Planning & Community Development DepartmentFuller Theological SeminaryMaster Plan AmendmentCity CouncilFebruary 3, 2025 Planning & Community Development Department
2 Background
Hillsides•Established in 1947 and opened its Pasadena campus in 1953, gradually acquiring properties as its enrollment increased.•In the early 2000s, Fuller considered the expansion of campus facilities to accommodate its anticipated growth.•In 2006, the City Council approved a 20-year Master Plan and Development Agreement to vest Fuller’s development rights to build:>586 new units and renovation of 92 existing student housing units. >A 500-seat chapel, a 50,000 square-foot expansion of the existing library, and construction of three, multiple-story academic buildings, and a parking structure.>The only completed development from the 2006 Master Plan is the library expansion and other minor projects such as parking lot alterations, landscaping, and open space improvements.•Since 2006, Fuller’s enrollment has declined and with it the need to build out the Master Plan vision.
Planning & Community Development Department
3HillsidesFuller submitted the following applications:1)Master Plan Amendment: To Amend the Master Plan document and boundaries to only include Fuller-owned properties and designate properties as “core” and “non-core.” Also extend the expiration date of the Master Plan an additional 20 years, to expire in 2046;2)Development Agreement: To cancel the agreement, which was set to expire in 2027;3)Tentative Parcel Map #084630: To subdivide the lot at 261 N. Madison Avenue (Chang Commons) into two parcels; and4)General Plan Land Use and Zoning Map Amendments: To Change the General Plan Land Use Designation from Institutional to Medium Mixed Use and the Zoning designation from Public-Semi Public (PS) to Central District Residential Multi-Family (CD-RM-87) for one of the newly created parcels.
Master Plan Amendment Applications
Planning & Community Development Department
4 Planning Commission RecommendationHillsides•On October 9, 2024, the Planning Commission considered the proposed Master Plan Amendment.•The Planning Commission recommended that the City Council approve the Amendments as presented by staff, with an added condition of approval that allows Fuller to provide shared parking with neighboring commercial and residential uses, should they desire. >Staff has incorporated the shared parking recommendation as a condition of approval.
Planning & Community Development Department
5 1) Master Plan and Boundary
Hillsides•The proposed Master Plan details the revised boundary and the applicant’s justification for the change and maintains operational requirements for Fuller. •The proposed Master Plan forecasts a reduction of on-campus students from 2,014 to 500 and 121 on-site faculty.•The proposed Master Plan includes a reduction of required parking from 450 spaces to 181 spaces.•Since no development is contemplated, the proposed Master Plan does not contain new development standards to facilitate development. Operational standards from the previous 2006 Master Plan are carried forward through the Conditions of Approval.•The proposed Master Plan includes 29 Fuller-owned properties, which distinguishes between 29 Fuller-owned properties within the proposed Master Plan boundary, designated as “core” and “non-core.” Planning & Community Development Department
6 1) Master Plan and Boundary
Hillsides“Core” Properties•15 core properties are proposed to continue to be used for school related facilities, such as classrooms, administrative offices, and student housing. •Any future development would require a new Master Plan Amendment, which would be subject to a public hearing and environmental review.“Non-Core” Properties•14 non-core properties would continue to be subject to the Master Plan until they are no longer needed for Fuller campus purposes and are sold or leased to non-Fuller entities. •Once sold or leased for non-Fuller purposes, they would be subject to the underlying zoning district. •The parcels could not be used again for Fuller purposes without another Master Plan Amendment.
Planning & Community Development Department
7 1) Proposed Master Plan
Hillsides
Non-Core Properties1. 483 E Walnut St2. 493 E Walnut St3. 495-509 E Walnut St4. 260 N Oakland Ave5. 250 N Madison Ave6. 490 E Walnut St7. 451-455 Ford Pl8. 465 Ford Pl9. 144 N Los Robles Ave10. 454-456 Ford Pl11. 460 Ford Pl12. 130 N Los Robles Ave13. 110 N Los Robles Ave14. 155 N Madison AveCore Properties15. 261-291 N Madison Ave16. 180 N Oakland Ave17. 145 N Oakland Ave18. 135 N Oakland Ave19. 125 N Oakland Ave20. 135 N Oakland Ave21. 150 N Oakland Ave22. 146-148 N Oakland Ave23. 140 N Oakland Ave24. 130 N Oakland Ave25. 120 N Oakland Ave26. 110 N Oakland Ave27. 114 N Oakland Ave28. 90 N Oakland Ave29. 94 N Oakland AvePreviously Fuller-Owned Properties(to be immediately removed)A. 282 N Los Robles AveB. 262 N Los Robles AveC. 303 N Oakland AveD. 285 N Oakland AveE. 275 N Oakland AveF. 265 N Oakland AveG. 251 N Oakland AveH. 296 N Oakland AveI. 535 E Walnut St Planning & Community Development Department
8 2) Development Agreement No. 19378
Hillsides•The Development Agreement (DA) became effective in 2007 for a 20-year period and only applied to Fuller-owned properties.•The DA vested the development standards in the 2004 Central District Specific Plan and the Master Plan. In exchange, Fuller was to provide:>New affordable student housing;>Publicly accessible community open space; and>Night-time/weekend parking for the Playhouse District. •Since 2006, nine previously Fuller-owned properties have been sold but continue to be subject to the Development Agreement, except for 282 N. Los Robles Avenue, which was formally removed in 2022 through the Amendment process.•Since Fuller does not intend to build out any of the academic or residential projects called out for by the 2006 Master Plan, Fuller proposes to cancel the Development Agreement.
Planning & Community Development Department
9 3) Tentative Parcel Map #084630
Hillsides
Parcel #1Parcel #2•Existing parcel: 97,759 sq. ft. or 2.24 acres.•PS Zone•Parcel #1:>76,746 sq. ft.>PS Zone >Student Housing•Parcel #2:>21,013 sq. ft.>PS Zone (currently)>Student Housing Planning & Community Development Department
10 4) General Plan Land Use DesignationExisting General Plan DesignationProposed General Plan Designation
Planning & Community Development Department
11 4) Zoning Designation
Existing Zoning MapProposed Zoning Map
Planning & Community Development Department
12 Recommendation
HillsidesStaff recommends that City Council:1.Find that the Addendum to the 2015 Pasadena General Plan Environmental Impact Report addresses the potential environmental impacts associated with the proposed amendments have been prepared in accordance with the California Environmental Quality Act (CEQA);2.Adopt the Findings for the Master Plan Amendment; to cancel the Development Agreement No. 19,378; to approve Tentative Parcel Map #084630; and for the General Plan and Zoning Map Amendment. 3.Adopt a Resolution approving the Master Plan Amendment;4.Direct the City Attorney to prepare an ordinance to cancel Development Agreement No. 19,378 within 60 days consistent with the provisions set forth in the agenda report;5.Adopt a Resolution approving a General Plan Diagram Amendment to change the land use designation for Parcel #2 from Institutional to Medium Mixed Use; and6.Conduct first reading of an ordinance approving a Zoning Map Amendment to change the zoning designation for Parcel #2 from Public and Semi-Public (PS) to Central District Residential Multi-Family (CD-RM-87).
Planning & Community Development DepartmentFuller Theological SeminaryMaster Plan AmendmentCity CouncilFebruary 3, 2025 Planning & Community Development Department
14Parcels owned by FullerParcels Sold by Fuller after MP adoption, still subject to the MP/DAParcels within the boundary but notsubject to the MP/DA “Within these boundaries Fuller owns the properties indicated on 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 Master Plan (2006)Purchased by Fuller in 2017 but not included in Master Plan.282 N Los Robles was removed from the DA/MP in 20222006 Master Plan Boundary Planning & Community Development Department
15 Existing General Plan Land Use
Hillsides
Medium Mixed Use Residential(0.0-2.25 FAR, 0-87 du/ac)InstitutionalHigh Mixed Use Residential(0.0-3.0 FAR, 0-87 du/ac) Urban Housing(0-87 du/ac)
Planning & Community Development Department
16 Existing Zoning Districts
Planning & Community Development Department
17 Shared Parking Condition
HillsidesThe sharing of parking for other uses shall be allowed at Fuller’s discretion, consistent with the requirements of Section 17.46.050 (Shared Parking) of the PMC. A Zoning Permit, subject to review and approval by the Zoning Administrator, shall be required to allow the sharing of parking, in lieu of a Minor Conditional Use Permit, and Section 17.46.050 (Findings) of the PMC will not be applicable. A contract shall be required, consistent with Section 17.46.050.A.3 (Contract Required) of the PMC.
Planning & Community Development Department
18 Non-Core Properties
HillsidesExisting UseNon-Core PropertyStudent Housing – 10 units260 N Oakland AveOffice155 N Madison AveStudent Services250 N Madison AveOffice483 E Walnut StOffice493 E Walnut StBookstore509 E Walnut StOffice490 E Walnut StStudent Housing – 8 units451-455 Ford PlOffice465 Ford PlStudent Housing – 15 units450-456 Ford PlOffice460 Ford PlStudent Housing – 4 units144 N Los Robles AveStudent Housing – 7 units130 N Los Robles AveGarden/Parking110 N Los Robles Ave