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995 South Fair Oaks Avenue Predevelopment Plan Review

995 South Fair Oaks Avenue Predevelopment Plan Review. City Council Meeting July 23, 2018. Predevelopment Plan Review. Projects of Communitywide Significance: Projects greater than 50,000 square feet in size with at least one discretionary action Projects with 50 or more housing units

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995 South Fair Oaks Avenue Predevelopment Plan Review

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  1. 995 South Fair Oaks AvenuePredevelopment Plan Review City Council Meeting July 23, 2018

  2. Predevelopment Plan Review • Projects of Communitywide Significance: • Projects greater than 50,000 square feet in size with at least one discretionary action • Projects with 50 or more housing units • Proposed project is a four-story, Residential Care project with 90 senior units in 60,000 square feet of floor area • Informational Only – No Action Required

  3. Discretionary Actions Needed • Modification to Conditional Use Permit #4577 • Under the current code, the land use is permitted by right but a modification to the Phase 2 CUP (#4577) will be required to allow for the integration of Phase 3 • Variance: Height • Application for 55 feet instead of 45 feet to match existing buildings. Although the proposed project would match the height of the existing buildings, the findings required for a Variance will have to be met. • Subdivision • Consolidation of the two parcels through a Certificate of Exception (lot line adjustment) or Tentative Parcel Map (TPM) application

  4. Subject Site • Site Information • IG-SP-2 AD-2 (South Fair Oaks Specific Plan, IG area) • Residential Care land use is permitted by-right within the Specific Plan area • Total Site Size: Approximately 90,000 square feet (2.1 acres) • Site currently occupied by: • One, 6,700 square-foot, commercial building and surface parking • Two Senior Residential Care buildings with 149 units and surface parking (Phases 1 and 2)

  5. Site Context Huntington Hospital Fair Oaks Ave. Gold Line Hurlbut St. Arlington Dr.

  6. Project Description • Prior Phases: • Phase 1: 102 units in 88,600 sq.ft.; Approved in 1999 (CUP#3507) • Phase 2: 47 units in 47,871 sq.ft.; Approved in 2005 (CUP #4577) • Third Phase: • Demolition of an existing commercial building and surface parking lot • Retention of Phases 1 and 2 • Construction of an integrated, four-story structure with 90 Residential Care units in 60,000 sq.ft. of floor area, one-level of subterranean parking, and a reconfigured existing surface parking lot • Total Project FAR of 2.18

  7. Project Location Hurlbut St. Phase 1 Phase 2 Fair Oaks Ave. Not a part Phase 3 Arlington Dr.

  8. Proposed Site Plan Fair Oaks Avenue Phase 1 Arlington Drive Hurlbut Street Phase 2 PROPOSED BUILDING: Residential Care (General) Total Floor Area (All 3 Phases): 196,471 SF Total FAR: 2.18

  9. Section – Looking East Phases 1 and 2: 53 – 56 feet tall Phase 3: 55 feet tall

  10. Site Context Hurlbut St. Phase 1: 56 ft. One-story commercial Fair Oaks Ave. Not a part of project site (2-story office) Phase 2: 53.5 ft. Arlington Drive 3-Story Commercial Phase 3: 55 ft. 2-3 Story Multi-Family Single-family

  11. Planning PPR Comments • Key development standards that are not consistent with IG-SP-2 zoning district: • Additional information will be required in the final project submittal to verify compliance with the setback and open space requirements

  12. Design Commission Comments • Preliminary Consultation: • Improve pedestrian and vehicular circulation • Better integrate the location and function of indoor communal areas with the outside • Shift the building volumes to enclose the proposed courtyard; • Create a more prominent design for the main entry to the building on the main street-facing elevation • Integrate the proposed development with Phases 1 and 2 • The driveway should not be overemphasized or detract from the overall architectural style on the south elevation • Study ways to respond more clearly to Pasadena’s architectural legacy

  13. Next Steps • Next Steps • Conduct environmental review per CEQA; • Conduct a noticed public hearing before the Hearing Officer for: • (1) Modification to CUP No. 4577; Variance for Height; Certificate of Exception or Tentative Parcel Map; and • (2) Consideration of adoption of the environmental determination; and • Conduct a noticed public hearing before the Design Commission; • Return to Design Commission for Concept/Final design approvals.

  14. 955 South Fair Oaks AvenuePredevelopment Plan Review City Council Meeting July 23, 2018

  15. Land Use Description • ResidentialCare (General): • Is a state licensed facility, family home, group care facility, or similar facility • Is maintained and operated to provide 24-hour limited medical and nonmedical residential care for seven or more adults in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or the protection of the individual • Considered a ‘Public and Semi- Public Use’ • Not a Residential land use • No dwelling units are proposed

  16. Subterranean Parking Plan Fair Oaks Avenue Arlington Drive Hurlbut Street *The current proposal is for 45 spaces in the subterranean garage.

  17. Floor Plan for Proposed 2nd – 4th Levels Fair Oaks Avenue Hurlbut Street Arlington Drive

  18. Additional Design Commission comments • Preliminary Consultation with Design Commission: • Study the pedestrian and vehicular circulation to, from and within the site; • Study ways to modulate the exterior of the building to better integrate the location and function of indoor communal areas with the outside; • Further explore shifting the building volumes to enclose the proposed courtyard; • Provide a more prominent design for the main entry to the building, which appears to lack prominence from the public realm and is more of an interior-facing component of the structure off of the main street-facing elevation. • Further study the how to integrate the proposed development with Phases 1 and 2, especially the proposed bridge connections to the existing building; the bridge connections should be seen as fully integrated and architecturally compatible. • The driveway to the subterranean parking is at the south elevation. This elevation should be provided with appropriate architectural details so that the driveway is not overemphasized or detract from the overall architectural style. Study ways to respond more clearly to Pasadena’s architectural legacy; • The north and east elevations and site features shall be appropriately detailed in anticipation of possible incorporation of the adjacent property into the campus in the future.

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