2362 east washington boulevard “st. luke medical center” predevelopment plan review

Planning & Community Development Department

2362 East Washington Boulevard“St. Luke Medical Center”

Predevelopment Plan ReviewCity Council Meeting

December 9, 2013


2

Vicinity Map

N A

ltade

na D

rE Washington Bl

E Washington Bl

ProjectSite

Altadena(Los Angeles

County)

Los Angeles County


3

Subject Site

Del

Rey

Ave

PD-17

OS

PS

RS-6

RM-32

CL

RM-16

CL

Woodlyn Rd

E Washington Bl

E Washington Bl


4

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.


5

Project Description

Demolish 'Annex’ and

Office Buildings

Single-Family Residences

Existing Medical Office Building

Del

Rey

Ave

Woodlyn Rd

E Washington Bl

E Washington BlNew Parking

Structure

Receiving Addition

MedicalOffices


6

Project Description

Main Hospital Building (front)

Hospital Building and Chapel

Hospital Building and Emergency Room

Main Hospital Building (rear)


7

Project Description

Hospital Building and Annex Building

Location of Receiving Addition

Annex Building

Building to be Demolished


8

Project Description

North Elevation

South Elevation


9

Project Description

East Elevation

West Elevation


10

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.


11

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.


12

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.


13


• 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.


14


• 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.


15


• 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.


16


• 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.


17


• Topics related to General Plan: >Policies and Objectives that apply include:

Policy 6.3 - Adaptive Reuse: Encourage and promote the adaptive reuse of Pasadena's historic resources.

Policy 10.6 - New Business: Recruit new business to provide retail and other services, and employment and other opportunities for Pasadena residents and visitors.

Policy 11.3 - Priority Opportunities: Adopt and implement land use plans appropriate for priority employment opportunities including…(d) healthcare and senior care industries…


18



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.


19



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.


20


• 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.


21

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.


22

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.


23

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.


24

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.


2362 East Washington Boulevard“St. Luke Medical Center”

Predevelopment Plan ReviewCity Council Meeting

December 9, 2013

2362 east washington boulevard “st. luke medical center” predevelopment plan review

Documents