1. City Council September 18, 2017
72-Unit Mixed-Use Project 747 E. Green Street Predevelopment Plan Review
Pre-Development Review
Process established to achieve better projects through early consultation between City staff and applicants
Identify issues that may arise during application process
Plans routed to all City Departments for comments
Comments presented to applicant in mid-September
Project met the threshold to be presented to the City Council as an information item
City Council
September 18, 2017

2. Applicant Name: 747 E. Green St Development, LLC
Applicant Name: 747 E. Green St Development, LLC – Arthur Liu Contact Person: Odyssey Development Services – Burke Farrar Property Owner Name: 747 E. Green St Development, LLC – Arthur Liu
Pre-Development Review
Process established to achieve better projects through early consultation between City staff and applicants
Identify issues that may arise during application process
Plans routed to all City Departments for comments
Comments presented to applicant in mid-September
Project met the threshold to be presented to the City Council as an information item

3. Predevelopment Plan Review
Projects of Communitywide Significance:
Projects greater than 50,000 square feet in size with at least one discretionary action
Projects with 50 of more housing units
Proposed project is a seven-story, 83,802 square-foot, mixed-use building with 5,345 square feet of commercial space and 72 housing units; and three-levels of subterranean parking with 173 parking spaces
Informational Only – No Action Required

4. EXISTING 4-STORY BUILDING
Property Location
SUBJECT SITE
AREA 1
S EUCLID AVE
OAK KNOLL AVENUE
AREA 2
Project site on S. Los Robles Ave. just south of Green Street.
Area of 18,600 sf.
Surrounding properties include:
Parking structure for the Paseo Mall to the north
A sister mixed-use project to the south that is currently under construction. To the south of that is the Livingston Hotel
Office building across the street to the east.
Project site is currently developed with two small buildings and surface parking.
EXISTING 4-STORY BUILDING
GREEN STREET

5. Subject Site 747 East Green Street
CD-4 (Pasadena Playhouse Subdistrict) Zoning District
35,322 square feet
Project site is located within two Subdistrict Precincts:
Area 1: Playhouse North/Colorado Blvd: 6,319 square feet
Area 2: Playhouse South/Green Street: 29,223 square feet
Currently developed with:
A four-story commercial office building along Green Street, and
Surface parking lot on the northern portion of the site

6. Project Description
Existing four-story, 22,736 square-foot, commercial office building to remain
Demolition of existing parking lot
Construction of a new mixed-use project:
Seven-stories
83,802 square-foot
5,345 square-foot of commercial space (1st floor)
72 residential units (2nd-7th floors)
Three levels of subterranean parking with 173 parking spaces

7. Project Description Density Bonus Maximum permitted density
Area 1: (87 du/acre) = 12.6 units
Area 2: (60 du/acre) = 40.3 units
Total units allowed: 53 units (65 du/acre)
Designating 11% of allowed base units (or 6 units) as very low- income units, permits a density bonus of 35% increase (or 19 units) for a maximum of 72 units
Proposed density: 72 units

8. Site Plan (Ground Floor Plan)
PROPOSED BUILDING
AREA 1
AREA 2
Top picture – street elevation
Bottom picture – side elevation
Oak Knoll Ave
Green St

9. West Elevation Plans (Oak Knoll)
AREA 1
AREA 2
PROPOSED WEST ELEVATION

10. Discretionary Entitlements
Affordable Housing Concession Permit:
To exceed the maximum permitted floor area ratio (FAR) requirement of 2.18 to 3.00
To exceed the height limit of:
75 feet and allow 87’-9” for Area 1
50 feet and allow 77’-8” for Area 2
Design Review:
For a project with new construction that exceeds 5,000 square feet in size, and/or
For a project with 10 units or more

11. Current Planning Comments
Density and Housing:
Area 1: 87 du/acre = 12.6 units
Area 2: 60 du/acre = 40.3 units
Maximum permitted: 53 units or 65 units/acre
Proposed: 72 units
Floor Area Ratio (FAR):
Area 1: 3.00 FAR = 18,957 square feet
Area 2: 2.00 FAR = 58,446 square feet
Maximum permitted: or 77,403 square feet
Proposed: or 106,538 square feet
Building Height:
Area 1: 75’ (90’ with Height Averaging) – Proposed: 87’-9”
Area 2: 50’ (65’ with Height Averaging) – Proposed: 77’-8”

12. Design Comments Preliminary Consultation with Design Commission:
Revise the courtyard space between the buildings to create an inviting and safe pedestrian corridor.
Revise the arrangement of windows and other openings to break up blank wall spaces.
Revise certain aspects of the design to ensure the ground floor commercial spaces have a stronger design emphasis than the residential lobby entry. Consider if it is appropriate to carry the central, glass module along the west elevation to the ground.
Incorporate appropriate details to ensure that the design reflects the chosen architectural style.

13. Project in Progress
The applicant has submitted an Affordable Housing Concession Permit (AHCP) Application
To exceed the maximum permitted floor area ratio requirement of to 3.00
To exceed the height limit of 75’ in Area 1 to a height of 87’-9”, and the height limit of 50’ in Area 2 to a height of 77’-8”.
Hearing Officer:
Affordable Housing Concession Permit
Environmental Review
Design Commission:
Concept and Final Design Review

14. City Council September 18, 2017
72-Unit Mixed-Use Project 747 E. Green Street Predevelopment Plan Review
Pre-Development Review
Process established to achieve better projects through early consultation between City staff and applicants
Identify issues that may arise during application process
Plans routed to all City Departments for comments
Comments presented to applicant in mid-September
Project met the threshold to be presented to the City Council as an information item
City Council
September 18, 2017

15. Aerial Renderings - Southwest

16. Aerial Renderings - Northhwest

17. First Floor Plan - Commercial
PARKING GARAGE
OAK KNOLL AVE
COMMERCIAL
3 LEVELS OF PARKING GARAGE BELOW N

18. Second Floor Plan - Residential
OAK KNOLL AVE N

19. 3rd-4th Floor Plan – Residential
OAK KNOLL AVE N

20. 5th Floor – Lower Rooftop Terrace
OAK KNOLL AVE N

21. 6th Floor – Upper Rooftop Terrace
OAK KNOLL AVE N

22. 6th Floor – Penthouse
OAK KNOLL AVE N

23. Sublevels 1-3- Parking Garage
OAK KNOLL AVE N

24. Density Bonus
Very Low-Income

25. Density Bonus
Low-Income

26. Density Bonus
Moderate-Income