Planning & Community Development Department 245 South Los
Robles Avenue Predevelopment Plan Review City Council December 8,
2014
Slide 2
Planning & Community Development Department Vicinity Map 2
Subject Site
Slide 3
Planning & Community Development Department Subject Site
3
Slide 4
Planning & Community Development Department Project
Description Site is split zoned The northern portion of the subject
site, improved with the office building, is zoned Central District
Specific Plan (CD-2). The southern portion of the site, improved
with a surface parking lot, is zoned RM-48 HL-40 (Multi- Family
Residential, 0-48 units per acre) with a Height Limit Overlay Zone
of 40. Multi-Family Housing within the RM-48 Subject to the City of
Gardens Standards. 4
Slide 5
Planning & Community Development Department Project
Description Subdivide the existing parcel from one lot to two lots
at the boundary of the CD-2 zone and the RM-48 zone. The existing
office building will remain in the CD-2 zone (southern portion of
project site). Demolish the existing surface parking lot in the
RM-48 zone (southern portion of project site). Construct a
three-story residential building containing 58 units. 5
Slide 6
Planning & Community Development Department Project
Description Two levels of subterranean parking. First level, 115
relocated parking spaces for the office use. Second level, 126
parking spaces for the residential use Maximum permitted height: 40
ft. Request for 45 ft. height utilizing height averaging to be
reviewed by the Citys Design Commission. 6
Slide 7
Planning & Community Development Department Project
Description Maximum permitted density: 48 units per acre or 57
units. Proposed: 58 units. Will be redesigned to comply. Maximum
permitted floor area ratio: Not Applicable. Proposed building size:
67,128 square feet or 1.29 floor area ratio. 7
Slide 8
Planning & Community Development Department Project
Description 8 South Elevation Fronting East Del Mar Blvd.
Slide 9
Planning & Community Development Department Project
Description 9 East Elevation Fronting South Los Robles Ave.
Slide 10
Planning & Community Development Department Project
Description 10 North Elevation Facing Existing Office Building
Slide 11
Planning & Community Development Department Project
Description 11 West Elevation
Slide 12
Planning & Community Development Department Project
Description 12 Site Plan Ground Floor
Slide 13
Planning & Community Development Department Project
Description 13 Second Floor
Slide 14
Planning & Community Development Department Project
Description 14 Third Floor
Slide 15
Planning & Community Development Department Discretionary
Entitlements Entitlements: 1)Design Review for a project that
contains 10 or more dwelling units; 2)Height Averaging for a
project that exceeds 40-feet in height; 3)Private Tree Removal for
the removal of two protected trees; and 4)Tentative Tract Map for
subdivision and condominium purposes. 15
Slide 16
Planning & Community Development Department Discretionary
Entitlements Review Authorities: Design Commission is the review
authority for the Design Review, Height Averaging and Private Tree
Removal entitlements, along with the appropriate environmental
review documentation; and Hearing Officer is the decision maker on
the Tentative Tract Map. 16
Slide 17
Planning & Community Development Department Major Issues
for Analysis Maximum height and height averaging; Location of
interim parking for the existing two- story office building during
construction of the new subterranean parking garage; and Design and
compatibility with surrounding built environment. 17
Slide 18
Planning & Community Development Department Planning
Division Comments Topics related to Zoning Code: Height: Maximum 40
feet or 45 feet when utilizing height averaging The building was
originally proposed to be three stories in height and have a
overall height of 40 feet. The applicant has indicated that they
will be submitting an application to utilize height averaging to
provide a 45 foot tall building. Size (Floor Area): No Maximum in
the RM-48 zone The building is proposed to be 67,128 square feet or
have an FAR of 1.29. Density: 48units/acre or 57 units for the site
58 units are proposed; will be redesigned to comply. 18
Slide 19
Planning & Community Development Department Planning
Division Comments Topics related to Zoning Code: Setbacks: Front:
is the average of the front yards of the developed lots on the
blockface within the same zoning district, but not less than 20
feet. Rear Yard: a five foot setback for the first 40 feet behind
the corner side yard setback line and zero foot setback thereafter.
19
Slide 20
Planning & Community Development Department Planning
Division Comments Topics related to Zoning Code: Setbacks: Interior
Side Yard: five foot setback for the first 40 feet and a possible
zero foot setback. Corner Side Yard: a 15 foot corner side yard
setback is required along Los Robles Avenue As proposed, the
building appears to be in compliance with the required setbacks.
Parking: the parking requirement is the following: 2 on-site space
for each unit, 57 units allowed. 1 on-site guest parking spaces for
every 10 units Based on the project a total of 120 spaces are
required, 126 spaces are proposed. 20
Slide 21
Planning & Community Development Department Planning
Division Comments Topics related to Zoning Code: Main Garden: the
amount of main garden area required for this project site is 10,453
square feet (20% of the lot size) Staff was not able to determine
the projects compliance with the applicable garden requirements.
Further information will need to be provided, as the project
proceeds. Total Garden: the total garden area required for this
project site is 19,338 square feet (37% of the lot size). Staff was
not able to determine the projects compliance with the applicable
garden requirements. Further information will need to be provided,
as the project proceeds. 21
Slide 22
Planning & Community Development Department Planning
Division Comments Topics related to Zoning Code: Building Massing:
no faade along a street may be longer than 60 feet. The faade along
Del Mar Boulevard has a length of 156. The building facades along
Los Robles Avenue, facing the corner side yard, have a width of 62.
The applicant has indicated that they will redesign the project to
comply. 22
Slide 23
Planning & Community Development Department Planning
Division Comments Topics related to Design & Historic
Preservation: Design Review: Design Commission will review because:
Project entails10 or more dwelling units. 23
Slide 24
Planning & Community Development Department Planning
Division Comments Topics related to Design & Historic
Preservation: Massing & Siting: Creating a carefully laid out
plan that analyzes pedestrian circulation in conjunction with well-
planned open space can help to ensure the success of the future
development at this site. Sitting: The siting of the building is
appropriate to the surrounding context and the anticipated level of
development for this area. 24
Slide 25
Planning & Community Development Department Planning
Division Comments Topics related to Design & Historic
Preservation: Compatibility: The new building should attempt to
reference some Old Pasadena conventions, e.g., regulating lines,
materials, window openings, transition from the ground level to the
upper stories, the design for residential stoops along the
ground-floor, etc. 25
Slide 26
Planning & Community Development Department Major Issues
for Analysis Historic Resources are: The building at 324 South
Euclid was built in 1890 and is eligible for listing in the
National Register of Historic Places; The building at 300 South Los
Robles is across from the subject site and is the site of the
Throop Memorial Universalist Church, built in 1922 and eligible for
historic designation and listing in the National Register of
Historic Places The building at 272 South Los Robles Avenue is
across from the subject site. It was built in 1910 and is an
individually designated historic resource listed in the National
Register of Historic Places 26
Slide 27
Planning & Community Development Department Historic
Resources 27 300 S. Los Robles 272 S. Los Robles Subject Site 324
S. Euclid Ave
Slide 28
Planning & Community Development Department Planning
Division Comments Topics related to General Plan: 1994 Residential
General Plan Caps: 5,095 residential dwelling units originally
allocated. As of December 31, 2013, balance of 1,035 residential
dwelling units available. The proposed project is within the
residential development caps. 28
Slide 29
Planning & Community Development Department Public Works
Comments Topics related to Public Works: Wheelchair Ramps: The
applicant will be required to install a wheelchair ramp that
complies with the regulations of the American with Disabilities Act
(ADA) at the northwest corner of Del Mar Boulevard and Los Robles
Avenue. Street Trees: The applicant will be required to plant four
Quercus virginiana, Southern live oaks on Los Robles Avenue
frontage and a maximum of four Lagerstroemia indica, Crape myrtles
on Del Mar Boulevard. 29
Slide 30
Planning & Community Development Department Transportation
Comments Topics related to Transportation: Traffic Impact Study:
Required per City guidelines. Driveway Configuration: The driveway
and apron along Del Mar Blvd shall have a minimum width of 18-feet
to accommodate 2-way traffic. 30
Slide 31
Planning & Community Development Department Environmental
Review Per California Environmental Quality Act (CEQA), an
environmental review of the project will occur. Analyze projects
potential to result in significant impacts, as identified by State
and local environmental guidelines. 31
Slide 32
Planning & Community Development Department Next Steps
Environmental Review Design Commission Meetings Preliminary
Consultation; Concept Review (design, height averaging, private
tree removal and environmental review); and Final Review Hearing
Officer Meeting Tentative Tract Map. 32
Slide 33
Planning & Community Development Department 245 South Los
Robles Avenue Predevelopment Plan Review City Council December 8,
2014