The Applicant requests approval to rezone the Project site from CD-6 to a Planned Development (PD) zone, and approval of a PD Plan. The Project involves demolition of 6 (of the 9) existing buildings totaling 45,912 sf, located at 491, 495, 499, 503, 541, and 577 South Arroyo Parkway, and construction of 2 new buildings, as identified below:
• Building A: a 154,000-sf, 7-story (aboveground) medical office building with ground-floor commercial uses;
• Building B: a 184,376-sf, 7-story (aboveground) 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; and
• Up to 850 parking spaces in 5 subterranean levels.
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 4 subterranean levels (1 less parking level than the Project as proposed).
Although the Project described is anticipated to reflect the Project to be constructed, the flexibility to exchange the 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 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 senior housing units (i.e., 3 fewer units than the Project as proposed) could be constructed in Building B. Conversely, if 95 senior housing units were constructed in Building B, only 194 units could be constructed in Building A.
A total of five levels of subterranean parking spanning both proposed buildings with up to 850 parking spaces would be constructed to serve the new development as well as the existing structures at 501 and 523 South Arroyo Parkway under the Project scenario. When including the new subterranean parking, the Project would consist of approximately 753,439 sf of new construction. 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 to serve the new development as well as the existing structures at 501 and 523 South Arroyo Parkway.
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. Approximately 79,553 sf of the existing development would be retained and integrated into the Project, including the Whole Foods Market and associated 275-space subterranean parking structure at 465 South Arroyo Parkway, and the 2 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. In retaining these structures, the Applicant is also requesting a zoning variance for historic resources related to building height. Specifically, the Applicant is requesting an increase in allowable building height of the two new buildings to offset the reduction in developable area due to preserving the two historic structures (i.e., 501 and 523 South Arroyo Parkway) on the Project site.
The Project is anticipated to be constructed beginning in 2023 over a period of approximately 34 months. Project construction would occur from Monday through Saturday, without activity on Sundays or holidays, between the hours defined in Section 9.36.070 (Construction Projects) of the City of Pasadena Municipal Code (PMC) (7:00 AM to 7:00 PM Monday through Friday and 8:00 AM to 5:00 PM on Saturday). The Project is anticipated to be opened to the public in 2026.