Planned Development #39 - Affinity Project

PROJECT ADDRESS
465-577 S. Arroyo Parkway, Pasadena, CA

PROJECT DESCRIPTION

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 provide the flexibility to exchange the uses in Building A from medical office and ground floor commercial 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).

Although the Project described is anticipated to reflect the Project to be constructed, the flexibility to exchange uses in Building A would enable the Project to respond to the economic needs and demands of the City at the time of Project implementation. 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 and the rezoning of the property from CD-6 to PD-39);
  • Certification of the Affinity Project Environmental Impact Report;
  • Variance for Historic Resources for Building Height;
  • Public Street Tree Removal;
  • 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 Project site is situated within the Central District Specific Plan and zoned CD-6 (Central District Specific Plan, Arroyo Corridor/Fair Oaks subdistrict). 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.


ENVIRONMENTAL REVIEW

The proposed Project includes discretionary entitlements that require compliance with the California Environmental Quality Act (CEQA).  An Initial Study (IS) has been prepared for the proposed project and identified several environmental topics that will be 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 Systems.

In accordance with the CEQA, a notice of preparation (NOP) acknowledging the preparation of an EIR was sent to each responsible and trustee agency, the County Clerk, and filed with the Office of Planning and Research (OPR). Public comments on the Initial Study may be received during the comment period which began on August 5, 2021 and concludes September 3, 2021. At the conclusion of the public review period of the Initial Study, preparation of the draft EIR would occur.

The draft EIR would be 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. Once the draft EIR is complete, it would be released for a public review period and noticed.

All comments received on the draft EIR will be 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.

DOCUMENTS AVAILABLE FOR REVIEW

MEETINGS AND HEARINGS

Two scoping meeting dates are identified in the NOP. A scoping meeting is a public meeting designed to solicit public input early in the process on the content of an EIR. It is an opportunity for public agencies and interested parties to understand the project description, receive information on the CEQA process, and identify any potentially significant impacts or additional issues that should be analyzed in the EIR. The Planning Commission meeting August 11 (regularly scheduled) represents the first scoping meeting. The second scoping meeting is scheduled August 26 and is a community meeting format. Please see the Planning Commission agenda below for instructions on how to access the first scoping meeting via Zoom videoconference. The meeting agenda will be posted no later than August 6, 2021. Please see the Zoom videoconference link below to access the second scoping meeting.

Scoping Meeting #1 (Planning Commission)

August 11, 2021

6:30 P.M.

Agenda: https://www.cityofpasadena.net/commissions/planning-commission/

Video Conference: https://us02web.zoom.us/j/87691639223

Scoping Meeting #2

August 26, 2021

6:30 P.M.

Video Conference: https://us02web.zoom.us/j/3238022640

Please submit comments in writing by 5:00 PM on September 3, 2021, to the attention of Jason Van Patten, Senior Planner, Planning & Community Development Department, Current Planning Section, 175 North Garfield Avenue, Pasadena, California, 91101; or via email to jvanpatten@cityofpasadena.net.

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


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

CASE MANAGER: Jason Van Patten, Senior Planner
EMAIL: jvanpatten@cityofpasadena.net