Planned Development #39 - Affinity Project

465-577 S. Arroyo Parkway, Pasadena, CA


The Project Applicant, The Arroyo Parkway, LLC, has submitted a Planned Development application requesting approval to rezone the Project site from CD-6 (Central District Specific Plan [CDSP], Arroyo Corridor/Fair Oaks subdistrict), to a Planned Development (PD) zone, and approval of a PD Plan. The Applicant is also requesting a zoning variance for historic resources related to building height. Specifically, to allow an increase in allowable building height to offset the reduction in developable area due to preserving two existing historic structures on the Project site. The Project involves demolition of six (of the nine) existing buildings totaling 45,912 square feet (sf), located at 491, 495, 499, 503, 541, and 577 South Arroyo Parkway and construction of two new buildings: (1) a 154,000-square foot (sf), 7-story (aboveground, 93’6” tall) medical office building with ground-floor commercial uses (Building A); and (2) a 184,376-sf, 7-story (aboveground, 90’6” tall) assisted living building with 85,800 sf of assisted living uses and 98,576 sf of independent living uses including up to 95 one- and two-bedroom senior housing units (Building B). As proposed, there would be five subterranean levels providing up to 850 parking spaces. Approximately 31,605 sf of open space, including public and private (for solely resident and staff use) space would be provided across the Project site.

Alternatively, the proposed PD Plan would allow medical office and ground floor commercial uses in Building A to be exchanged for the following:

  • 3,000 sf of commercial and a sales/leasing management office on the ground floor;
  • Up to 197 residential dwelling units; and
  • Up to 650 parking spaces in four subterranean levels (one less subterranean level than the Project as proposed).

The proposed site layout and the aboveground height, mass, and other parameters of the Building A design would remain the same. The PD Plan would define all aspects of site design and provide caps on the types and amounts of allowable land uses, regardless of whether Building A is developed with medical office or residential dwelling units. It is noted that based on the applicable development cap of 87 dwelling units per acre (du/acre), a total of 289 units could be constructed. Therefore, if a total of 197 units were constructed in Building A, only 92 independent living units could be constructed in Building B. Conversely, if 95 independent living units were constructed in Building B, only 194 units could be constructed in Building A.

A total of approximately 79,553 sf of the existing development on site would be retained and integrated into the Project, including the Whole Foods grocery store and associated 275-space subterranean parking structure at 465 South Arroyo Parkway and two historic structures at 501 and 523 South Arroyo Parkway. The Applicant anticipates that restaurant uses would occupy the approximately 5,882 sf of space in the existing buildings to be retained at 501 and 523 South Arroyo Parkway.

A total of five levels of subterranean parking spanning both proposed buildings would also be constructed to serve the new development as well as the existing structures at 501 and 523 South Arroyo Parkway under the Project. For the Project with Building A residential/Commercial, a total of four levels of subterranean parking spanning both proposed buildings with up to 650 parking spaces would be constructed. The Project would result in the removal of 23 non-protected non-native trees on the Project site and 2 protected, non-native street trees. The Project would include a total of 25 trees in above-grade planters within the site. The 15 remaining street trees on site, which are protected by the City of Pasadena’s City Trees and Tree Protection Ordinance, would be preserved in place. The project entitlements needed for the project include the following:

  • Adoption of the Planned Development (PD) Zoning District and PD Plan (this includes approval of the Affinity Project, zoning map amendment to rezone the property from CD-6 to PD-39, and variance for Historic Resources for Building Height)
  • Certification of the Affinity Project Environmental Impact Report;
  • Public Street Tree Removal;
  • Landmark Designation;
  • Design Review;
  • Vesting Tentative Tract Map/Tentative Tract Map (only if residential units for sale); and
  • Other discretionary and ministerial permits and approvals that may be deemed necessary, including but not limited to: master sign plan, temporary street closure permits, encroachment permits, grading permits, excavation permits, foundation permits, and building permits (including lot tie agreement).

The City of Pasadena General Plan land use designation is High Mixed Use, with a density of 0-87 dwelling units per acre and a floor area ratio of 0-3.0. The Project is anticipated to be constructed beginning in 2023 over a period of approximately 34 months.


The proposed Project includes discretionary entitlements that require compliance with the California Environmental Quality Act (CEQA). An Initial Study (IS) was prepared for the proposed project and identified several environmental topics that were further analyzed in the EIR, including but not limited to the following topic areas of analysis: Air Quality, Cultural Resources, Energy, Greenhouse Gas Emissions, Hazards and Hazardous Materials, Land Use and Planning, Noise, Public Services, Recreation, Transportation, Tribal Cultural Resources, and Utilities and Services

The public review period of the IS began on August 5, 2021 and concluded September 3, 2021. During the public review period, two scoping meetings were held (#1 - August 11, 2021 [Planning Commission]; #2 - August 26, 2021) to solicit public input on the content of the EIR.

The draft EIR was prepared in consideration of comments received during the scoping meetings as well as any issues identified in the IS and/or during the public review period. The public review period of the draft EIR began on January 18, 2022 and concluded on March 3, 2022.

All comments received on the draft EIR were included in, and responded to, in the final EIR. The City Council must certify the final EIR prior to adopting the PD zone and PD Plan.



The City Council will conduct a public hearing and consider certification of the Affinity Project Final Environmental Impact Report (Final EIR) with the Mitigation, Monitoring and Reporting Program (MMRP); the Zoning Map Amendment and PD Plan, and the Variance for Historic Resources. On August 24, 2022, the Planning Commission recommended that the City Council approve the staff recommendation: 1) Certify the Environmental Impact Report and adopt the accompanying Mitigation, Monitoring and Reporting Program (MMRP); 2) Approve a Zoning Map Amendment to reclassify the Project site from CD-6 to PD-39 (Affinity Planned Development) with Conditions of Approval; 3) Approve the PD Plan for PD-39; 4) Approve the Variance for Historic Resources; and with additional recommended conditions of approval.

            Public Hearing (City Council)

Date: Monday, October 24, 2022 (Continued to November 21, 2022)

Time: 5:00 P.M.


Video Conference: Please see the City Council agenda for instructions on how to access the meeting via webcast.

Notice of Public Hearing

All interested persons may submit correspondence to prior to the start of the meeting. Members of the public may provide live public comment by submitting an online speaker card form at the following webpage:; or by calling the City Clerk’s Office at (626) 744-4124. For information on how to provide live public comment, please refer to the posted agenda for additional details and instructions. If you challenge the matter in Court, you may be limited to raising those issues you or someone else raised at the public hearing, or in written correspondence sent to the Council or the case planner at, or prior to, the public hearing.

This website will be updated to reflect any additional notice of subsequent public meetings and/or public review period.

MAILING ADDRESS: Planning & Community Development Department, Current Planning Section, 175 North Garfield Avenue, Pasadena, California, 91101

CASE MANAGER: Jason Van Patten, Senior Planner