P L A N N I N G & C O M M U N I T Y D E V E L O P M E N T D E P A R T M E N T
PLANNING DIVISION
October 29, 2025
Burke Farrar
Odyssey Development Services
141 South Lake Avenue, Suite 105
Pasadena, CA 91101
Via email: [email protected]
NOTICE OF DECISION
Concept Design Review – New 46-Unit Multi-Family Residential Development 511 S. Oak Knoll Avenue
Case #: DHP2024-00261 Council District 7
Dear Mr. Farrar:
On October 28, 2025, at a public hearing in the City Hall Council Chambers, the Design Commission, acting under the provisions of Section 17.61.030 of the Pasadena Municipal Code, reviewed your application for Concept Design Review for the new construction of a new 46-unit multi-family residential development at the above-referenced address. The design guidelines applied to this review were the design-related goals and policies in the Land Use Element of the General Plan, the design-related goals and policies in the Central District Specific Plan, and the Design Guidelines for Neighborhood Commercial and Multi-Family Residential Districts. In its decision, the Commission:
Environmental Determination
1. Found that the proposed project is consistent with the General Plan designation, with the General Plan goals and policies for the site, and with the applicable zoning designation and regulations; and that the project site has no value as habitat for endangered or threatened species, and can be served by utilities and public services.
2. Found that approval of the project will not result in any significant effects relating to traffic, noise, air quality, water quality or cultural resources.
Concluded, therefore, that the project is categorically exempt from the California Environmental Quality Act under §15332, (Class 32) “in-fill development projects” and that there are no features that distinguish this project from others in the exempt class and, therefore, there are no unusual circumstances.
ATTACHMENT F
Burke Farrar
511 S. Oak Knoll Avenue (DHP2024-00261)
Findings for Compliance with the Tree Protection Ordinance
1. Acknowledged that a tree inventory (Attachment B) identifies removal of three protected native trees.
2. Found that the removal of three protected trees meets finding 6 of the Tree Protection Ordinance (PMC Section 8.52.075.A): “The project, as defined in Section 17.12.020, includes a landscape design plan that emphasizes a tree canopy that is sustainable over the long term by adhering to the replacement matrix prepared by the city manager and included in the associated administrative guidelines;” and, therefore,
Approved the removal of three protected trees.
Findings for Concept Design Approval
Found that the project, upon implementation of the conditions of approval, will comply with the purposes of design review, the design-related goals and policies in the Land Use Element of the General Plan and the design-related goals and policies in the Central District Specific Plan, and the Design Guidelines for Neighborhood Commercial and Multi-Family Residential Districts; and
Based on these findings, approved the application for Concept Design Review subject to the conditions in Attachment A to be further reviewed during Final Design Review.
Effective Date Appeals Call for Review
You are hereby notified that any person affected or aggrieved by the decision of the Design Commission has the right to appeal this decision within ten days. The regular appeal fee is $5,287.51. If the tenth day falls on a day when City offices are closed, the appeal deadline is extended through the next day when offices are open. The last day to file an appeal is November 7, 2025. This decision becomes effective on November 8, 2025. Prior to such effective date, a member of the City Council may request that it be called for review to the City Council. However, if there is a request for a call for review, the appeal period will continue to run. Appeals must cite a reason for objecting to a decision. Please note that appeals and calls for review are conducted as de novo reviews, meaning that the lower decision is set aside and the entire application is reviewed as a new proposal.
This approval expires one year from the effective date. The approval may be extended for one year by filing a written request with the Planning Director before the expiration of the effective date (along with the fee for renewal of an approval). Any changes in the approved design for the project must be submitted to City staff for review and approval. Major or minor changes must be reviewed as part of a separate application for changes to an approved project. Major changes must be reviewed by the Design Commission at a noticed public hearing. Two applications for changes to the project may be filed during a calendar year. Changes may be approved only if there are findings of changed circumstances that justify the revisions.
Burke Farrar
511 S. Oak Knoll Avenue (DHP2024-00261)
Please contact me if you have any questions about this letter.
Sincerely,
Stephanie Cisneros
Senior Planner
Design & Historic Preservation Section
Tel 626-744-7219
Email: [email protected]
Attachments:
A. Conditions of Approval
B. Approved Plans, Elevations & Renderings (Reduced)
cc: Project Contact, Brian Taylor (via email: [email protected]); Address File; Energov; City Manager, City Clerk; City Council; City Council District 7 Liaison; Director of Planning & Community Development; Deputy Director of Planning & Community Development
ATTACHMENT A:
CONDITIONS OF APPROVAL
511 SOUTH OAK KNOLL AVENUE
CONCEPT DESIGN REVIEW
The applicant or the successor in interest shall comply with the following conditions, which shall be subject to review and approval by the Design Commission during Final Design Review:
Design & Historic Preservation
1. Study and refine the integration of the mansard roof forms into the building massing and the application of the proposed brick material (both height and extent) at the front of the building. The brick base material shall be utilized consistently along the entire front façade at a consistent height throughout and shall wrap to the easternmost portion of the north elevation. Study the brick archway feature further to align with the height of the brick on the façade and to review its proportions/thickness in relation to the building overall.
2. Study the treatments and features at the north, south and west elevations and incorporate similar treatments as the front façade, including solid-to-void proportions and bay window features.
3. Plans submitted for Final Design Review shall include details for the proposed Craftsmanship Feature and Building Elements.
4. A tree protection plan prepared by a Certified Arborist shall be incorporated into the plans submitted for Final Design Review and shall include the City of Pasadena Tree Protection Guidelines dated 5/13/19 (see Attachment G). The tree, which shall be protected, is tree number OP1 as shown in the ground floor plan included in Attachment B.
5. All pruning work shall be supervised by the project’s arborist to ensure compliance with International Society of Arboriculture (ISA) and American National Standards Institute (ANSI) standards for tree pruning.
6. Pruning shall only occur from October to February to reduce the level of stress placed on the tree by taking advantage of the cooler and wetter weather.
7. Apply a 2- to 3-inch layer of mulch over the soil within the fenced tree protection zone to reduce soil compaction and increase soil health.
Current Planning
8. The Pursuant to California Code of Regulations Title 23. Waters, Division 2. Department of Water Resources, Chapter 2.7, Model Water Efficient Landscape Ordinance, rehabilitated landscape of 2,500 square feet or greater shall meet the full requirements of the Model Water Efficient Landscape Ordinance. Provide all relevant documentation related to MWELO in pdf form during Building Plan Check to your assigned planner The Landscape Documentation Package for the Performance Compliance option is attached for your reference. More information is available on the City’s website. https://ww5.cityofpasadena.net/planning/water-efficient-landscape-ordinance/
Department of Transportation
9. Traffic Signal Improvement: Based on the information provided in the Master Application form, a Local Mobility Traffic Analysis was prepared for this project. The projected queue length for the eastbound left-turn pocket at the study intersection of Lake Avenue and Del Mar Boulevard was found to be unacceptable with the addition of the Project-related traffic.
To address this effect on the eastbound left-turn queue, the traffic signal operation will need to be adjusted at the intersection of Lake Avenue and Del Mar Boulevard. The cost of the improvement is $12,406.
10. Construction Staging & Traffic Management: Prior to the start of construction or the issuance of any permits, the applicant shall submit a Construction Staging & Traffic Management Plan to the Department of Public Works for review and approval. This plan shall show the impact of the various construction stages on the public right-of-way, including street occupations, parking space relocation agreements, closures, detours, staging areas, and routes of construction vehicles entering and exiting the construction site.
Permitted hours for construction may be limited due to construction activities bordering the project site.
11. Street Design Guidelines: Pursuant to the adopted Street Design Guide by City Council, the applicant shall maintain a 10’ wide sidewalk with 5’ min clear walk zone free of any obstructions along the project’s frontages on Oak Knoll Avenue.
12. Driveway Access: The ramp shall have a minimum width of 18’ along the entire length of the ramp to accommodate 2-way traffic on the ramp. The driveway apron width shall match the ramp width. To improve the safety of pedestrians crossing the driveway, the design plans shall indicate a slope of 2 percent or less from the property line to 20’ into the property before the start of the ramp slope to improve vehicular sight distance. If a gate will be placed at the parking garage entrance, the gate shall be installed at least 20’ back from the property line. Red curb shall be installed on both sides of the two driveways to assist with sight visibility and access. Please contact the Mobility, Planning, Engineering, and Operations Division at (626) 744-8723 for more information and submittal requirements.
13. Visibility triangle: Views adjoining both sides of the driveway at the property line shall not be obstructed with landscaping, block wall, or non-porous fencing greater than 2.5’ in height.
14. Parking Permits: No permanent, on-street, overnight parking permits will be issued to future residents of this project. Future tenants shall be advised by the property management regarding the unavailability of permanent, on-street, overnight parking permits.
15. Parking: The layout and required number of parking spaces shall be reviewed and approved by the Planning Department.
16. Tandem Parking: The plans show tandem parking spaces in the subterranean garage. To avoid any internal vehicular circulation conflict, it is recommended that the residential tandem spaces be assigned to residents of the same address.
In general, DOT does not have a position to permit tandem spaces for the development.
The parking layout and number of spaces shall be reviewed and approved by the Planning Department prior to the issuance of a Building Permit.
The layout and the required number of parking spaces shall be reviewed and approved by the Planning Department.
17. Traffic Impact Fee: The Traffic Reduction and Transportation Improvement Fee (Ordinance No. 7076). This fee will apply to all net new residential, retail, industrial, and office developments. For FY 2025, the fees are:
Land Use Fee (FY 2025)
Multi-family (per dwelling units) $4,314.10
Affordable housing projects may receive fee credits with appropriate documentation from the Pasadena Housing Department
Department of Public Works
18. No private improvements may be placed within the public right-of-way, including, but not limited to, soldier beams, tie-backs, utility conduits, backflow preventers, transformers, fire sprinkler valve, decorative sidewalk and applicable parade post holes on Colorado Boulevard per Standard Drawing S-419. Private improvements may only be placed in the public right-of-way by submitting a license agreement, which must be approved by the City. The license agreement application for any private improvement within the public right- of-way shall be submitted to the Department of Public Works for review and shall be approved by the City before any permits are granted.
The applicant shall submit the application, plan and processing fee, associated with processing the license agreement, at least three to four (3-4) months prior to the issuance of any permits. An approved license agreement will allow the applicant to install and maintain the private improvements within the public right-of-way with conditions.
A license agreement for shoring requires an indemnity bond in order to guarantee that shoring and tie-backs are free from defect due to faulty material, workmanship and failure. Upon review of the license agreement exhibits, an indemnity bond estimate will be prepared and forwarded to the applicant. The estimated amount is equivalent to the cost of reconstructing the public right of way, including all affected utilities, public facilities, and infrastructures, based on the plane of failure at a 45-degree angle from the lowest point of excavation. The indemnity bond shall be submitted to the City prior to the execution of the agreement and the issuance of any building or demolition permits.
All steel rods in every tie-back unit shall be relieved of all tension and stresses, and any portion of soldier beams and any portion of the tie-backs located be removed entirely from the public right-of-way. A monthly monitoring report stamped and certified by a licensed surveyor shall be submitted to indicate that the deflection from any piles or soldier beams does not exceed one inch. Upon completion of construction, the developer or his contractor shall remove all tie-back rods within the public right-of-way. The removal shall be documented by a report certified by a licensed deputy inspector. The report shall be submitted to the City for review and approval. The applicant will be charged a penalty of $7,000 for each tie-back rod not removed from the public right-of-way. For temporary tie- backs or shoring, the maximum width of the license area fronting the development frontage(s) shall only extend to the centerline of the public right-of-way.
19. The applicant shall demolish existing and construct all new public improvements along the subject development frontage of Oak Knoll Avenue, including concrete drive approach per Standard Plan S-403; concrete sidewalk per Standard Plan S-421; concrete curb and gutter per Standard Plan S-406. All public improvements shall be completed prior to the issuance of Certificate of Occupancy.
20. Oak Knoll Avenue restoration, fronting the subject development, shall be shall be a full width (from gutter to gutter) cold milling and resurfacing of asphalt concrete roadway per Standard Plan S-415. The street restoration shall be completed prior to the issuance of Certificate of Occupancy.
21. The proposed development shall connect to the public sewer with one or more new six-inch diameter house sewers laid at a minimum slope of two percent. In accordance with PMC Chapter 13.24.010, house sewer “means that part of the horizontal piping beginning 24 inches from the exterior wall of the building or structure and extending to its connection with the public sewer.” The section of house sewers within the public right-of-way - from the property line to the public sewer, or within easement, shall be vitrified clay or cast iron pipe.
The house sewer shall meet City Standards as determined by the Department of Public Works, and a permit issued by the Department of Public Works is required for work within the public right-of-way. The construction of all new house sewers shall be completed prior to the issuance of Certificate of Occupancy.
22. The existing street lighting fronting the subject site is substandard. In order to improve pedestrian and traffic safety, the applicant shall replace/renovate one streetlight on Oak Knoll Avenue, per the City requirements and current standards. The renovation shall include but not limited to new LED light, conductors, lamp socket, fuse, photo cell, and miscellaneous related parts.
In the event where the existing street light pole determined, by the City, to be deteriorated and/or damaged, the applicant shall replace the existing street light pole with a new street light pole in kind. The replacement shall include but not limited to new pole, new footing, new LED light(s), conduit, conductors, lamp socket, fuse, globe/lantern, globe holder, photo cell, and other miscellaneous related parts. The applicant shall schedule a street lighting pre-inspection with the Public Works inspector to determine the details/scope of the replacement/renovation of the existing street lighting. Please contact 626-744-4195 or via email: [email protected] to schedule a street lighting pre-inspection, prior to the issuance of any permits.
23. The applicant is responsible for the design, preparation of plans and specifications, and construction of all required public improvements. Plans for the above improvements shall be prepared by a civil engineer, registered in the State of California. Upon submittal of improvement plans to the Departments of Public Works for review, the applicant will be required to place a deposit with the department to cover the cost of plan checking. The amount of deposit will be based on the current City’s General Fee Schedule. Note that building plans approved by the City’s Planning (Building) Department do not constitute approvals for work in the public right-of-way. Separate plans shall be submitted to the Department of Public Works – Engineering Division – at 175 North Garfield Avenue Window 6. The applicant shall submit public improvements plans and the plan check deposit at least two (2) months prior to the issuance of any building or demolition permits.
24. All new drive approaches shall be at least seven (7) feet clear of the existing street trees measured from the edge of the trunk closest to the drive approach. All public trees shall be protected and fenced with a posting on the fences advising of the tree protection.
25. To protect existing City trees during construction, the applicant shall fully conform to the Tree Protection Guidelines signed by the City Manager. The full guidelines is available at the following link: https://www.cityofpasadena.net/public-works/engineering-and- construction/engineering/
26. A Tree Protection Zone (TPZ) shall be established for all existing City trees within the scope of a construction project. The TPZ extends from the base of the tree to four (4) radial feet beyond the dripline of a tree and applies to the entirety of the tree – from the roots to the canopy of the tree.
27. The applicant is prohibited from the following within a designated TPZ: construction vehicle access, construction vehicle operation, staging of materials, and trenching without the consent of the Department of Public Works.
28. The applicant shall at minimum provide the following within a designated TPZ: mulching, irrigation, and protective fencing.
29. Prior to the issuance of any permit, the applicant shall submit a Preliminary Tree Protection Plan (PMC Ch. 8.52 – City Trees and Tree Protection Ordinance), prepared by a Landscape Architect or certified Arborist, showing the TPZ and all structures, footings, and grading that may impact City trees shall be submitted to the Department of Public Works, for review and approval. Given that each construction project poses unique conditions, it is the responsibility of the applicant to develop a Tree Protection Plan based off the TPZ standards to the extent feasible. The Plan shall conform to the Tree Protection Standards which specifically require showing the locations of all existing trees, their diameters, canopies, whether the tree is a public tree or private tree, as well as any trees to be planted with their canopy at mature size. The final conditions of the Tree Protection Plan shall be approved by the Forestry Superintendent. A non-refundable flat fee, per the current General Fee Schedule, will be required for staff time to review the Tree Protection Ordinance compliance.
30. Prior to any construction, tree protections including the installation of fencing to protect public trees must be in place. The fencing material shall be chain-link attached to posts inserted into the ground at the edge of the dripline and shall be a minimum of 6’ in height.
See Standard Plan S-642 – Tree Protection Chain Link Fencing. Fencing shall maintain visual lines of sight in order to avoid vehicle and pedestrian hazards. Fencing shall include a minimum 8.5” x 11” warning sign with the following information: ‘Tree Protection Zone’; name and contact information of project owner or authorized representative; ‘Please contact the City of Pasadena Citizen Service Center to report any concerns (626) 744- 7311’. All protective fencing must be permitted, inspected and approved by Public Works prior to the commencement of any construction.
31. Prior to issuance of any permit, the applicant shall submit a valuation assessment report of the existing public tree(s) along the boundary of their project. The report shall be prepared by a registered Arborist and submitted to PNR for review and approval. If it is determined that the applicant has failed to care for any City tree within their Tree Protection Plan, and the health of the tree(s) was critically compromised requiring its removal, the applicant shall be liable for the following costs: assessed value of tree determined by a PNR Arborist using a current ISA assessment methodology; the removal cost determined by PNR; and any applicable infraction or administrative fines determined by Code Compliance.
32. Prior to issuance of any permit, a deposit in the amount of the applicant’s total liabilities based on the aforementioned approved tree assessment report shall be submitted to the City. The deposit is fully refundable, less administrative fees, upon the satisfaction of Public Works prior to the issuance of a Certificate of Occupancy.
33. In order to ensure that the developer maintains a clean and safe site during the construction phase of development, the applicant shall place a $20,000 refundable deposit with the Department of Public Works prior to the issuance of any permit. This deposit is a guarantee that the applicant will keep the site clean and safe, and will make permanent repairs to the abutting street improvements that are damaged, including striping, slurry seal/ resurfacing, street trees, curb, gutter, and sidewalk, either directly or indirectly, by the construction on this site. This deposit may also be used for charges due to damage to existing street trees and for City personnel to review traffic control plans and maintain traffic control.
34. Prior to the start of construction or the issuance of any permits, the applicant shall submit a Construction Staging and Traffic Management Plan to the Department of Public Works for review and approval. The template for the Construction Staging and Traffic Management Plan can be obtained from the Department of Public Works webpage at:
https://www.cityofpasadena.net/public-works/engineering-and-construction/engineering/ . A non-refundable flat fee, based on the current General Fee Schedule, is required for plan review and on-going monitoring during construction. This plan shall show the impact of the various construction stages on the public right-of-way (and the private street) including all street occupations, lane closures, detours, staging areas, and routes of construction vehicles entering and exiting the construction site. An occupancy permit shall be obtained from the department for the occupation of any traffic lane, parking lane, parkway, or any other public right-of-way. All lane closures shall be done in accordance with the Manual of Uniform Traffic Control Devices (MUTCD) and California Supplement. If the public right-of- way occupation requires a diagram that is not a part of the MUTCD or California Supplement, a separate traffic control plan must be submitted as part of the Construction Staging and Traffic Management Plan to the department for review and approval. No construction truck idling or staging, material storage, or construction trailer are allowed in the public right-of-way.
All costs associated with these conditions shall be the applicant’s responsibility.
Unless otherwise noted in this memo, all costs are based on the General Fee Schedule that is in effect at the time these conditions are met.
In addition to the above conditions, the requirements of all applicable Pasadena Municipal Code (PMC) will apply and be implemented during the corresponding plan review and permitting. They may include but not limited to:
• Sidewalk Ordinance - Chapter 12.04
• Sewer Facility Charge – Chapter 4.53
• Residential Impact Fee – Chapter 4.17
• City Trees and Tree Protection Ordinance - Chapter 8.52 • Construction and Demolition Waste Ordinance - Chapter 8.62 Holiday Moratorium of activities within public right-of-way – Chapter
12.24.100
Building Division
35. Governing Codes
• Comply with the Current Edition of California Building Code, California Electrical Code, California Plumbing Code, California Mechanical Code, California Energy Code, California Green Building Standard Code, California Fire Code, and the City of Pasadena Municipal Code. The governing edition is based on the date in which the project is submitted to the City of Pasadena for review. • Important: 2022 California Codes are currently in effect since January 1st, 2023.
New California codes are effective January 1st, 2026.
• Project needs to determine and document public or non-public funding source on the application and plans and identify applicable Pasadena Building Code Standards and Accessibility Chapter 11A or Chapter 11 B.
• Project must be designed by California Licensed professionals in accordance with California Laws.
36. Site Layout
• Building is proposed on multiple parcels. Any portion of a structure shall not be built beyond the property lines and must comply with setback requirements of the California Building Code. A tract parcel map change is required to maintain the proposed structure on one parcel.
• Building setbacks at all levels are required to be identified for code compliance evaluation.
• Provide emergency back-up power for emergency illumination and elevator accessibility compliance on all floors.
37. Building Code Analysis
• Provide a Building Code Analysis on the title sheet. Include the code(s) information for each building proposed: Descriptive scope of work, occupancy group, assessor’s parcel number, number of stories, hillside district, fire hazard level of property, type of construction, fire sprinklers, floor area, height, and allowable floor area. • Egress balconies used for egress purposes shall conform to the same requirements as corridors for minimum width, required capacity, headroom, dead ends, and projections in accordance with California Building Code section 1021.
38. Building Height and Number of Stories Limits
• Building height limits are restricted to comply with Table 504.3 of the California Building Code and other applicable sections.
• Building number of stories are restricted to comply with Table 504.4 of the California Building Code and other applicable sections.
• Rooftop area use is not clarified with detail on the provided plan set. Further information is required for evaluation of the project. Roof area must comply with the California Building Code for all required access, fall protections, uses, etc.
39. Building Area Limits
• Building area limits are restricted to comply with Table 506.2 of the California Building Code and other applicable sections.
• Basement wall setbacks are not identified with setbacks dimension to the property lines.
The project construction process needs to incorporate and reflect actual shoring construction standards and footing dimension to maintain construction entirely on private property. Setbacks below grade may need to be revised based on proposed construction methods.
• Building projections within less than the 5-feet setback must be fire rated and protected in accordance with California Building Code. Projections may be restricted in accordance with California Building Code.
40. Best Management Practices
• Photocopy to plans and complete the BEST MANAGEMENT PRACTICE page 1(form must be singed). Photocopy any other applicable pages and cross reference the location on the site plan, i.e. the material storage, the concrete waste management, etc. These forms can be found at
https://www.cityofpasadena.net/planning/building-and-safety/bs- applicationsforms/#informational-handouts
41. Green Code
• Complete and attach the 2022 CALIFORNIA GREEN BUILDING RESIDENTIAL STANDARDS CODE WITH CITY OF PASADENA AMENDMENTS FORMS. These forms can be found at
https://www.cityofpasadena.net/planning/building-and-safety/bs-applications- forms/#informational-handouts
42. Property Line Survey Required
• Per City of Pasadena Policy property line survey is required for:
• New construction.
• Auxiliary buildings and additions where setback is less than 5’-0” to property line. • All buildings where specific Zoning Division Variance is issued for approved setbacks, whether newly constructed or altered.
43. Soils Report Required
• Soils engineer report is required for:
• All new constructed single and multi-family residential, commercial, and industrial buildings.
• Second (2nd) story addition to existing one-story building.
44. Grading, Slope Setbacks & Retaining Walls
• Show compliance with City of Pasadena Municipal Code Chapter 14.05 – Excavation and Grading in Hillside Areas and the CBC 2022 Appendix J – Grading with City of Pasadena Amendments.
• Clearly show the cubic yard quantities for excavation (cuts) and fills, and clearly label where site grading or foundation excavations are taking place. A grading permit may not be required per section J103.2 Exemptions.
• This project is subject to LID permitting requirements for modification of more than 5,000 square feet of non-permeable surfaces and structures.
• Setbacks (PMC 14.05.190)
The tops and toes of cut and fill slopes shall be set back from property boundaries as far as necessary and as specified in Section 14.05.180(A) for safety of the adjacent properties and to prevent damage resulting from water runoff or erosion of the soils. The tops and the toes of cut and fill slopes shall be set back from structures as far as is necessary for adequacy of foundation support and to prevent damage as a result of water runoff or erosion of the slopes. Unless otherwise approved by the building official based on recommendations in the approved soil endangering or engineering geology report and shown on the approved grading plan, setbacks shall be no less than shown on Appendix A.
• Retaining walls (PMC 14.05.250). If applicable
• The cumulative height of retaining walls (existing, new, replacement or combination) built because of cuts or fills pursuant to this chapter shall not exceed 8 feet in height as viewed in the vertical plane. The height of freeboard shall be included in measuring the height of retaining walls. • Retaining walls shall be constructed with a minimum of freeboard not to exceed a maximum of 6 inches and designed to prevent drainage from continuing down the slope. Drainage devices should be placed at the top or the bottom of the retaining wall.
• The maximum height of retaining walls for pools, hot tubs, and similar accessory structures built because of cuts or fills pursuant to this chapter shall not exceed 8 feet in height as viewed in the vertical plane. The height of freeboard shall be included in measuring the height of retaining walls.
45. Means of Egress (Exiting), Natural Light & Ventilation • Provide and specify operable exterior opening in basements, habitable attics, and every sleeping room with the minimum clear opening requirements for an emergency escape and rescue opening on the plans or schedules.
• Provide a minimum of 8 percent for natural lighting and 4 percent for natural ventilation of the floor area of all habitable rooms/areas.
• Exit access travel distances shall be in compliance with Table 1017.2 of the California Building Code and applicable code sections.
• Areas of Refuge. Every required area of refuge shall be accessible from the space it serves by an accessible means of egress in accordance with California Building Code section 1009.6.
• Emergency path of travel areas must comply with California Building Code and accessibility requirements. Gravel is not an allowed on the required path of travel or accessible routes.
46. Fire and Smoke Protection Features
• Show materials, systems and assemblies used for structural fire resistance and fire- resistance-rated construction separation of adjacent spaces to safeguard against the spread of fire and smoke within a building and the spread of fire to or from buildings.
47. Energy
• Submit the current, applicable Multi-Family residential energy documentation using either the “Prescriptive Standard” or the “Performance Standard”. Photocopy form to plans, include the 2022 mandatory measures. Identify and incorporate the energy compliance components on the development renderings and construction documents. • City Ordinance 7398 requires buildings to be all electric. The ordinance requires the following categories of buildings to be all-electric:
• Newly-constructed multi-family buildings greater than 3 units. • Newly-constructed mixed-use buildings.
• Newly-constructed commercial buildings.
• Existing commercial buildings with new additions where the addition adds fifty- percent (50%) or more of the existing square foot area. In such cases, the entire building must convert to complete electrification.
48. Accessibility
• This project is required to comply with Federal and California Accessibility Laws. The project must disclose if the project is recipient of public funding, public property recipient, or associated with any public financial benefit and a statement shall be clearly included on the construction documents plans.
• Projects complying with Chapter 11A shall provide accessible units in accordance with California Building Code section 1102A.
• Parking shall provide accessible parking and public right of way access in according with California Building Code.
49. Required Plans and Permit(s)
• In addition to architectural plans, provide Structural, Shoring, Plumbing, Mechanical, Electrical plans, PV systems and grading plans as required. • Separate permits are required for the following: Mechanical, Electrical, Plumbing, Fire Sprinkler, Demolition, Block walls, others.
• New ePermitting services. Visit the city website at:
https://www.cityofpasadena.net/planning/permit-center/permit-center-online/
COVER SHEETAG-1.0
PROJECT ADDRESS
ZONING DISTRICT
511 S. OAK KNOLL AVENUE
CD-RM48-HL-40(45)
511 SOUTH OAK KNOLL AVENUE
PASADENA, CA
PROJECT TEAM
ARCHITECT: OWNER:
PROJECT DESCRIPTION
ASSESSOR PARCEL NUMBER
CONSTRUCTION OF A NEW 4-STORY MULTI-FAMILY
BUILDING WITH:
1) 46 DWELLING UNITS (FLATS) ABOVE
2) 1 LEVEL OF SUBTERRANEAN PARKING
3) 1 MAIN GARDEN RECTANGLE WITH 1 ANCILLARY
GARDEN & ADDITIONAL GARDEN SPACES PER CITY OF
GARDENS REQUIREMENT
LCRA
35 HUGUS ALLEY, SUITE 220
PASADENA, CA 91103
(626) 449-9698
K27 CAPITAL, LLC
280 MACHLIN COURT
CITY OF INDUSTRY, CA 91789
(909) 455-4733
PROJECT DATA
VICINITY MAP
511 S. OAK KNOLL AVENUE
K27 Capital, LLC
February 17, 2025
OCCUPANCY TYPE:
R-2 RESIDENTIAL
S-2 PARKING
CONSTRUCTION TYPE:
TYPE V-A FRAMING
OVER TYPE IA PODIUM
DECK
5734-020-021
CONCEPT DESIGN REVIEW
BUILDING STORIES:
4 STORIES
BUILDING HEIGHT:
47'-10"
(40' MAX., 55' HEIGHT
AVERAGING-PER REVISED
CENTRAL DISTRICT PLAN,
MAP 6.1.3: BUILDING HEIGHT )
PROJECT SUMMARY
LOT SIZE28,350 SF
SHEET INDEX
AG-1.0 COVER SHEET
SURVEYTOPOGRAPHIC SURVEY
A-0.1SITE PLAN
A-0.2BLOCK FACE DIAGRAM,
TRANSPORTATION/CIRCULATION DIAGRAMS
A-0.3BUILDING DESIGN CONCEPT,
CIRCULATION & OPEN SPACE DIAGRAMS
A-0.4DESIGN EVOLUTION
A-0.5DESIGN EVOLUTION,
ARCHITECTURAL INTENT DIAGRAM
A-0.6DESIGN EVOLUTION
A-0.7URBAN CONTEXT DIAGRAMS:
OPPORTUNITIES AND CONSTRAINTS
A-0.8INSPIRATION/PRECEDENT PHOTOS
A-0.9TREES PLAN & INVENTORY
A-0.10DESIGN COMMISSION COMMENTS & RESPONSES
A-1.0P-1 FLOOR PLAN
A-1.1GROUND FLOOR PLAN
A-1.2SECOND FLOOR PLAN
A-1.3THIRD FLOOR PLAN
A-1.4FOURTH FLOOR
A-1.5ROOF PLAN
A-2.1EXTERIOR ELEVATIONS
A-2.2EXTERIOR ELEVATIONS
A-2.3EXTERIOR ELEVATIONS
A-2.4BUILDING SECTIONS
A-2.5COLOR EXTERIOR ELEVATIONS
A-2.6COLOR EXTERIOR ELEVATIONS
A-2.7COLOR EXTERIOR ELEVATIONS
A-2.8COLOR EXTERIOR ELEVATIONS
A-2.9BUILDING SECTIONS
A-3.03D VIEWS
A-4.0UNIT PLANS
A-4.1UNIT PLANS
A-4.2UNIT PLANS
A-4.3UNIT PLANS
A-4.4UNIT PLANS
ARCHITECTURE
511 S. OAK KNOLL AVENUE
The project is a four-story multi-family building with a fully subterranean garage. It will be built on a vacant lot. The site is situated in a multi-family high density residential zone. It is subject to the City of Garden standards. The RM-48 District allows 31.15 units which is rounded to 32 units as tne base density for Density Bonus. The project utilizes a 42.5% density bonus under the very-low income table for an allowed density of 46 units. Inclusionary
Housing requires 20% of the 31.15 units (6 units as
affordable). the affordable units include 5 very-low income units and 1 moderate income unit. The project includes a waiver of the Tree Protection Ordinance and a concession for height under the State Density Bonus program.
The building is laid out around a central courtyard common open space. Entry porches covered decks and balconies
provide private open spaces. An electric power sub-station is adjacent to the site. We are enclosing the hallways parallel to the sideyards to block the loud noise coming from the sub-station.
A contemporary style has been chosen for the proposed
building. The design and massing of the building
acknowledges adjacent historic resource, 541 S. Oak Knoll Ave.
ARBORIST
PG. 1TREE INVENTORY & TREE PROTECTION PLAN
PG. 2TREE INVENTORY & TREE PROTECTION PLAN
PG. 3TREE INVENTORY & TREE PROTECTION PLAN
LANDSCAPE
L-1LANDSCAPE PLAN
BUILDING PROGRAM
NARRATIVE
ATTACHMENT B
PROPOSED NEW BUILDING FOOTPRINT
PROPOSED NEW SUBTERRANEAN
PARKING FOOTPRINT
EXISTING 2-STORY
HOUSE
RM-48 DISTRICT
EXISTING 2-STORY
TOWNHOMES
EXISTING 2-STORY
APARTMENT
BUILDING
RM-48 DISTRICT
PROPOSED FOUR-STORY
MULTI-FAMILY BLDG. EXISTING 3-STORY
APARTMENT BUILDING
OVER ON-GRADE
PARKING
RM-48 DISTRICT
EXISTING POWER PLANT
SUB-STATION
X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX
XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX
PROPOSED
DRIVEWAY
225.00 FT.
RM-48
DISTRICT
RM-48
DISTRICT
RM-48
DISTRICT
GARDEN
463 SQ. FT.
MAIN
GARDEN
RECTANGLE
3647 SQ. FT.
GARDEN
1117 SQ. FT.
2230 SQ. FT.
GARDEN
GARDEN
325 SQ. FT.
ENCLOSED GARDEN ENCROACHMENT
UNENCLOSED GARDEN ENCROACHMENT
ANCILL.
GARDEN
1368 SQ. FT.
TOTAL SITE WIDTH = 126'-0"
BUILDING WIDTH AT FRONT
SETBACK = 63'-0"
63'-0" / 126'-0" = 0.50 (50%)
TOTAL SITE WIDTH = 126'-0"
TOTAL BUILDING WIDTH
= 99'-11"
99'-11" / 126'-0" = 0.793 (79.30%)
FRONTAGE CALC.
MAIN GARDEN RECTANGLE
PERIMETER = 253'-8"
TOTAL BUILDING ENCLOSURE
= 190'-6"
190'-6" / 253'-8" = 0.751 (75.10%)
ANCILLARY GARDEN PERIMETER
= 170'-4"
TOTAL BUILDING ENCLOSURE
= 120'-2"
120'-2" / 170'-4" = 0.705 (70.54%)
GARDEN CALC.
511 S. OAK KNOLL AVENUE
K27 Capital, LLC
February 14, 2025
SITE PLAN A-0.1
SCALE: 1/8" = 1'-0"
1 A-2.21
A-2.1
2 A-2.2
2 A-2.1
S. OAK KNOLL AVENUE
101
PLAN 4a
GROUND FLOOR
105
PLAN 3a
104
PLAN 5a
GARDEN
GARDEN
GARDEN
106
PLAN 2a
111
PLAN 1a
107
PLAN 5b
463 SQ. FT.
1117 SQ. FT.
325 SQ. FT.
2230 SQ. FT.
103
PLAN 5a
108
PLAN 5a
109
PLAN 5c
110
PLAN 4c
ELEV.
ELEV.
TR.
MAIN
GARDEN
RECTANGLE
3647 SQ. FT.
ANCILL.
GARDEN
1368 SQ. FT.
102
PLAN 6a
GARDEN
MAIL
101
102 103 104
105
106107
108109110111
511 S. OAK KNOLL AVENUE
K27 Capital, LLC
February 14, 2025
GROUND FLOOR PLAN A-1.1
SCALE: 1/8" = 1'-0"
ROOF PLAN
511 S. OAK KNOLL AVENUE
K27 Capital, LLC
February 14, 2025
ROOF PLAN A-1.5
SCALE: 1/8" = 1'-0"
511 S. OAK KNOLL AVENUE
K27 Capital, LLC
February 17, 2025
3D-VIEWS A-3.0
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SYMBOL CODE BOTANICAL / COMMON NAME CONTQTYREMARKS
TREES
ARB HYBArbutus x `Marina`
Arbutus Standard36"box 4
ARC MULArchontophoenix cunninghamiana
Multi-Trunk King Palm36"box 5
OLE SWAOlea europaea `Swan Hill` TM
Swan Hill Olive36"box4
QUE AGRQuercus agrifolia
Coast Live Oak36"box 4
TRI BRITristania conferta
Brisbane Box24"box 5
SHRUBS
ACA CITAcacia cognata 'ACCOG01'
Cousin Itt Little River Wattle5 gal29 Low
AGA BL4Agave x `Blue Glow`
Blue Glow Agave5 gal27 Low
ASP MYRAsparagus densiflorus `Myers`
Myers Asparagus5 gal18
BAM GOLBambusa multiplex `Golden Goddess`
Golden Goddess Bamboo15 gal4
BOU BLOBouteloua gracilis 'Blonde Ambition'
Blonde Ambition Blue Grama5 gal26 Low
CAR DIVCarex divulsa
European Grey Sedge5 gal79Low
CAR TUTCarissa macrocarpa `Tuttlei`
Natal Plum5 gal56
CHO TECChondropetalum tectorum
Cape Rush5 gal31 Low
DIA VARDianella tasmanica `Variegata`
Flax Lily5 gal65 Mod
EUP IGNEuphorbia ingens
Candelabra Tree25 gal1 Low
FIC REPFicus repens
Creeping Fig5 gal76 Mod
LAV STOLavandula stoechas
Spanish Lavender5 gal23
LOM BRELomandra longifolia `Breeze`
Dwarf Mat Rush5 gal137 Low
NAN LMNNandina domestica 'Lemon-Lime'
Lemon-Lime Heavenly Bamboo5 gal26
PHO AMRPhormium x 'Amazing Red'
Amazing Red New Zealand Flax5 gal10
SOL HETSollya heterophylla
Australian Bluebell5 gal39
6 B
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PLANT SCHEDULE
.
. .
LP-1.0
4836
PLANTING PLAN
*
100-00-0000 00000
00000
DescriptionDate Issue
Date
Drawn By
Sheet Title
Job No.
Sheet No.
of Sheet
Landscape Architecture
24013 Ventura Blvd. Suite 201
Calabasas, CA 91302
p 818.251-9718 f 818.251-9719
email: [email protected]
Design Works
511 S. OAK KNOLL AVENUE
Pasadena, CA
prepared for:
NAME
Address
NORTH
0 SCALE:
feet 81624
1/8" = 1'-0"
S. OAK KNOLL AVENUE
PLAN
1a
GROUND FLOOR
MAIN
GARDEN
RECTANGLE
PLAN
3a
PLAN
5a
PLAN
6a
ANCILLARY
GARDEN
RECTANGLE
GARDEN
GARDEN
GARDEN
PLAN
2a
PLAN
4a
PLAN
5b
4149 SQ. FT.
964 SQ. FT.
461 SQ. FT.
1158 SQ. FT.
317 SQ. FT.
2053 SQ. FT.
PLAN
5a
PLAN
5a
PLAN
5c
PLAN
4c
225.00 FT.
126.00 FT.
1 A-2.2
1 A-2.1
2 A-2.2
2 A-2.1
511 S. OAK KNOLL AVENUE
K27 Capital, LLC
June 19, 2024
GROUND FLOOR PLAN A-1.1
SCALE:
1/8" = 1'-0"
#1
#2
#3
#4
#5
#6
#7
#8
#9a
#9b #9c
#9d
#10
#11
#12
#OP-1
#ST-1
#ST-2
511 S Oak Knoll Ave Tree Protection Plan (Pg 1 of 3)
Surveyed on August 6, 2024
Carl Mellinger Consulting, LLC
Tree inventory, arborist notes, and tree protection guidelines are on Pg 2.
Photographs of protected trees are on Pg 3.
Canopy of protected tree not anticipated for impacts
Canopy of protected tree anticipated for impacts
Canopy of protected tree requested for removal (4 total) Non-protected tree canopy
Tree Protection Fencing
Root Protection Zone (area within a circle with a
radius equal to the greatest distance from the trunk
to any overhanging foliage in the canopy)
Company owner:
Carl Mellinger
ISA Certi/f_ied Arborist #WE-1976A
ASCA Registered Consulting Arborist #620
Tree survey and map by:
Jonathan Flournoy
Arborist at Carl Mellinger Consulting, LLC
ISA Certi/f_ied Arborist #WE-11548A
ASCA Registered Consulting Arborist #825
ISA Tree Risk Assessment Quali/f_ied
Tree Protection Zone for street trees
as speci/f_ied by city
(4’ beyond dripline)
3, 3, 2.5, 2, 1.5” Victorian box (Pittosporum undulatum) (not protected)
2.5, 2.5, 1.5” coast live oak (Quercus agrifolia)
(not protected)
3” coast live oak (Quercus agrifolia)
(not protected)
5.5” coast live oak (Quercus agrifolia)
(not protected)
7.5, 6” Tree-of-heaven (Ailanthus altissima)
(not protected, also invasive species)
12.5” Tree-of-heaven (Ailanthus altissima)
(not protected, also invasive species)
8.5” Tree-of-heaven (Ailanthus altissima)
(not protected, also invasive species)
8.5” Tree-of-heaven (Ailanthus altissima)
(not protected, also invasive species)
8” Tree-of-heaven (Ailanthus altissima)
(not protected, also invasive species)
14’ tall Canary island date palm (Phoenix canariensis)
(not protected)
9” Tree-of-heaven (Ailanthus altissima)
(not protected, also invasive species)
~9” camphor tree (Cinnamomum camphora)
(not protected, visually-estimated diameter)
~6” crape myrtle (Lagerstroemia indica)
(not protected, visually-estimated diameter)
~6” crape myrtle (Lagerstroemia indica)
(not protected, visually-estimated diameter)
~8” crape myrtle (Lagerstroemia indica)
(not protected, visually-estimated diameter)
~8” crape myrtle (Lagerstroemia indica)
(not protected, visually-estimated diameter) ~5” mulberry (Morus sp.) (not protected, visually-estimated diameter)
~8” carrotwood (Cupaniopsis anacardioides)
(not protected, visually-estimated diameter)
5.5, 5.5, 5, 4.5, 2.5” Tree-of-heaven (Ailanthus altissima) (not protected, also invasive species)