Planning & Community Development Department 2362 East Washington Boulevard “St. Luke Medical Center” Predevelopment Plan Review City Council Meeting December 9, 2013

Planning & Community Development Department Vicinity Map 2 N Altadena Dr E Washington Bl ProjectSite Altadena (Los Angeles County) Los Angeles County

Planning & Community Development Department Subject Site 3 Del Rey Ave PD-17 OS PS RS-6 RM-32 CL RM- 16 RM- 16 CL Woodlyn Rd E Washington Bl

Planning & Community Development Department Project Description Re-occupy the former hospital with medical offices; Demolish two-story “Annex Building”; Demolish one-story office building; Construct three-story, 280-space, parking structure; and Construct 750 square-foot receiving facility addition at rear of power plant. 4

Planning & Community Development Department Project Description 5 Demolish 'Annex’ and Office Buildings Single-Family Residences Existing Medical Office Building Del Rey Ave Woodlyn Rd E Washington Bl New Parking Structure Receiving Addition Medical Offices Medical Offices

Planning & Community Development Department Project Description 6 Main Hospital Building (front) Hospital Building and Chapel Hospital Building and Emergency Room Main Hospital Building (rear)

Planning & Community Development Department Project Description 7 Hospital Building and Annex Building Location of Receiving Addition Annex Building Building to be Demolished

Planning & Community Development Department Project Description 8 North Elevation South Elevation

Planning & Community Development Department Project Description 9 East Elevation West Elevation

Planning & Community Development Department Discretionary Entitlements Entitlements:  Conditional Use Permit to establish a Medical Office use on a property zoned PS (Public, Semi-public); and  Design Review for a project (i.e. parking structure) that exceeds 25,000 square feet in size. Review Authorities:  Hearing Officer is decision maker on Conditional Use Permit and environmental review; and  Design Commission to conduct design review. 10

Planning & Community Development Department Major Issues for Analysis Demolition of a potentially historic structure (“Annex Building”) and the appropriate location of a new parking structure; Establishment of 187,000 square feet of medical office on a site that is predominately unoccupied; Traffic generated by the medical office use; and Compatibility of the project with the residential uses to west and south of site:  Adequate methods of providing a buffer or transition. 11

Planning & Community Development Department Planning Division Comments PS Zoning District  Permits large institutional uses such as churches and schools that may not be appropriate in other zoning districts.  Uses permitted in PS zoning district require the approval of a Conditional Use Permit:  Allow for a higher level of review and analysis of a specific proposal.  Most development standards such as height and setbacks are specified by a Conditional Use Permit or Master Plan:  Project-specific analysis. 12

Planning & Community Development Department Planning Division Comments Topics related to Zoning Code:  Height: Staff encouraged applicant to be mindful of historical prominence of St. Luke Hospital when designing any new facilities so that it does not lose its prominence on the site.  Setbacks: Parking structure located 220 feet from the nearest (west) property line along Del Rey Avenue.  Parking: Minimum requirement is 4/1,000 square feet:  187,000 s.f. = 748 parking spaces.  Total of existing surface parking spaces (480) and the new parking structure (280) is 760 parking spaces. 13

Planning & Community Development Department Planning Division Comments Topics related to Design & Historic Preservation:  Historic Designation: St. Luke Hospital Block, Convent, and Chapel designated as an individual historic resource (2002)  Annex Building was not included in this designation.  At this time it is not clear if Annex Building is eligible for historic designation:  To be reviewed as part of the environmental review of the project.  All work will be evaluated per Secretary of the Interior's Standards for Rehabilitation and the Illustrated Guidelines for Rehabilitating Historic Buildings. 14

Planning & Community Development Department Planning Division Comments Topics related to Design & Historic Preservation:  Recommendations:  Retain historic preservation consultant, or an architect experienced in historic preservation, to collaborate with the project designers through entitlements and construction.  Reverse some of the alterations to the hospital building that have compromised its historical integrity:  Restoration of the loggia along Washington Boulevard that was enclosed in 1953; and  Restoration of the 1933 central dome feature, replaced in 1997 due to earthquake damage. 15

Planning & Community Development Department Planning Division Comments Topics related to Design & Historic Preservation:  Massing: relate contextually to hospital structure;  Siting: consider other areas of site to reduce potential impacts on historic hospital structure;  Landscaping: interconnect landscaping with site features and circulation paths that unify campus and encourage pedestrian activity;  Signage: ensure commercial success while complying with Zoning Code and adding to the aesthetics of the campus; and  Materials: durable, high-quality materials. 16

Planning & Community Development Department Planning Division Comments Topics related to General Plan:  Policies and Objectives that apply include:  Policy Adaptive Reuse: Encourage and promote the adaptive reuse of Pasadena's historic resources.  Policy New Business: Recruit new business to provide retail and other services, and employment and other opportunities for Pasadena residents and visitors.  Policy Priority Opportunities: Adopt and implement land use plans appropriate for priority employment opportunities including…(d) healthcare and senior care industries… 17

Planning & Community Development Department Planning Division Comments Topics related to General Plan:  Policies and Objectives that apply include:  Objective 5 - Character and Scale of Pasadena: Preservation of Pasadena's character and scale, including its traditional urban design and historic character, shall be given highest priority in the consideration of future development.  Consider further ways of buffering (e.g. fencing or landscaping) medical use and the parking from the neighboring single-family neighborhood. 18

Planning & Community Development Department Planning Division Comments Topics related to General Plan:  Policies and Objectives that apply include:  Objective 6 - Historic Preservation: Promote preservation of historically and architecturally significant building and revitalization of traditional neighborhoods and commercial areas.  Consider relocating the parking structure in order to preserve the Annex Building. 19

Planning & Community Development Department Planning Division Comments Topics related to General Plan:  Specific Plan:  The project is not located within a Specific Plan and is not subject to any non-residential square footage limit. 20

Planning & Community Development Department Public Works Comments Topics related to Public Works:  Street Trees: Plant up to 12 Coast Live Oaks along Washington Boulevard and up to five Chinese Pistache trees along Del Rey Avenue.  Sewer System: Parking structure appears to be in conflict with the existing sewer system.  Sewers to be re-located or abandoned  Any sewer systems to remain in use shall be inspected for defects and any identified defects shall be fixed.  Los Angeles County: Portion of frontage along Washington Boulevard within the jurisdiction of the Los Angeles County of Department of Public Works. 21

Planning & Community Development Department Transportation Comments Topics related to Transportation:  Traffic Impact Study: Required per City guidelines.  Traffic Signal: May be required:  Washington & Del Rey; or  Mid-block driveway on Washington, east of the hospital.  Entry Gates: Set back 40 feet from property line to allow for adequate queuing space.  Turn Limitations: Mid-block driveway on Washington:  ‘Right In’/’Right Out’ only; or  Restriping on Washington to provide for safety for left-turning vehicles. 22

Planning & Community Development Department Environmental Review Per California Environmental Quality Act (CEQA), an environmental review of the project will occur.  Analyze project’s potential to result in significant impacts, as identified by State and local environmental guidelines. 23

Planning & Community Development Department Next Steps Preliminary Consultation: Design Commission.  To provide preliminary design comments on the project. Conditional Use Permit: Hearing Officer.  Environmental Review.  Includes Traffic Study. Design Review: Design Commission.  Concept and Final. 24

Planning & Community Development Department 2362 East Washington Boulevard “St. Luke Medical Center” Predevelopment Plan Review City Council Meeting December 9, 2013