speciﬁ c Plan (CDSP), (conceptually approved by city council February 2004) and City of Pasadena Planning Division Memorandum—Revisions to draft Central District Speciﬁ c Plan (June 22, 2004), with a projected adoption in fall of 2004.

The Fuller campus is located within the city’s CD-13A: North Oakland District and PD-21, as set forth in the Pasadena Municipal Code Title 17 Zoning.
1 Figure 3, “Existing Zoning,” shows the current zoning for both the Fuller campus and the surrounding neighborhoods.

The Fuller campus would be designated the “Walnut Housing” sub district under the CDSP. The sub-district will incorporate CD-13A and PD-21.

While not legally binding at the time of this submission the Speciﬁ c Plan serves as an indication of current priorities in the city. The Fuller master plan works toward the city’s goals in the following ways:
1 Fuller’s master plan was formulated in 1983, before the city had adopted provisions for the review and approval of master plans. Various elements of Fuller’s master plan were, however, incorporated into the city’s Zoning Ordinance for sub-district 13A of the city’s Central District in 1985. In 1992, the City Council acknowledged in Resolution 6771 that the zoning regulations governing Fuller operate as “the functional equivalent of a master plan for Fuller.” Both Resolution 6771 and 13A are the result of negotiations between the city of Pasadena and Fuller regarding the preservation of eight historic structures on the Fuller campus. The speciﬁ c properties are listed in P .M.C. §17.33.080, and are shown on the plan accompanying Section 2.4: Historic Resources.

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 17 ends

• Providing for a mixture of uses and scales of development that are in scale with, and beneﬁ cial to, the surrounding neighborhoods
• Encouraging pedestrian circulation by providing
interesting, well-landscaped streetscapes and public
spaces, and creating new pedestrian and bicycle routes
• Maximizing the use of mass transit, and transit corridors adjacent to the Fuller campus
• Providing low-cost housing in the heart of Pasadena
• Developing the campus in ways that respect and enhance Fuller’s surroundings, and
• Creating strong linkages to the adjacent Civic Center and Playhouse sub-districts.

This master plan will be reviewed under the procedure set forth in P .M.C. §17.98, entitled “Master Plan Review.”

2.4 Heights
The existing height limitations governing the Fuller campus are set out in the ”Central District Height District Map” in P .M.C. §17.33, reproduced here in Figure 4, “Existing Zoning: Allowable Heights.” Under P .M.C. §17.33, much of the site falls within the 40’ commercial/60’ residential height district, with a few exceptions. The view corridor to the city hall dome, a 120’ zone centered on the dome and cutting across the southern edge of the Fuller campus, has a height limit of 50’ . The campus located to the north of properties aligning Walnut Street has a height limit of 60’ only, as commercial is not allowed in this area.

The draft CDSP proposes an alternative means of regulating building heights to allow ﬂ exibility on the campus. ( City of Pasadena Planning Division memorandum, June 22, 2004) Building heights to be regulated as follows:

For large institutions, the master development
plan process whereby an applicant may propose
creative solutions to incorporate ﬂ exibility in
the layout and design of building envelopes, so
long as the end result is in compliance with the
average building intensity, residential density,
and height limits of the underlying development
standards.

As shown on the Overall Concept Plan (ﬁ gure. 7) and the Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 18 ends

Figure 2: The Fuller Campus and
Land Ownership
210 Freeway
Walnut Street
Corson Street
210 Freeway
Metro Gold Line
Oakland Avenue
campus boundary
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 19 ends

0 200’ 100’50’ 400’
Union Street
Ford Place
L o sR o b l e sA v e n u e
Madison Avenue
Oakland Avenue
existing buildings
Legend
properties owned by Fuller
joint venture with the Women's
City Club of Pasadena
Note: No agreement on the terms and conditions of
the proposed joint venture between the Women's City
Club of Pasadena and Fuller Theological Seminary has
been negotiated or approved.

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 20 ends

Figure 3: Existing Zoning

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 21 ends

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 22 ends

Figure 4: Existing Zoning/Allow-
able Heights

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 23 ends

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 24 ends

accompanying chart summarizing the heights, density, and square footage of the plan, the master development plan is in compliance with the design standards proposed by the draft CDSP.

2.5 Floor Area Ratio
The current P .M.C. allotted 1,426,000 square feet to the properties owned by Fuller to accommodate future growth and transferred development rights, in the form of maximum heights, to designated receiver locations.
2 At the time that the development rights were
negotiated between Fuller and the City of Pasadena, building envelopes were not regulated by imposing a designated Floor Area Ration (FAR). The CDSP proposes to employ FAR to govern the mass and bulk of buildings.

Under the proposed CDSP the north residential area of the Fuller campus would have an FAR of 2.25 and the Walnut Street corridor and the south academic areas would have an FAR of 1.5.

In an effort to maintain the ﬂ exibility inherent in the original planning approach that permitted the transfer of ﬂ oor area ratio from the north to south campus, the draft CDSP has been revised to allow averaging for building density (Planning Division Memorandum, June 22, 2004).

As the Fuller master development plan will provide signiﬁ cant open space that is accessible to the public, Fuller does intend to reserve the 10% FAR bonus for open space as proposed in revision to the draft CDSP (August 2004) for future use.

2.6 Resource Inventory
The Fuller campus is composed of pre-existing buildings acquired for institutional use (mostly apartment buildings to house students 2 Fuller has negotiated transfer development rights with the city in return for maintaining the set of historic properties outlined in §17.33.080, and reproduced here in the accompanying plan, “Historical Resources on the Fuller Campus” and described in section 2.5. These transfer development rights are as follows:
• At Corson Street and Los Robles Avenue, the maximum height for institutionally owned or related uses only shall be 85’ • At Corson Street and Madison Avenue, the maximum height for institutionally owned or related uses shall be 75 feet
• There shall be a maximum height of 75 feet for institutionally owned or related uses along Los Robles Avenue from Ford Place to the northern edge of the view corridor shown on the height district map for a depth of 200 feet
• There shall be a maximum height of 50 feet for institutionally owned or related uses along Walnut Street from Oakland Avenue to Madison Avenue
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 25 ends

and single family residences that were converted to ofﬁ ces) and buildings that were purpose-built by the institution in the 1950s and 1980s. The survey performed by the Historic Resources Group (and included as an appendix to this master plan) included single family residences from the early 20
th century, older two- and three-story
apartment buildings (c. 1920), newer and larger apartment buildings (c. 1950s and forward), small ofﬁ ce and professional buildings (c. 1960) and some older churches and institutional buildings.

The campus itself is comprised mostly of large-scale single family residences surrounding two larger institutional buildings, Payton hall (1953) and McAlister Library (1963). The heart of the campus is a landscaped mall that replaced the southern half of the 100 block of North Oakland Avenue when the campus was established and the street was closed. Large trees that were street trees or were part of the grounds of the houses are a strong characteristic of the campus.

Single Family Residences The residences in the heart of the campus—those in the 100 block of North Oakland Avenue—were built between 1903 and 1906, and are large, signiﬁ cant examples of an early Transitional Craftsman style. This style incorporates elements of earlier Queen Anne style buildings such as gambrel roofs, turrets, varied wood sidings styles, and more vertical than horizontal orientation in their two- to three-story facades. They are the most signiﬁ cant grouping of buildings, and the residences form a potential historic district that was identiﬁ ed in the 1993 citywide reconnaissance survey.

The master plan provides for the preservation of the following structures, per §17.33.080:
#1 at 110 Oakland Avenue: Glasser Hall
Behlow House (Historic name)
Built in1904 by E. W. Dobbins/Wopschall Brothers, after the design by Charles E. Driscoll
#2 at 120 Oakland Avenue: Academic Services
John Grosse House (Historic name)
Built in1905 by Peter Hall, after the design by an unknown architect.
#3 at 130 Oakland Avenue: Kreyssler Hall
Built in1903 by Crowell and Seward, after the design by C.W.

Buchanan
# 4 at 145 Oakland Avenue: Slessor Hall
Judson Carpenter House (Historic name)
Built in 1906 by W.C. Crowell, after the design by C.W. #1 at 110 Oakland Avenue
Glasser Hall
#2 at 120 Oakland Avenue
Academic Services
#3 at 130 Oakland Avenue
Kreyssler Hall
#4 at 145 Oakland Avenue
Slessor Hall
#5 at150 Oakland Avenue
Taylor Hall
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 26 ends

Figure 5: Historic Resources on
the Fuller Campus
Walnut Street
Corson Street
210 Freeway
210 Freeway
Metro Gold Line
Oakland Avenue
campus boundary
1 5 0O k l dA4 6 5F dP l
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 27 ends

02 0 0 ’ 100’50’ 400’
Union Street
Ford Place
Los Robles Avenue
Madison Avenue
Oakland Avenue
py
150 Oakland Avenue
maintained in place per 17.33.080
190 Oakland Avenue
maintained on site per 17.33.080
130 Oakland Avenue
maintained in place per 17.33.080
120 Oakland Avenue
maintained in place per 17.33.080
110 Oakland Avenue
maintained in place per 17.33.080
114 Oakland Avenue
527 Union Avenue
4 6 5F o r dP l a c e
maintained in place per 17.33.080
4 5 1F o r dP l a c e
maintained in place per 17.33.080
145 Oakland Avenue
maintained in place per 17.33.080
4 4 6F o r dP l a c e
4 5 6F o r dP l a c e
4 6 0F o r dP l a c e
135 Oakland Avenue
110 Los Robles Avenue
existing buildings
Legend
properties identified in 17.33.080 properties over 50 years old Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 28 ends

#6 at 190 Oakland Avenue
Carnell Hall
#8 at 465 Ford Place
#7 at 451-455 Ford Place
Buchanan
#5 at 150 Oakland Avenue: Taylor Hall
Warren K. and Belle R. Dunn House (Historic name)
Built in1904 by D. T. Reed, after the design by C. W. Buchanan

#6 at 190 Oakland Avenue: Carnell Hall
Orelia K. Hines House (Historic name)
Built in 1912 by W. A. Taylor, after the design by Sylvanus B.

Marston

# 7 at 451-455 Ford Place
Built in 1916 by Peter Hall, Crowell & Seward, Wopschall Brothers, after the design by S. B. Marston, C. W. Buchanan, F .

Roehig, G. Mahler, C. Driscoll, and Greene and Greene
#8 at 465 Ford Place
Clark and Mary Cook House (Historic name)
Built in 1913 by Chester R. Pyle, after the design by an unknown architect
The single family residences outside of the heart of the campus vary in signiﬁ cance. Those at 274 and 284 North Oakland Avenue are fairly intact but are not individually signiﬁ cant architecturally, and are surrounded by large apartment buildings, leaving no way to interpret their original contexts, which are lost. The two Fuller- owned residences (now ofﬁ ces) at 483 and 493 East Walnut Street are heavily altered and have also lost the residential context in which they were ﬁ rst constructed. They are not signiﬁ cant.

Apartment Buildings Several older (pre-World War II) apartment buildings are within the survey area. One is the Greene and Greene designed “Herkimer Arms” at 527 Union Street, discussed below.

Others include the building at the south end of Fuller campus at 91 North Oakland Avenue (1918) and the apartment building at 442-456 Ford Place (1913). Large post-war apartment buildings occupy most of the district between Walnut Street in the south and Corson Street (and the 210 Freeway) in the north. Buildings from the later 1950s dominate the area north of Walnut Street. Most of them were constructed on consolidated single family lots to create larger buildings, sometimes centered on a courtyard. These later, post-war apartment buildings do not appear potentially signiﬁ cant under the criteria of local, state, or national historic designation.

The master plan calls for the demolition of most of the apartment buildings on Fuller property.

One of the properties slated for demolition as part of the realization of the master plan is 527 Union Street, historically known as the “Herkimer Arms” apartment building designed by the Pasadena architecture ﬁ rm Greene & Greene in 1912. The Herkimer Arms Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 29 ends

was constructed as an addition to an existing house; the new front building and the old house were converted to a single apartment building joined through their interiors. The original structure, still extant, was moved to the rear of the property and the new building with eight small suites, four on each ﬂ oor, was constructed close to the sidewalk. The building was aimed at winter visitors to the city who would need furnished accommodations. Greene & Greene therefore created furnishings, both built-in and portable, for these apartments, alike in every suite.

The exterior alterations to the building include changes to the front steps, which originally led from the sidewalk to the porch in one wide ﬂ ight perpendicular to the sidewalk. This alteration is due to the widening of Union Street, which also removed the parking strip that originally buffered the front of the building from the street. The front door and surround are also altered. In the interior, what were likely exposed wood moldings and trim in the corridors were painted over, and alterations may have been made to the units. Although the rear portion of the building is older, it was evaluated separately and is not potentially signiﬁ cant as an example of a single family residence of its era and style because of the alterations that occurred to it when the front portion of the building was added. Its setting is also signiﬁ cantly altered. The only portion of the building that is considered signiﬁ cant is the portion designed by Greene & Greene, since that is the main source of the building’s signiﬁ cance. Greene & Greene presumably designed alterations to the rear structure when the buildings were joined, but these alterations are a less signiﬁ cant example of their work.

2.7 Review and Approval Process
Plan Applicability/Implementation . Fuller’s master plan, when reviewed, approved, and adopted by the board of trustees, will become the basis for future development on Fuller’s campus.

This master plan will supercede all other sections of P .M.C. Title 17 Zoning, unless speciﬁ cally incorporated by reference. Where there is a conﬂ ict between provisions of this master plan and P .M.C. Title 17, the provisions of the master plan will prevail.

Where uncertainty
exists regarding the extent or interpretation of any provision of this master plan, the zoning administrator will determine the intent of the provision.

The master plan presents regulations that cover all aspects of development within campus boundaries, including:
• The type and location of uses on campus
• The amount of new development in identiﬁ ed areas and the extent of major changes to existing buildings
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 30 ends

• The amount and location of future parking and an
automobile circulation system
• The maximum height and minimum setback of all new
structures
• Design guidelines for renovations and new structures
• The location and general character of open spaces on
campus and
• The sequencing of new development and interim
development guidelines
The following chapters of the Pasadena Municipal Code, Title 17 Zoning (in effect as of the date of this master plan) are incorporated by reference:

1. 17.24—RM Multifamily (Urban) Residential Districts

2. 17.33—CD Central District

3. 17.64—Site Regulations

4. 17.68—Off-street Parking and Loading Regulations

5. 17.80—Standard Application Procedures and Submittal
Requirements

6. 17.92—Design Review

7. 17.98—Master Development Plans
The word “will” indicates a provision that is mandatory. The words “may,” “could,” and “can” refer to a discretionary duty or obligation.

Unless explicitly stated, there are no speciﬁ c deadlines for the implementation of projects and improvements described by the master plan.

The master plan guidelines are presented in both text and graphic formats: if there is a conﬂ ict between the two, the text will control over the graphic.

Review Process. While structured to provide a long-term vision for development on the Fuller campus, the master plan will be subject to the following interim review:

Per P .M.C. §17.98.070, the planning commission will
receive a report on Fuller’s progress toward compliance with the conditions of approval of the master plan ﬁ ve years after the effect date of the plan’s approval. The review for compliance will take place during a legally
noticed regular meeting of the planning commission.

If said review results in a ﬁ nding of noncompliance
with conditions of the master plan and/or mitigation
measures of the ﬁ nal EIR, the planning commission
may direct the city manager to withhold issuance of
any building and/or certiﬁ cate of occupancy permits
until compliance has been determined.

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 31 ends

Any review or amendment process initiated by either Fuller or the city will follow the procedure outlined for approval of master plans in P .M.C. §17.98.

Conditions for Approval. To be added when approved.

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 32 ends

The concept plan identiﬁ es areas for the construction of new academic, residential, and parking facilities and extends the open space to create a unifying network. Design guidelines for both architecture and open space convey the intentions of the concept plan.

Achieving the master plan goals at Fuller is particularly challenging given the fragmented pattern of land ownership. While many college campuses enjoy contiguous space, Fuller is comprised of a number of different parcels spread out over multiple blocks and bisected by busy streets. Given that acquiring additional parcels is currently cost-prohibitive, the Fuller master plan seeks to create a cohesive whole out of Fuller’s current holdings and at the same time not to preclude future expansion into parcels it does not currently own. The Context Diagram (Figure 6) illustrates the overall design organization, which creates a series of open spaces and linkages.

The urban design concept addresses the program needs of Fuller and contribution to the overall community.

The master plan is presented in two phases. The “Overall Concept” Plan (Figure 7) illustrates an interim conceptual plan on the land currently owned by Fuller. The “Long Range Plan” (Figure 19) illustrates the conceptual plan that is intended to be implemented with acquisition of additional land area. The Long Range Plan will require permission to vacate Oakland Avenue from Walnut Street to Corson Street to implement the open space concept. This will allow provision of publicly accessible park space.

3.1 Residential Facilities
Currently, student housing for Fuller Theological Seminary is dispersed across city blocks, stretched to capacity, and sometimes at the end of useful life. The master plan will not only provide additional housing so desperately needed, but will also help unify Fuller’s diverse student body into a more interconnected community.

Although the quantity of affordable housing units is important, it is hoped that creating architectural variety and diversity within the recurring building systems will reﬂ ect an environment that not only fosters a sense of community but also dignity and pride.

Corson Village Fuller’s current land holdings allow for the construction of up to 441 new housing units on the north campus in the Overall Concept Plan (Figure7 and Table 2.1).

These new structures will replace 230 existing student- housing units on these sites and increase the number of units provided in this area, resulting in a net gain of 211 units. These new units will join the 179 units that were approved for Phase I, currently under construction. (Note that the building at 262 North Los Robles, containing 91

3.0 MASTER PLAN

CONCEPT
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 33 ends

units, may be renovated.) This density is in keeping with the 87 DU/acre limit established by the current code.( See Appendix 4.4 – du/ac calculations summary).

In addition to increasing the density of this area of the campus, the master plan calls for the creation of a cohesive architectural identity and a central open space that provide opportunities for public gatherings at a diverse range of scales.

Parking for all units will be provided in podium-type,
subterranean parking garages.

Madison Area A second residential area that provides 72 studio-type units is planned along the edge of the parking structure at the corner of Madison Avenue and Walnut
Street.

Walnut Crossroads A mixed-use area is planned along the south edge of Corson Village, fronting onto Walnut Street.

Above institutionally related commercial uses on the
ground ﬂ oor, 42 units will be constructed to serve as short- term housing for Fuller guests and visiting scholars. (In the Long Range Plan, this is increased to 84 units, plus 22,400 gsf retail.)
The Madison Area and the Walnut Crossing housing(Table 2.2) are located within the area the draft CDSP has designated 48 du/acre.

There is ample open space provided on Walnut Street and within the south campus area to achieve this residential density.

Between Corson Village, Walnut Crossroads, and the Madison Area, a total of 734 new units are proposed in the Overall Concept (Figure 7). Added to the 179 existing units (phase I), the master plan thus provides a total of 555 units on the Fuller campus. (See Appendix

4.4 for chart demonstrating compliance with the density proposed in the CDSP.)

3.2 Academic Facilities
In the 50 years that Fuller Theological Seminary has occupied the site of its current campus, expansion of its academic facilities has been conservative. As a result, in 2003 1,730 on-campus students shared nine classrooms, requiring extensive scheduling maneuvers that, in turn, restricted the duration, teaching method, and size of classes. During the same 50-year period, the nature of teaching has evolved, requiring a range of ﬂ exible spaces supporting the changing needs of the Fuller community. In addition, the number and size of remote campuses and programs have grown, requiring additional administrative and support spaces. All of these forces have resulted in Fuller’s academic facilities being stretched to capacity and beyond, Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 34 ends

Figure 6: Context Diagram

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 35 ends

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 36 ends

Figure 7: Overall Concept
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 37 ends

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 38 ends

and have made the expansion of these facilities a priority.

Expansion will be concentrated in the following three areas (Table 3):

Chapel The construction of a 35,000 sf chapel on the Fuller campus fulﬁ lls two objectives: ﬁ rst, it provides needed chapel space for the corporate worship of the students, staff, and faculty of the community; second, it provides dedicated space for learning that is related to worship and preaching.

Library Addition To better support its students in their graduate-level research, as well as to continue to maintain Fuller’s accreditation, an addition of approximately 50,000 sf will be built onto the existing McAlister Library.

Los Robles Area Quad Addressing Fuller’s classroom
shortage, as well as providing additional space for
administrative support, is the goal of development in the Los Robles Area. This 260,000 sf complex, comprised of three buildings organized around a courtyard, will provide nine new classrooms, as well as new facilities for administrative and student support. In addition, facilities for theatrical performances, large group gatherings, and a new student dining area (and kitchen) will better serve both Fuller and neighboring communities.

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 39 ends

Table 2.1: Corson Village Housing Summary
Table 2.2: Madison and Walnut Housing Summary
Table 3: New Academic Summary
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 40 ends

3.3 Floor Area Ratio
In an effort to maintain the ﬂ exibility inherent in the original planning approach that permitted Fuller to transfer ﬂ oor area from the north campus area to the south campus (see section 2.5), the draft CDSP includes provision to average ﬂ oor area across the campus. Much of the north campus is located within a zone allowing 2.25 FAR.

The area along Walnut Street and the south campus is in an area allowing 1.5 FAR. As shown in Table 4, the south campus area will exceeds the 1.5 FAR when the Long Range Plan is implemented.

However, as the north campus is well under the 2.25 FAR, the excess ﬂ oor area available will be applied to the south campus.

3.4 Parking Facilities
Parking at Fuller, as in the entire Playhouse District, is at a premium.

The master plan addresses this ongoing challenge in two ways: ﬁ rst, by increasing the number of student housing units, Fuller seeks to make residents out of commuters and reduce the number of car trips; second, by constructing a 500-car parking garage on the corner of Madison Avenue and Walnut Street, Fuller will not only provide adequate parking for its needs, but will also provide a much-needed parking resource for evening visitors to the Playhouse District.

However, the construction of the parking structure, as well as the attached student housing units, is dependant upon the outcome of future discussions between the directors of the Women’s City Club and the Trustees of Fuller Theological Seminary. No agreement on the terms and conditions of the proposed joint venture has been negotiated or approved.

3.5 Landscape/Open Space
Landscape, in planning terms, is understood to mean the entire system of open space—the fabric that weaves the various structures together. The open spaces of Fuller Theological Seminary, though unique to the speciﬁ c context, draw upon a universal language of American campus planning. The cultivated landscape of this and all campuses is an aggregate of the entire campus and not a collection of individual, building-adjacent spaces. The purpose of each space is to provide a dedicated setting for academic and social interaction.

The intimacy of patios, the socializing possibilities of courtyards, the formality of quads, and the monumentality of greens are all deﬁ ned by landscape components. Each campus is a locale of limited size, where programmatic and ecological initiatives must be married with nature’s aesthetics.

This campus holds a unique place in the civic core of Pasadena.

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 41 ends

Table 4: Floor Area Ratio Summary
South Campus (FAR – 1.5) Overall Concept Long Range Concept Parcels Description Land/ SF Bldg. /SF Land/ SF Bldg. /SF Existing Land
Area
449,898 449,898
Existing
Structures
245,699 245,699
New Structures 402,600 484,140
New Parcels 20,932
Subtotal 449,898 648,299 470,830 729,839
FAR as proposed 1.44 1.55
Allowable
building floor
area
674,847 SF 706,245 SF
Available floor
area
26,548 SF -23,594 SF
North Campus (FAR – 2.25) Overall Concept Long Range Concept Parcels Description Land/ SF Bldg. /SF Land/ SF Bldg. /SF Existing Land
Area
270,365 270,365
Existing
Structures
116,429 113,929
New Structures 310,500 385,500
New Parcels 51,472
Subtotal 270,365 426,929 321,837 499,429
FAR as proposed 1.58 1.55
Allowable
building floor
area
608,321 SF 724,133 SF
Available floor
area
181,392 SF 224,704 SF
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 42 ends

The area is in a dynamic state with new residential, commercial, and cultural development underway. The resulting increases in pedestrian and vehicular circulation demand that the campus seamlessly integrate with surrounding neighborhoods. Landscaping provides an opportunity to be an attractive neighbor, to demarcate the campus, to draw upon historic patterns, and to support the Pasadena civic ideal of “a city of gardens.”
An analysis of the existing landscape of Fuller reveals signiﬁ cant stands of mature trees, most notably in the central green space formally known as the Arol Burns Mall. Here, remnants of Oakland Avenue can be seen in the rows of Canary Island Date Palms that once lined the now-converted street. Nevertheless, the incremental growth of the campus and the absence of a cohesive master plan to guide landscape design has resulted in a vista that lacks connectivity, character, and identity.

This master plan aims to establish a framework that will result in a sensitively articulated campus landscape. As the initiatives are implemented, students, faculty, families, staff, and neighbors will experience a greater connection to the natural world, fostered by environmentally-harmonious buildings and spaces. The use of indigenous species will foster a stronger dialogue with nature and utilize water resources wisely. Ultimately, an identiﬁ able campus will more wholly integrate with the life of the city.

Among the variety of spaces developed throughout the campus, including courtyards, quads, corridors, malls, gateways, and streetscapes, a “controlled diversity” of character and themes should be evident. The following guidelines will establish campus identity, sense of place, and enriched environment:

Plant Material
• Indigenous plant material (Oak Grassland, Chaparral, and species for the Arroyo culture)
• Regional references such as the agricultural history and citrus groves
• Appropriate solar orientations
• Edible plant material, including fruiting trees
• Low maintenance plant material as a means to reduce
impact on landﬁ lls
• Campus-wide reclaimed irrigation system
• Biological diversity to guard against the effects of mono- culture
• Disease- and pest-resistant plant varieties
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 43 ends

Character
Fuller is a diverse community representing a great variety of cultures. In order to accommodate the needs of many, existing and planned spaces should accommodate the ranges inherent within the following:
• Meditative to active
• Intimate to public
• Sunny to shady
• Open to enclosed
• Symbolic to functional
• Residential to academic
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 44 ends

Figure 8: Open Space Plan

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 45 ends

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 46 ends

Open Space Strategy
The open space strategy for Fuller extends current patterns in the academic core and establishes new patterns in the residential precincts. A strengthening of the North/South axis will create stronger cohesion between the residential and academic areas across Walnut Street from each other. An interconnected series of neighborhood-serving greens, courtyards, and quads will enhance urban life. Gateways and corridors will extend welcome to the neighborhood. Existing open spaces will be preserved with the exception that minor alteration to the size and design may be necessary.

North Green The greatest changes in development
patterns occur within the residential precinct. Multi
story buildings with sub surface parking garages create a greater density as well as a pedestrian-oriented
neighborhood. The development of open space with an
emphasis on level playing surfaces will accommodate
passive recreational play. Edges will be deﬁ ned by
buildings, Oakland Avenue, pathways, and landscaped
setbacks and parkways.

South Green (Arol Burns Mall) The overall character
of the existing green will be maintained. Trees will be selectively removed or relocated in order to facilitate large-scale gatherings and open vistas.

Academic Quad The building envelopes suggested
along Los Robles Avenue form a quad that will be
accessed by opening up a portion of Payton Hall. This
space will primarily be paved and will serve diverse
circulation needs and gatherings of varying scales.

Housing Quad Courtyard apartment blocks will
be united at the pedestrian level by creating a
neighborhood-serving quad. Designed to enhance
social interaction and the pedestrian experience within the residential zone, the quad will serve as a gathering locale. A balance of hard and soft, sun and shade is to be achieved on what will likely be an “on podium” space.

Chapel Courtyard The creation of the new chapel will
be a signiﬁ cant advance for Fuller. The chapel courtyard will replace the prayer garden as well as provide
breakout space for chapel functions. Regulation of sun
and shade will be critical in achieving a well-used and environmentally-comfortable place.

Barker Commons Historic structures and a mature
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 47 ends

backdrop of hedges and trees form this existing gathering space.

Modiﬁ cation of the space to better serve gatherings includes regulation of sun and shade, provision of up-to-date power, lighting, and sound capabilities. Existing paving may be redesigned, and a stronger pedestrian connection to the new chapel will be necessary.

Payton Courtyard An addition to the library, as well as the development of buildings fronting Los Robles Avenue, will change the character and circulation patterns of the existing courtyard, and create a greater sense of connectivity to the Arol Burns Mall.

North/South Mall The stretch of Oakland Avenue northward from Ford Place is a place to link the residential and academic cores. Inclusion of Canary Island Date Palms as city street trees will continue the mature stand from the Arol Burns Mall and additional trees in species found within the mall will be planted in front of the School of Psychology.

East/West Corridor A variety of pedestrian linkages will connect spaces such as the new Academic Quad, through Payton, to the Arol Burns Mall. Walkways will be designed to facilitate campus service vehicles and, as required, meet ﬁ re safety requirements. The nature of the spaces will vary given the variety of building types and setbacks. Landscape will vary accordingly.

Corson Streetscape At the northernmost campus edge, Fuller will be seen from Corson Street, the 210 freeway and the Gold Line light rail trains. Some of the highest buildings on the campus will line this frontage, and a grove of vertical trees will be planted to soften the buildings, frame spectacular mountain views, and screen the adjacent street and freeway. Large masses of shrubs arranged for legibility at trafﬁ c speeds.

Walnut Streetscape Walnut Street is an important east/west street that bisects the campus. Fuller campus north of Walnut Street is virtually hidden from public view, and needs to be emphasized.

New construction, use of a cohesive paint scheme for all campus buildings, a comprehensive identity system, and use of a cohesive planting palette to tie disparate architecture together are strategies that will be implemented.

Ford Place Streetscape The view into campus from Los Robles Avenue is enhanced by a mature stand of Canary Island Date Palms in the parkways. These trees (on city property) will be protected during construction of new academic buildings.

Union Streetscape. The Union Street face of Fuller interacts with a rapidly-changing cultural district. A new plaza, increased foliage, and a new identity will augment a strengthened architectural Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 48 ends

BOTANICAL NAME COMMON NAME
Local
Native
CA
Native
Drought
Tolerant Edible Herb
Shade
Tolerant
TREES
Acer palmatum
Agonis flexuosa Peppermint Willow x
Arbutus unedo Strawberry Tree xx
Alnus rhombifolia White Alder xx x
Cercis occidentalis Western Redbud xx x
Chitalpa tashkentensis Chitalpa x
Citrus sp. Lemon/Orange x
Cupressus glabra Smooth Arizona Cypress x
Dracaena draco Dragon Tree x
Eucalyptus citriodora Lemon Gum
Eucalyptus nicholli Willow Peppermint
Eucalyptus sideroxylon Red Ironbark
Feijoa sellowiana Pineapple Guava xx
Geijera parviflora Australian Willow x
Laurus nobilis Sweet Bay x
Lyonothamnus floribundus Catalina Ironwood x
Melaleuca quinquenervia Cajeput Tree
Olea europea Olive x
Pinus canariensis Canary Island Pine
Phoenix canariensis Canary Island Date Palm
Platanus acerifolia 'Bloodgood' London Plane Tree
Platanus racemosa California Sycamore xx
Populus fremontii Western Cottonwood xx x
Quercus agrifolia Coast Live Oak xx x
Quercus engelmannii Engelmann Oak xx x
Rhus lancea African Sumac x
Schinus molle California Pepper Tree x
Washingtonia filifera California Fan Palm xx
Washingtonia robusta Mexican Fan Palm x

SHRUBS / PERENNIALS
Aeonium sp. ncn xx
Agave sp. Agave xx
Aloe sp. Aloe xx
Anigozanthus sp. Kangaroo Paw x
Arctostaphylos sp. Manzanita x
Aspidistra elatior Cast Iron Plant x
Brugmansia sp. Angel's Trumpet x
Camellia sasanqua Sasanqua Camellia x
Carpenteria californica Bush Anemone xx x
Ceanothus sp. Wild Lilac xx x
Cercis occidentalis Western Redbud xx x
Cotoneaster buxifolius Cotoneaster x
Crassula s
p. Jade Plant xx
Table 5: Plant Palette
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 49 ends

BOTANICAL NAME COMMON NAME
Local
Native
CA
Native
Drought
Tolerant Edible Herb
Shade
Tolerant
Juncus patens California Gray Rush xx x
Kniphofia uvaria Red-Hot Poker x
Lavandula sp. Lavender x
Lavatera assurgentiflora California Tree Mallow xx
Leonotis leonurus Lion's Tail x
Liriope muscari Big Blue Lily Turf x
Mahonia aquifolium cvs Oregon Grape xx
Mimulus sp. Monkey Flower xx x
Myrtus communis True Myrtle x
Pennisetum s. 'Rubrum' Purple Fountain Grass
Penstemon heterophyllus Penstemon xx
Phormium sp. New Zealand Flax xx
Pittosporum sp. Pittosporum x
Rhamnus californica Coffeeberry xx x x
Romneya coulteri Matilija Poppy xx
Rosmarinus o. 'Tuscan Blue' Rosemary xx
Salvia apiana White Sage xx x x
Salvia clevelandii Cleveland Sage xx
Salvia leucantha Mexican Sage x
Salvia leucophylla Purple sage xx x x
Strelitzia reginae Bird of Paradise x
Trichostema lanatum Wooly Blue Curls
Westringia 'Wynyabbie Gem' Wooly Blue Curls xx x

GROUND COVERS
Achillea millefolium Yarrow x
Arctostaphylos sp. Manzanita x
Baccharis pilularis cvs Coyote bush xx
Ceanothus g. 'horizontalis' Carmel Creeper x
Cotoneaster s. 'Repens' Willowleaf Cotoneaster x
Erigeron karvinskianus Santa Barbara Daisy x
Echeveria sp. Hens & Chicks x
Festuca ovina 'glauca' Blue Fescue x
Gaillardia grandiflora Blanket Flower x
Heuchera sanguinea Coral Bells xx x
Lantana montevidensis Lantana x
Lantana m. 'White Lightning' White Lantana x
Mahonia repens Creeping Mahonia xx x x
Muhlenbergia rigens Deer Grass xx x
Ribes viburnifolium Evergreen Currant xx x
Rosmarinus o. 'Lockwood de Forest' Prostrate Rosemary xx Sedum sp. Sedum x
Senecio mandraliscae ncn x
Teucrium cossonii ncn x
Trachelospermum jasminoides Star Jasmine x
VINES
Bougainvillea sp. Bougainvillea x
Macfadyena unguis-cati Cat's Claw Vine x
Parthenocissus tricuspidata Boston Ivy x
Vitus californica 'Roger's Red' California Grape xx
Table 5: Plant Palette (cont’d)
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 50 ends

Figure 9: Public/Private Diagram

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 51 ends

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 52 ends

presence, creating an entirely new face of Fuller to the community. Street trees, street furniture, lighting, and signage along Union Street will conform to the Playhouse District Speciﬁ c Plan.

Los Robles Avenue Streetscape Los Robles Avenue is an
important north/south thoroughfare forming a major
campus boundary. New construction, use of cohesive
painting schemes, plant palette, and identity system to tie disparate architecture together are strategies that will be implemented.

Madison Streetscape The nature of Madison Street changes from a sawtooth of parking lots and buildings to the south to a more residential neighborhood to the north. New
development will maintain the “gardenesque” qualities of the street through planting setbacks and tree placement.

Union Gateway The new chapel and library addition will
frame a plaza that will serve as a major gateway to and from the city. This plaza will be roughly eighty feet wide, and will extend approximately one hundred ﬁ fty feet north from Union Street.

Los Robles Avenue Gateway A small plaza that roughly
aligns with the east/west axis centered on City Hall will create a symbolic gateway to the campus and allow free
pedestrian travel to and from the surrounding commercial district.

Tot Lot Fuller housing hosts many families with young
children. The establishment of a “tot lot” to serve the needs of this population is a critical component of the plan. The provision of shade and age-appropriate equipment are
critical to the success of the space.

Security
Fuller strives to act as an amenity to the surrounding community while providing appropriate security to its residents and employees.

The network of open spaces that organizes the campus is divided into four realms: rights-of-way, public open space, semi-public open space, and private space. The ﬁ rst two categories are spaces that are open to the public at all times. Semi-public open spaces are spaces that are open to the public, but to which complete access may be limited. Private open spaces are those spaces reserved for residents and employees of Fuller seminary, such as building courtyards. The designation of these spaces is shown on Figure 9.

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 53 ends

Table 6: Tree Inventory
NO. COMMON NAME GENIUS SPECIES TRUNK
DIA.

CANOPY
DIA. PROTECTED COMMENTS
1 ARIZONA ASH FRAXINUS VELUTINA 20" 50' N
2 ARIZONA ASH FRAXINUS VELUTINA 18" 30' N POOR FORM
3 SILVER DOLLAR EUCALYPTUS EUCALYPTUS POLYANTHEMOS 3" 6' N HAS DIED 4 SILVER DOLLAR EUCALYPTUS EUCALYPTUS POLYANTHEMOS 3" 6' N 5 SILVER DOLLAR EUCALYPTUS EUCALYPTUS POLYANTHEMOS 3" 6' N 6 SILVER DOLLAR EUCALYPTUS EUCALYPTUS POLYANTHEMOS 3" 6' N HAS DIED 7 CARROT WOOD CUPANIOPSIS ANACARDIODES 10" 18' N
8 CARROT WOOD CUPANIOPSIS ANACARDIODES 10" 18' N
9 EVERGREEN PEAR PYRUS KAWAKAMII 1" 18" N NEW PLANTING
10 EVERGREEN PEAR PYRUS KAWAKAMII 1" 18" N NEW PLANTING 11 CARROT WOOD CUPANIOPSIS ANACARDIODES 10" 18' N
12 CARROT WOOD CUPANIOPSIS ANACARDIODES 10" 18' N
13 EVERGREEN PEAR PYRUS KAWAKAMII 2" 5' N NEW PLANTING
14 EVERGREEN PEAR PYRUS KAWAKAMII 13" 30' N
15 EVERGREEN PEAR PYRUS KAWAKAMII 1" 1-8" N NEW PLANTING 16 SWEET SHADE HYMENOSPORUM FLAVUM 3" 10' N
17 SWEET SHADE HYMENOSPORUM FLAVUM 4" 5' N
18 SWEET SHADE HYMENOSPORUM FLAVUM 5" 6' N
19 SWEET SHADE HYMENOSPORUM FLAVUM 4" 6' N
20 SILVER DOLLAR EUCALYPTUS EUCALYPTUS POLYANTHEMOS 4" 10' N 21 WHITE BURCH BETULA PENDULA 2@3" 8' N
22 WHITE BURCH BETULA PENDULA 2@3" 8' N
23 WHITE BURCH BETULA PENDULA 2@3" 5' N
24 WHITE BURCH BETULA PENDULA 2-2@1" 5' N
25 WHITE BURCH BETULA PENDULA 3@2" 6' N
26 WHITE BURCH BETULA PENDULA 2@2" 6' N
27 WHITE BURCH BETULA PENDULA 3@2" 6' N
28 WHITE BURCH BETULA PENDULA 2@2" 6' N
29 SWEET SHADE HYMENOSPORUM FLAVUM 3" 6' N
30 ARIZONA ASH FRAXINUS VELUTINA 10" 25' N
31 BUSH CHERRY SYZYGIUM PANICULATUM 10" 6' N
32 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 55'BT N
33 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 55' BT N
34 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 55'BT N
35 HOLLY OAK QUERCUS ILEX 8" 14' N
36 COAST REDWOOD SEQUOIA SEMPERVIRENS 20" 20' N
37 COAST REDWOOD SEQUOIA SEMPERVIRENS 18" 20' N
38 COAST REDWOOD SEQUOIA SEMPERVIRENS 12" 12' N
39 HOLLY OAK QUERCUS ILEX 16" 35' N
40 HOLLY OAK QUERCUS ILEX 5" 10' N
41 CRAPE MYRTLE LAGERSTROEMIA INDICA 7@1-3" 15' N
42 CRAPE MYRTLE LAGERSTROEMIA INDICA 3@2-3" 15' N
43 CRAPE MYRTLE LAGERSTROEMIA INDICA 7@1-3" 15' N
44 SOUTHERN MAGNOLIA MAGNOLIA GRANDIFOLIA 16" 40' N
45 SOUTHERN MAGNOLIA MAGNOLIA GRANDIFOLIA 14" 20' N
46 SOUTHERN MAGNOLIA MAGNOLIA GRANDIFOLIA 6" 10' N
47 SOUTHERN MAGNOLIA MAGNOLIA GRANDIFOLIA 8" 15' N
48 SOUTHERN MAGNOLIA MAGNOLIA GRANDIFOLIA 2@3-4" 10' N
49 SOUTHERN MAGNOLIA MAGNOLIA GRANDIFOLIA 14" 40' N
50 COAST REDWOOD SEQUOIA SEMPERVIRENS 20" 22' N
51 CRAPE MYRTLE LAGERSTROEMIA INDICA 9@1-5" 15' N MILDEW 52 CRAPE MYRTLE LAGERSTROEMIA INDICA 7@1-5" 15' N MILDEW 53 CRAPE MYRTLE LAGERSTROEMIA INDICA 4@2-4" 15' N MILDEW 54 SOUTHERN MAGNOLIA MAGNOLIA GRANDIFOLIA 12" 30' N
55 WEEPING BOTTLEBRUSH CALLISTEMON VIMINALIS 5" 8' N
56 SOUTHERN MAGNOLIA MAGNOLIA GRANDIFOLIA 15" 25' N
57 WEEPING BOTTLEBRUSH CALLISTEMON VIMINALIS 6 12' N
58 WEEPING BOTTLEBRUSH CALLISTEMON VIMINALIS 4" 10' N
59 SOUTHERN MAGNOLIA MAGNOLIA GRANDIFOLIA 12" 25' N DEAD WOOD 60 WEEPING BOTTLEBRUSH CALLISTEMON VIMINALIS 6" 10' N AGAINST FENCE 61 MONTEREY PINE PINUS RADIATA 8" 15' N LOPED
62 PONYTAIL BEAUCARNEA RECURVATA 13" 10' N SCARED
63 BUSH CHERRY SYZYGIUM PANICULATUM 10" 8' N LOPED
64 BOTTLE TREE BRACHYCHITON POPULNEUS 16" 18' N
65 HOLLYWOOD JUNIPER JUNIPERUS CHINENSIS 6" 8' N AGAINST BUILDING 66 HOLLYWOOD JUNIPER JUNIPERUS CHINENSIS 8" 10' N AGAINST BUILDING Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 54 ends

Table 6: Tree Inventory (cont’d)
NO. COMMON NAME GENIUS SPECIES TRUNK
DIA.

CANOPY
DIA. PROTECTED COMMENTS
67 BUSH CHERRY SYZYGIUM PANICULATUM 10" 8' N LOPED
68 INDIAN LAUREL FIG FICUS MICROCARPA 20" 45' N ROOT TRIMMED BY SI D 69 INDIAN LAUREL FIG FICUS MICROCARPA 20" 50' N ROOT TRIMMED BY SI D 70 INDIAN LAUREL FIG FICUS MICROCARPA 20" 40' N ROOT TRIMMED BY SI D 71 INDIAN LAUREL FIG FICUS MICROCARPA 18" 36' N ROOT TRIMMED BY SI D 72 WINDMILL PALM TRACHYCARPUS FORTUNEI 20'BT Y
73 CANARY ISLAND PINE PINUS CANNARIENSIS 40" 35' Y
74 WINDMILL PALM TRACHYCARPUS FORTUNEI 20'BT Y
75 QUEEN PALM SYAGRUS ROMANOFFIANUM 14'BT N
76 KING PALM ARCHONTOPHEONIX CUNNINGHAMIANA 3@25'BT Y
77 SWEET GUM LIGQUIDAMBER STYRACIFLUA 7" 12' N
78 WHITE BURCH BETULA PENDULA 3@1" 6' N
79 WHITE BURCH BETULA PENDULA 4" 10' N
80 WHITE BURCH BETULA PENDULA 2@2-4" 12' N
81 SWEET GUM LIGQUIDAMBER STYRACIFLUA 6" 18' N
82 CALIFORNIA FAN PALM WASHINGTONIA FILIFERA 50'BT Y
83 CAMPHOR TREE CINNAMOMUM CAMPHORA 24" 45' N ROOT TRIMMED BY SI D
84 CAMPHOR TREE CINNAMOMUM CAMPHORA 36" 45' Y ROOT TRIMMED BY SI D 85 SWEET GUM LIGQUIDAMBER STYRACIFLUA 16" 20' N
86 SWEET GUM LIGQUIDAMBER STYRACIFLUA 16" 20' N
87 SWEET GUM LIGQUIDAMBER STYRACIFLUA 12" 30' N
88 SWEET GUM LIGQUIDAMBER STYRACIFLUA 16" 18' N
89 SWEET GUM LIGQUIDAMBER STYRACIFLUA 16" 18' N
90 SWEET GUM LIGQUIDAMBER STYRACIFLUA 16" 20' N
91 CARROT WOOD CUPANIOPSIS ANACARDIODES 12" 30' N
92 SWEET SHADE HYMENOSPORUM FLAVUM 6" 12' N
93 SWEET SHADE HYMENOSPORUM FLAVUM 6" 10' N
94 SWEET SHADE HYMENOSPORUM FLAVUM 6" 10' N
95 WINDMILL PALM TRACHYCARPUS FORTUNEI 30'BT Y
96 DEODAR CEDAR CEDRUS DEODARA 24" 40' N
97 DEODAR CEDAR CEDRUS DEODARA 24" 30' N
98 ARIZONA ASH FRAXINUS VELUTINA 20" 20' N
99 ARIZONA ASH FRAXINUS VELUTINA 21" 24' N
100 CHINESE ELM ULMUS PARVIFOLIA 16" 33' N
101 ARIZONA ASH FRAXINUS VELUTINA 12" 20' N
102 PINEAPPLE GUAVA FEIJOA SELLWIANA 10" 20' N
103 BUSH CHERRY SYZYGIUM PANICULATUM 9X4-5" 4' N HEDGE
104 PITTOSPORUM PITTOSPORUM TOBIRA 3" 4' N HEDGE
105 BUSH CHERRY SYZYGIUM PANICULATUM 10X4" 4' N HEDGE
106 BUSH CHERRY SYZYGIUM PANICULATUM 8" 8' N
107 BUSH CHERRY SYZYGIUM PANICULATUM 12" 8' Y
108 BUSH CHERRY SYZYGIUM PANICULATUM 6" 8' N
109 BUSH CHERRY SYZYGIUM PANICULATUM 10" 8' N
110 BUSH CHERRY SYZYGIUM PANICULATUM 5" 8' N
111 BUSH CHERRY SYZYGIUM PANICULATUM 12" 8' Y
112 BUSH CHERRY SYZYGIUM PANICULATUM 12" 8' Y
113 BUSH CHERRY SYZYGIUM PANICULATUM 10" 8' N
114 AVOCADO AVOCADO 3@16" 40' N
115 WHITE BURCH BETULA PENDULA 2@1"-2" 10' N
116 BRISBANE BOX TRISTANIA CONFERTA 14" 18' N
117 WHITE BURCH BETULA PENDULA 2@1"-2" 10' N
118 CAMPHOR TREE CINNAMOMUM CAMPHORA
2@10"-14" 40' Y
119 SOUTHERN MAGNOLIA MAGNOLIA GRANDIFOLIA 4" 12' N
120 SOUTHERN MAGNOLIA MAGNOLIA GRANDIFOLIA 3" 8' N
121 SOUTHERN MAGNOLIA MAGNOLIA GRANDIFOLIA 1" 4' N
122 SOUTHERN MAGNOLIA MAGNOLIA GRANDIFOLIA 1" 3' N
123 SOUTHERN MAGNOLIA MAGNOLIA GRANDIFOLIA 1" 4' N
124 SOUTHERN MAGNOLIA MAGNOLIA GRANDIFOLIA 1" 3' N
125 SOUTHERN MAGNOLIA MAGNOLIA GRANDIFOLIA 2" 5' N
126 SOUTHERN MAGNOLIA MAGNOLIA GRANDIFOLIA 2" 5' N
127 RUSTYLEAF FIG FICUS RUBIGINOSA 6" 12' N
128 RUSTYLEAF FIG FICUS RUBIGINOSA 3" 9' N
129 RUSTYLEAF FIG FICUS RUBIGINOSA 4" 15' N
130 RUSTYLEAF FIG FICUS RUBIGINOSA 4" 15' N
131 RUSTYLEAF FIG FICUS RUBIGINOSA 4" 15' N
132 RUSTYLEAF FIG FICUS RUBIGINOSA 5" 15' N
133 RUSTYLEAF FIG FICUS RUBIGINOSA 4" 12' N
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 55 ends

Table 6: Tree Inventory (cont’d)
NO. COMMON NAME GENIUS SPECIES TRUNK
DIA.

CANOPY
DIA. PROTECTED COMMENTS
134 RUSTYLEAF FIG FICUS RUBIGINOSA 5" 15' N
135 HOLLYWOOD JUNIPER JUNIPERUS CHINENSIS 18" 22' N
136 CAMPHOR TREE CINNAMOMUM CAMPHORA 38" 30' Y
137 HOLLYWOOD JUNIPER JUNIPERUS CHINENSIS 10" 20' N
138 WINDMILL PALM TRACHYCARPUS FORTUNEI 24'BT Y
139 CAMPHOR TREE CINNAMOMUM CAMPHORA 50" 110' Y
140 ARIZONA ASH FRAXINUS VELUTINA 2@12" 60' N
141 JACARANDA JACARANDA MIMOOSIFOLIA 2@20" 35' Y
142 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 40'BT N
143 VICTORIAN BOX PITTOSPORUM UNDULATIM 2@8"-10" 25' N
144 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 50'BT N
145 SOUTHERN MAGNOLIA MAGNOLIA GRANDIFOLIA 30" 50' Y
146 SILVER MAPLE ACER SACCHARUM 30" 100' N
147 CAMPHOR TREE CINNAMOMUM CAMPHORA 45" 55' Y
148 WINDMILL PALM TRACHYCARPUS FORTUNEI 30'BT Y
149 CAMPHOR TREE CINNAMOMUM CAMPHORA 24" 40' N
150 CAMPHOR TREE CINNAMOMUM CAMPHORA 22" 35' N
151 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 8'BT N
152 CAMPHOR TREE CINNAMOMUM CAMPHORA 5" 10' N
153 CAMPHOR TREE CINNAMOMUM CAMPHORA 38" 70' Y
154 CAMPHOR TREE CINNAMOMUM CAMPHORA 24" 40' N
155 BRASILIAN PEPPER SCHINUS TEREBINTHIFOLIUS 40" 35' N 156 YUCCA YUCCA 3@5" 10' N
157 AVOCADO AVOCADO 2@4" 8' N
158 RUBBER TREE FICUS ELASTICA 5" 15' N
159 CAMPHOR TREE CINNAMOMUM CAMPHORA 10" 35' N
160 CAMPHOR TREE CINNAMOMUM CAMPHORA
3@14"-30" 50' Y
161 CANARY ISLAND PINE PINUS CANARIENSIS 22" 50' N
162 CANARY ISLAND PINE PINUS CANARIENSIS 20" 35' N
163 CANARY ISLAND PINE PINUS CANARIENSIS 26" 35' Y
164 CANARY ISLAND PINE PINUS CANARIENSIS 16" 25' N
165 TREE OF HEAVEN AILANTHUS ALTISSIMA 4" 12' N
166 CAMPHOR TREE CINNAMOMUM CAMPHORA 38" 70' Y
167 CAMPHOR TREE CINNAMOMUM CAMPHORA 14" 48' N
168 FLOSS SILK TREE CHORISIA SPECIOSA 36" 8' N
169 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 60'BT N
170 RED OAK QUERCUS RUBRA 14" 30' Y
171 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 60'BT N
172 CAMPHOR TREE CINNAMOMUM CAMPHORA 4@18" 50' Y
173 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 30'BT N
174 CRAPE MYRTLE LAGERSTROEMIA INDICA 8@3" 15' N
175 CRAPE MYRTLE LAGERSTROEMIA INDICA 4@3" 12' N
176 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 35'BT N
177 CAMPHOR TREE CINNAMOMUM CAMPHORA 40" 35' Y
178 LONDON PLANE TREE PLATANUS X ACERFOLIA 8" 24' N
179 LONDON PLANE TREE PLATANUS X ACERFOLIA 10" 24' N
180 LONDON PLANE TREE PLATANUS X ACERFOLIA 10" 30' N
181 LONDON PLANE TREE PLATANUS X ACERFOLIA 9" 35' N
182 LONDON PLANE TREE PLATANUS X ACERFOLIA 8" 30' N
183 LONDON PLANE TREE PLATANUS X ACERFOLIA 10" 30' N
184 LONDON PLANE TREE PLATANUS X ACERFOLIA 10" 30' N
185 LONDON PLANE TREE PLATANUS X ACERFOLIA 9" 25' N
186 LONDON PLANE TREE PLATANUS X ACERFOLIA 8" 24' N
187 LONDON PLANE TREE PLATANUS X ACERFOLIA 8" 24' N
188 LONDON PLANE TREE PLATANUS X ACERFOLIA 12" 36' N
189 CRAPE MYRTLE LAGERSTROEMIA INDICA 2@2" 15' N
190 CRAPE MYRTLE LAGERSTROEMIA INDICA 3@3" 15' N
191 EVERGREEN PEAR PYRUS KAWAKAMII 10" 28' N
192 QUEEN PALM SYAGRUS ROMANOFFIANUM 25'BT N
193 QUEEN PALM SYAGRUS ROMANOFFIANUM 20'BT N
194 QUEEN PALM SYAGRUS ROMANOFFIANUM 30'BT N
195 EVERGREEN PEAR PYRUS KAWAKAMII 14" 30' N
196 EVERGREEN PEAR PYRUS KAWAKAMII 12" 28' N
197 CRAPE MYRTLE LAGERSTROEMIA INDICA 2@2" 15' N
198 CRAPE MYRTLE LAGERSTROEMIA INDICA 2@2" 15' N
199 CRAPE MYRTLE LAGERSTROEMIA INDICA 2@2" 15' N
200 CRAPE MYRTLE LAGERSTROEMIA INDICA 2@2" 15' N
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 56 ends

Table 6: Tree Inventory (cont’d)
NO. COMMON NAME GENIUS SPECIES TRUNK
DIA.

CANOPY
DIA. PROTECTED COMMENTS
201 CRAPE MYRTLE LAGERSTROEMIA INDICA 2@2" 15' N
202 CRAPE MYRTLE LAGERSTROEMIA INDICA 2@2" 15' N
203 CRAPE MYRTLE LAGERSTROEMIA INDICA 2@2" 15' N
204 CRAPE MYRTLE LAGERSTROEMIA INDICA 2@2" 15' N
205 CRAPE MYRTLE LAGERSTROEMIA INDICA 2@2" 15' N
206 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 40'BT N 207 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 40'BT N 208 WINDMILL PALM TRACHYCARPUS FORTUNEI 20'BT Y
209 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 40'BT N 210 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 40'BT N 211 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 40'BT N 212 CORAL TREE ERYTHRINA CAFFRA 3@15" 40' Y
213 CORAL TREE ERYTHRINA CAFFRA 3@14" 40' Y
214 CRAPE MYRTLE LAGERSTROEMIA INDICA 2@4" 10' N
215 PURPLE ORCHID TREE BAUHINUA CANDIDA 10" 25' N AGAINST WALL 216 CAMPHOR TREE CINNAMOMUM CAMPHORA 10" 30' N
217 CAMILLA CAMILLA SPP. 3" 5' N HEDGE
218 CAMPHOR TREE CINNAMOMUM CAMPHORA 16" 35' N AGAINST WALL 219 CAROLINA LAUREL CHERRY PRUNUS CAROLINIANA 2@4" 5' N AGAINST WALL 220 CAROLINA LAUREL CHERRY PRUNUS CAROLINIANA 12" 10' N AGAINST WALL 221 PURPLE ORCHID TREE BAUHINUA CANDIDA 10" 20' N AGAINST WALL 222 SWEET GUM LIGQUIDAMBER STYRACIFLUA 14" 30' N BAD PRUNE 223 CAROLINA LAUREL CHERRY PRUNUS CAROLINIANA 2@4" 8' N AGAINST WALL 224 CHINESE ELM ULMUS PARVIFOLIA 10" 30' N AGAINST WALL 225 SWEET GUM LIGQUIDAMBER STYRACIFLUA 15" 20' N BAD PRUNE 226 SWEET GUM LIGQUIDAMBER STYRACIFLUA 14" 20' N BAD PRUNE 227 CAROLINA LAUREL CHERRY PRUNUS CAROLINIANA 10" 15' N AGAINST WALL 228 FERN PINE PODOCARPUS GRACILIOR 14" 35' N AGAINST HOUSE 229 CAROLINA LAUREL CHERRY PRUNUS CAROLINIANA 10" 15' N AGAINST WALL 230 SWEET GUM LIGQUIDAMBER STYRACIFLUA 15" 25' N AGAINST WALL 231 SWEET GUM LIGQUIDAMBER STYRACIFLUA 15" 25' N AGAINST WALL 232 SWEET GUM LIGQUIDAMBER STYRACIFLUA 18" 30' N AGAINST WALL 233 PURPLE ORCHID TREE BAUHINUA CANDIDA 10" 25' N LEANING BADLY 234 PURPLE ORCHID TREE BAUHINUA CANDIDA 18" 25' Y LEANING BADLY 235 ITALIAN STONE PINE PINUS PINEA 5" 8' N PLANTED AGAINST C U
236 WINDMILL PALM TRACHYCARPUS FORTUNEI 12'BT N
237 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 30'BT N 238 BRISBANE BOX TRISTANIA CONFERTA 8" 12' N
239 BRISBANE BOX TRISTANIA CONFERTA 6" 10' N
240 BRISBANE BOX TRISTANIA CONFERTA 3" 5' N NEW
241 GOLDENRAIN TREE KOELREUTERIA PANICULATA 2" 3' N NEW 242 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 45'BT N 243 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 40'BT N 244 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 35'BT N 245 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 35'BT N 246 BOTTLE TREE BRACHYCHITON POPULNEUS 36" 40' N
247 BOTTLE TREE BRACHYCHITON POPULNEUS 30" 35' N
248 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 30'BT N 249 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 28'BT N 250 NICHOL'S WILLOW LEAF PEPPERMINT EUCALYPTUS NICHOLII 12" 15' N 251 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 20" 30' N
252 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 25" 35' N
253 SAGO PALM CYCUS REVOLUTA 5'BT N
254 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 40'BT N
255 SWEET GUM LIGQUIDAMBER STYRACIFLUA 12" 20' N
256 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 24" 50' N
257 CAMPHOR TREE CINNAMOMUM CAMPHORA 48" 60' Y
258 CAMPHOR TREE CINNAMOMUM CAMPHORA 48" 80' Y
259 NICHOL'S WILLOW LEAF PEPPERMINT EUCALYPTUS NICHOLII 24" 25' N 260 NICHOL'S WILLOW LEAF PEPPERMINT EUCALYPTUS NICHOLII 18" 25' N 261 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 35'BT N 262 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 35'BT N 263 CORAL TREE ERYTHRINA CAFFRA 4@6"-8" 25' N BAD PRUNE 264 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 38'BT N 265 CORAL TREE ERYTHRINA CAFFRA 2@15" 30' Y
266 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 35'BT N 267 CORAL TREE ERYTHRINA CAFFRA
2@18"-20" 30' Y
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 57 ends

Table 6: Tree Inventory (cont’d)
NO. COMMON NAME GENIUS SPECIES TRUNK
DIA.

CANOPY
DIA. PROTECTED COMMENTS
268 RUSTYLEAF FIG FICUS RUBIGINOSA 12" 25' N
269 LONDON PLANE TREE PLATANUS X ACERFOLIA 15" 25' Y
270 LONDON PLANE TREE PLATANUS X ACERFOLIA 18" 30' Y
271 SWEET GUM LIGQUIDAMBER STYRACIFLUA 12" 20' N
272 SWEET GUM LIGQUIDAMBER STYRACIFLUA 18" 20' N
273 SWEET GUM LIGQUIDAMBER STYRACIFLUA 12" 18' N
274 SWEET GUM LIGQUIDAMBER STYRACIFLUA 9" 15' N
275 LONDON PLANE TREE PLATANUS X ACERFOLIA 18" 25' Y
276 LONDON PLANE TREE PLATANUS X ACERFOLIA 16" 30' Y
277 LONDON PLANE TREE PLATANUS X ACERFOLIA 18" 30' Y
278 LONDON PLANE TREE PLATANUS X ACERFOLIA 12" 25' N
279 NICHOL'S WILLOW LEAF PEPPERMINT EUCALYPTUS NICHOLII 4" 8' N 280 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 1" 3' N
281 NICHOL'S WILLOW LEAF PEPPERMINT EUCALYPTUS NICHOLII 3" 8' N 282 NICHOL'S WILLOW LEAF PEPPERMINT EUCALYPTUS NICHOLII 6" 8' N 283 SWEET GUM LIGQUIDAMBER STYRACIFLUA 8" 10' N
284 SWEET GUM LIGQUIDAMBER STYRACIFLUA 10" 20' N
285 SWEET GUM LIGQUIDAMBER STYRACIFLUA 12" 10' N
286 SWEET GUM LIGQUIDAMBER STYRACIFLUA 8" 10' N
287 PURPLE PLUM PRUNUS CERASIFERA 2@3" 6' N
288 PURPLE PLUM PRUNUS CERASIFERA 4@4" 15' N
289 JAPANESE MAPLE ACER PALMATUM 2@1" 3' N
290 PURPLE PLUM PRUNUS CERASIFERA 5@3" 15' N
291 PURPLE PLUM PRUNUS CERASIFERA 4@3" 12' N
292 SWEET GUM LIGQUIDAMBER STYRACIFLUA 10" 15' N
293 INCENSE CEDAR CALOCEDRUS DECURRENS 20" 20' Y
294 INCENSE CEDAR CALOCEDRUS DECURRENS 20" 25' Y
295 CAMPHOR TREE CINNAMOMUM CAMPHORA 10" 30' N
296 LONDON PLANE TREE PLATANUS X ACERFOLIA 15" 35' Y
297 LONDON PLANE TREE PLATANUS X ACERFOLIA 14" 35' N
298 CAMPHOR TREE CINNAMOMUM CAMPHORA 10" 30' N
299 NICHOL'S WILLOW LEAF PEPPERMINT EUCALYPTUS NICHOLII 24" 25' N 300 NICHOL'S WILLOW LEAF PEPPERMINT EUCALYPTUS NICHOLII 20" 20' N 301 BRONZE LOQUAT ERIOBOTRYA DEFLEXA 8" 15' N
302 NICHOL'S WILLOW LEAF PEPPERMINT EUCALYPTUS NICHOLII 16" 20' N 303 CAMPHOR TREE CINNAMOMUM CAMPHORA 36" 40' Y
304 NICHOL'S WILLOW LEAF PEPPERMINT EUCALYPTUS NICHOLII 10" 15' N 305 NICHOL'S WILLOW LEAF PEPPERMINT EUCALYPTUS NICHOLII 10" 15' N 306 NICHOL'S WILLOW LEAF PEPPERMINT EUCALYPTUS NICHOLII 18" 20' N 307 CAMPHOR TREE CINNAMOMUM CAMPHORA 10" 15' N AGAINST WALL 308 SOUTHERN MAGNOLIA MAGNOLIA GRANDIFOLIA 20" 30' N
309 VICTORIAN BOX PITTOSPORUM UNDULATIM 16" 20' Y
310 BUSH CHERRY SYZYGIUM PANICULATUM 5" 8' N AGAINST WALL 311 BUSH CHERRY SYZYGIUM PANICULATUM 10" 10' N AGAINST WALL 312 GOLDENRAIN TREE KOELREUTERIA PANICULATA 3@10" 35' N 313 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 30'BT N 314 NICHOL'S WILLOW LEAF PEPPERMINT EUCALYPTUS NICHOLII 10" 15' N 315 NICHOL'S WILLOW LEAF PEPPERMINT EUCALYPTUS NICHOLII 10" 15' N 316 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 30'BT N 317 MEDITERRANEAN FAN PALM CHAMAEROPS HUMILIS MULTI 12'BT N 318 MEDITERRANEAN FAN PALM CHAMAEROPS HUMILIS MULTI 12'BT N 319 TIPU TREE TIPAUANA TIPU 18" 30' N
320 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 35'BT N 321 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 18" 40' N
322 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 16" 35' N
323 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 35'BT N 324 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 18" 40' N
325 WINDMILL PALM TRACHYCARPUS FORTUNEI 25'BT Y
326 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 30'BT N 327 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 18" 40' N
328 RUSTYLEAF FIG FICUS RUBIGINOSA 14" 25' N
329 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 18" 35' N
330 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 14" 30' N
331 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 14" 25' N
332 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 14" 30' N
333 NICHOL'S WILLOW LEAF PEPPERMINT EUCALYPTUS NICHOLII 16" 20' N 334 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 18" 35' N
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 58 ends

Table 6: Tree Inventory (cont’d)
NO. COMMON NAME GENIUS SPECIES TRUNK
DIA.

CANOPY
DIA. PROTECTED COMMENTS
335 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 14" 30' N
336 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 16" 35' N
337 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 18" 30' N
338 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 14" 25' N
339 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 14" 30' N
340 CARROT WOOD CUPANIOPSIS ANACARDIODES 10" 20' N
341 OLIVE TREE OLEA EUROPAEA 3@8" 12' N
342 OLIVE TREE OLEA EUROPAEA 4@5" 15' N
343 OLIVE TREE OLEA EUROPAEA 3@3" 10' N
344 OLIVE TREE OLEA EUROPAEA 5@4" 15' N
345 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 15" 25' N
346 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 10" 20' N
347 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 22" 30' N
348 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 12" 25' N TRUNK ROT 349 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 20" 30' N
350 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 24" 40' N
351 OLIVE TREE OLEA EUROPAEA 4@4" 15' N
352 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 20" 30' N
353 CARROT WOOD CUPANIOPSIS ANACARDIODES 12" 19' N
354 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 15" 20' N
355 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 18" 22' N
356 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 25'BT N 357 RUSTYLEAF FIG FICUS RUBIGINOSA 12" 23' N
358 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 25'BT N 359 NICHOL'S WILLOW LEAF PEPPERMINT EUCALYPTUS NICHOLII 20" 25' N 360 NICHOL'S WILLOW LEAF PEPPERMINT EUCALYPTUS NICHOLII 12" 15' N 361 CHINESE ELM ULMUS PARVIFOLIA 7" 20' N
362 JAPANESE MAPLE ACER PALMATUM 6" 12' N
363 JAPANESE MAPLE ACER PALMATUM 2@3" 8' N
364 JAPANESE MAPLE ACER PALMATUM 4@3" 8' N
365 JAPANESE MAPLE ACER PALMATUM 4" 5' N
366 JAPANESE MAPLE ACER PALMATUM 2@3" 8' N
367 COCCULUS COCCULUS LAURIFOLIUS 3@4" 10' N BAD PRUNE
368 VICTORIAN BOX PITTOSPORUM UNDULATIM 4@4" 20' N
369 VICTORIAN BOX PITTOSPORUM UNDULATIM 3@4" 30' N
370 VICTORIAN BOX PITTOSPORUM UNDULATIM 4@5" 18' N
371 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 20" 40' N
372 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 15" 35' N
373 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 22" 38' N
374 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 16" 25' N LARGE SCAR ON TRU N
375 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 28'BT N 376 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 16" 30' N
377 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 22" 38' N
378 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 18" 20' N
379 LEMON SCENTED GUM EUCALYPTUS CITRIODORA 24" 30' N
380 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 30'BT N 381 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 30'BT N 382 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 30'BT N 383 CRAPE MYRTLE LAGERSTROEMIA INDICA 3" 6' N
384 CRAPE MYRTLE LAGERSTROEMIA INDICA 3" 6' N
385 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 25'BT N 386 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 20'BT N 387 CRAPE MYRTLE LAGERSTROEMIA INDICA 4" 8' N
388 CRAPE MYRTLE LAGERSTROEMIA INDICA 4" 8' N
389 WINDMILL PALM TRACHYCARPUS FORTUNEI 12'BT N
390 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 20'BT N 391 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 22'BT N 392 JAPANESE UMBRELLA PINE SCIADOPITYS VERTICILLATA
2@10"-12" 20' RECOMMEND PROTE C
393 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 25'BT N 394 WINDMILL PALM TRACHYCARPUS FORTUNEI 15'BT Y
395 WEEPING BOTTLEBRUSH CALLISTEMON VIMINALIS 2@10" 22' N 396 EVERGREEN PEAR PYRUS KAWAKAMII 16" 25' N
397 WINDMILL PALM TRACHYCARPUS FORTUNEI 15'BT Y
398 EVERGREEN PEAR PYRUS KAWAKAMII 15" 25' N
399 EVERGREEN PEAR PYRUS KAWAKAMII 12" 25' N
400 EVERGREEN PEAR PYRUS KAWAKAMII 18" 30' N
401 EVERGREEN PEAR PYRUS KAWAKAMII 9" 20' N
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 59 ends

Table 6: Tree Inventory (cont’d)
NO. COMMON NAME GENIUS SPECIES TRUNK
DIA.

CANOPY
DIA. PROTECTED COMMENTS
402 DATE PALM PHEONIX DACTYLIFERA 18'BT N
403 DATE PALM PHEONIX DACTYLIFERA 18'BT N
404 DATE PALM PHEONIX DACTYLIFERA 18'BT N
405 DATE PALM PHEONIX DACTYLIFERA 18'BT N
406 BRISBANE BOX TRISTANIA CONFERTA 6" 10' N
407 BRISBANE BOX TRISTANIA CONFERTA 6" 10' N
408 BRISBANE BOX TRISTANIA CONFERTA 6" 10' N
409 BRISBANE BOX TRISTANIA CONFERTA 6" 12' N
410 JAPANESE MAPLE ACER PALMATUM 2" 3' N NEWLY PLANTED
411 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 20'BT N
412 DATE PALM PHEONIX DACTYLIFERA 18'BT N
413 DATE PALM PHEONIX DACTYLIFERA 18'BT N
414 CRAPE MYRTLE LAGERSTROEMIA INDICA 5@3" 15' N
415 FERN PINE PODCARPUS GRACILIOR 48" 60' Y NEXT TO BUILDING 416 CAROLINA LAUREL CHERRY PRUNUS CAROLINIANA 14" 24' N 417 FERN PINE PODCARPUS GRACILIOR 14" 30' N
418 CAMPHOR TREE CINNAMOMUM CAMPHORA 20" 40' N
419 AVOCADO AVOCADO 24" 30' N
420 BRISBANE BOX TRISTANIA CONFERTA 7" 15' N
421 BRISBANE BOX TRISTANIA CONFERTA 7" 15' N
422 BRISBANE BOX TRISTANIA CONFERTA 12" 15' N
423 BRISBANE BOX TRISTANIA CONFERTA 10" 16' N
424 BRISBANE BOX TRISTANIA CONFERTA 8" 15' N
425 BRISBANE BOX TRISTANIA CONFERTA 7" 14' N
426 BRISBANE BOX TRISTANIA CONFERTA 9" 16' N
427 BRISBANE BOX TRISTANIA CONFERTA 7" 15' N
428 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 12'BT N
429 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 19'BT N
430 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 19'BT N
431 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 22'BT N
432 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 16'BT N
433 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 22'BT N
434 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 22'BT N
435 BRISBANE BOX TRISTANIA CONFERTA 8" 16' N
436 BRISBANE BOX TRISTANIA CONFERTA 9" 20' N
437 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 20'BT N
438 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 10'BT N
439 GOLDENRAIN TREE KOELREUTERIA PANICULATA 3@3'-7" 30' N 440 SILVER DOLLAR EUCALYPTUS EUCALYPTUS POLYANTHEMOS 5" 8' N 441 MEXICAN FAN PALM WASHINGTONIA ROBUSTA 6'BT N
442 CATI OPUNTIA FICUS-INDICA N MATURE/POOR HEAL
T
443 CAMILLA CAMILLA SPP. 3" 4' N HEDGE CUT
444 CAMILLA CAMILLA SPP. 4" 4' N HEDGE CUT
445 CAMILLA CAMILLA SPP. 3" 4' N HEDGE CUT
446 CAMILLA CAMILLA SPP. 4" 4' N HEDGE CUT
447 CAMILLA CAMILLA SPP. 4" 4' N HEDGE CUT
448 CAMILLA CAMILLA SPP. 3" 4' N HEDGE CUT
449 CAMILLA CAMILLA SPP. 4" 4' N HEDGE CUT
450 CAMILLA CAMILLA SPP. 3" 4' N HEDGE CUT
451 CAMILLA CAMILLA SPP. 3" 4' N HEDGE CUT
452 CAMILLA CAMILLA SPP. 3" 4' N HEDGE CUT
453 WINDMILL PALM TRACHYCARPUS FORTUNEI 10'BT N
454 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 30'BT N 455 WINDMILL PALM TRACHYCARPUS FORTUNEI 15'BT Y
456 CANARY ISLAND DATE PALM PHEONIX CANARIENSIS 30'BT N 457 SAGO PALM CYCUS REVOLUTA 4'BT N
458 SAGO PALM CYCUS REVOLUTA 7'BT N
459 TREE OF HEAVEN AILANTHUS ALTISSIMA 4" 15' N
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 60 ends

Figure 10: Tree Inventory
Walnut Street
167
168
166
160
159
161162163164165
459
101
100
114105-113
96 97 98 99
103 104
115
116117
118
119 120 121 122 123 124 125
127-134
126
158
155
156157
152
151
154
153
150
149
148
147
146145
142
144
141
143
140
139
138137
136
135
1 2 95
84 858687888990
91 92
93946543
7 8
11 12
9 10
13 14
15 2322
21 24
25 26
27 28
29 20
1819
1716
30 50
313233
3435
36 37
38 80 79 78
8382
81 77
76 74
73 72
71 70
69 68
49 48
47 39
40 41 43
42 44 45 46
52 5153 55
54 57
56 58
59 60
67 64
66 65
6362
61 236 207
206
200
199
198
197
196 195 191
192
193
194
185
184
186 187 188
190 189 169
170
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 61 ends

0 100’ 50’25’ 200’
Ford Place
Madison Avenue
Los Robles Avenue
Oakland Avenue
214
236237
238
239
240
241
243
242
211
205
210
209
208
207
204
203
202
201
200 193
194
213
212
184
186
183
182
181
187
180
177
179
178 171
172
176
175
174173
218219
220
221
222
223 224
225
226 227 229
230
231
232
233 235
215216
217
228 234
244
456
458 457
453454455
396
397
398
399
400
401
402
403
404
413414
412
440 439
417
406407
408
409
410
411431 430429
428
427
426
415
416
395
394 393
392
391 390
443-452
320
321
322
323
324
325
318317 316 441 442 311
310
309
308
307
304
305306
303
312
314
315
302301
300
299
298
295
296 297
313
326
327
328 319329
330
331
332
260
259261
262
333
334
258
294
286
285 282283
284
293
292
290 291 280
289
281288287
279
278
277
276
275
272273
274271
270
269
263335
336
337
338
264 257
255265 256266 267 254
253
252
251
250
249268
248 247
339
340
353
354
355 356
246245
357359
360
358
344
343
345
342
341
352
346
347
348
349350 351
367
362364
363
365
366
361
368
369
370
384
383
421
420
418 419
388387
386
389 385 382 381 380 379
378
377
376 375
374 373
372 371
424
425
422
423
432
433
434405
435
436
437
438
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 62 ends

3.6 Disposition of Existing Structures

To make room for the new construction, 29,236 sf of academic and 250,253 sf of residential program will be removed. A detailed account of which buildings will remain in place, which will be removed is outlined in Table 5 and the accompanying plan (Figure 11).

3.7 Circulation + Parking
The proposed Master Development Plan study area is generally bounded by Corson Street to the north, Union Street to the south, Los Robles Avenue to the west, and Madison Avenue to the east.

The campus, which is bisected by the east-west oriented Walnut Street, includes the North Campus and the Main Campus. The North Campus is bounded by Corson Street to the north, Walnut Street to the south, Los Robles Avenue to the west, and Madison Avenue to the east. The Main Campus is bounded by Walnut Street to the north, Union Street to the south, Los Robles Avenue to the west, and Madison Avenue to the east.

As shown on the accompanying plan (Figure 12), access to Main Campus is via Los Robles Avenue, Oakland Avenue, Madison Avenue, Walnut Street, Ford Place, and Union Street. The proposed 500- space parking structure and the existing psychology underground parking area on the Main Campus will be accessed from Madison Avenue, south of Walnut Street. Access to the existing Union parking structure will continue to have ingress movement from Union Street, west of Oakland Avenue, and egress movement from Los Robles Avenue, north of Union Street. The 409 Walnut Street parking lot will continue to be accessed from Oakland Avenue, south of Walnut Street.

Access to the North Campus is via Los Robles Avenue, Oakland Avenue, Madison Avenue, Corson Street, and Walnut Street. The proposed underground parking structures serving the future residential student housing units on the North Campus will be accessed from Los Robles Avenue, Oakland Avenue, and Madison Avenue. The approved 179 student housing units approved for construction would mainly be accessed from Madison Avenue, north of Walnut Avenue, but with secondary access to Oakland Avenue. The proposed access points for the Main Campus and North Campus are displayed in the Circulation, Trafﬁ c and Parking Plan (Figure 12).

Existing Campus Parking
As shown in Table 6, the existing Fuller Theological Seminary campus contains approximately 1,161 parking spaces, including 547 parking spaces for the campus, 357 parking spaces allocated Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 63 ends

Table 7: Disposition of Existing Structures

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 64 ends

Table 7: Disposition of Existing Structures (cont’d)
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 65 ends

for the existing student housing dwelling units, 78 spaces on the recently purchased PD-21 parcel, and the 179 parking spaces that have not yet been constructed. The Main Campus has 423 parking spaces and the North Campus has 660 parking spaces (includes the 179 parking spaces approved for construction).

An inventory of available on-street parking spaces was conducted on street segments adjacent to the proposed project site; there are approximately 300 on-street parking spaces available adjacent to the Fuller Seminary.

Future Campus Parking
The Master Development Plan will also include 900 new parking spaces, as show in Table 7, 453 of which will be located in an above- ground parking structure located on the Main Campus (a 500-space parking structure is proposed of which 47 parking spaces will be allocated for the Women’s Club and not included in the total number of parking spaces for Fuller).

The Master Development Plan will include the construction of new parking spaces and removal of existing parking spaces. The following is a summary of the parking spaces that are proposed for construction or removal:

Main Campus
• Construct 500 new parking spaces located in an above- ground parking structure located on the Main Campus, of which 47 parking spaces will be allocated for the Women’s Club and not included in the total number of parking spaces for Fuller.
• Remove 213 parking spaces
North Campus
• Construct 391 new parking spaces for residential use, north of Walnut Street, west of Oakland Avenue.
• Construct 56 new parking spaces for residential use, north of Walnut Street, east of Oakland Avenue.
• Remove 394 parking spaces.

The total proposed parking supply for Master Development Plan will be 1,376 parking spaces. The Main Campus will have 663 parking spaces and the North Campus will have 713 parking spaces (including the 179 parking spaces that were approved for construction).

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 66 ends

Figure 11: Disposition of Exist-
ing Structures Plan

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 67 ends

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 68 ends

Figure 12: Circulation, Trafﬁ c
and Parking Plan

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 69 ends

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 70 ends

3.8 Trafﬁ c and Parking Improvements
The Master Development Plan project is expected to generate a net increase of 124 vehicle trips (64 inbound and 60 outbound) during the AM peak hour when compared to the trip generation for the existing campus. During the PM peak hour, the Master Development Plan project is expected to generate a net increase of 155 vehicle trips (71 inbound and 84 outbound) when compared to the trip generation for the existing campus. Over a 24-hour period, the Master Development Plan project is forecast to generate a net increase of 1,755 daily trip ends during a typical weekday (approximately 878 inbound and 878 outbound) when compared to the trip generation for the existing campus.

In order to evaluate the potential impacts to the local street system by the proposed project, 15 intersections were analyzed.

It is concluded that no signiﬁ cant impacts are forecast at any of the study intersections under the Future With Project conditions.

Because there are no signiﬁ cant trafﬁ c impacts, no trafﬁ c mitigation measures are required or recommended.

Nine street segments were analyzed using the City’s street segment ADT impact thresholds. Project-related increases between 2.5 and

23.1 percent are forecast for six of the nine street segments. The following trafﬁ c mitigation measures are recommended in response to the project’s street segment impact:

No. 1 Corson Street between Oakland Avenue and Madison Avenue Fuller Seminary will continue to operate and maintain its successful rideshare program.

No. 2 Corson Street between Madison Avenue and El Molino Avenue Fuller Seminary will continue to operate and maintain its successful rideshare program.

No. 4 Walnut Street between Madison Avenue and El Molino Avenue Fuller Seminary will continue to operate and maintain its successful rideshare program.

No. 7 Madison Avenue between Corson Street and Walnut
Street Fuller Seminary has been previously required by the City of Pasadena to provide trafﬁ c management improvements to Madison Avenue. No further improvements are required.

No. 8 Madison Avenue between Walnut Street and Union
Street Fuller Seminary has been previously required by the City of Pasadena to provide trafﬁ c management improvements to Madison Avenue. No further improvements are required.

No. 9 Oakland Avenue between Corson Street and Walnut
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 71 ends

Street It is not appropriate to consider potential trafﬁ c mitigation measures for this segment. Oakland Avenue will likely be vacated for public use in the future. Therefore, an unmitigated trafﬁ c impact would result until such time the street is vacated.

In addition, no signiﬁ cant transportation impacts are expected to occur on the Los Angeles County Congestion Management Program roadway or transit system due to the construction and occupancy of the proposed project.

Proposed Project Parking Requirements
The City of Pasadena Zoning Code provides parking requirements for speciﬁ c land uses within the city including varying requirements for different types of residential uses. The city’s parking code for CD- 13A use classiﬁ cation is as follows:
• 1 parking space per every 3 daytime nonresident students living outside CD 13A
• 1 parking space per every campus apartment unit
• 1 parking space per every 2 dormitory residents
• 1 parking space per every 2 employees and members of the faculty

3.9 Utilities
The Master Development Plan anticipates the removal of 16 residential and 7 academic building representing a total of approximately 281,333 square feet, and the new development calls for ﬁ ve residential phases of construction with approximately 580,969 square feet of 7 academic buildings with approximately 465,100 square feet for a total of 764,736 additional construction.

The Fuller Campus does not maintain any power generation unit, water reservoir nor sewer treatment plant. It depends entirely on public utilities at present and future. Power, water, sewer and gas service, for north campus residential units, shall be provided from Los Robles Avenue, Oakland Avenue, Walnut Avenue or Corson as deemed appropriate while south campus utilities services is anticipated from Union Street, Ford Place, Los Robles Avenue, Walnut Street or Madison Avenue. Actual utility demand and hook- up locations will be provided during project development phase.

Anticipated power, domestic water, gas and sewage requirements are provided in Figures 13.1 and 13.2.

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 72 ends

Table 8: Existing Parking
Existing
Location Parking Spaces
Main Campus
Campus Parking Spaces 331 spaces
(Non-residential parking)
Residential Parking Spaces 92 spaces
Main Campus Subtotal 423 spaces
North Campus
Campus Parking Spaces 216 spaces
(Non-residential parking)
Residential Parking Spaces 444 spaces [a]
North Campus Subtotal 660 spaces
Total Campus Parking Spaces 547 spaces
(Non-residential parking)
Total Residential Parking Spaces 536 spaces
Total Parking Spaces 1,083 spaces
Notes:
[a] Includes 179 parking spaces approved but not yet constructed.

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 73 ends

Table 9: Proposed Parking
Future
Location Parking Spaces
Main Campus
Campus Parking Spaces 583 spaces
(Non-residential parking)
Residential Parking Spaces 80 spaces
Main Campus Subtotal 663 spaces
North Campus
Campus Parking Spaces 87 spaces
(Non-residential parking)
Residential Parking Spaces 626 spaces [a]
North Campus Subtotal 713 spaces
Total Campus Parking Spaces 670 spaces
(Non-residential parking)
Total Residential Parking Spaces 706 spaces
Total Parking Spaces 1,376 spaces
Notes:
[a] Includes 179 parking spaces approved but not yet constructed.

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 74 ends

Figure 13.1: Electrical Calculation
Residential Facilities to be Removed
No. Bldg. Name Bldg. Address Bldg. Description Floors GSF w/sq ft C.L. D.k. 1 262 N. Los Robles Avenue 92 Apartment Units 2 95,000 7 665 4 251 N. Oakland Avenue 14 Apartment Units 2 11,000 7 77 5 265 N. Oakland Avenue 19 Apartment Units 2 13,300 7 93 6 275 N. Oakland Avenue 12 Apartment Units 2 8,000 7 56 7 285 N. Oakland Avenue 22 Apartment Units 2 15,000 7 105 8 303 N. Oakland Avenue 13 Apartment Units 2 14,500 7 101 10 296 N. Oakland Avenue 25 Apartment Units 2 22,700 7 159 11 266-272 N. Oakland Avenue 19 Apartment Units 2 20,000 7 140 12 260 N. Oakland Avenue 14 Apartment Units 2 10,000 7 70 30 527 East Union Street 15 Apartment Units 2 16,000 7 112 31 91 N. Oakland Avenue 14 Apartment Units 3 5,953 7 42 36 110 N. Los Robles Avenue 6 Apartment Units 2 2,800 7 20 37 130 N. Los Robles Avenue 7 Apartment Units 2 3,400 7 24 38 144 N. Los Robles Avenue 4 Apartment Units 2 3,900 7 27 39 450-542 Ford Place 4 Apartment Units 2 5,700 7 40
40 545-456 Ford Place 4 Apartment Units 2 3,000 7 21
Subtotal 250,253 112 1,752 876
Academic Facilities to be Removed
2 483 E. Walnut Street Office 1 2,297 12 28
3 493 E. Walnut Street Office 1 3,794 12 46
13 535 E. Walnut Street Office 1 7,000 12 84
20 155 N. Madison Avenue Psychological Center 2 7,500 15 85 27 94 N. Oakland Avenue Chapel Garden 1 710 12 9
29 Preaching Arts 90 N. Oakland Avenue Preaching Arts 3 5,890 15 88 41 460 Ford Place Academic/Administration 3 3,889 12 47 Subtotal 31,080 90 387 194
Total to be Removed 281,333 202 2,139 1,070
New Residential Facilities
Student Housing Phase I 179 Units 4 113,929 7 798
Student Housing Phase II - Partial 49 Units 4 34,500 7 242 Student Housing Phase II - Partial 98 Units 4 69,000 7 483 Student Housing Phase II - Partial 98 Units 4 69,000 7 483 Student Housing Phase III - Partial 32 Units 4 34,500 7 241 Student Housing Phase III - Partial 49 Units 4 40,500 7 283 Student Housing Phase IV - Partial 98 Units 4 69,000 7 483 Student Housing Phase IV - Partial 92 Units Renovation 4 69,000 7 483 Student Housing Phase V - Partial 42 Units 3 29,570 7 206 Student Housing Phase IV - Partial 42 Units 3 29,570 7 206 Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 75 ends

g
Retail Phase V - Partial Retail 140' x 80' 1 11,200 7 79 Retail Phase V - Partial Retail 140' x 80' 1 11,200 7 79 Subtotal 580,969 84 4,066 2,033
New Academic Facilities
Worship Center Oakland Avenue/Union Street Worship Center 3 35,000 12 420 Parking Garage Madison Avenue/Walnut Street Parking Garage 6 65,500 5 328 Student Hotel Madison Avenue/Walnut Street Student Hotel 57,600 16 922 Library Oakland Avenue/Union Street Library 5 47,000 15 705 Academic No. 1 Los Robles Avenue Academic Classrooms 4 80,000 16 960 Academic No. 2 Los Robles Avenue Academic Classrooms 4 80,000 16 960 Academic No. 3 Los Robles Avenue Academic Classrooms 4 100,000 16 960 Subtotal 465,100 96 5,255 2,728
Total New Buildings 1,046,069 180 9,321 4,761
Total of New Demand 764,736 -22 7,182 3,691
Legend
G.M.P. Gross Square Feet
w/sq ft watt/square foot
k.W. KiloWatt
C.L. Connected Load
D.K. Demand kiloWatt
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 76 ends

Figure 13.2: Mechanical Calculation
Residential Facilities to be Removed
No. Bldg. Name Address Building #Flrs Gross DFU GPM Gas ESF Description Sq. Ft. (CFH)
1 262 N. Los Robles Ave. Apartments-92 Units 2 95,000 1,012 240 14,859 16,100 4 251 N. Oakland Ave. Apartments-14 Units 2 11,000 154 62 2,260 2,450 5 265 N. Oakland Ave. Apartments-19 Units 2 13,300 212 76 3,060 3,350 6 275 N. Oakland Ave. Apartments-12 Units 2 8,000 132 57 2,080 2,100 7 285 N. Oakland Ave. Apartments-22 Units 2 15,000 242 84 3,480 3,850 8 303 N. Oakland Ave. Apartments-13 Units 2 14,500 146 60 2,220 2,300 10 296 N. Oakland Ave. Apartments-25 Units 2 22,700 278 92 4,000 4,400 11 266-272 N. Oakland Ave. Apartments-19 Units 2 20,000 212 76 3,060 3,350 12 260 N. Oakland Ave. Apartments-14 Units 2 10,000 154 62 2,260 2,450 30 527 East Union St. Apartments-15 Units 2 16,000 162 64 2,400 2,050 31 91 N. Oakland Ave. Apartments-14 Units 3 5,953 154 62 2,260 2,450 36 110 N. Los Robles Ave. Apartments-6 Units 2 2,800 84 45 990 1,050 37 130 N. Los Robles Ave. Apartments-7 Units 2 3,400 98 49 1,160 1,250 38 144 N. Los Robles Ave. Apartments-4 Units 2 3,900 56 37 660 700 39 450-542 Ford Place Apartments-4 Units 2 5,700 56 37 660 700 40 454-456 Ford Place Apartments-4 Units 2 3,000 56 37 660 700 Subtotal 250,253 3,208 1,140 46,069 49,250
Academic Facilities to be Removed
2 483 E. Walnut St. Office 1 2,297 23 40 185 460
3 493 E. Walnut St. Office 1 3,794 35 47 256 760
13 535 E. Walnut St. Office 1 7,000 38 49 400 1,400
20 155 N. Madison Ave. Psychological Cen. 2 7,500 32 42 460 1,500 27 94 N. Oakland Ave. Chapel Garden 1 710 0 0 0 0
29 Preaching Arts 90 N. Oakland Ave. Preaching Arts 3 5,890 40 50 425 4,712 41 460 Ford Place Academic / Admin 3 3,889 35 47 256 780 Subtotal 31,080 203 275 1,982 9,612
Total to be Removed 281,333 3,411 1,415 48,051 58,862
New Academic Facilities
- Worship Center Oakland Ave. / Union St. Worship Center 3 35,000 280 100 1,000 35,000 - Parking Garage Madison Ave. / Walnut St. Parking Garage 6 65,000 - Student Hotel Madison Ave. / Walnut St. Student Hotel 72 Units 3 57,600 798 292 11,580 12,650 - Library Oakland Ave. / Union St. Library 5 47,000 70 66 1,000 3,130 - Academic No. 1 Los Robles Ave. Academic Classrooms 4 80,000 212 86 1,200 24,000 - Academic No. 2 Los Robles Ave. Academic Classrooms 4 80,000 212 86 1,200 24,000 - Academic No. 3 Los Robles Ave. Academic Classrooms 4 100,000 212 86 1,200 24,000 Subtotal 464,600 1,784 716 17,180 122,780
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 77 ends

New Residential Facilities
- Student Housing Phase I 179 Units 4 113,929 2,024 480 29,718 32,200 - Student Housing Phase II - Partial 49 Units 4 34,500 400 146 5,790 6,325 - Student Housing Phase II - Partial 98 Units 4 69,000 1,096 285 15,849 17,150 - Student Housing Phase II - Partial 98 Units 4 69,000 1,096 285 15,849 17,150 - Student Housing Phase III - Partial 32 Units 4 34,500 388 778 5,140 5,450 Student Housing Phase III - Partial 49 Units 4 40,500 400 144 5,790 6,325 Student Housing Phase IV - Partial 98 Units 4 69,000 1,046 285 15,849 1,750 Student Housing Phase IV - Partial Renovate 92 units 4 69,000 No additional fixtures nor sewer Student Housing Phase V - Partial 42 Units 3 29,570 400 146 5,790 6,325 Student Housing Phase V - Partial 42 Units 3 29,570 400 146 5,790 6,325 Retail Phase V - Partial Retail (140' x 80') 1 11,200 22 57 500 2,240 Retail Phase V - Partial Retail (140' x 80') 1 11,200 22 57 500 2,240 Subtotal 580,969 7,294 2,809 106,565 103,480
Total of New Buildings 1,045,569 9,078 3,525 123,745 226,260 Total New Demand 764,236 5,667 2,110 75,694 167,398
LEGEND:

D.F.U. =
G.P.M. =
C.F.H. =
E.S.F. =
Drainage Fixture Units
Domestic Cold Water, Gallons Per Minute
Cubic Feet Per Hour
Estimated Sewage Flow (Gallons Per Day)
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 78 ends

3.10 Design Guidelines
In order to maintain ﬂ exibility in sizing and placement, the design guidelines do not attempt to illustrate individual buildings; rather, they deﬁ ne “envelopes” within which buildings will exist. The description of these envelopes clearly deﬁ nes the heights of all buildings, the setbacks from the surrounding and internal streets, and the general architectural character of new (and renovated) structures.

The design guidelines are organized in sections: Section 1, Building Heights and Setbacks, outlines general conditions and deﬁ nitions for terms used within the guidelines. This section is followed by area- speciﬁ c massing guidelines for academic, residential, and parking facilities in Sections 2, 3, and 4 respectively. Section 5, Architectural Guidelines, describes the general character and overall design intentions for new construction on the Fuller campus. Finally, the process for design review for all new construction is outlined in Section 6.

SECTION 1: Building Heights + Setbacks
The heights and setbacks of all new buildings on the Fuller campus are guided by an intention not just to connect to the surrounding urban context, but a to become an integral part of it. By providing transitions between scales (e.g., between the commercial mid- rise buildings on Los Robles Avenue and the residential-scale neighborhoods two blocks east) and between vast diversities of architectural and spatial characteristics, the design of the Fuller campus can provide continuity within Pasadena’s urban core. In addition to strengthening the urban fabric, many of the setbacks and massing guidelines exist to preserve key views (e.g., the historic City Hall dome); to provide pedestrian linkages within and across the Fuller campus; and to encourage massing strategies that optimize solar and wind access for all structures, on- and off-site.

Maximum heights of new structures are shown on Figure 14, “Building Heights.” Building heights are presented in number of stories above natural or ﬁ nished grade. To provide a measure of ﬂ exibility for both the City of Pasadena and Fuller Theological Seminary, a ﬁ ve percent tolerance is allowed for all guidelines in this section. This tolerance applies only to building height, setback, and site coverage and does not apply to the F.A.R. (ﬂ oor area ratio) and/or to the total building area or dwelling unit limits established for the campus.

Building Setbacks. Unless otherwise noted, all setbacks are measured from property lines (as they exist at the adoption of the master plan) at the immediately adjacent public street. Building projections into setbacks at academic and support facilities will Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 79 ends

comply with P .M.C. § 17.33.080. Building projections into yards at residential facilities will comply with P .M.C. § 17.24.030 (RM-48) in effect as of the date of the adoption of the master plan, with the following deviates in accordance with the draft CDSP:
• Madison Avenue—10’ setback
• Union Street—0’ minimum and 5’ maximum setback.

Building Heights. Building heights for new facilities are presented in number of stories. The corresponding absolute building heights are measured from the lowest sea level elevation of the existing grade at the exterior walls of the structure to the highest sea level elevation of the structure (ridge or parapet), as prescribed in P .M.C. §17.64.190.

The height of new academic buildings will be approximately 15 feet, ﬂ oor to ﬂ oor, with a maximum height of three-, four-, and ﬁ ve- story structures being 50, 60 and 75 feet respectively. The following exceptions apply:

In order to allow for more ﬂ exibility—and thus
better design solutions—towers, chimneys, elevator
penthouses, water tanks, ﬂ agpoles, monuments,
scenery lofts, radio and television antennas,
and similar structures or necessary mechanical
appurtenances (not to exceed more than 25%
of the ground area covered by the structure to
which they are accessory) may exceed the basic
maximum permitted heights by 20 feet, subject to
the restrictions set out in P .M.C. §17.33.080.

The height of new residential buildings will be approximately 11 feet, ﬂ oor to ﬂ oor, with the maximum height of four-, ﬁ ve-, and six- story structures being 45, 55, and 65 feet respectively. The following exceptions apply:

To allow for more ﬂ exibility—and thus better design
solutions—the building ridgeline of a sloping roof
may exceed the height limit by no more than 12
feet, provided that the living area of any building
does not exceed the maximum height as measured
to the top of the parapet or top plate, whichever is
higher, as set out in P .M.C. §17.33.080.

To provide a “sense of arrival to Pasadena” from
the north, an implied gateway will be created by
combining the twelve-story building across Los
Robles Avenue with new housing structures at the
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 80 ends

Figure 14: Building Heights

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 81 ends

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 82 ends

corner of Corson Street and Los Robles Avenue
(which may have a maximum height of seven
stories, or 75 feet).

SECTION 2: Guidelines for Academic Facilities
Since its arrival in1953, Fuller has renovated as many of the existing buildings on the current campus as it has built new ones. As a result, the Fuller campus is comprised of an array of architectural styles and building types. Most of these buildings range in height from two to four stories, with no consistent standards for heights, program, or adjacencies. Most of the current buildings are used for purposes that differ from what was originally intended; thus, the use has adapted to ﬁ t the space, rather than the space facilitating use.

In recent years the programmatic requirements for new buildings on the Fuller campus have changed. Current needs emphasize maximum ﬂ exibility in both size and nature of teaching environments, (e.g., a combined preaching and performance space). Thus, new buildings will have larger footprints and greater ﬂ oor-to-ﬂ oor heights than those buildings Fuller currently occupies. New academic buildings will be three- to ﬁ ve-story structures, with one to two basement levels to be used for academic and administrative purposes.

Union Street Gateway To preserve the view from Union Street to the historic City Hall dome, buildings along Union Street will be four to ﬁ ve stories, with a maximum height of 50 feet between the view corridor and Union Street. An addition will expand the existing library in Payton Hall, and a new chapel will be built on the site currently occupied by the Preaching and Communications Building and the Prayer Garden. Together, the chapel and the library addition—connected by a plaza—will form a new southern gateway to the Fuller campus and a visual terminus to Oakland Avenue.

Union Street To emphasize Union Street’s importance as an urban corridor, new buildings will strengthen the street edge by aligning along the property line with the face
of the adjacent parking garage to the west, a setback of approximately twenty feet (Figure 16, Section A).

Oakland Avenue (vacated) Guidelines along Oakland
Avenue seek to achieve two goals: to provide a strong
and well-deﬁ ned gateway to the campus, and to preserve and enhance the unique character of the Arol Burns Mall (formerly Oakland Avenue). Thus, while building envelopes for both the library addition and the new chapel may
abut the property line at the vacated Oakland Avenue,
the massing and location of both buildings will create a Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 83 ends

gateway/plaza at the intersection of Oakland Avenue and Union Streets (Figure 16, Section B).

Los Robles Area To provide a transition in scale from the ten-story Westin Pasadena on Los Robles Avenue to the two-story bungalows at the heart of the Fuller campus, the structural envelope deﬁ ned by Los Robles Avenue allows for a series of three-, four-, and ﬁ ve-story structures that step down in height as they move from the edge of Los Robles Avenue toward Payton Hall. The structures will be organized around a courtyard, and Payton Hall will be renovated to allow public, open-air access from the Los Robles Avenue courtyard to the Arol Burns Mall.

Los Robles Avenue In keeping with the strong urban
character along Los Robles Avenue, buildings will abut
the property line with no setback. At the street level, the building mass will break down to create a pedestrian-friendly edge (Figure 16, Section C ). To provide continuity, trees and benches to mirror the west side of Los Robles Avenue will be installed. Two entrances to the Fuller campus through the Los Robles Area
courtyard will be provided off of Los
Robles Avenue. One of these entrances will align with the view to the City Hall dome, available just to the north of the parking garage.

Ford Place To preserve the unique character of Ford Place and retain existing street trees, buildings will be set back ﬁ fteen feet from the property line. To the same end, above the fourth story, buildings will set back to reduce building mass along Ford Place, and ensure solar access to adjacent properties. At the street level, the building mass will break down to create a pedestrian-friendly edge. (Figure 16 Section D).

SECTION 3: Guidelines for Residential Facilities

As stated in previous sections, the master plan seeks to promote a sense of community, both within Fuller and between Fuller and the surrounding neighborhoods. In terms of the physical environment, this intention takes many forms—from promoting pedestrian access from surrounding neighborhoods to providing community spaces that range in scale and degree of public access. Within the residential community, the existence of Fuller students with families emphasizes the need for places where children can play safely. Since Fuller students come from a wide range of cultural and social backgrounds, a variety of spaces that provide for interaction facilitates a sense of easy community within the Fuller campus.

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 84 ends

Figure 15: Design
Guidelines Key Plan

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 85 ends

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 86 ends

Figure 16: Academic
Sections
new chapel
existing bungalow
to remain
allowable height reduced
to 50' at view corridor (see plans
for location)
olive trees
Union St.

R.O.W. existing buildings beyond
60' max
height
london plane tree (street
tree per playhouse district
guidelines)
non-Fuller property
new library
addition
Oakland Ave.

R.O.W.
(vacated) new chapel
60' max
height
non-Fuller property
double row of phoenix canariensis
(original street tree)
Section A
Section B
building at or within 5' setback of
property line
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 87 ends

ex.
office/
hotel
Los Robles
Avenue R.O.W.
new academic
building new courtyard
75' max height
academic building along Ford Place
shown beyond
08 0 ’ 40’20’ 160’
Section C
Section D
existing church existing house to remain
Payton Hall
beyond
Ford Place
R.O.W.
new academic
building15'
upper-level building setback
pedestrian-friendly edge
condition
existing trees to remain
(phoenix canariensis)
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 88 ends

Figure 17: Residential
Sections
Section E
Section F
Section G
ex. office
building new courtyard
parking
65' max height
7-story housing along Corson shown beyond
phoenix canariensis
new
housing paseo
new
housing5'Los Robles
Avenue R.O.W.
open space35'
Oakland
Ave. R.O.W.new housing
non-Fuller property beyond
housing along Corson shown beyond
massing setback to allow light in paseo
new housing beyondpine (pinus
canariensis)
ht
parking
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 89 ends

08 0 ’ 40’20’ 160’
Section H
Section I
new housing10'interstate R.O.W. new housing
Corson
Street
R.O.W. new courtyard paseo
new
hous-
ing
magnolia
grandiflora
street trees
65' max heigh
45' max
height
paseo
existing academic
buildings beyondnew housing
new short-term
housing/commercial 5' Walnut Avenue
R.O.W.
line of housing along Walnut beyond
45' max
height
new
connect.
to exst'g
parking existing townhomes
psychology
building beyond new structured parking
Madison
Avenue
R.O.W.
new
hous-
ing 10'
women's
club
parking
parking
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 90 ends

New student housing will be provided at three areas within the campus:
• New student housing will be constructed to the south
of Corson Street, on both sides of Oakland Avenue, to
replace and expand Fuller’s current housing facilities. • New student housing will be constructed as part of a
new parking structure at the corner of Madison and
Walnut Street.
• Short-term housing for visiting scholars and guests
of Fuller will be constructed above new academic/
retail facilities at the intersection of Walnut Street and Oakland Avenues.

Most new residential facilities will be four- to six-story structures, built on podiums with structured parking below. Except for site area, site width, density, maximum building height, and front-yard setbacks (which are speciﬁ ed herein), new facilities should conform to P .M.C. §17.24.050 (RM-48) in effect as of the date of adoption of the master plan.

Oakland Village The structural envelopes deﬁ ned in the Oakland Avenue neighborhood allow for the development of multiple four- to seven-story structures, organized around private courtyards. To provide acoustic buffering from the adjacent highway, as well as to provide a transition from the taller buildings along Los Robles Avenue to the residential-scale neighborhoods to the east, these structures will step down in height as they move from Corson Street toward the south, and from Los Robles Avenue toward Oakland Avenue. A maximum of seven stories will exist at the corner of Corson Street and Los Robles Avenue, and a minimum of four stories will exist along Oakland Avenue. No buildings will be allowed within a 100’ x 200’ space measured from the Oakland Avenue curbline as shown on Figure 7, “Overall Concept.” All structures will include subterranean parking for residents.

Oakland Avenue To provide easy pedestrian access to the heart of the residential campus from Los Robles Avenue, two publicly accessible, landscaped pedestrian walks will connect Oakland Avenue with Los Robles Avenue—one
located midblock, and a second located just north of the existing gas station (as shown on Figure 7). New dormitories along Oakland Avenue will be set back from the property line a minimum of ten feet, and on average thirty-ﬁ ve feet, and the corresponding “front yard” will be publicly- accessible park space (Figure 17,Section F).

Corson Street Strategies along Corson Street seek to buffer the noise of the adjacent interstate freeway while providing a pleasant streetscape for pedestrians. Buildings will be set Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 91 ends

back ten feet from the property line to align with existing Fuller housing at the corner of Corson Street and Madison Avenue to allow for landscaping ( Figure 17,Section G ). To break up the building mass along the north (and to provide easy public access to the interior of the residential campus) two publicly-accessible, landscaped pedestrian walks will occur near the center of both blocks (as shown on Figure 7).

Los Robles Avenue In keeping with the strong urban
character along Los Robles Avenue, buildings will be set back a maximum of ﬁ ve feet from the property line (Section E). To provide a sense of arrival when heading south along Los Robles Avenue, the building at the corner of Los Robles Avenue and Corson Street, in conjunction with the landscape, will complete an urban gateway to the City of Pasadena. At the street level, the building mass will break down to create a pedestrian-friendly edge condition. As outlined above in the section on Oakland Avenue, two publicly-accessible, landscaped pedestrian walks through the Oakland/Corson
neighborhood will be provided off of Los Robles Avenue.

Walnut Crossroads The intersection of Oakland Avenue and Corson Street is the crossroads of the Fuller campus: to the north of Walnut Street is the residential campus, to the south is the academic campus. New buildings in this area will seek to unify the intersection by responding to the scale of the existing Fuller properties to the south. Thus, new buildings in this area will be four-story structures, and will be set back ﬁ ve feet from the property line (Figure 17, Section H). These structures will provide new short-term housing for visiting faculty, scholars, and guests above Fuller-related administrative and commercial facilities on the ground ﬂ oor. In keeping with the emphasis on easy public access to the Fuller campus, a publicly- accessible, landscaped, pedestrian walk—located midblock on the west side of Oakland Avenue—will connect Walnut Street to Corson Street.

Madison Area (Housing) In response to the residential development to the east of the property, new student housing at the corner of Madison Avenue and Walnut Street will be a maximum of four stories in height, wrapping the north and east sides of a new parking facility and effectively shielding the parking structure from public view. To allow for landscape planting, while still maintaining a strong street edge, the building face will be set back 10 feet from the property line (Figure 17, Section I).

SECTION 4: Guidelines for Parking Facilities
Fuller’s current campus has an array of parking facilities, from podium-type structured parking to surface lots. As it makes the Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 92 ends

transition from a commuter campus to a residential one, the seminary recognizes the need to create a comprehensive parking strategy for the coming years. To accommodate the parking needs of Fuller, as well as to create a community asset by providing structured parking so close to the emerging Playhouse District, a structured parking facility is recommended at the corner of Madison Avenue and Walnut Street.

The design of all surface and structured parking facilities will be in accordance with P .M.C. §17.68.

Madison Area (Parking) To accommodate the needs of the housing program, the envelope for the parking facility will be approximately thirty-ﬁ ve feet from the property line. The structure will consist of four levels of parking above grade, and three subterranean, totaling seven levels of parking with approximately 500 parking spaces. The parking structure will have a maximum height of thirty feet, while the overall structure (including housing) will have a maximum height of forty-ﬁ ve feet (Figure 16, Section I).

SECTION 5: Architectural Guidelines
The architecture of Fuller’s south campus can be divided into two distinct groups. Those structures that were part of the original Oakland Avenue/Ford Place residential area (or built in a similar style) and later, more modern buildings ranging in style from the Gothic Revival of the original Payton Hall to the International- Style architecture of the Walnut Professional Building. The north campus has a range of architectural styles—from Mission Revival to fairly nondescript California modern stucco—with no single style dominating.

Academic Facilities. On the south campus, new structures will respect the character and scale of the existing buildings (e.g., the Oakland Avenue/Ford Place bungalows) without needing to replicate their form or expression. Though there is a desire for a coherent campus experience, the south campus is a mixture of architectural styles, scales, programs, and building types prohibiting a single standard for architectural character. Instead, a varied architectural language can serve to “repair” the urban fabric by knitting together these disparate elements. Thus, in the Los Robles Area, buildings will be compatible with the massing, scale, materials, and architectural treatment of the surrounding context. In contrast, the program for and location of the chapel on Union Street suggests a “signature” architectural style that will convey the chapel’s importance for the Fuller community.

Residential Facilities Given the proximity of the north campus to residential neighborhoods, new structures in the Oakland Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 93 ends

Neighborhood, as well as the Madison Area, will seek compatibility in massing, scale, and materials with the surrounding context, while still maintaining a strong identity as a part of the Fuller campus.

Guiding Principles for Buildings In addition to the massing guidelines outlined above, the following set of qualitative design principles may be considered in the development of all new buildings (both academic and residential) on campus. While not binding, these principles do set out Fuller’s intentions for future buildings:
• Incorporate ﬂ exibility into design. Designing “loose ﬁ t” buildings allows them to adapt to changing needs
over time, prolonging useful life.
• “Waste equals food”: Use cradle-to-cradle design
strategies. Consideration of the eventual disassembly
of structures enables choosing materials that return
safely to the soil or to industry at the same level of
quality.
• Create durable buildings of long-term value.

Designing structures that endure over time optimizes
the value of the materials and time spent in their
construction, and provides Fuller with the best possible assets.
• Incorporate daylight and natural ventilation in the
design of all spaces. Access to the outdoor world
can create uplifting environments appropriate to
Fuller’s mission, as well as enhance building energy
performance.
• Use lighting strategies that preserve views of
the night sky and provide for safety and security.

Lighting the campus at night can be discreet, secure
and yet sensitive to preservation of the night sky.
• Design building massing and orientation to optimize
solar access. Harnessing the power of the sun—whether
through “passive” or “active” strategies—can enhance
building performance, and provide a higher quality of
life for occupants.

SECTION 6: Design Review
Design review procedures for renovations and new construction will be in compliance with the requirements set out in P .M.C. §17.80 and §17.92, in effect as of the date of the adoption of the master plan.

Projects will be reviewed and evaluated at three levels of concern:
the campus, the area, and the individual building.

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 94 ends

Renovations The Design Review Commission will review permits for exterior alterations or additions to existing facilities visible from the public right-of-way, as speciﬁ ed in P .M.C. §17.92. Recognizing the signiﬁ cance of Fuller’s older facilities—in particular, the bungalows outlined in P .M.C. §17.33.080—permit applications for exterior alterations or additions to existing academic or residential buildings more than ﬁ fty years old will be reviewed by the Cultural Heritage Commission. Interior remodeling at existing facilities will not be included in the design review process.

New Buildings All new academic, residential, and parking structures will follow design review procedures set out in P .M.C. §17.80 and §17.92, in effect as of the date of the adoption of the master plan.

3.11 Phasing
The Phasing Diagram (Figure 18) illustrates a probable phasing scenario for the residential and academic facilities. The phasing of academic facilities will be inﬂ uenced by development and capital campaigns. The phasing for residential facilities will be determined in part by feasibility of land acquisition..

3.12 Long Range Plan
The master plan provides for Fuller’s growth over the coming years.

Planning for tomorrow’s growth also means ensuring proposed developments do not preclude opportunities that might arise as a result of acquiring new parcels. Thus, inherent in the master plan is a vision of what the ﬁ nal Fuller campus might become (Figure 19:

Long Range Plan). It is included here to shed light on how and why decisions were made, as well as to suggest opportunities for Fuller’s further growth.

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 95 ends

Figure 18: Phasing
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 96 ends

Figure 19: Long Range Plan
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 97 ends

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 98 ends

Appendix

4.1 Review of Planning Process History
In October of 1977, the City of Pasadena approved a comprehensive general plan that required all institutions over four acres in size to submit a master plan for approval to the Pasadena Planning Commission. Fuller Theological Seminary complied in April of 1981, requesting shortly thereafter that the “Fuller Seminary District” be expanded to include all of Fuller’s campus (south and north of Walnut Street). This request was granted by the city and identiﬁ ed as District 13A. After negotiations in 1982, Fuller and city staff agreed on regulations and guidelines for development at the seminary to be incorporated directly into the Urban Design Plan, focusing in particular on:
• campus boundaries
• location and type of proposed land uses
• limits on future developments
• maximum density of future development
• open space and landscaping at the existing and future campus
• preservation of historically and/or architecturally
signiﬁ cant structures
• automobile circulation and parking
• height limits and setbacks.

The ﬁ nal Central District Zone Ordinance (CDZO) reﬂ ects that agreement between the city and Fuller on the guidelines addressing development standards, with the stipulation that, “The [Urban Design Plan] will incorporate the provisions of the master plan and Fuller will not be subject to any other development guidelines.” By resolution, the city declared that Fuller is exempted from all regulations and guidelines of the UDP except as speciﬁ cally incorporated into the approved master plan. In 1985 all guidelines implementing the master plan were incorporated into the CDZO, and the city intended that these guidelines incorporated through the UDP into the CD Zoning operate as the “functional equivalent of a master plan” for Fuller. In the process of adopting this, the elements of the Fuller master plan underwent the processes of public hearings, environmental impact review and review, by the various city commissions and committees that would be required for a master plan.

Therefore, the board approved a functional equivalent of a master plan for Fuller, and agreed that Cultural Heritage and Design review of proposed development by Fuller is limited to evaluation for consistency with the Fuller master plan as it is reﬂ ected in the CD Zoning.

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 99 ends

Until 2001 Fuller has been following the existing plan agreed upon by the City of Pasadena, and no other active planning process has been in play. New commitments and demands to refresh the facilities, however, have required an assessment of existing facilities and community goals. Charrettes were held with participants from within and without the Fuller community to facilitate planning the reorganization. In 2003 Fuller’s board of trustees considered the outcome of the charrettes and agreed to a capital campaign with the upgrade of housing being among the most critical needs.

In March of 2003 the City of Pasadena released a revision to its code that required Fuller to resubmit its master plan.

4.2 Summary of Code Issues Identiﬁ ed
in the Predevelopment Plan Review
Section 3 of the Master Development Plan Report describes both the ﬁ nal realization of the master plan and the intentions surrounding its design. In general, the predevelopment plan followed the guidelines set out in the Pasadena Municipal Code Title 17 Zoning . However, in response to speciﬁ c site conditions, Fuller’s programmatic needs, and other similar design factors, this master plan proposes the following changes to the code:
• An increase in the allowable height along Union Street, between the City Hall dome view corridor and Union Street, from its current zoning of 40’ commercial/60’ residential to a new allowable height of 60’ for institutional uses. The increase is proposed for a number of reasons. Additional height would allow for better design solutions, given the programmatic densities needed by Fuller. Additional height would also facilitate the creation of a welcoming gateway along Union Street, in keeping with the goals of both Fuller and the city’s Speciﬁ c Plan currently under review. In addition to preserving views from Union Street to City Hall, a 50’ maximum height would help protect the scale and character of Arol Burns Mall by allowing building massing to step down toward the historic bungalows. The increase in height to 60’ is 10’ higher than the allowable heights proposed in the city’s draft Speciﬁ c Plan (June 2003).
• An increase in allowable height along Walnut Street
between Madison Avenue and Los Robles Avenue from 40’
commercial/60’ residential to 45’ for a mixed-use project, with institutionally related commercial on the ground ﬂ oor and three ﬂ oors of housing above. This increase in height would allow Fuller to maintain the property just to the east of the Arco station as a small park, as well as allow a more generous ﬂ oor- to-ﬂ oor height. Additional height would also help to create a gateway to the residential campus along Walnut Street. In the Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 100 ends

draft Speciﬁ c Plan, the allowable height of this area is 50’ . • An increase in the allowable height along Los Robles Avenue and Corson Street on the North campus from 60’ to 65’ . The increase in height allows the project to step down in mass toward Oakland Avenue, while mediating between the large scale of Los Robles Avenue and Corson Street to the pedestrian- scaled residential community surrounding the new green space.

Overall heights in this area would average 55’ .
• An increase in the setback along Ford Place from the average of the 2 adjacent properties to 15’ , which will allow for the preservation of existing trees and will help to mediate between the scale of new construction and the existing buildings. In the draft Speciﬁ c Plan, the setback proposed along Ford Place is 10’; this proposal would exceed those requirements to further ensure preservation of street character.
• A decrease in the allowable setback along Walnut Street from the average of two adjacent properties to 5’ . The adjacent properties to the Fuller holdings along the northwest side of Walnut Street are the Arco station and the warehouse building, both of which are set back at least 20’ from the street.

A 5’ setback will hold the street edge in anticipation of future, denser development, and will match the setbacks along the east side. Recent construction in the area has been holding this type of setback. In addition, the draft Speciﬁ c Plan calls for a minimum 0’ , maximum 5’ setback for commercial, minimum 5’ , maximum 10’ setback for residential. This proposal would meet both of those requirements.
• A decrease in the allowable setback along Oakland
Avenue, from the average of two adjacent properties or 20’ , whichever is greater, to 10’ . The decreased setback would allow for the creation of a gateway to the heart of the residential campus/green space. As illustrated in the concept plan, after this gateway experience, the setbacks increase to at least 35’ in order to create a public green space along Oakland Avenue. The draft Speciﬁ c Plan calls for a setback of 10’ in this area.

Table A.3 provides a summary of the design standards requested in the Predevelopment Plan in comparison to the standards in the existing P .M.C., and those proposed for the CDSP.

Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 101 ends

Fuller Master Plan Current P.M.C. Specific Plan Reason for Request Maximum Heights
Los Robles: 75’ 75’ 50’
Los Robles Area
Ford Place: 75’ (w/ setback above 60’) 75’ 50’
Conforms
Union: 60’ b/t Union + view
corridor, remainder at 50’
40’ comm., 60’ res. w/ 50’
at view corridor 50’
Union Gateway
Oakland: 60’ b/t Union + view
corridor, remainder at 50’
40’ comm., 60’ res. w/ 50’
at view corridor 50’
Allows needed programmatic density, responds
to scale of Los Robles and Union, and allows
better design solutions while preserving views
to City Hall and preserving scale of Arol Burns
Mall.

Madison: 45’ (30’ parking) 50’ (30’ parking) 50’ Conforms Madison Area
Walnut: 45’ (30’ parking) 50’ (30’ parking) 50’ Conforms Walnut: 45’ 40’ comm., 60’ res. 50’
Walnut Crossroads
Oakland: 45’ 40’ comm., 60’ res. 50’
45’ allows better floor-to-floor heights while
giving Fuller the needed density to offset the
park on Walnut.

Oakland: max. 65’, average 45’ 60’ 60’
Corson: 65’ (75’ at Los Robles) 60’ (85’ at Los Robles) 60’ Oakland Village
Los Robles: 65’ (75’ at Corson) 60’ (85’ at Los Robles) 60’ 65’ feet at the edge provides both a buffer and a
transition in scale from Corson/Los Robles,
while allowing a lower scale toward the center
and to the east. The housing averages at 55’.

Minimum Setbacks
Los Robles: Non-Res: 0’; Res: 5’ not required Non-Res: 0’ min, max 5’; Res: 5’, max 10’ Conforms
Los Robles Area
Ford Place: 15’ avg. of 2 adj. properties 10’ More than req’d; better preserves scale of Ford place, existing trees.

Union: to match adjacent
structures (approx 20’) not required Non-Res: 0’ min, max 5’; Res: 5’, max 10’
Conforms with current code; the intent is to
maintain street edge
Union Gateway
Oakland: 0’ not required N/A Conforms
Madison: 5’ avg. of 2 adj. properties 10’ Conforms
Madison Area
Walnut: 5’ avg. of 2 adj. properties Non-Res: 0’ min, max 5’; Res: 5’, max 10’ Conforms
Walnut: 5’ avg. of 2 adj. properties Non-Res: 0’ min, max 5’; Res: 5’, max 10’
Adjacent properties have large setbacks (Arco
station, warehouse for bookstore); 5’ setback
holds street edge in anticipation of future
development.

Walnut Crossroads
Oakland: 10’ avg. of 2 adj. properties,
or 20’, whichever greater 10’
Oakland: min 10’, average 35’ avg. of 2 adj. properties, or 20’, whichever greater 10’
10’ setbacks at the far north and far south of the
block create gateways to the central green
space/heart of the residential campus.

Corson: 10’ not required 10’ Conforms
Oakland Village
Los Robles: 5’ not required Non-Res: 0’ min, max 5’;
Res: 5’, max 10’ Conforms
Density
F.A.R. 1.59 to Corson/Oakland,
then 1.5 proposed N/A 1.5 to Corson/Oakland,
then 2.25 Conforms
Residential Density 87 DU/acre 87 DU/acre N/A Conforms Total SF allowable 1,183,975 proposed 1,426,000 sf N/A Conforms Appendix 3: Code Comparison
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 102 ends

Appendix 4: DUs/ACRE Calculations
area within 48 du/acre zone
area within 87 du/acre zone
Parcels Owned by Fuller
25,27 North side - Walnut corridor 13,995 21 13,995 42
6 North side - Walnut corridor 6,985 21 6,985 42
7 North side - Walnut corridor 7,010 7,010
5 Walnut street open space 7,025 7,025
9 North side - Walnut corridor 6,968 6,968
Wanut/Madison Housing/Hotel 10,150 72 10,150 72
Housing Parking Garage Footprint 31,963 31,963
South Campus Open Space (Arol
Burns, Barker Commons, Library Quad 48,800 48,800
New Open Space @ Academic Cluster 6,800
Parcels to be Aquired
26 East side of Walnut 13,930
8 West Side of Walnut (Bookstore) 7,002
Subtotal 132,896 114 160,628 156
area in acres 3.05 3.69
du's/acres 37.4 42.3
allowable du's/ ac (1.44 ac x 48 du/ac) 146 177
allowable du's/ac with 10% open space bonus 161 195
(1.44 ac x 48 du's x 1.1)
Total du's 620 701
Total allowable du's 731 903
DU's per Acre Calculations Overall Concept Long Range Concept Parcels Description Land/SF du's Land/SF du's
Parcels Owned by Fuller
1, 2, 3, 4, 5, 6 Phase I 65,904 179 65,904 179
34, 35 East side Oakland 20,371 441 20,371 441
30, 31 open space parcel 20,982 included above 20,982
9,10,11 NW corner at Los Robles 29,865 included above 29,865 1 Los Robles 41,915 included above 41,915
2,14,15,16,17,18,19 West side of Oakland 72,827 included above 72,827 10 open space parcel 7,510 7,510
Parcels to be Aquired
32, 33 East side Oakland 21,181 32
28, 29 East side Oakland 20,983 49
8 Open space outparcel at Los Robles 9,308
Portion of "D" 55' from LA DWP 10,991 10,991
Planting strip Strip fronting on Oakland 725
Subtotal 259,374 620 322,562 701
area in acres 5.95 7.41
du's/acres 104.1 94.7
allowable du's/ ac (7.41 ac x 87 du/ac) 518 644
allowable du's/ac with 10% open space bonus 570 709
(7.41 ac x 87 du's x 1.1)
Fuller Theological Seminary Master Development Plan
WM+P : MASTER DEVELOPMENT SUBMISSION -- 08/23/04

Page 103 ends

PROJECT TEAM
Master Planning, Architecture (Academic)
WILLIAM McDONOUGH + PARTNERS
Architecture + Community Design
700 East Jefferson St.

Charlottesville, VA 22903
Architecture (Residential)
TOGAWA & SMITH, INC.

Architects
44 West Green St.

Old Pasadena, CA 91105
Landscape Architecture

EPT DESIGN
1214 East Green St.

Pasadena, CA 91106
Trafﬁ c, Transportation, and Parking

LINSCOTT, LAW & GREENSPAN
Engineers
234 E. Colorado Blvd., Suite 400
Pasadena, CA 91101
Construction Management

ADIBOSS CONSTRUCTION MANAGEMENT
12 Morning Sun
Irvine, CA 92612

Pasadena City CouncilFebruary 3, 2025

Pasadena City Council
February 3, 2025