1. Transit-Oriented Development (TOD) Zoning Code Amendment
City Council
September 19, 2016

2. Existing TOD Ordinance (PMC 17.50.340)
Adopted in 2005
Intended to reduce dependence on automobiles and encourage transit use
TOD Standards and restrictions
Applies to projects located within ¼ mile of a Gold Line Station platform & designated Central District Transit-Oriented Area
Requires parking reductions for non-residential projects
Establishes parking minimums and maximums for multi-family residential projects
Prohibits certain land uses

3. Map of Existing TOD areas

4. Initiation of the Proposed Amendment
September 19, 2011 City Council meeting:
Stakeholders in the east Pasadena area raised concerns regarding the existing TOD Ordinance and its impacts on businesses near the Sierra Madre Villa station
October 24, 2011 City Council meeting:
The City Council initiated an amendment to the existing TOD Ordinance by directing staff to:
Review the entire TOD Ordinance, not just parking requirements for the Sierra Madre Villa station area
Bring forward an amendment in coordination with the General Plan Update

5. Initiation of the Proposed Amendment
City Council directed staff to consider the following as part of the amendment:
Parking standards
Required entitlements
Change of use in existing developments
Additions to the existing prohibited use list
Appropriateness of ¼ mile radius

6. Proposed Amendments 1. Changes to the parking requirements
2. Creation of optional half-mile TOD areas (except Sierra Madre
Villa TOD area)
3. Changes to the required entitlements
4. Other technical changes

7. Changes to Parking Requirements
Sierra Madre Villa TOD area
Increase the maximum parking allowed for larger residential units from spaces to 2 spaces per unit
Reduce the maximum parking allowed for smaller residential units from spaces to 1 space per unit
All TOD areas, except Sierra Madre Villa TOD area
Provide an option to increase the parking reduction for non-residential projects by an additional 10 percent:
From 25% to 30% for office uses (excluding medical offices)
From 10% to 20% for all other non-residential uses
No entitlement required to utilize the additional reduction

8. Changes to Option to Exceed Parking Maximums
Sierra Madre Villa TOD area
Allow projects to exceed the maximum parking requirement through a parking demand study and an approval of a Minor Conditional Use Permit
All TOD areas
Commercial Off-Street Parking will be subject to additional standards, such as:
Minimum number of parking spaces available for public
Location of the spaces
Hours of operation

9. Optional Half Mile TOD Area
Pasadena has used quarter-mile radius since the TOD Ordinance was adopted in 2005
Half-mile radius is recognized as the industry standard for TOD
New optional half-mile TOD is proposed (except the Sierra Madre Villa TOD area)
Optional for projects located between quarter-mile and half-mile
If parking reductions are utilized, projects are subject to all other applicable TOD standards
Not permitted for Sierra Madre Villa TOD area

10. Map of Proposed TOD areas
(existing)
(new)

11. Other Technical Changes
Add justification requirement for requests to modify the required parking in parking garages
Applicants must demonstrate that such modification is necessary to alleviate on-site limitations (e.g. vehicle circulation, configuration of the parking garage, etc.)
Preservation of existing excess parking spaces
If change of use results in requirement of less parking than the existing number of parking spaces, the existing parking spaces may remain
Reduce duplicative entitlement process
Require only one entitlement, MCUP or CUP (depending on the size of a project), instead of both

12. Community Outreach November 2013 August 2015 July – August 2016
Initial community meeting to seek public input on existing TOD Ordinance, as well as to discuss potential revisions
August 2015
Two community meetings to present draft changes to the TOD Ordinance
July – August 2016
Targeted meetings with existing auto-repair businesses

13. Commission Advisory Reviews
Planning Commission – December 9, 2015
Directed staff to revise the recommendation to further promote TOD principles throughout the City
Transportation Advisory Commission – February 25, 2016
Generally in support of the draft amendment, with an additional comment:
Eliminate the minimum parking requirements within all TOD areas
Planning Commission – April 27, 2016
Recommended that the City Council:
Approve the proposed amendment to the TOD Ordinance
Direct staff to study the feasibility of recommending policies incentivizing unbundling of parking spaces during the upcoming Specific Plan Update processes

14. Community Concerns
Appropriateness of applying TOD Standards in the east Pasadena TOD area:
Staff response:
Decreased reliance on automobiles is citywide policy that should apply to every TOD area
Sierra Madre Villa TOD area has different characteristics (more suburban) than other TOD areas in the City
Optional half-mile buffer is not proposed for Sierra Madre Villa TOD area
Allow projects to exceed the maximum parking requirements with a parking demand study and approval of a Minor Conditional Use Permit

15. Community Concerns
Need for further reduction in the required parking, incentives to promote transit use
Suggested concepts: No parking minimums (i.e. ‘zero parking’), unbundling of parking, impacts fees to construct public parking structures, subsidized transit passes
Staff response:
Proposed amendment lowers the minimum parking requirements by an additional 10 percent, and the TOD area is being expanded with the optional ½ mile proposal (except Sierra Madre Villa TOD area)
Existing TOD Ordinance provides process to further reduce parking with parking study

16. Community Concerns Impact on existing auto-repair businesses
Original recommendation included adding “vehicle repair” use classification to the existing list of prohibited land uses within the TOD areas
Approximately 19 existing auto-repair businesses would become a legally non-conforming use if auto-repair businesses are added to the list of prohibited land uses within the TOD areas
Staff met with business owners who expressed concern over this recommendation and potential impacts on their ability to sell, expand, and/or relocate their businesses:
As a result, addition of auto-repair use to the list of prohibited new land uses within the TOD area is removed from recommendation. This is based on:
Recognition of unique characteristics of Allen station area (high concentration of existing auto-repair uses) that provides valuable services to the community

17. Proposed Amendments
Maintain the intent of the TOD Ordinance and further promote the City’s goals and policies of reducing vehicle trips and encouraging transit use
Provide a level of flexibility that is appropriate for the more suburban nature of the east Pasadena area
Acknowledges existing auto-oriented nature of certain TOD areas

18. Required Findings
The proposed amendments are consistent with the goals and policies of the General Plan
Policy 4.4 – Transit Villages
Policy 12.3 – Adequate Parking
Policy 19.1 – Parking Standards
Policy 33.1 – Places and Urban Forms
Not detrimental to the public interest, health, safety, convenience, or general welfare of the City

19. Environmental Review Initial study
No significant impact on the environment with implementation of two mitigation measures (air quality and cultural resources)
Mitigated Negative Declaration (MND) prepared
Public review period: November 19 to December 9, 2015
No comment received
Errata was prepared to reflect the revisions to the amendment
Re-circulation of the MND is not required as none of the revisions substantially modify the analysis or conclusions of the document

20. Recommendation Adopt the Mitigated Negative Declaration
Adopt the findings of consistency
Approve the proposed amendment to the Transit-Oriented Development Ordinance (Zoning Code Section ) and direct the City Attorney to prepare an ordinance amending the Zoning Code
Direct staff to study the feasibility of incorporating policies incentivizing unbundling of parking spaces during the upcoming Specific Plan Update process

21. Transit-Oriented Development (TOD) Zoning Code Amendment
City Council
September 19, 2016

22. Changes to Parking Requirements
Parking Standards
Sierra Madre Villa TOD Station Area
Allen, Lake, Memorial Park, Del Mar, and Fillmore TOD Station Areas and Central District Transit Oriented Area
Existing
Proposed
Residential* (Projects Over 48 Dwelling Units/Acre)
< 650 sq. ft.
1 to 1.25 space/unit
1 space/unit
> 650 sq. ft.
1.5 to 1.75 space/unit
1.5 to 2 space/unit
No change
Non-Residential
Office
(excluding medical offices)
Mandatory 25% reduction from the code
Mandatory 25% reduction from the code
Mandatory 25% with up to 35% reduction from the code
All other non-residential uses
Mandatory 10% reduction from the code
Mandatory 10% with up to 20% reduction from the code
*Zoning Code Section requires 1 parking space for units <650 sq. ft., and 2 parking spaces for units >650 sq. ft. in other multi-family districts
This chart explains..

23. Existing Minimum Parking Requirements – Outside TOD Areas
Required Minimum Parking
Residential
< 650 sq. ft.
1 covered space / unit
> 650 sq. ft.
2 covered space / unit
Non-Residential*
Office
(excluding medical offices)
3 spaces / 1,000 sq. ft.
Medical Office
4 spaces / 1,000 sq. ft.
Retail
Restaurant – Regular
10 spaces / 1,000 sq. ft.
Restaurant - Fast Food, up to 1,500 sq. ft.
This chart explains..
*For non-residential uses, additional spaces up to a maximum of 50% above the required minimum area allowed by matter of right. Anything above 50% of the required minimum are allowed only with a variance.

24. Existing Minimum Parking Requirements – Outside TOD Areas
Required Minimum Parking – outside TOD areas
Min/Max in TOD - Existing
Min/Max in TOD - Proposed
SMV
Other TOD areas
Residential
< 650 sq. ft.
1 covered space/unit
Min: 1 space/unit
Max: 1.25 space/unit
Min/ Max: 1 space/unit
1 space/unit
> 650 sq. ft.
2 covered space/unit
Min: 1.5 space/unit
Max: 1.75 space/unit
Max: 2 space/unit
Non-Residential*
Office
(excluding medical offices)
3 spaces/1,000 sq. ft.
Min/Max: 2.25 spaces/1,000 sq. ft.
Min: 1.95 spaces/1,000 sq. ft.
Max: 2.25 spaces/1,000 sq. ft.
Medical Office
4 spaces/1,000 sq. ft.
Min/Max: 3.6 spaces/1,000 sq. ft.
Min: 3.2 spaces/1,000 sq. ft.
Max: 3.6 spaces/1,000 sq. ft.
Retail
Min/Max: 2.7 spaces/1,000 sq. ft.
Min: 2.4 spaces/1,000 sq. ft.
Max: 2.7 spaces/1,000 sq. ft.
Restaurant – Regular
10 spaces/1,000 sq. ft.
Min/Max: 9 spaces/1,000 sq. ft.
Min: 8 spaces/1,000 sq. ft.
Max: 9 spaces/1,000 sq. ft.
Restaurant - Fast Food, up to 1,500 sq. ft.
This chart explains..

25. Timeline
September 19, 2011 – Concerns raised by East Pasadena Stakeholders
October 24, 2011 – City Council initiates the amendment
November 14, 2013 – 1st Community Meeting (discuss potential changes)
August 19 and 20, 2015 – 2nd and 3rd Community Meeting (present draft amendments)
December 9, 2015 – 1st Planning Commission
February 25, 2016 – Transportation Advisory Commission
April 27, 2016 – 2nd Planning Commission
July 8, 2016 – Staff participation in business owners’ meeting
August 25, 2016 – 4th Community Meeting (geared towards auto-repair businesses)
September 19, 2016 – City Council

26. Initiation of the Proposed Amendment
October 24, 2011 meeting: The City Council adopted staff recommendation
Items to analyze
Parking standards
Required entitlements
Change of use in existing developments
Additions to the existing prohibited use list
Appropriateness of ¼ mile radius
And as part of the initiation, the City Council directed staff consider various items for further analysis. These include:
parking standards,
required entitlements,
change of use in existing developments,
additions to the existing prohibited use list,
and appropriateness of ¼ mile radius

27. What is Transit-Oriented Development?
Medium to high-density development in close proximity to a major transit stop
Pedestrian-oriented
Intended to reduce dependence on automobiles and encourage transit use

28. Community Outreach
November 14, 2013: Staff held a community workshop to discuss potential options
August 19 and 20, 2015: Staff held two community workshops to present the draft changes to the TOD Ordinance
Strong concerns related to appropriateness of TOD standards in the east Pasadena area
A concern regarding adding vehicle equipment repair use to the prohibited use list and its impact to existing businesses (Allen station area)
Request to further reduce required parking or consider no parking minimums within TOD areas and consider other incentives to promote transit use

29. Community Outreach
July 8, 2016: Staff attended a meeting that was arranged by the owners of the existing auto-repair businesses along the Walnut corridor
August 25, 2016: Staff held a community meeting with the existing auto-repair businesses as a follow-up to the July meeting
Focus of the discussion and questions was on the previously proposed amendment to add auto-repair businesses to the list of prohibited use list
Main concern was how this would impact the existing auto-repair businesses

30. Planning Commission (12-9-15)
Staff presented the draft amendment to the existing TOD Ordinance:
Allow by-right flexibility in the maximum parking requirements in Sierra Madre Villa TOD area
Expand the boundary of TOD areas by creating ½ mile radius area for all TOD areas, except Sierra Madre Villa TOD area
Changes to the options to exceed maximum parking requirements
Addition of vehicle repair land use to the existing prohibited land use list within TOD areas
Other technical changes
Aimed to address the concerns raised regarding the East Pasadena area by providing greater flexibility in more suburban part of the City while maintaining most of other existing TOD standards

31. Planning Commission (12-9-15)
Public Comments
Majority of the speakers were in favor of further reducing the parking requirements in all of the TOD station areas
One commenter expressed concern about the impact of the mandatory parking reduction in the east Pasadena TOD station areas
Planning Commission’s Discussion and Direction
Two main concerns:
Proposed flexibility in the Sierra Madre Villa station area is contrary to the intent of the existing TOD Ordinance
Parking reductions required by the existing TOD Ordinance are already not progressive enough
Planning Commission continued the meeting to allow staff to respond to the requested information and to present the proposed changes to the Transportation Advisory Committee (TAC)

32. Transportation Advisory Commission (2-25-16)
TAC reviewed the proposed amendment that was presented to the Planning Commission
TAC was generally in support of the proposed amendment, but had two additional recommendations for City Council:
Elimination of the minimum parking requirements within all TOD areas
Direct staff to explore ways to facilitate use of the Allen station in a way that does not impact the surrounding single-family neighborhoods (e.g. parking alternatives, increase in bus access, bike valet and lockers, etc.)
One public comment in support of providing flexibility within the East Pasadena area

33. Planning Commission (4-27-16)
Staff presented the revised amendment to the existing TOD Ordinance:
Allow case-by-case flexibility with a review process to exceed maximum parking requirements in Sierra Madre Villa TOD area
Allow further reduction in minimum parking in all TOD areas, except Sierra Madre Villa TOD area
Expand the boundary of TOD areas by creating ½ mile radius area for all TOD areas, except Sierra Madre Villa TOD area
Changes to the options to exceed maximum parking requirements
Addition of vehicle repair land use to the existing prohibited land use list within TOD areas
Other technical changes

34. Planning Commission (4-27-16)
Public comments
Request for further reduction in minimum required parking
Concern related to the potential impacts to the existing auto-repair businesses
Planning Commission voted unanimously to recommend approval of the proposed changes, with two additional requests:
Direct staff to study feasibility of incentivizing unbundling of parking spaces during the upcoming specific plan update process
Provide additional public notification to the existing auto-repair businesses that are impacted by the proposed amendment

35. Definition
Vehicle Services - Vehicle/Equipment Repair: The repair of automobiles, trucks, motorcycles, mobile homes, recreational vehicles, or boats, including the sale, installation, and servicing of related equipment and parts. These uses include auto repair shops, body and fender shops, wheel and brake shops, oil change shops, auto glass sales and installation, stereo and alarm sales and installation, and tire sales and installation, but exclude vehicle dismantling or salvage and tire retreading or recapping.

36. Existing Auto-Repair Businesses
¼ Mile Radius and Central District TOD Area
TOD Area
Gold Line Stations
Central District TOD Area
TOTAL
Sierra
Madre
Villa
Allen
Lake
Memorial Park
Del Mar
Fillmore
Number of businesses that would become
NON-CONFORMING 17 2 19
Total Number of Auto Repair businesses 3 22 1* 3*
5(1*) 39
* Also within the CD TOD Area

37. If Auto-Repair Businesses become prohibited in TOD areas
Comparison
Impacts on 19 existing auto-repair businesses if auto-repair use is added to the prohibited land use list
Today
If Auto-Repair Businesses become prohibited in TOD areas
Continue and maintain
current operations as is?
Yes
Change ownership?
(e.g. sale of business, transfer of title, etc.)
Perform ordinary repair and maintenance without any special permit?
Alter and/or expand the business within the existing property
Yes, with a CUP
Yes, with a MCUP
Let the business stop operating for more than 12 continuous months?
Yes, but will require a CUP to re-establish use
No. Business will not be able to re-open if closed for more than 12 continuous months
* Also within the CD TOD Area

38. Legally Non-Conforming Use
Legally non-conforming uses are allowed to:
Continue and maintain their operation as-is
Change ownership (e.g. sale of the business or property, transfer of title, etc.)
Perform ordinary repair and maintenance without any special permit
Alter and/or expand their business within the existing property by obtaining an approval of a Minor Conditional Use Permit.
If a legally non-conforming use is discontinued for more than 12 months, the use cannot be re-established

39. Threshold for Entitlements
All TOD Area EXCEPT properties located within the South Fair Oaks Specific Plan
properties located within the South Fair Oaks Specific Plan
Existing
Proposed
Commercial and Industrial projects between 15,000 and 25,000
MCUP (TOD)
Commercial and Industrial projects between 25,000 and 75,000
&
CUP (Major Project)
CUP
(Major Project & TOD)
Commercial and Industrial projects over 75,000
In addition to the required MCUP/CUP findings, three additional findings related to TOD are required

40. Mitigation Measures Mitigation Measure MM AIR-1:
New development proposals for sensitive land uses must be evaluated for potential incompatibilities with regards to the CA Air Resources Board’s Air Quality and Land Use Handbook (CARB Handbook)
Health Risk Assessment is required for applicable projects per CARB Handbook
Mitigation Measure MM CUL-1:
If eligible cultural resources are discovered during construction of a land development, all ground activities must be halted until the find is evaluated by a Registered Professional Archaeologist.

41. Metro’s Supportive Transit Parking Master Plan
Comprehensive study of Metro’s parking facilities at 48 transit stations across its LA County service area to develop a Master Plan.
This plan will outline a vision for proactively managing Metro parking facilities. The plan will provide a roadmap for Metro’s future parking policies, operations, enforcement, maintenance and innovative technologies to support this vision.

42. Transit Routes Pasadena Transit (bus) Total 10 lines
1 line is weekend only
Only 3 lines have a weekday frequency of 15 minutes on peak times
Most lines have a weekday frequency between 20 to 90 minutes

43. Transit Routes METRO (both bus and light rail) Total 15 bus lines
Only 3 lines have a weekday frequency of 15 minutes on peak times
Most lines have a weekday frequency between 30 to 60 minutes
1 light rail line (Gold Line)
Weekday frequency of 6 minutes on peak times

44. Transit Routes Foothill Transit (Bus) Total 2 lines
Both lines are regional lines
Weekday frequency is between 15 to 30 minutes on peak times

45. Other Cities along Gold Line Extension
CITY
Number/Name of stations
Applicable Zoning
Parking Standards
Other Notes
Arcadia
Station
Downtown Mixed Use Zone
Commercial: 25% reduction from citywide parking standards
Few other zones allows for 25% reduction for commercial projects located within 1/4 mile from the Gold Line station
Monrovia
Monrovia Station
Planned Development 12 (PD-12)
no reduction from citywide parking standards
Station Square Transit Village (GP Land Use) - Nothing related to reduced parking
Duarte
Duarte/City of Hope Station
Duarte Station Specific Plan
High Density Residential Sub-Zone: Parking demand is determined case by case
Office Mixed Use Sub-Zone: No reduction from citywide parking standards
Station Plaza Mixed Use Sub-Zone: No dedicated parking required if on-street parking is available on streets fronting the plaza -

46. Other Cities along Gold Line Extension
CITY
Number/Name of stations
Applicable Zoning
Parking Standards
Other Notes
Irwindale
Irwindale Station
Heavy Manufacturing
No reduction from citywide parking standards -
Azusa
Azusa Downtown Station
TOD Specific Plan
Gold Line District Sub-Zone:
Retail: 1.5 space/1,000 sq. ft.
Restaurant: 1.5 space /1,000 sq. ft.
Office: 2 space/1,000 sq. ft.
Bank: 1 space/1,000 sq. ft.
Residential (Studio/1-bedroom): No guest parking required
Residential (2/2+ bedrooms): 1.5 parking space/dwelling unit , no guest parking required
Any other uses must comply with citywide standards
Azusa's citywide parking standards are very high compared to Pasadena's Citywide parking standards
APU/Citrus College Station
no reduction from citywide parking standards

47. Shared Parking
Allowed for sites where the hours of operation allow the shared use of parking spaces to occur without conflict
Requirements:
MCUP with additional findings
Must meet maximum distance standard (CD – 1,000 ft, other: 500 ft for customers)
Contract between involved parties
Parking study may be required

48. Commercial Off-Street Parking
The commercial parking of vehicles for nonresidential uses. The parking is not required parking for a specific use.
Subject to limited hours of operation

49. Joint Parking
A type of parking that is designed to serve uses on at least two different sites
Joint parking provided shall not exceed the maximum required parking for the combined total parking requirements of the different individual sites
Requires contract between involved parties

50. Preliminary Numbers from Metro
Utilization rate for SMV station parking structure decreased to approximately 40%
The parking facilities for three most eastern stations for Gold Line Extension reach 100 percent:
APU/Citrus College Station – by 6 a.m.
Azusa Downtown Station – by 7 a.m.
Irwindale Station – by 9 a.m.
Other three stations (Duarte, Monrovia, and Arcadia) range between 60 to 90 percent