Appeal of 511 Oak
Knoll Multi-Family
Development
Concept Design Stage approved October 28, 2025
Pasadena City Council, March 23, 2026
Appeal by Amanda Elioff and Brian Fulcher with support of South Oak Knoll and Surrounding Neighbors
Case No. DPH2024-00261
1 Basis of Appeal to City Council
1. Design Commission Findings for Concept Design Approval: The design as accepted does not comply with the Design Guidelines for Neighborhood Commercial and Multi-Family Residential Districts (Design Guidelines) as stated in the findings.
2. Findings for Compliance with the Tree Protection Ordinance: The City’s tree protection ordinance is cited for the City’s Trees, however
protection of the tree “OP1” is not sufficiently addressed in the Concept Design or the conditions of approval
3. Environmental Determination. Environmental impacts/effects from noise, light, traffic, and parking, street lighting and other previously noted concerns have not been adequately studied or addressed in the Conditions of Approval. The reports also contain errors that would likely contribute to incorrect conclusions. 2 Background and Summary of Presentation
• Non-compliance with Guidelines results in a Building
Design that is not sensitive for the community
• Building location and construction methods will impact a magnificent, protected Canyon Live Oak tree.
• Since October 2024 (over 18 months) the Design
Commission and community have offered many
suggestions to improve the design – in particular,
massing of the building and adding perimeter
landscaping
• Design Commissioners had long discussions about the
design (Preliminary and Concept) – in particular,
agreement that massing was problematic. Two of 6
commissioners voted against the design, 3 were not
present
• City Staff offered additional solutions after our Appeal • Changes requested would save substantial
construction time and cost
• Seeking building that achieves design excellence,
accommodates density, and that is mutually beneficial
for the Developer, new residents and maintains the
neighborhood character. (and complies with Guidelines
and Ordinances).
3 Current Proposed Concept Design
Context – Surrounding Properties and Street
4 Building across Oak Knoll Ave
designed around a tree
Craftsman home now Architect and
Engineering offices
Landmark Home with Oak Tree500 S. El Molino661 E. California Oak Knoll Ave. lined with mature trees
Over 50% of
buildings on
Southern block
over 100 years
old
Summary of Design Issues
• Minimum (5 ft) setbacks from
adjacent property
• Allows no planting around
most of the perimeter (~ 65 %)
essentially non usable space
• Narrow Interior Courtyard
• Massing: 4 stories (47 ft-10 in.)
and no height variations for
upper floors
• Site Constraints:
• Rectangular lot
• PWP substation on SW side
• Protected oak tree on
neighboring property
Note: Protected
Canyon Live Oak Tree
5 Landmark Home
Landmark
Apartments
City of Pasadena Design Guidelines1
• Relate that the City’s Comprehensive General Plan
promotes architectural and design excellence in
buildings, landscape, open space, and urban design. It
also stipulates that preservation of Pasadena’s
character and scale, including its traditional urban
design form, shall be given the highest priority
in consideration of future development.
• Design Guidelines Address:
• Street Character
• Maintaining Block Character (relation to existing buildings) • A building’s fitting in or standing out
• Relating to Neighbors by Massing and Scale
• Landscaping and Hardscape
• Privacy 6
1. Referenced in Notice of Decision
(Concept Design Approval)
The 511 Building as Proposed Does Not
Comply with the Design Guidelines
Towers above adjacent
buildings – blocking lightGuideline Meets? Why not?
Street Character Partial Setbacks consistent, however Minimal view of gardens from sidewalk
Matching or
Complementing
adjacent building
heights, and Massing
and Scale
NO • 4 stories, big box, large scale – Taller
than anything on the block
• No stepbacks to respect adjacent
properties and reduce scale
• Sunlight blocked to adjacent 2 story
properties
• no green space or planting on exterior –
to reduce volume and scale
Block Character
(Fitting in or standing
out)
NO • Gardens are hidden
• Light emissions from hallways will shine
all hours (Light Trespass)
Historic Adjacency Partial 15 ft setback for Historic Adjacency (not enough for Protected Oak tree)
7 8
Design is
Unprecedented
Night time view with illuminated exterior corridors
Design with Enclosed Exterior
Corridors Poses (unintended)
Problems for Designer,
Residents and Neighbors
• Most residents can’t see outside
• No mountain views
• Will only have views of
neighbors living rooms
across the shallow
courtyard
• More floor space needed for
two separate hallways – could
be living space
• Exterior Hallway Lights will be on
24/7 for Fire/Life Safety. Can be
seen all night
• Additional Hallway / Exterior
wall to maintain, Heat and cool
Design Does Not Allow Sunlight for the Future
Residents and Neighbors
• 4 stories with long narrow
courtyard. Most times of year
no direct light will get to lower
units
• Neighbors at 501 Oak Knoll Ave
to the north will not see ANY
direct sunlight in winter months
9 Guidelines:
“New buildings over two stories in height should respect adjacent buildings by responding to their massing, scale, and need for light, natural ventilation,
and views” .
Design References City of Gardens Ordinance
Requirements
10 • Does not meet City of
Gardens Requirement
for gardens to be
visible from Street
• Due to size of opening
and traffic at 20 to 30
MPH, only 1-1.5
second view of gate
and walls (if they look)
• Pedestrian view 6 to10
seconds (thru a 6 ft
tall gate)
Application of City of Gardens Ordinance
• City of Gardens intent was to allow
denser developments in
transitional areas to be sensitive to
neighbors
• The ordinance also encourages
taking advantage of adjacent
gardens, green spaces, and trees
• Needs to be done as application of
City of Gardens courtyard
requirements pose challenges for
design when building over 3 stories
(expected zoning)
• City Staff offered solutions (if
required) to relocate gardens to the
outside of the building
11 Pedestrian view – 6-10
seconds from sidewalk –
thru a gate
Gardens on the Outside Would Benefit All
• Over 9,000 SF on outside of building,
uses the current 5 ft set back
allowance far more efficiently
• Improves building massing and gives
back livable interior space
• Additional space for landscaping
and Oak tree protection
• Additional privacy (space) and
landscaping for adjacent neighbors
• Improved emergency access
• Could save additional Protected
trees presently on lot
12 Interior Corridor Concept
Ground Floor
DESIGN COMMISSIONERS AGREED
“Gardens on the outside would vastly
improve the relationship with the
neighbors”
Additional Living Space Gained with Elimination of
the Exterior Hallways (floors 2, 3 and 4)
13 • 2,500-3,000 SF for
three floors
• More living space
on ground floor
• More desirable and
valuable units with
Mountain Views
Acceptable, More Appropriate Building Design
Provide a better transition
into the neighborhood and
Reduce the scale of the
massive building
Multi Family building that transitions from three to 5 stories on San Pasqual (from 2-story Historic condos 14
4 story multi-family with variation of
height and facades
Additional Design to Reduce Apparent Massing
• Results in more space between
buildings for light and privacy
• Room for landscaping and
exterior gardens
15 Upper floor
stepbacks would
further improve scale
appearance
Scale Model Illustrates Tree Conflict with
Exterior Corridor and Interior Courtyard
16 Scale Model Illustrates Benefits of Two-Way
Interior Corridor – More space for landscaping and
Oak Tree
17 Significant Commercial Advantages Could be
Realized with Elimination of External Corridors
Item Description
Potential Cost
Savings or Additional
Revenue ($M)
Notes
Saleable living space with elimination of
exterior corridors (~3,000 SF)
3.2 Used $1,100/SF for cost analysis (say
for 2027). Could be more
Reduction in exterior wall construction
(no reduction in garden area
0.5 Used $20/SF for cost analysis, subject
to final material selections
Functions more efficiently, easier
building maintenance
TBD Better massing and systems
consolidation
Mechanical/Electrical/Plumbing
Systems
TBD Simplifies design, construction, and
operations by grouping core systems
Window and Door Adjustments
throughout building
TBD Can be a signature feature throughout
the building
Higher value/more desirable with new
design (e.g. mountain views)
1.3 Say 5% increase in sales price for
views (upper floors)
Total (Preliminary) 5.0 Before additional refinements
18 Magnificent Protected Oak Tree Overhangs
the 511 Property Adds Value
• Tree approximately 60 ft tall with 60 ft
wide canopy
• Location and height of tree has been
mis-represented on Applicant’s
Drawings
• City’s Tree Protection Plan should not
be left for Final Design it is needed now
– present building location will likely
damage/kill the tree
• CONSEQUENCES OF TREE DEATH OR
COLLAPSE ARE DEVASTATING TO
NEIGHBORHOOD.
• WHY TAKE RISK?
19 Actual Location Canopy
and Height of Oak Tree
Tree Protection Plan by 511 Arborist August 2024
Foundation
Outline
20 Protection of Oak Tree is Not Only for the Roots
• City of Pasadena requires Protection of all Protected trees by PMC 8.52 Ordinance
• Trees need to be protected from:
• Root damage and cutting
• Branch pruning
• Damage to trunk
• Compaction of soil in root ball
• Overwatering or underwatering
• Since 2024 Tree Protection has been a primary concern for Appellants • Very small accommodation made for roots but not branches (one parking place)
• Want same protections for the Canyon Live Oak Tree as required for all Protected trees
• 511 landscaping and watering (NOT OVER WATERING) are essential for Oak Tree Health.
• Current plans show a Pet Relief area that will undoubtably be washed down often
21 MINIMUM Tree Protection Zone per Tree
Protection Ordinance (PMC 8.52) and Dwg S-642
PMC Chapter 8.52
22 The Protected Oak Tree is NOT Sufficiently
Protected per PMC 8.52 (TPO)
Shoring installation will damage the
tree – roots and canopy
Scaffolding adds another 5 ft and
will damage the Canopy
Heavy equipment to install piles will
compact the soil and cause damage
Proposed
TPO fence
Scaffolding in the TPZ
Environmental Concerns Have Not Been
Addressed Sufficiently in Concept Design
• Impacts from noise, light and Traffic not
addressed
• Noise:
• Ambient measurements not at right time of day
• No analysis of nighttime noise
• Analysis of building reflected noise from
substation now under review
• Light
• Exterior Corridors
• Traffic:
• Did not consider additional school population
due to Eaton Fire
24 Conclusions
We are Not Objecting to the Density of the Project
• Density Bonus does not exempt developer from applying established Design Standards
• In the words of the Pasadena Design Guidelines (p. 26) THIS BUILDING’s CONCEPT
DESIGN WILL
UNQUESTIONABLY
CONTRIBUTE TO THE
UNRAVELING OF OUR MATURE
NEIGHBORHOOD CHARACTER
25 Conclusions and Actions Needed
General
• We support additional housing in our neighborhood, but in needs to be thoughtfully designed for both new AND existing homeowners within the South Oak Knoll neighborhood.
• The Concept Design does not meet Pasadena’s well developed standards for design excellence and sensible growth. Pasadena should insist on an improved design. • Developer has an opportunity to show how higher density buildings can be designed sensitively while respecting neighborhood character (and for less cost). • This Concept Design will set a precedent for other neighborhoods and Districts.
Actions Needed
• Adjust Concept Design and resubmit to the Design Commission. These necessary changes must not wait until Final Design submittal.
• Concept design should have gardens visible to all and no 24/7 light emissions. • Provide sufficient protection for the Native Canyon Live Oak Tree. • Please vote yes to our Appeal – for the sake of our community and Oak tree. 26 Ask of City Council
• City of Pasadena has spent much effort and years to develop its planning documents, standards, and guidelines to maintain the City’s sought after character – and grow sensibly. We are faced with additional challenges because of State mandates
• Now is the time to adapt smartly through more creative design and application of standards
27 Additional Slides
28 Pasadena Character and
History
29 Pasadena Historic and
Green City
• We are a city of trees and historic property.
• Pasadena is unique in Southern California.
People want to live here for the trees,
architecture, and walkable neighborhoods.
• City Maintains this character through Specific
Plans and Design Guidelines
• Our landmark home on South Oak Knoll (south
of 511) was previously a Fire Engine house –
specifically built to look residential to
seamlessly blend into the neighborhood.
• The block between Oak Knoll, CA and El Molino
has a number of significant and historic
buildings.
• The Building on the north (501) has only 2
stories and 9 units
30 Background
31 Timeline
• Since Sept 2024 the S. Oak Knoll community has been commenting on this design. Despite the constructive comments, very little has changed
• Many public comments and letters with concerns about
• Tree conflict, Noise, traffic, parking, light
• Sept 2024 commission had lively discussion about massing and said “lots of work to be done”
• Concept design (2025) showed minimal changes from 13 months earlier • December 2024 Informal meetings with developers suggested changes would be made and they assured us it would be a beautiful building
• Design Commission Hearing 28 October 2025 -
• Much discussion about how the building could be improved - in particular – gardens on outside of building Commissioner Tyler said, “perimeter landscaping would vastly improve the relationship of the building to the neighbors
• Two commissioners voted against the design, three were absent (world series night) • One felt unqualified to object due to new on the commission • Subsequent discussions with Developer after appeal have not resulted in any significant changes (despite assistance from City staff) 32 Background – 2024 Letters and Design
Commission
• Tree protection zone encroached on – roots and canopy • Architectural style. Recommended setbacks to respect scale of neighborhood and provide visual transition between adjacent properties. Setbacks would also and reduce noise amplification from substation on neighbors
• 4 story vertical walls will prevent light from adjacent properties • No apparent respect of adjacent properties in design elements (all modern)
33 City of Gardens and Design
Guidelines
34 City of Gardens
• Pasadena – City of Roses (and Trees)
• In February 1989, the city of Pasadena adopted the City of Gardens Ordinance, a set of zoning regulations introducing courtyard housing as the sole multi-family type in transitional single-family neighborhoods. • The ordinance was an antidote to nihilistic residential development attitudes in parts of the city (beyond the Central District and major commercial corridors), where units were packed into lots without any significant open space and were obstructed by opaque street walls or parking-dominated frontages. The intent of the ordinance was to allow denser development within such transitional areas, but in a form sensitive and compatible to their largely single-family neighbors.
• Code is written to be compatible with expected City of Pasadena Zoning 35 Design For City of Gardens Ordinance
• Does not meet City of
Gardens Requirement for
gardens to be visible from
Street
• Due to size of opening and
traffic @ 20-30 MPH, only 1-
1.5 second view of gate and
walls (if the look)
• Pedestrian view 6-10
seconds
• Note: City of Gardens intent
was to allow denser
development in transitional
areas to be sensitive to
Neighbors
36 Notice of Decision - Basis
37 Design not Compliant with Intent of Pasadena
City of Gardens Ordinance
• In February 1989, the City of Pasadena adopted the City of Gardens Ordinance. The intent of the ordinance was to allow denser development within transitional areas, but in a form sensitive and compatible to their largely single-family neighbors.*
• City Staff has offered ways/variance etc to relocate gardens to the outside of the building
*Bharne, V . 2015
38 Design Guidelines Address
• Street Character
• Maintaining Block Character
(relation to existing buildings)
• A building’s fitting in or
standing out
• Relating to Neighbors by
Massing and Scale
• Landscaping and Hardscape
• Privacy
39 This Building Design does not comply with the
guidelines
40 Design not Compliant with Design Guidelines
• Design Guidelines (2009) – in particular:
“In this cultural setting, the process of adding new buildings to Pasadena’s existing built fabric is challenging. The character of most places in the City is clearly defined and often unique. Introducing infill projects compatibly into existing settingsrequires an unusual degree of sensitivity and skill on the part of architects, and a great deal of insight and critical sense on the part of those sitting in judgment of their work.(p4)
• Block Character
“The successful fit of a new project into an existing context depends on how it relates to neighboring buildings to its side and rear in terms of setbacks, height, massing, scale, arrangement of shared and private open space, and landscape. This is especially important for lots located along the boundary between higher-density and lower-density zones where taller, larger buildings that are insensitively designed could pose a visual nuisance to existing, smaller scale buildings. For zones that are in transition from less intense to more intense uses, the issue of compatibility is particularly important.
New higher-density projects need to
respond to lower-density, existing buildings through compatible massing and thoughtfully designed side yard elevations. (p.25)”
41 City-Wide Urban Design Principles Goals –
Not followed. Goals allow:
1. Introduce new buildings and renovate existing buildings in a manner that preserves and promotes Pasadena’s walkable urbanism of interconnected streets lined by pedestrian-friendly buildings that engage, frame, and activate the street.
2. Ensure that new buildings fit into their existing context in a way that contributes to Pasadena’s architectural and
cultural traditions. This entails relating well to the public realm as well as to neighboring private and public buildings. Special care must be applied to properties located:
• On the boundary between lower density and higher density zones, and • On streets and blocks predominantly occupied by single-family houses and small-scale multi-family buildings, but where current zoning allows these properties to be developed with higher intensity buildings that have taller building heights and smaller setbacks. 42 Design not Compliant with Design Guidelines
– Block Character
“7.1 Scale. Buildings should be scaled to respond to their context by sensitively and positively addressing the scale and massing of their adjacent neighbors.
This can be accomplished by:
• Matching existing building heights or exceeding them by only one story.
Additional stories should be modulated by setbacks.
• Modulating side yard and rear yard volumes to provide as much distance as possible between the facades of a proposed building and existing buildings in order to preserve the privacy of the outdoor spaces of both
.
• Orienting the side yards of proposed buildings to face the side yards of adjacent buildings.
• Including elements such as porches, galleries, arcades, etc. to relate the scale of facades to those of existing buildings.
• Reducing building bulk by introducing dwelling space in attic spaces. • Introducing landscape and/or trees as a screen between existing and new buildings.
43 Commercial Advantages
44 Significant Commercial Advantages Offset
Longer Design/Review Schedule
• Aesthetics and more attractive, desirable property that maintains the block character people desire in the S. Oak Knoll Neighborhood • Additional SF with reduction in corridors
• Sought after/preferred building location with significant neighborhood amenities
• Functions more efficiently (vs. lack of sunlight on all sides, corridor maintenance (cleaning, heating and cooling) and dark courtyard landscaping, etc).
• More valuable units (e.g. space ($/SF) and highly desirable mountain views)
• Reduced construction costs through design efficiencies and schedule savings – reduced exterior walls by ~40%
45 Design Advantages
46 Design Adjustments Needed to Improve
Project
• All concerns could easily solved thru better and more thoughtful design • Reduce footprint to adjust massing
• Adds light to building residents and adjacent properties • Adds Green Space to Neighborhood and maintains for building residents • intent of City of Gardens Ordinance maintained
• Increases privacy to adjacent properties
• Reduced footprint especially important where the building height is two times higher than all adjacent properties
• More respectful for historic and heritage properties
• More attractive to new residents/buyers
• Other Benefits
• Better access for FLS
• Reduced Construction Cost to Developer
• Could save other protected trees
47 Photos
48 El Molino – landscaped area above parking
garage and along South side
49 Elegant Interior Hallway Example
50 Minimal Changes from
Preliminary Design
51 Insignificant Changes Between Design
Submissions
2024 2025
52 Insignificant Changes – continued
53 2024
2025
• 3rd and 4th level bridges
removed (needed 2nd
elevator added)
• Roofs added over
balconies
Small Adjustment for
Tree Roots
54 Building offset for Historic Encroachment –
Not Tree Protection
55 Protected Oak Tree
56 Oak Tree Mis-representations
East Elevation Dwg
South Elevation - Current
Rendering Oct 28 Presentation
Actual Height
and Distance
57