Permitted Uses. The following are permitted uses in PD-1: offices: business and professional; laboratories; industry, standard; and industry, restricted.
Conditional Use Permit Requirement. A Conditional Use Permit shall be required for the construction of a new building or construction of an addition to an existing building.
Development Standards.
1. Projects should be in accordance with the plan entitled, "Specific Plan 26.46 Acres of Land, 3100 New York Drive, Pasadena, California," dated November 1977 on file in the office of the city clerk.
2. The minimum parcel size on the site shall not be less than 2.5 acres.
3. Vehicle access shall be provided only from Bradley Street or from such access points as existed prior to the adoption of the aforementioned specific plan.
4. Building coverage on each parcel shall not exceed 35 percent of the total area of each parcel.
5. Buildings shall be set back a minimum of 40 feet from all street frontages and shall be compatible in appearance with setbacks of adjacent buildings.
6. No off-site parking shall be permitted.
7. Signing shall be compatible on all parcels and shall be of high quality. Wall signs and monument ground signs will be permitted.
8. All parcels will be landscaped a minimum of 20 percent of the total area of each parcel.
9. The following shall be visually screened from public view:
  1. Shipping and receiving doors;
  2. Roof mounted equipment, with the exception of noise suppression equipment for 2900 Bradley Street;
  3. Storage and trash areas.
10. No use shall be permitted which will involve odors or other emissions incompatible with the character of the area and which may be detrimental to surrounding properties.
11. No building shall exceed two stories or 36 feet in height, with the exception of unscreened noise suppression equipment for 2900 Bradley Street.
12. All structures on the site shall be designed to be architecturally compatible in terms of materials and expense. (See Interpretation)

PD - 3 - Kinneloa Annexation

Conditionally Permitted Uses.
1. All uses permitted in the CG District shall be conditionally permitted except that no commercial development shall be allowed where it would cause an adjacent residential use to have commercial uses on 2 side lines. Hours of operation of commercial uses shall be limited to between 7:00 a.m. and 9:00 p.m. All developments shall abide by residential noise standards as established in Section 9.36 of the Pasadena Municipal Code.
2. Street Access. Except for developments which conform with the requirements of the RS District ( Chapter 17.20), there shall be no vehicular access to Green Street.
3. Parking Requirements. All uncovered parking areas shall be screened according to the provisions of Section 17.68.150. No parking shall be allowed in any required yard.
4. Building Height Limit. No building in the PD-3 District shall exceed 11/2 stories or 22 feet in height.
5. Stepbacks. For every building in the PD-3 District over 20 feet in height above the adjacent finished grade of a contiguous property in an R District, 3 feet of stepback shall be required for each additional 10 feet of vertical height or fraction thereof. No stepback shall be required adjacent to an alley.
6. Side and Rear Yards. There shall be no side or rear yard required in the PD-3 District, unless the side or rear line is adjacent to a property with a residential use, in which case a yard of not less than 5 feet shall be provided.
7. Yards Adjacent to Street. There shall be a front or side yard abutting every lot line adjacent to a street. Such yards shall be governed by the requirements of Chapter 17.20 (RS District). Every yard in the PD-3 District abutting a street shall include a landscaped area not less than 5 feet wide along the length of the yard. There shall be no yard required along an alley.
8. Landscaping. A landscape plan shall be submitted to and approved by the Zoning Administrator prior to issuance of any Conditional Use Permit. All landscaped areas shall be provided with a permanent underground irrigation system. One hundred percent of all landscaped areas shall be planting areas. The landscape plan shall include plant materials placed so as to grow to screen walls, fences and interior uses.
Findings Required. In addition to the findings required by Chapter 17.88 of this title, the following findings shall be made in the affirmative in the action of the hearing officer in granting a Conditional Use Permit in the PD-3 District.
1. That the development will not be detrimental to the residential character of the area.
2. That the development will not "landlock" any residential parcel, as specified in Section A1 of the PD-3 District development standards.

PD - 4 - Mountain Street Classics Townhomes

Land Use. The following land uses shall be permitted:
1. Residential: Single-Family; Multifamily; Adult Day Care, Limited; Small Family Day Care Home; and Residential Care, Limited;
2. Commercial: Commercial Filming with a filming Conditional Use Permit;
3. Accessory: Home Occupation; and other accessory uses reasonably related to the permitted uses as determined by the Zoning Administrator;
4. Temporary: Commercial Filming, Limited; Personal Property Sales; Street Fairs; and Tents, except that a temporary Conditional Use Permit shall be required if any of the following conditions occur:
  1. The area covered by tents exceeds 800 square feet;
  2. Tents are located on the site more than 36 hours;
  3. Tents are on the site more than twice in a calendar year.
Density. The maximum number of units shall be 46 residential units.
Development Standards. New construction shall substantially conform to Exhibit C, entitled "Illustrative Site Plan: Mountain Street Classics," dated May 22, 1996 (hereinafter, Exhibit C), and herein incorporated by reference. In addition, the following development standards shall apply:
1. Maximum Lot Coverage. The maximum lot coverage shall be 35 percent for the site classified as PD-4, to include the portion of the site covered by roofs, soffits, or overhangs extending more than 3 feet from a wall and by decks more than 4 feet in height measured from finish grade. Roofs with openings or perforations 50 percent or greater of the surface area of the roof shall not be included in the lot coverage calculations. For the purposes of calculating lot coverage, the lot area includes the area of private streets and driveways.
2. Minimum Yards. The minimum yards shall be as follows:
  1. A yard with a minimum of 20 feet in depth shall be provided along the Mountain Street and Lincoln Avenue property lines and shall be planted in its entirety between the property line and the occupancy frontage, except for walkways, driveways, and private patios;
  2. A yard with a minimum of 5 feet in depth shall be provided along all other property lines;
  3. A yard with a minimum of 5 feet in depth shall be provided along private streets.
3. Yard Encroachments. The permitted encroachments into minimum yards shall be as follows:
  1. A maximum projection of up to 5 feet into the yards along the Mountain Street and Lincoln Avenue property lines may be permitted for the following encroachments:
    1. Balconies;
    2. Open porches no higher than one story;
    3. Bays no greater than 10 feet long and no higher than two stories (with a frequency no greater than one bay per 15 feet of building wall);
    4. Uncovered steps, landings, or patios not more than 3 feet in height measured from finish grade;
    5. Uninhabitable encroachments such as chimneys and projecting eaves.
  2. A maximum projection of up to 3 feet into all other yards may be permitted for the following encroachments:
    1. Uncovered steps, landings, or patios not more than 1 foot in height measured from finish grade and no more than 10 feet in length measured parallel to the building;
    2. Uninhabitable encroachments such as chimneys and projecting eaves.
4. Building Separation. The minimum separation between buildings shall be as follows:
  1. Separation Between Buildings on Adjacent Lots. A yard of 8 feet between any property line and any portion of building wall which contains doors or windows shall be provided as follows:
    1. When any portion of new building wall is within 15 feet or less of a facing wall of any existing (principal or accessory) structure on an adjacent site where either wall contains a window or aggregate of windows 16 square feet in size or more, or a door;
    2. When any portion of new building wall is within 10 feet or less of a facing wall of any existing (principal or accessory) structure on an adjacent site where either wall contains a window or aggregate of windows less than 16 square feet in size;
    3. In cases where the requirements for separation between buildings on adjacent lots and the minimum yard requirements of paragraph 2 herein conflict, the more stringent requirements govern.
  2. Separation between Buildings on the Same Lot. A minimum separation between buildings shall be provided as follows:
    1. A minimum separation of 15 feet between buildings on the same lot shall be provided for any portion of new building wall facing another building wall where either wall contains a window or aggregate of windows 16 square feet in size or more, or a door;
    2. In all other cases, a minimum separation of 10 feet between buildings on the same lot shall be provided;
    3. In cases where the requirements for separation between buildings on the same lot and the landscaped courtyard requirements of paragraph 6 herein conflict, the more stringent requirements govern.
  3. Encroachments into Minimum Separations Between Buildings. Uninhabitable encroachments such as chimneys and projecting eaves may project a maximum of 3 feet into any minimum separation between buildings on either adjacent lots or the same lot.
5. Building Orientation. Buildings shall have individual unit entrances articulated by such architectural elements as stoops, overhangs, ornamental hoods, or porches. In addition, buildings shall be oriented as follows:
  1. Buildings facing Mountain Street and Lincoln Avenue shall have:
    1. Individual unit entrances facing or visible from the street;
    2. Street facades with windows or an aggregate of windows 16 square feet in size or more, or doors.
  2. All other buildings. The majority of buildings not facing public streets shall face common open spaces such as landscaped courtyards or recreation areas, as provided for in Exhibit C, and meeting the requirements of paragraph 6 herein. In addition, all buildings shall have:
    1. Individual unit entrances facing or visible from a private street or common open spaces;
    2. Building facades with windows or an aggregate of windows 16 square feet in size or more, or doors, for any facade facing a private street or common open spaces.
6. Common Open Space Areas. Common open spaces to include but not limited to landscaped courtyards and recreation areas provided as part of the paragraph 5 herein shall be visible from a public or private street and shall have a minimum dimension of 25 feet. At least 50% of landscaped courtyards shall be planted. Encroachments permitted to project for a maximum projection of up to 5 feet into such common open spaces shall be as follows:
  1. Balconies;
  2. Open porches no higher than one story;
  3. Bays no greater than 10 feet long and no higher than two stories (with a frequency no greater than one bay per 15 feet of building wall);
  4. Uncovered steps, landings, or patios not more than 3 feet in height measured from finish grade;
  5. Uninhabitable encroachments such as chimneys and projecting eaves.
7. Maximum Height. The maximum building height shall be 23 feet to the top plate and 36 feet to the highest ridgeline, with height measured from finish grade. Chimneys may exceed the permitted height by no more than 2 feet.
8. Open Space. A minimum of 35 percent of the site classified as PD-4 shall be open space, to include but not limited to landscaped areas, recreation areas, private patios, courtyards, and walkways no more than 4 feet in width. All open space areas shall be finished with landscaping or decorative paving.
9. Paving Standards. The following paving standards shall apply:
  1. Concrete may be used for walkways up to 4 feet in width but is not acceptable for area paving unless mandated by the Uniform Building Code;
  2. Unplanted areas with a minimum dimension of 5 feet or more shall be paved with unit pavers such as brick, tile or concrete setts or covered with decomposed granite or garden gravel.
10. Landscaping and Maintenance. Landscaped areas shall be permanently maintained and irrigated with an automatic system in accordance with the provisions of Chapter 17.64. The majority of landscaped areas shall be planted with low water-using plants. Grass shall be excluded from areas difficult to irrigate, such as sidewalk strips, slopes, and planting areas less than 5 feet in width. At least one 24-inch-box tree shall be planted for each residential unit and for each tree removed from the project site. New trees shall be distributed throughout the site. A landscape plan shall be submitted for review and approval by the Planning Director prior to issuance of a building permit and shall contain the specimen or common names of plants, sizes, location on the site, and number of each variety used.
11. Walls and Fences. Walls or fences located between a public or private street and any occupancy frontage may be to 6 feet in height provided that the material used for the fence or wall for any portion of the wall above 4 feet has perforations through at least 50 percent of its surface area. Walls or fences along property lines adjacent to any PS district may be up to 10 feet in height. A wall or fence in a landscaped courtyard as described in paragraph 6 herein for common open space areas, or a wall or fence between a public or private street and such landscaped courtyard, shall not exceed 4 feet in height. Walls and fences bordering a private patio or private open space within said landscaped courtyard may be up to 6 feet in height, provided that the material used for the fence or wall for any portion of the wall above 4 feet in height has perforations through at least 50 percent of its surface area. All other interior walls or fences may be up to 6 feet in height without limitation on the material used. Walls or fences near intersecting streets or driveways must comply with the sight distance triangle provisions of Section 12.12.020.
12. Off-Street Parking. The applicable standards of the off-street loading and parking regulations of Chapter 17.68 shall apply, except as here modified. A minimum of 2 covered parking spaces shall be provided on site for each unit. All covered parking spaces shall be equipped with automatic garage door openers. A minimum of 9 uncovered parking spaces for guest parking shall also be provided on site.
13. Accessory Structures. Accessory structures shall be permitted as follows:
  1. Accessory structures shall not be constructed prior to the construction of a primary structure;
  2. Accessory structures may be located in a minimum yard, except that such structures shall not be permitted between a public street property line and any occupancy frontage, and in any yard within 100 feet of a street property line. Accessory structures shall maintain a minimum separation of 6 feet from any other structure on the lot.
  3. Accessory structures shall be limited to one story with a maximum height of 18 feet and a maximum top plate height of 12.5 feet. An accessory structure shall be limited to a maximum height of 12 feet in height at the property line and shall not intercept an inclined daylight plane slope inward from a point 12 feet above the property line and rising 2 feet for each foot of distance from the property line. Eaves may project into the inclined daylight plane slope;
  4. Accessory structures shall be limited to uses which are accessory to the main use, including but not limited to, garage or carport, pergola, pool, or hot tub and related equipment, greenhouse, cabana, gazebo or workshop;
  5. Pools, spas, and related equipment shall not be closer than 5 feet from a property line;
  6. No swimming pool or hot tub shall be located closer than 15 feet, measured in a horizontal plane, to any unenclosed balcony, porch, landing or access way which is more than 8 feet above the elevation of the adjoining pool deck or coping, if there is no deck. Windows above the first floor within 15 feet of a swimming pool shall be fixed.
14. Signs. The following sign standards shall apply:
  1. On-Premise Signs. No sign shall be located more than eight feet above the finish grade. Signs near intersecting streets or driveways must comply with the sight distance triangle provisions of Section 12.12.020. Illumination of signs shall be permitted as established in Section 17.72.050. The following additional regulations shall apply:
    1. Mountain Street and Lincoln Avenue. A maximum of two wall or freestanding signs for project identification along the combined Mountain Street and Lincoln Avenue property lines may be permitted. The maximum sign area shall be 16 square feet of total sign area for the combined Mountain Street and Lincoln Avenue street frontages.
    2. Manzanita Avenue. One wall or freestanding sign may be permitted along the Manzanita Street property line, not to exceed 3 square feet of sign area.
  2. Exempt and Prohibited Signs. The provisions of Section 17.72.020 and Section 17.72.060 governing exempt signs and prohibited signs, respectively, shall apply.
  3. Temporary Real Estate Signs. The following standards for temporary real estate signs shall apply:
    1. During construction and prior to the issuance of a certificate of occupancy, there shall be no limitation on the number or size of temporary real estate signs advertising the property for rent, lease, or sale.
    2. Following the issuance of a certificate of occupancy, no more than 2 signs advertising the property for rent, lease, or sale shall be permitted for any street frontage. No sign shall exceed 3 square feet in area.
15. Screening of Mechanical Equipment. The provisions of Chapter 17.64 governing the screening of mechanical equipment shall apply, except as modified herein. All exterior mechanical equipment shall be screened from view from public or private streets, driveways, recreation areas, common areas, and walkways. Exterior mechanical equipment may be located in any minimum yard, except no such equipment shall be located between a public street and any building line. The top of exterior mechanical equipment need not be screened from view from above.
16. Refuse Storage Areas. The provisions of Chapter 17.64 governing refuse storage shall apply. The Public Works director shall determine the minimum size of required refuse storage area based on the type of use, the size of the refuse area proposed, and the frequency of refuse collection.
17. Performance Standards. The performance standards in Chapter 17.64 shall apply.
Design Review. The project shall be subject to Design Review and approval as required by Chapter 17.92. In addition, the Planning Director shall review and approve all new construction or substantial exterior alterations affecting views of the project from the public right-of-way or a significant portion of the site. All other exterior alterations shall be exempt from Design Review.
Public Rights-of-Way. All unused drive approaches shall be closed with standard concrete curb, gutter, and sidewalk. The driveway access from Mountain Street shall be a minimum of one hundred feet from the 210 Freeway public right-of-way. In addition, the following improvements as specified by the Public Works Director shall be required prior to the issuance of a certificate of occupancy:
1. Mountain Street shall be restriped to allow left-turns to/from the driveway access on Mountain Street;
2. A minimum of 3 new street lights shall be provided;
3. A maximum of up to 6 new 24-inch-box street trees shall be installed along the project street frontage.
Lot Consolidation. A tentative tract map to consolidate the existing lots and for condominium purposes shall be filed within 6 months of the issuance of a building permit and prior to receiving a certificate of occupancy. The tentative tract map shall include any dedicated easements, as required, for sewer, storm drain, public utilities, or ingress/egress purposes in accordance with the requirements and standards of the Public Works Director. If the tentative tract map is approved, the applicant or successor in interest shall record a final tract map within the time period allowed under the Subdivision Map Act of California Government Code Sections 66410 to 66499.58.
Applicability. Any conditions and mitigation measures adopted as part of any required approval for the project, as well as the code requirements of other City departments, shall remain applicable.

PD - 5 - Allesandro Place/Fair Oaks

Conditionally permitted uses shall be those restricted to and directly supportive of hospital uses. Such uses include medical offices, laboratories, clinics and other such facilities that are medically oriented as well as ancillary automobile parking.
The property facing Hurlbut Street shall specifically be restricted to surface parking.
No new structure shall exceed 50 feet in height excluding mechanical equipment. Parking structures shall be limited to 2 stories above grade. Maximum lot coverage shall be limited to 45 percent.
Front yard setbacks shall be required and shall not be less than 20 feet. Side and rear yard setback shall not be less than 10 feet.
Parking shall be provided in accordance with the requirements of Chapter 17.68 of this title.
Vehicular access from Hurlbut Street shall be limited to ingress only. Vehicular egress shall be prohibited onto Hurlbut Street. Parking on the parcel facing Hurlbut Street shall be restricted to employee parking only.

PD - 6 - Eaton Wash Residential

The following zoning standards shall apply and supersede any inconsistent or different standards established by Title 17 of the Pasadena Municipal Code, but only for the development plan referred to in Section 4 of Ordinance 5595. Except as expressly provided herein, a planned unit development for the area shall comply with all the requirements of the Pasadena Zoning Code that may be applicable to the area. The special development standards are as follows:

Density and Lot Area. The project density shall not exceed 55 units nor 4.9 dwelling units per gross acre (development site plus half the width of Sierra Madre and Orange Grove Boulevards). No lot shall be less than 4500 square feet.
Building Area. Building area shall not exceed 50 percent of the total lot area.
Yards and Setbacks.
1. The depth of the front yard shall be a minimum of 22 feet from the front property line.
2. There shall be a minimum 10 foot side yard along one side lot line of every lot. A second side yard along the other side lot line is optional.
3. Each lot shall have an average 23-foot rear yard setback.
Landscaping. One 36-inch box tree shall be planted on each interior lot. Two 36-inch box trees shall be planted on corner lots. An automatic irrigation system shall be installed in the front yards, along side yards adjacent to streets and along any common area. Existing Jacaranda trees shall be retained.
Parking.
1. All driveways shall be paved with concrete.
2. Automatic garage door openers shall be provided for each unit.
Elevations. There shall be a minimum of two elevations for each floor plan.

PD - 7 - Seco Street

Conditionally Permitted Uses.
1. Business services including, but not limited to, printing, duplicating, blue printing, secretarial services, computer services, mailing services, telephone exchange and photographic processing.
2. Business and professional offices and medical offices.
3. Other business related uses which are found to be consistent with the intent of the overlay zone. Specifically prohibited are retail sales of any kind, eating establishments, automotive related uses and personal service uses (cleaning, barber shop, laundry, shoe repair, etc.).
Required Setbacks. The minimum building setback shall be 15 feet from all streets.
Height Limit. No structure shall exceed the elevation of 30 feet from the datum plane on Seco Street.
Building Coverage. The maximum coverage of all structures on a lot shall not exceed a maximum of 50 percent.
Sign Limitations. Signs shall be permitted only in accordance with the sign regulations for the RM-32 District.
Building Design. All structures shall be residential in character, and shall have exterior surface building materials limited to wood and stucco (no masonry or glass buildings); rooftop mechanical equipment shall be totally screened in accordance with the provisions of Chapter 17.64 of the zoning code.
Required Landscaping. A minimum of 15 percent of the site area shall be planting area.
Access. Vehicular access shall be permitted to Seco Street only.

PD - 9 - El Mirador

The average lot area (exclusive of the open space lot) shall be not less than 22,586 square feet, and no individual lot area may be less than 15,000 square feet.
Lot width shall be not less than 100 feet at the front building line.
Special construction and site requirements of the HATE District and the required width and grade requirements for driveways of such district shall be strictly followed.
Developments on the lots designated 5, 6 and 12 on revised Tentative Tract Map 41465 shall be subject to building criteria developed by the Zoning Administrator. The City Council shall adopt the building criteria reasonably necessary to implement this development standard at the first quarterly review of this planned unit development.
The "Wabash Knoll" shall not be physically altered.
All cut and fill slopes shall be contoured to meet side slopes with radii of at least 25 feet and to meet upper and lower slopes with radii of at least 10 feet.
The development shall comply with the parking requirements of the HATE District.
The street width shall be 32 feet curb to curb. A 5-foot wide sidewalk within a 10-foot sidewalk and utility easement may be required on one side of the street, and an 18-inch to 3-foot wide carriage walk may be required on the other side of the street.
Street grade shall not exceed 12 percent except that 15 percent segments shall be permitted for limited distances if the Zoning Administrator determines that the difficult terrain of the site warrants such action.
The Zoning Administrator shall consult with abutting property owners to determine a mutually acceptable wall design for the periphery of the site adjacent to the existing residences located to the north and east.
The Zoning Administrator shall review and approve the final landscape plan (per Section 17.48.040(J)) for the slope, common open space and graded areas prior to issuance of any permits. The landscape plan shall include the following:
1. Specific attention shall be given to retaining and enhancing the existing riparian habitat in the upper canyon area. Plant materials used should be appropriate to lower foothill riparian ecosystems.
2. The developer shall consult with a biologist to ensure the debris basins provide maximum benefit to riparian habitat. No fences or other barriers to animal movement shall be placed along these drainages.
3. Maximum effort shall be given to retaining existing trees in place. All trees to be retained in places shall be suitably protected during grading operations. For trees to be removed, emphasis shall be placed on transplanting them on site. For each native tree larger than 4-inch caliper which is removed and not transplanted on site, a replacement tree shall be planted on the site. For trees in excess of 8-inch caliper, the replacement tree shall be 48-inch box or larger, or a combination of sizes to be approved by the Zoning Administrator. All trees shall be planted prior to release of the letter of credit described in paragraph N below and shall be maintained by the applicant or his successor(s) in interest until the individual lots are transferred to individual ownership or to a homeowners association.
4. On completion of final grading, the developer shall replant and irrigate cut-and-fill slopes so that revegetation can occur as soon as possible. Consideration shall be given to use of drought adapted, fire-retardant plant materials, especially species native to Southern California foothills.
5. The developer shall provide a complete irrigation plan. If water requiring species are used for rapid growth, a water injection system shall be installed rather than sprinkling systems. No irrigation system shall be permitted in areas of existing natural vegetation.
6. To minimize entry of sediment into preserved drainage courses, resulting from construction, consideration should be given to use of rapid developing soil anchoring ground cover and strategic placement of run-off retaining structures.
7. Landscaping shall screen views of downslope elevations to the extent feasible.
8. Areas where fuel loads constitute a significant fire threat shall be cleared or thinned of existing plant material to the satisfaction of the fire department.
9. Topsoil shall be stockpiled during grading and redistributed on appropriate surface areas during the fine grading operation.
10. Prior to release of the letter of credit, the Zoning Administrator shall find that the applicant has complied with the landscape plan, and that the ground cover, shrubs and trees on the graded slopes are planted and established.
The Zoning Administrator shall review and approve a complete grading plan prior to issuance of any permits. The grading plan shall include the following:
1. Hauling route and schedule which provides the least impact to surrounding residents.
2. Maximum use of passive drainage controls (landscaping, small diversion basins, etc.) as opposed to active control devices (paved swales, below grade storm drain systems, etc.).
3. Phased grading and tree removal plan in order to retain escape routes for native fauna.
4. Strict conformance to the standards of Municipal Code Chapter 14.05 (Excavation and Grading of Hillsides), including slope gradients.
5. Minimum 95 percent compacting in the upper 12 inches of all street subgrades.
6. Excavation and refilling (with compacted fill) in areas of porous, compressible or alluvial soils where buildings are to be located.
7. Stockpiling for later reuse of topsoil.
8. During grading operations, the soil shall be watered down to prevent escape of airborne dust.
9. Cut and fill activity shall substantially balance so that earth import or export does not exceed 15,000 cubic yards.
10. The height of cut slopes shall not exceed 20 feet.
11. The maximum height of finished cuts for roads, walkways, walks and driveways shall not exceed 8 feet unless such cut is also necessary for the formation of a pad in which case 20 feet is the maximum height.
12. The height of fill slopes shall not exceed 30 feet.
13. Debris basins shall be constructed to the Los Angeles County Flood Control District standards.
The developer shall submit a covenant approved by the city attorney's office to ensure that the following standards are met:
1. All homes shall have noncombustible roofs.
2. Street-facing windows of units shall be constructed with double-paned windows and/or other attenuation measures as needed to reduce interior noise below 45 decibels.
3. The developer shall make the following recommendations to the purchasers of the lots with respect to crime prevention methods:
  1. Exterior doors should be metal or solid wood with a 1-inch deadbolt that locks in addition to a key-in-the-knob lock.
  2. When a door has glass panes or windows within 40 inches of a lock, a double cylinder deadlock is recommended so that a key is required to open the door from either side.
  3. All ground floor windows should have key operated sashlocks.
  4. To prevent sliding glass doors from being lifted from the track, it is recommended that 1-1/4 inch pan head sheet metal screws be inserted into the top of the door frame at both ends and the middle so that the door barely clears them when it is operated.
  5. Sliding glass doors should be fitted with deadlocks which utilize bore pin tumbler cylinders.
4. No truck traffic to or from the site during initial site grading shall occur during the time period when school busses pick up and drop off children on El Mirador Drive.
5. All grading, landscaping and irrigation systems and public improvements shall be complete within 18 months of initial grading activity.
6. Local streets used by trucks and equipment servicing this project during construction shall be washed down daily if necessary. Any damage to public streets as a result of the grading activity shall be repaired at the expense of the developer.
7. Bylaws for the formation of a homeowners' association.
8. Homeowners' association conditions, covenants and restrictions (CC&R's) indicating:
  1. The permanent dedication of the open space lot for open space uses. Ownership of the open space lot shall be transferred to the homeowners' association in perpetuity for maintenance and assumption of all liability.
  2. Continued maintenance program for debris basins, slopes and vacant lots which provides for maintenance by the applicant or his successor(s) in interest until the individual lots are transferred to individual ownership or to a homeowners' association.
  3. Continued maintenance program for debris basins, slopes and vacant lots which provides for maintenance by individual lot owners, or by a homeowners' association until construction begins on the lots.
  4. Method of financing for such continued maintenance program.
9. Construction shall be limited to weekdays between 7:00 a.m. and 5:00 p.m.
10. The developer shall notify prospective lot purchasers of Southern California Gas Company's program to provide assistance in selecting the most effective energy conservation techniques for a development.
11. Design and construction methods shall include passive solar water heating and space heating/cooling where practical and incorporation of natural ventilation techniques such as:
  1. South-facing overhangs;
  2. Shading of windows where practical;
  3. Heat absorbing window screens;
  4. Double glazed or other high-STC rated windows for noise abatement and energy savings;
  5. Insulate hot water heater and pipes;
  6. Locate water heater as close as possible to areas needing hot water;
  7. Clock or electronic thermostat controlled space conditioning system to automatically switch off equipment during nonoccupancy hours;
  8. Place heating/cooling equipment near points of use; and
  9. Locate thermostats where they will accurately measure temperatures experienced by people.
The developer shall provide a letter of credit approved by the city attorney's office and the planning director to ensure that the grading project (including the construction of drainage and protective devices and any corrective work necessary to remove and eliminate engineering and geological hazards), landscaping, irrigation systems and public improvement requirements contained in the development standards and subsequent conditions of subdivision approval will be completed within 18 months of initial grading activity.
The applicant shall provide a letter of credit approved by the city attorney's office and the planning director to ensure that there is continued maintenance of debris basins, slopes and vacant lots after the expiration of the 18-month period discussed in paragraph N above. Such maintenance shall continue until the developer has sold 50 percent of the lots at which time the homeowners' association shall assume responsibility for such maintenance. (See Interpretation)

PD - 10 - Colorado/Lake

Permitted uses shall be limited to office and retail uses and the parking required therefore. (See Interpretation)
The overall height of the office building shall not exceed 161 feet.
Setbacks for the major mass of the 10-story office building shall be 14.5 feet from Colorado Boulevard and 18.5 feet from Lake Avenue, except at the northeast corner of Colorado Boulevard and Lake Avenue where the major mass of the building will be set back 54.5 feet from Colorado Boulevard and 58.5 feet from Lake Avenue.
Applicant may construct a glassed-in entrance lobby within the northeast corner setback described in subsection C above, provided that such lobby does not exceed 40 feet in width by 40 feet in length or 20 feet in height.
The colonnade shall be set back 4.1 feet from Lake Avenue and shall not exceed 20 feet in height. It shall not extend more than 14.5 feet from the major mass of the building except at the northeast corner, where it shall not extend more than 14.5 feet form the glassed-in entrance lobby described in subsection D above.
The office building shall not exceed 200,827 gross square feet, excluding the mechanical penthouse.
The office building shall not exceed 22,367 square feet in lot coverage.
The height of the parking structure shall not exceed 55 feet above the finished grade to the top of the roof wall.
The parking structure shall be set back 6 feet from Boston Court and 67.2 feet from Mentor Avenue.
The parking structure shall not exceed 24,422 square feet in lot coverage and shall contain not less than 674 parking spaces of which 241 may be small car parking spaces.
The parking structure surface shall be treated to reduce tire noise and be designed to accommodate vans. Exhaust fans for underground parking shall be vented to the roof of the parking structure. The parking structure shall be designed to be compatible with the design of the office building. The exterior design of the parking structure shall be reviewed by the city Zoning Administrator and the design review committee. Architectural elements of the parking structure must be similar to and compatible with the proposed office building, including the use of exterior building materials and color.
Construction activity shall be limited to the hours between 7:00 a.m. and 5:00 p.m. weekdays, with no construction or grading permitted on weekends or holidays.
The Lieberg Building shall be restored in accordance with the United States Secretary of the Interior's Standards for Rehabilitation of Historic Structures, and in accordance with the recommendations of the design review committee.

PD - 11 - Foothill Boulevard, Craig Avenue and White Street

The following development standards apply to the property known as 2159-2233 East Foothill Boulevard:

A. Self-storage and Office-Administrative, Business, and Professional are the only permitted uses in this PD. The office use is limited to only the southerly two-story portion of Building C-2 and the self-storage use is limited to the northern single-story portion of Building C-2 and all other existing and proposed buildings.

B. Outdoor storage containers shall be limited to the north side of the White Street parking lot as permitted under the 1986 PD plan. Storage containers shall be permitted on the eastern portion of the site (Foothill Boulevard parking lot), until development of Building D occurs on this site. No additional storage containers shall be permitted on the PD site.

C. No storage of Recreational Vehicle (RV) shall be permitted on the White Street parking lot. Until new development occurs on the eastern portion of the PD site, parking for RVs is limited to the Foothill Boulevard parking lot with proper screening under the current plan.

D. There shall be a landscaped berm 10-feet deep along the length of the White Street frontage.

E. There shall be a 15-foot landscaped setback between the parking lot on White Street and the residential district to the east of the Planned Development boundary.

F. The setback for the east side of the existing storage Building C-1, adjacent to the residential district, shall be maintained as approved under the 1986 PD plan as shown in Exhibit 1. This building shall also maintain a minimum setback of 74 feet from the property line along the White Street frontage, as approved under the 1986 PD plan.

G. No building located within 166 feet of the northerly PD boundary along White Street shall exceed 23-feet in height.

H. The maximum height of Building D on the eastern portion of the site shall not exceed 30-feet, except for appurtenances as provided under Section 17.40.060 D of the Zoning Code.

I. The maximum height of Building A on the southwesterly portion of the site shall not exceed 45-feet, except for appurtenances as provided under Section 17.40.060 D of the Zoning Code.

J. The setbacks for Building D on the eastern portion of the site shall be in conformance with the attached site plan as shown on Exhibit 1, entitled �Site Plan�.

1. North side: Minimum 15 feet for the 1st and 2nd story and 25 feet for the 3rd story.

2. South side: Minimum 5 feet.

3. East side: No setback is required.

4. West side: No setback is required.

K. The setbacks along Foothill Boulevard and Craig Avenue for Building A on the southwesterly corner of the site shall be in conformance with the attached site plan as shown in Exhibit 1, entitled �Site Plan�.

1. North side: No setback is required.

2. South side: A range of 5-10 feet.

3. West side (corner yard): 5 feet+.

L. The 5-foot setback along Foothill Boulevard frontage for Building D shall be landscaped. The 15-foot setback on the north side of Building D shall also be landscaped, as shown on Exhibit 1. A landscaped and irrigation plan shall be prepared and submitted for review and approval by the Zoning Administrator and Planning Director or Design Commission.

M. The proposed building, Building D, on the eastern portion of the site shall not exceed a maximum of 46,300-square feet of gross floor area. The building at the southwestern corner, Building A, shall not exceed a maximum of 69,600 square feet, including the preservation of approximately 5,000 square feet of the existing historically significant Building C-2. The existing warehousing building, Building C-1, shall not exceed 128,230-square feet. Full development on the entire PD site shall not exceed 261,000-square feet of total floor area.

N. The hours of operation for the self-storage use shall be limited to hours between 7:00 a.m. to 7:00 p.m. seven days a week, except for the self-storage facility identified as Building A as shown in Exhibit 1, which may operate between the hours of 7:00 a.m. to 10:00 p.m. seven days a week. The hours of operation for Building D shall be limited to hours between 7:00 a.m. to 7:00 p.m. seven days a week.

O. All other regulations of the CG (General Commercial) district that are not inconsistent with this Planned Development shall apply.

P. A sign plan for all new development shall be submitted to and approved by the Zoning Administrator prior to any occupancy of the buildings.

Q. There shall be no vehicular access on White Street.

R. Parking shall conform to the requirements of Chapter 17.46 of the Pasadena Municipal and to the requirements of the Department of Public Works and the Department of Transportation, except as specified herein. Prior to the construction of Building D, a minimum of 45 parking spaces shall be provided for the entire PD plan. Upon completion of Building D, a minimum of 52 parking spaces shall be provided for the entire PD plan. All parking spaces shall be double-striped and provided with wheel stops. One tree shall be provided for every six (6) parking spaces.

S. The applicant shall meet all the requirements of Section 17.46.320 (Bicycle Parking Standards) of the Zoning Code. Final location of the bicycle parking and type of bicycle racks shall be reviewed by the Public Works and Transportations Departments.

T. The parking, trash enclosure, and loading areas shall conform to the requirements of the Zoning Ordinance and a plan showing all pertinent dimensions for these areas shall be submitted to the Department of Public Works and the Department of Transportation for review and approval prior to the issuance of a building permit.

U. No mechanical equipment, with the exception of solar collectors, shall be permitted on any roof unless property screened, or in an enclosure designed to be architecturally compatible with the building. All screening must be reviewed and approved by the Zoning Administrator. All mechanical equipment shall be screened in accordance with Chapter 17.40.150 (Screening) of the Zoning Code.

V. A detailed site plan/floor plan for review and approval by the Zoning Administrator shall be submitted prior to the issuance of a building permit. The site plan submitted for building permits shall substantially conform to the site plan as shown in Exhibit 1.

W. Concept and final design review shall be required for Building D as per Table 6-3 of the Pasadena Municipal Code Chapter 17.61.

X. The Public Art Ordinance requires that at least one percent (1%) of the building permit valuation of commercial, industrial and mixed use projects over 25,000 square feet of gross floor area shall be allocated by the developer to incorporated in their design a public art component.

Y. For any project with an on-site public art budget of $25,000 or more, an experienced public art consultant is required and should be contracted as soon as possible to work as an integral part of the overall design team from the inception of the project.

Z. No project will receive Preliminary/Concept Design review without first applying to the Arts Commission for Preliminary/Concept Art review.

AA. The actual Arts Commission review must take place within 45 days of the Concept Design review.

AB. Application for Final Design review is only possible with an approved Preliminary Art Concept.

AC. Final Art Plan Review must occur within 45 day of the Final Design review.

AD. A deposit of twenty percent (20%) of the total one percent obligation as the Public Art Deposit will be required at plan check.

AE. The applicant is responsible to allocate the remaining eighty percent (80%) toward an on-site public art project.

AF. Prior to the start of construction or the issuance of any permits, the applicant shall submit a Construction Staging Plan to the Department of Public Works and the Department of Transportation for review and approval. This plan shall show the impact of the various construction stages on the public right-of-way including street occupations, lane closures, detours, staging areas, and routes of construction vehicles entering and exiting the construction site.

AG. The applicant shall place a $10,000 deposit with the Department of Public Works prior the issuance of a building or grading permit. This deposit is subject to refund or additional billing, and is a guarantee that the developer will keep the site clean and safe, and will make permanent repairs to the abutting street improvements that are damaged, including striping slurry seal/resurfacing, curb, gutter, and sidewalk, either directly or indirectly, by the construction of this site.

AH. The proposed development shall connect to the public sewer by a method approved by the Department of Public Works. All sewer connection shall be 6-inch diameter vitrified clay pipe with a minimum slope of 2 percent.

AI. The applicant shall submit to the Department of Public Works a grading and drainage plan for review and approval indicating the quantity of storm water runoff and how it will be handled prior to the issuance of a building permit. If drainage patterns are altered, the applicant shall provide an approved method of controlling storm water runoff. Approval shall be made by the Planning and Development Department and the Department of Public Works prior to issuance of a grading or building permit for this site.

AJ. The development is subject to the requirements of the City�s Storm Water and Urban Runoff Control Regulation Ordinance, which the requirements of the Regional Water Quality Control Board�s Standard Urban Storm Water Mitigation Plan (SUSMP). Prior to the issuance of any demolition, grading, or construction permits for this project, the developer shall submit a detailed plan indicating the method of SUSMP compliance.

AK. If the existing street lighting system along the project frontage is in conflict with the proposed driveway locations, it is the responsibility of the applicant to relocate the affected street lights, including conduits, conductors, electrical services, pull boxes and miscellaneous appurtenant work in a manner that complies with the requirements and receives the approval of the Department of Public Works.

AL. Excavations in the street of utility connections shall be close as possible to each other and the pavement shall be restored contiguously between extreme excavations.

AM. The applicant shall close all unused drive approaches with standard concrete curb, gutter and sidewalk and shall repair any existing or newly damaged curb, gutter and sidewalk, without cutting the asphalt pavement. Sawcutting shall be done along the flowline. Existing street trees shall be protected using the City�s Tree Protection Standards available from the Parks and Natural Resources Division (744-4514), along the subject frontage(s) prior to the issuance of a Certificate of Occupancy.

AN. If the proposed improvement drains to the driveway, the applicant shall construct a non-sump grate drain in the driveway at the back of the sidewalk. The drain shall discharge to the street in a curb outlet approved by the Department of Public Works.

AO. The project shall comply with the Tree Protection Ordinance (TPO) that provides protection for specific types of trees on private property as well as all trees on public property.

AP. If pruning of street trees will be required to facilitate construction of the development, pruning of street trees shall be done by the City�s Parks and Natural Resources Division crew. The applicant shall be responsible for the cost of pruning the street trees to the Department of Public Works a $1,500 deposit, subject to refund or additional billing, for the City crew to prune the street trees if pruning is required.

AQ. If street tree vacancies exist, the applicant shall plant and maintain, for a period of three years, the officially designated street tree per the City approved master street tree plan on the subject frontage and install an irrigation system for those trees. Locations will be finalized in the field by Department of Public Works staff. Trees must meet the City�s tree stock standards and be planted according to the details provided by the Parks and Natural Resources Division. The trees shall be approved by the Forestry Supervisor prior to the issuance of a Certificate of Occupancy. Plans for irrigation system shall be prepared by a landscape architect registered in the State of California and submitted to the Department for review and approval.

AR. Plans must be submitted to the Parks and Natural Resources Division for approval showing any structures, irrigation, footings, grading or plantings that impact City street trees. The plans must conform to the Tree Protection Standards which specifically require showing the locations of all existing trees, their diameters and actual canopies as well as any trees to be planted with their canopy at mature size.

AS. The applicant shall comply with the current NPDES (National Pollutant Discharge Elimination System) Permit requirements for Development Planning and Development Construction through the Planning and Development Department of the City.

AT. Unless otherwise arranged, the applicant is responsible for design, preparation of plans and specifications, and construction of all required public improvements. Plans for the above improvements shall be prepared by an engineer registered in the State of California. Upon submission of improvements plans to the Department of Public Works, the applicant will be required to place a deposit with the Department to cover the cost of plan checking and construction inspection of the improvements.

AU. A sewer flow analysis, prepared by a civil engineer registered in the State of California, shall be submitted to the Department of Public Works for review and approval. The sewer flow analysis shall include sewer flow monitoring at specific locations to be determined by the Department. The sewer flow analysis shall include calculations for the quantities of sewer flow for the pre-development and post-development conditions and how sewer flow will be handled. The applicant will be required to mitigate any potential sewer capacity deficiency by a method approved by the Department. The applicant shall also be responsible for all costs required in mitigating the potential sewer capacity deficiency, including upgrading existing sewer mains and/or replacing the existing sewer mains with larger mains in the streets fronting the development and reaches further downstream of the proposed development.

AV. The applicant shall submit the following plan and form which are obtainable from the Recycling Coordinator, (626) 744-4721, of the Department of Public Works for approval:

1. C & D Recycling & Waste Assessment Plan � Submit plan prior to issuance of the grading permit. A list of Construction and Demolition Recyclers can be obtained form the Recycling Coordinator.

2. Monthly reports must be submitted throughout the duration of the project.

3. Summary Reports with documentation must be submitted prior to final inspection.

AW. The applicant shall advertise the availability of salvage materials. A listing can be made a no charge in the CALMAX Quarterly Catalog at www.ciwmb.ca.gov/CALMAX or through LACOMAX at www.dpw.co.la.ca.us/epd/lacomax or through preservation groups or web or newspaper advertising.

AX. The project shall be subject to the use of deconstruction techniques. A deconstruction manual is available free of charge by downloading it from www.ciwmb.ca.gov/publications or by requesting a copy from the Recycling Coordinator, (626) 744-4721, of the Department of Public Works.

AY. The project will be subject to the development impact fee for new construction. This fee will be used to fund street and traffic improvements in this general area. This fund was created to address incremental traffic impacts by new developments citywide.

AZ. The project is not subject to the City�s Transportation Demand Management (TDM)/Trip Reduction Ordinance (TRP) requirements.

BA. Restrict all noise intensive construction activity to daytime working hours in accordance with the city noise ordinance.

BB. Any modifications to the approved plans shall be submitted for review and approval to the Director of Planning and Development, for compliance with all applicable guidelines.

BC. The applicant, or successor in interest, shall comply with Mitigation Measures identified in the approved Mitigated Negative Declaration for CUP #4085, and Conditions of Approval identified by all applicable City Departments for the project. Mitigation measures for CUP #4085 include the following: 1) Preservation of the existing office portion of the building and its landscaped courtyard in front of the building at 2189 E. Foothill Boulevard. The treatment of the office building shall follow the Secretary of the Interior�s Standards for rehabilitation; and 2) If the factory portion at the rear of the building at 2189 E. Foothill Boulevard is demolished, any new structure in that location shall be designed to be compatible with the historic resource. The applicant shall participate in an on-going Mitigation Monitoring Program to ensure the appropriate implementation of the mitigation measures and conditions of approval for the project.

BD. The proposed project is subject to the City�s Condition/Mitigation Monitoring Program and is also subject to Final Zoning inspection. Mitigation Monitoring is required for your project. Under the Monitoring Program, your project will be inspected by Code Compliance staff to determine compliance with the conditions of approval. The Condition/Mitigation Monitoring inspection will occur during the term of the project. The Final Zoning Inspection will occur at the completion of the project. Required monitoring fees for inspections shall be paid on or after the effective date of the Mitigation Monitoring permit, but prior to the issuance of any building permits. Contact the Code Compliance Staff at (626) 744-4633 to verify the fee. All fees are to be paid to the cashier at the Permit Center located at 175 N. Garfield Avenue. Failure to pay the required monitoring fees prior to initiating your approved land use entitlement may result in revocation proceedings of this entitlement.

BE. The design of the wall at the north property line abutting the residential use shall be designed to provide for the continuance of natural flow of water runoff to the PD site as agreed by the property owner and the applicant. Such design shall be reviewed and approved by the Planning and Development Department prior to issuance of building permits.

BF. The applicant, or successor in interest, shall comply with any conditions adopted as part of any required approval as well as the code requirements from other City Departments, including the Fire Department.

BG. No construction shall be permitted that results in the injury or removal of a landmark, native, or specimen tree as defined under Chapter 8.52 unless findings are made pursuant to Chapter 8.52 of the Pasadena Municipal Code.

BH. The creation of a flag-lot subdivision shall not be permitted.

PD - 12 - Walnut-Los Robles

The following development standards shall apply to the property reclassified in Section 2 of Ord. 6144:

That portion of the property formerly in Central District 3 (CD-3) shall be used only for visitor accommodation: hotels and motels as defined in Chapter 17.16 or any other use permitted or conditionally permitted in CD-3 by Section 17.33.040. All of the land use regulations, additional use regulations and development standards of CD-3 that are not inconsistent with these development standards shall apply. In cases of conflict, these development standards shall prevail. That portion of the property formerly in Central District 16 (CD-16) shall be used only for the uses authorized in CD-16 by Section 17.33.040 of this code or any other uses authorized in CD-16 by Section 17.33.040. All of the land use regulations, additional use regulations and development standards of the CD-16 which are not inconsistent with these development regulations shall apply. In cases of conflict, these development standards shall prevail.
The total height of the hotel building shall not exceed 145 feet measured from the natural grade to the top of building. The height of the hotel building shall not exceed 130 feet measured from the natural grade to the eave as shown on Exhibit 4 of Ord. 6144. The space between 130 feet and 145 feet shall be devoted to an architectural feature, and may not be occupied for any use other than mechanical equipment. The height of the office building shall not exceed 105 feet measured from the natural grade to the bottom of the eave.
A sloping roof to screen mechanical equipment may extend beyond such limit not more than 15 feet. The other specific heights shown on Exhibit 4 of Ord. 6144 may be increased 5 feet or 5 percent, whichever is greater, provided there is no increase in net rentable space.
There shall be a minimum of 850 parking spaces. Fifty percent of these spaces may have compact car stall dimensions.
The parking provided for the hotel may use tandem parking with an attendant on duty. No more than 15 percent of the parking requirement of condition No. 4 above may be achieved through tandem parking. Within the parking required by condition No. 4, no tandem parking will be included for the office building. Such building shall meet the parking requirements of the Pasadena Municipal Code.
The maximum site coverage for Parcels B, D, E and F shall not exceed 43 percent. The maximum site coverage for parcels B and D together shall not exceed 45 percent.
There shall be substantial compliance with the interior setbacks shown on Exhibit 5 of Ord. 6144, entitled "Walnut-Los Robles PD Setbacks."
The Odd Fellows Temple shall be relocated to another site in the city of Pasadena in accordance with the provisions of the Second Amended Restated Owner Participation Agreement (the "OPA") dated December 28, 1985, and incorporated herein by this reference.
If the cultural heritage commission determines that Hutch's Barbeque Restaurant is capable of being relocated using the criteria of Section 2.46.140 of this code, it shall be made available free of charge to anyone wishing to assume financial responsibility for relocating it. Such relocation must occur within sufficient time so that the applicant may meet its obligations in the schedule of performance in the OPA.
The project shall be submitted to the design review committee for its review and approval. This submittal shall include a signage plan and a landscape plan. The project shall maintain substantial compliance with Exhibits 4 and 5 (Proposed Walnut/Los Robles PD, Height Limits - Site Plan, and Elevations) and the model of the proposed project presented at the Planning Commission meeting of February 19, 1986.
Prior to the issuance of any building permits, the applicant (Maguire/Thomaz Partners/Pasadena Center Ltd.) shall submit a transportation systems management plan (TSM plan) which contains the following minimum requirements:
1. Promote ride-sharing (i.e. carpools and vanpools) among project employees, including preferential parking for ride-sharing vehicles;
2. Encourage use of mass transit by employees and shoppers;
3. Provide bicycle racks to encourage employees and shoppers to ride bicycles to the center; and
4. Encourage employment of people from the nearby residential neighborhoods.
  Such plan shall be submitted to the director of public works or his designee for his review and approval. No building permits shall be issued until such plan has been approved.
All reasonable efforts shall be made to:
1. Reduce the consumption of natural gas and electricity; and
2. Use energy-conserving design and construction materials. The applicant shall consult with the city's energy coordinator to achieve to the maximum energy conservation which is feasible.
During the grading period, the construction site shall be watered down at least twice daily to reduce construction-related emissions of dust. Grading shall be ceased during periods of high wind.
The applicant shall assume financial responsibility for assessing the current condition of sewers serving the site and shall pay for any necessary repairs and/or upgrading required to service this project. Such assessment and repairs and/or upgrade shall be to the satisfaction of the department of public works. The cost of any additional repairs and/or upgrade beyond those required to service the project shall not be the responsibility of the applicant.
The applicant shall widen portions of Los Robles Avenue from Union Street to just south of Walnut Street in conformance with the OPA.
Approval of this PD is contingent on the use of parcels E and F as open space to preserve the view corridor to city hall.
There shall be pedestrian access in the East City Hall View Corridor as defined in Section 17.33.080(K).
All roof-mounted mechanical equipment shall be screened from view.
Construction activities shall take place only from 7:00 a.m. to 7:00 p.m., Monday through Saturday.
The applicant shall screen construction activities from the adjacent land uses with fences.
The parking surfaces in the parking structure shall be treated to reduce noise from vehicle tires.
Exhaust fans in the parking structure shall be vented to the west side of the hotel and office structures but away from All Saints Church and the Maryland Apartments.
If the OPA is terminated, either by the applicant/participant or the Pasadena Community Development Commission in conformance with the provisions of the OPA, the city shall initiate a change of zone to terminate this Walnut-Los Robles Planned Development, reverting to the CD-3 and CD-16 requirements. This action shall occur within 30 days of the termination of the OPA.
The applicant shall comply with the "Affirmative Action Plan" and "Analysis of Internal Work Force" as specified by the OPA.

PD - 13 - Marengo-Bellevue

The following development standards apply to the property reclassified in Section 1 of Ordinance 6168:

A minimum of 270 parking spaces shall be provided on-site.
A minimum of 27 units shall be affordable to persons of low and moderate income to satisfy bond requirements.
Mirrors, speed humps and clearly visible directional signs shall be provided in the subterranean garage.
All spaces in deadend aisles shall be assigned for residential use only.
Any historic structures relocated to this site must be located along the Marengo Avenue frontage.
The applicant may relocate two other architectural and historically significant houses of appropriate quality and scale if he is unable to secure the historic structures identified in the final EIR, without obtaining an additional Conditional Use Permit. These houses shall be approved by the cultural heritage commission and cannot exceed the combined total square footage of the historic structures identified in the EIR and proposed by the applicant to be relocated to this site. The footprint of the alternate structures cannot exceed by 5% the footprint of the approved historically significant structures.
Access to the development is restricted to Marengo Avenue and Waldo Avenue.
A setback of 20 feet along Bellevue Drive and Waldo Avenue shall be provided.
Landscaping and irrigation shall be installed in accordance with a detailed plan to be submitted to and approved by the Zoning Administrator prior to issuance of any building permits. The plan shall include drought-resistant plant materials and low-volume irrigation where practicable. Special attention shall be paid to developing subactivity areas (i.e., play areas, outdoor eating, turf areas etc.). Furthermore, additional perimeter walls and landscaping to screen the project from adjacent properties shall be provided.
All residential units on the site at the time the applicant filed his application for this zone change which are deemed significant by the cultural heritage commission shall be relocated within the city of Pasadena or the city of Altadena.
All roof-mounted mechanical equipment shall be screened so that it is not visible from the public right-of-way.
All construction crew vehicles shall be parked on the construction site. In addition, during the construction of the foundation of the structures the construction crew shall find alternative parking for their vehicles other than the streets immediately adjacent to the project.
All land use regulations, development standards and performance standards of the RM32-OC and the RM-32-HL36 districts not inconsistent with these development regulations shall apply to the development of this property.
In those areas where the historical structures are to be located, such areas shall be sufficiently landscaped and maintained until such time as the structures are actually placed on the site.
The hours of construction are limited to 7:00 a.m. to 7:00 p.m., Monday through Saturday.
The applicant shall keep all sidewalks adjacent to the proposed project clean and free of construction materials during construction.
Outdoor recreation areas designed especially for children shall be included on the site plan.
All commercial tenants on the site must use the subterranean parking structure; all leases for office space in commercial offices must contain a clause stipulating that the subterranean parking will not be available to office tenants after 6:00 p.m.

PD - 15 - Huntington Hotel

The following development standards apply to the property reclassified in Section 1 of Ordinance 6188:

As used in these conditions, the term "Tower building" shall mean the existing 6-story structure and the adjacent wings on either side.
There shall be a maximum of 300 hotel rooms in the Tower building, 60 rooms in the Lanai Annex, 20 rooms in the Royce Manor and 27 cottages.
The city of Pasadena shall institute zone change proceedings to reestablish single-family residential zoning districts (RS-2 and RS-2HD) if the applicant has not received a building permit within 24 months of the effective date of this PD-15 District. The city of Pasadena shall also institute a zone change to reestablish the RS-2 and RS-2HD zoning if the hotel use ceases on this site. Such initiation of zone change proceedings shall occur within 24 months of the termination of the hotel use.
The project shall consist of:
1. A Tower building whose exterior appearance and height (as shown in Exhibits 1 through 10 of Ordinance 6188) will replicate the approximately 112-foot-high tower currently located on this site;
2. A rehabilitation of existing cottages and banquet rooms;
3. The construction of new parking facilities.
The Tower building shall have a maximum height of approximately 112 feet measured from finished grade to the parapet on the north side of the building. The wings of the hotel on either side of the Tower building shall have a maximum height of approximately 64 feet. These heights are to be in substantial conformance to the heights of the existing Tower building which will be specifically determined in accordance with condition 6. The term "substantial conformance" shall mean that there is not more than a 5% Variance.
The applicant shall provide a Historic Structure Report which will include all of the following:
1. A complete photo documentation of the existing Tower building and adjacent grounds. These photographs will be used to document the more ethereal aspects of replication such as hue, texture, and natural growth of landscaping;
2. The items identified in the National Park Service (NPS) Circular No. 28;
3. A site plan which documents existing building footprints; and
4. Measured drawings of all existing Tower exterior building elevations prepared in accordance with Historic American Building Survey (H.A.B.S.) standards. The drawings, which may include existing drawings, will document the existing height and massing of the Tower building and landscaping, including grades around the Tower building. The Historic Structure Report, and H.A.B.S. drawings and other as-built drawings shall be commented on by the cultural heritage commission and reviewed by the Planning Commission.
The city shall submit the approved Historic Structure Report and H.A.B.S. drawings to the National Park Service (NPS) Western Regional Office and the State Historic Preservation Officer (SHPO) for review and comment. If the NPS and SHPO do not respond within 30 days of receiving the documents from the city, it shall be presumed that the NPS and SHPO have no comments. Major items of concern for city staff evaluation of the replication which shall be reviewed against the H.A.B.S. drawings and photo documentation include:
1. Height and configuration of tower observation deck;
2. Re-creation and placement of all existing exterior features;
3. Match exterior color and texture of gunite and reuse or match roof tiles;
4. Maintain the same type of fenestration, including size, material, reveal and location;
5. Reuse or replicate in the same material, significant interior architectural details and fixtures such as plaster wall sconces and panels, and decorative glass windows that now exist as identified in the Historic Structure Report. The applicant will not be required to restore interior details that do not exist on the date of the approval of PD-15 by the City Council. The following latitudes have been identified in the Final Environmental Impact Report (FEIR) and shall be allowed in this review:
  1. Wings can be five feet wider than the existing wings;
  2. The ground floor may extend an additional twenty-six feet in a curved shape to the south;
  3. Twenty rooms can be created in a semisubterranean floor at the base of the tower around the horseshoe garden; and
  4. New construction attached north of the Tower and relocation of its historic location.
The applicant shall not demolish any historic structures other than those (the Tower building including appendages around the courtyard and Rose Villa) identified in the EIR. Individual demolition permits for structures over 50 years old must be submitted to the cultural heritage commission and shall be reviewed in a timely manner by the cultural heritage commission.
The applicant shall meet all existing building codes on the replicated Tower building and the State Historic Building Code on the other buildings as applicable.
All roof-mounted mechanical equipment shall be screened within the shell of the existing buildings or replicated structure.
The north parking lot shall be redesigned in such a way as to preserve, to the maximum extent feasible, the mature Canary Island pines.
The applicant shall submit a transportation systems management program for approval by the director of public works prior to the issuance of a certificate of occupancy that will at a minimum:
1. Provide an employee parking plan that will ensure that employees do not park on residential streets surrounding the site;
2. Encourage use of mass transit by employees;
3. Promote ride sharing; and
4. Provide a plan to discourage nonhotel guests from using hotel parking, especially when taking the airport buses.
The applicant shall ensure that the Oak Knoll vehicle entrance shall be designed to minimize light, glare and noise impacts on residences east of Oak Knoll. The entrance shall also be designed to discourage traffic from using Hillcrest Avenue as a route to or from the hotel. Plans for such redesign shall be submitted within 6 months of the effective date of the ordinance establishing PD-15 or earlier to the Planning Commission for approval prior to the issuance of a building permit.
There shall be no overnight parking of buses.
The bus holding area shall be relocated away from the entrance and adjacent to the Annex building. Acoustical barriers shall be contracted to minimize noise impacts on nearby residences. Hours of operation for diesel airport buses shall be restricted from 6:00 a.m. to 10:00 p.m. and shall be subject to review by the Planning Commission. After review and consultation with the Oak Knoll Improvement Association, the plan for managing the bus trips to and from the site shall be submitted to and approved by the Planning Commission prior to the issuance of a certificate of occupancy for the hotel buildings.
The applicant shall submit a complete landscape plan to the design review committee and the Planning Commission for approval prior to the issuance of any building permits. Such plan shall include a tree retention and removal plan, an automatic sprinkler system, and the landscaping featured therein shall complement the integrity of the entire project site.
Except as required in Condition No. 11, the applicant shall replace any mature trees and bushes removed as a result of this project with specimen trees on a one-time basis.
The applicant shall assume financial responsibility for assessing the current condition of sewers serving the site and shall pay for any necessary repairs and/or upgrading (on-site or off-site) required to serve this project. Such assessment and repairs and/or upgrade shall be to the satisfaction of the department of public works. The cost of any additional repairs and/or upgrade beyond those required to service the project shall not be the responsibility of the applicant.
The applicant shall reduce the use of natural gas and electricity to the extent feasible and shall use energy conserving design and materials according to city standards as determined by the city's building official. Should energy conservation methods conflict with replication objectives, the Planning Commission must approve any solutions.
The applicant shall use sound insulation on construction equipment.
The applicant shall reduce construction-related emissions of dust by watering the site at least twice daily and cease dust-producing demolition and grading activity during periods of high winds.
All construction activities are restricted to the hours of 7:00 a.m. to 7:00 p.m., Monday through Friday, 9:00 a.m. to 5:00 p.m. on Saturday and no construction activities on Sunday.
Construction activities shall be screened from adjacent land uses with plywood walls as approved by the Zoning Administrator.
The developer shall remove and dispose of all hazardous materials related to the project in conformance with OSHA, EPA and state and municipal requirements.
The applicant shall submit a construction transportation system management program for approval by the director of public works prior to the issuance of building permit that will at a minimum:
1. Establish a reasonable route and number of truck trips to be permitted going to and from the site during the demolition and construction phases of the project;
2. Provide a parking plan for construction-related vehicles that will ensure that they are not parked on the residential streets surrounding the site;
3. Provide noise equipment on the construction site to monitor the noise level to ensure compliance with existing noise standards. If the developer exceeds noise standards, the project shall be brought immediately into compliance. The noise level during the construction phase shall not exceed the level authorized in the noise ordinance for construction sites; and
4. The applicant shall identify an additional alternative route, other than the primary route, which can be used by construction vehicles during the demolition and construction phase of the project.
The applicant shall record a covenant which contains a requirement that it make good faith efforts to employ minority-owned and female-owned businesses as contractors or subcontractors in the construction phase of the project. The applicant shall record a covenant similar to the covenant recorded for PD-10 (Lake/Colorado).
The applicant (or any other person operating the completed hotel pursuant to a management
contract with the applicant) shall enter into an agreement with the city of Pasadena to recruit first from employment development programs in the city of Pasadena. Such agreements shall at a minimum provide that the applicant or the hotel manager shall cooperate with the city to identify the types of job opportunities which will exist in the hotel, assist in the development of training programs for such jobs, and interview graduates of such training programs when job openings exist.
Within 6 months of the effective date of the ordinance establishing this PD, and prior to the
issuance of any building or demolition permits, the applicant shall submit evidence of financial
ability to complete the project to the reasonable satisfaction of the city manager. In determining whether the applicant's financial backing is adequate for the successful completion of the project, an independent financial consultant shall be retained by the city to assist the city manager and a subcommittee of the City Council. The city manager shall report to the Planning Commission on his findings, which shall be approved by the Planning Commission and the City Council prior to the issuance of any building or demolition permits.
Prior to the issuance of any demolition permits on the site, the applicant or the project contractor shall post a completion bond (a bond that the project will be completed in accordance with the terms and conditions of this PD) for all new construction equal to the valuation, as determined by the building and development services administrator. The applicant shall select a bond carrier that has an FAA rating. Such completion bond shall be approved by the City Council.
The Planning Commission shall review the applicant's progress toward compliance with the
conditions of this PD within 6 months of the PD effective date or earlier at the applicant's request. The review of compliance with PD standards shall take place during a legally noticed regular meeting of the Planning Commission. At the time of such review, the Planning Commission shall determine if subsequent reviews are appropriate.
The hotel shall be constructed and operated as a 4-star luxury hotel. The applicant shall enter into an agreement with a qualified operator of a 4-star luxury hotel prior to the issuance of any building permits on the site. Before such operator is approved as being capable of operating a 4-star luxury hotel, the city shall consult with Laventhol and Horvath, Inc. and Pennel Kerr Foster, Inc. to obtain two expert opinions regarding whether such operator qualifies. Both experts must opine that the operator qualifies.
Thirteen of the existing cottages may be used for residential dwelling units and may, if approved by the Advisory Agency, be subdivided into separate lots. Only the following structures may be used as residential dwelling units:

Harton Hall;*

Sayre;

Fairview;

Anchorage;*

El Nido;

Valley View;*

Clovelly;*

Howard;

Chanceview;

Mariner;

Spaulding;

Ferncroft; and

Clara Vista.

All cottages shall be limited to single-family residential use, except for those identified with an asterisk, which may contain 2 single-family dwelling units, for a maximum total of 17 units.

The cottages, subject to this PD amendment, shall conform to the building footprints as shown on the site plan dated August 7, 1991, on file with the office of zoning administration.
The lot sizes, if any lots are created, for the cottages shall be within the following ranges:
1. Minimum lot size = 3,580 square feet
2. Maximum lot size = 22,960 square feet
The setback requirements for the cottage lots shall be within the following ranges:
1. Front yard = 0 feet to 48 feet
2. Side yard = 0 feet to 78 feet
3. Corner side yard = 21 feet*
4. Rear yard = 2 feet to 86 feet
  * Applicable to Clara Vista only.
One double car covered parking structure shall be provided for each individual lot that is approved, up to a maximum of 17 structures, to serve the off-street parking requirements of the cottages identified above. The parking structures shall not exceed a maximum height of 20 feet, and shall conform to the standards contained in Chapter 17.68 of the Pasadena Municipal Code, except as otherwise shown on the revised parking plan dated November 22, 1991, on file with the office of zoning administration (hereafter "the revised parking plan").

AG. Commercial uses on the site shall be limited to those reasonably related to hotel uses as
determined by the Zoning Administrator. These uses shall include but not be limited to the
following:

Retailing of goods and services from the following establishments:

Travel agencies;

Apparel shops;

Bakeries;
Barber shops and beauty shops;

Book stores;

Drug stores;

Florists;

Gift shops;

Greeting card shops;

Stationers.

Business and professional offices integral to the function of the hotel; and/or marketing and property management of the estates of the hotel.

Should the Carriage House (Annex Building, Lot #2, Tract 46388) be sold separate from the hotel property (Lot #1, Tract 46388) the uses allowed within the Carriage House shall remain those established by PD-15. Any change from these established hotel related uses shall require a change in the zoning designation of the Carriage House property.

Design approval by the planning director shall be required for all exterior rehabilitations, alterations, and minor additions. Design approval by the design commission shall be required for new construction of freestanding buildings and major additions to existing buildings. The planning director shall determine which additions are major for purposes of design review. All design approvals shall comply with the Secretary of the Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings. Design review decisions of the planning director may be appealed by the applicant to the design commission. The design commission may not call up for review decisions of the planning director. Design review of interior rooms shall be restricted to the Georgian and Viennese Rooms only and shall be conducted by the design commission.
The applicant shall provide a minimum of 686 parking spaces. The parking configuration shall
conform to the revised parking plan.

The hotel may use tandem parking with an attendant. No more than 35% of the total parking requirement may be achieved through tandem parking. The use of tandem parking and compact parking stalls shall conform to the revised parking plan.

Any parking spaces reserved for use related to the Carriage House must be available for use by all Carriage House retail tenants and visitors, and may not be reserved for the exclusive use of any single tenant or its visitors.

All hotel and commercially-related parking shall be in place prior to the issuance of a final certificate of occupancy for the Ritz-Carlton Huntington Hotel and the Carriage House (Lot #2, Tract 46388). The construction of the covered parking structures shall be phased in accordance with the development and rehabilitation of the individual cottages, so that the required parking is in place for each cottage prior to its conversion to residential use.

The Planning Commission shall review the revised parking plan at a duly noticed public hearing one after the effective date of the ordinance amending this PD-15. The purpose of the review is to evaluate the adequacy of the revised parking plan, with particular emphasis on the impact of parking on surrounding residential neighborhoods.

If the commission finds, on the basis of evidence presented at the hearing, that the parking is inadequate to meet the demand for the PD-15 site, it may recommend amendments to the PD-15 development standards and PD plan as deemed necessary. In addition, if hotel occupancy has initially reached stabilization as defined herein, the commission shall require the imposition of one of the following remedial measures: provision of 1) additional on-site parking spaces up to a maximum of 114 spaces, of which 15% or fewer may be tandem parking, subject to a plan to be approved by the commission; or 2) permanent off-site parking for all nonmanagerial level employees, subject to a parking management plan to be approved by the commission; or 3) a combination of an off-site parking plan and creation of additional on-site parking of fewer than 114 parking spaces. The parking management plan must provide that the use of the off-site parking is mandatory for nonmanagerial hotel employees, and includes an off-site employee check-in system and continuous shuttle service to the hotel. As used herein, "stabilization" means at least 74% hotel room occupancy for a period of twelve consecutive months. In order to verify stabilization, the hotel owner and/or operator shall cooperate with the city and shall supply any data reasonably necessary to determine stabilization.

Evidence that may be considered by the commission in making a finding of inadequate parking may include without limitation the number of parking attendants provided by the hotel; the amount of any charges, including gratuities, for parking on-site; and the efficiency and promptness of the system for vehicle retrieval.

In addition to the one-year parking plan review, and subsequent reviews if deemed appropriate by the Planning Commission, the commission may also conduct such a review, at a duly noticed public hearing as provided above, and may make the finding and impose remedial measures as specified above, at the request of the board of directors of the Oak Knoll improvement association, made in writing and accompanied by evidence to support a finding of inadequate parking. Such a request may be made at any time after hotel occupancy has initially reached stabilization as defined above. (See Interpretation)

PD - 16 - Jet Propulsion Laboratory (Employee Parking)

The following development standards shall apply to the property reclassified in Section 1 of Ordinance 6191:

Site B as shown on Exhibit 1 attached hereto and incorporated herein by this reference shall be restricted to the uses permitted or conditionally permitted within the open space zoning designation of the Pasadena Municipal Code (P.M.C. Chapter 17.36). The existing parking lot leased to the Jet Propulsion Laboratory ("JPL") for temporary employee parking located on Site A as shown in Exhibit 1 shall be permitted to continue as an employee parking lot. All regulations of the open space (OS) zoning district shall apply. In the event of a conflict, the provisions of this PD shall apply.
JPL shall restore and/or landscape the subject properties at the termination of the parking lease. Such restoration or landscape improvements shall be subject to a negotiated agreement between the city and JPL at that time. The cost of such landscaping improvements or restoration shall not exceed a reasonable determination of the cost to restore the property in a condition which existed on the effective date of the ordinance establishing this planned development. In addition, this agreement shall provide for the cost of appropriate landscaping on the immediate eastern and southern perimeter of the JPL property adjacent to the sites.
Aisle and parking stall dimensions shall be in conformance with city standards and shall be approved by the public works department.
Rerouting and surfacing of the equestrian trail shall be the responsibility of JPL and shall be agreed upon by a representative group of equestrian interests in the area and JPL. The temporary parking use shall be designed so as not to interfere with existing recreational activities, specifically the continuous access along the equestrian trail and safe and convenient crossing for horses where the trail meets the parking lot egress and ingress easement.
Mitigation measures shall be taken to ensure that erosion on and surrounding the site will not increase. Plans for such mitigation measures, including drainage facilities and landscaping, shall be submitted to the city for approval prior to the issuance of any grading permits on the site. Any erosion damage which may occur to the equestrian trail as a result of the proposed alteration to provide for parking shall be repaired by JPL.
The proposed improvements (landscaping, equestrian trail, maintenance and access) shall be reviewed and a status report prepared and presented to the Planning Commission by the planning staff 30 to 60 days after approval by the City Council and again one year later.
JPL shall use these lots for employee parking only. If the lots are not being so utilized, their reversion back to open space use may be instituted as described in condition B above.

PD - 17 - Rose Townhomes

The following development standards shall apply to the property reclassified in Section 1 of Ordinance 6228:

The site shall be limited to residential uses and other accessory uses related to residential uses as determined by the Zoning Administrator.
The project density shall not exceed 184 units nor 12.9 dwelling units per net acre.
The lots fronting on Rose Avenue or Woodlyn Road shall be at least 5,000 square feet in area.
All other lots in the project shall be at least 2,393 square feet in area.
Lot coverage on lots fronting Rose Avenue or Woodlyn Road shall be limited to a maximum of 40% of the total lot area.
Lot coverage on all other lots in the project shall be limited to a maximum of 50% of the total lot area.
The front yard for lots fronting Rose Avenue or Woodlyn Road shall be a minimum of 20 feet in depth.
The front yard for all other lots in the project shall be a minimum of 10 feet in depth; and when garages open to the street, the front yard shall be a minimum of 18 feet in depth (measurement is to be taken from the rear of the carriage walk or sidewalk to the garage door or wall plane facing the street, as shown on Exhibit C), entitled Site Plan, dated September 23, 1987 (hereinafter, Exhibit C).
Lots fronting Rose Avenue or Woodlyn Road shall have a "0" side yard along one side lot line, and a 10-foot minimum side yard along the other side lot line. All other lots shall have a "0" side yard along one side lot line and a 5-foot minimum side yard along the other side lot line, provided that in no event there be less than 10 feet between the adjoining residences.
There shall be a minimum 10-foot setback along any side yard abutting a street. This requirement applies to all corner lots in the project.
There shall be a minimum 25-foot rear yard on lots fronting on Rose Avenue or Woodlyn Road. There shall be a minimum 15-foot rear yard on lots fronting on Washington Boulevard. On all other lots, there shall be a minimum 10-foot rear yard.
No building in the boundaries of this planned development shall exceed two stories or 24 feet in height. The wall along Washington Boulevard shall not exceed 6 feet in height; provided, however, that in the area impacted by drivers' line of sight considerations the wall shall not exceed 4 feet in height. The impacted area extends from the northerly boundary of the southerly driveway into the planned development from Washington Boulevard to a point 350 feet north along the Washington Boulevard frontage. Both height measurements shall be made from the finished grade.
The applicant shall submit a landscaping plan for review and approval by the Zoning Administrator and the design review committee; such approval must be obtained prior to the issuance of any grading permits. This plan shall include:
1. Tree retention and removal. Special effort should be given to preserving existing mature trees on the site. If retention of the clump of three oaks at the entrance of the project (as shown on Tree Inventory Plan I kept in the zone change file) is not feasible, the applicant shall replace it with a 48-inch box tree (Oak) in the common recreation area as shown on Exhibit C.
2. (1) 36-inch box tree shall be planted in the front yard of each interior lot.
3. (2) 36-inch box trees shall be planted in the front yard or side yard of each corner lot.
4. Automatic irrigation systems shall be installed on all front yards, side yards adjacent to the street, in the common recreation area, and in the area next to the wall on Washington Boulevard as shown on site plan, Exhibit C of Ordinance 6228.
5. The outer perimeter of the wall along Washington Boulevard and along the Pasadena High School property line shall have vines (e.g., creeping fig) growing on them to deter graffiti and to soften their appearance. In addition, 15-gallon trees shall be planted along the wall on Washington Boulevard at intervals of 52 feet approximately in the area shown on the revised site plan (Exhibit C of Ordinance 6228) where a minimum 5-foot setback is provided.
6. Street trees along Washington Boulevard, Woodlyn Road and Rose Avenue shall be in accordance with Public Works Department requirements.
7. A landscaping treatment shall be developed to break up the large areas of concrete on the driveways of lots 29 and 30.
The applicant shall submit a parking plan for review and approval by the Zoning Administrator prior to issuance of any building permits. Said plan shall include:
1. All driveways shall be paved with concrete;
2. Automatic garage door openers shall be provided for each unit;
3. The developer shall implement the sight distance improvement measures (striping plan on Washington Boulevard) recommended in the EIR (page IV-36);
4. Use of the emergency driveway on Rose Avenue for any purpose other than emergencies shall be limited to the date of the Rose Parade only and the 3 days immediately following the Rose Parade. Access through this driveway shall be controlled with a locked gate approved by the Fire Department;
5. Fire Prevention Bureau approval of posting and general fire flow for the site so that all required fire prevention measures are included (This requires specific posting of no parking on one side of each driveway);
6. If a left-hand turn aisle on Washington Boulevard (at the entrance of the project) is deemed necessary by the public works department, the applicant shall coordinate with this department for any required street improvements.
The applicant shall submit a street lighting plan for approval by the design review committee prior to the issuance of any grading permits. Said plan shall include:
1. All outdoor illumination for the completed project shall be positioned such that it will not spill over onto surrounding residential properties.
2. Street lights shall be installed along the driveways within the interior of the project as required by the Pasadena Police Department for crime prevention. The type of street lighting fixtures shall be determined by the design review committee.
3. Street lighting along Rose Avenue, Woodlyn Road and Washington Boulevard shall be installed in accordance with the requirements of Public Works Department. The type of lighting fixtures shall be determined by the design review committee.
Because the noise level from traffic on Washington Boulevard exceeds 60 db Ldn on the property, the applicant must submit a sound insulation study verifying that the construction materials and techniques proposed will provide interior noise levels in accordance with state standards. This sound insulation study should be based on estimated future traffic volumes on Washington Boulevard which may be obtained from the department of public works. If the wall referred to in condition L is built for noise attenuation, only second story rooms and units adjacent to entry and exit driveways will require special sound insulation in construction.
All construction activity (including the starting of equipment and machinery and trucks idling on Washington Boulevard) shall be restricted to the hours of 7:30 a.m. to 5:30 p.m., Monday through Friday and from 8:00 a.m. to 1:00 p.m. on Saturdays. No construction shall be conducted on Sundays. [PRIOR TO COMMENCING ANY CONSTRUCTION ACTIVITY, THE DEVELOPER SHALL POST AND MAINTAIN A SIGN STATING THE WORKING-HOURS RESTRICTIONS. (THE SIZE AND LETTERING USED IN SUCH SIGNS SHALL BE APPROVED BY THE ZONING ENFORCEMENT SUPERVISOR.) THE SIGNS SHALL BE POSTED AT THE MAIN ACCESS POINTS FOR CONSTRUCTION PURPOSES, AND AT THE CONSTRUCTION TRAILER. ALSO, THE DEVELOPER SHALL HIRE A SECURITY SERVICE THAT WILL BE ALSO RESPONSIBLE FOR ENFORCING THE WORKING HOURS RESTRICTIONS DURING CONSTRUCTION AND SHALL INCLUDE IN THE CONTRACT WITH ANY SUB-CONTRACTOR A PROVISION STIPULATING THE WORKING HOURS RESTRICTION.]
Construction activities shall be screened from adjacent land uses with additional temporary, solid fencing, eight feet in height, on the west, north and south boundaries of the property.
The on-site project/site manager during construction shall have equipment to monitor noise levels to ensure compliance with the noise ordinance.
The applicant shall prepare a Construction Transportation System Management Plan to be reviewed and approved by the Public Works Department prior to the issuance of any grading permits. The plan shall include:
1. A description of the route(s), alternate route(s) and number of truck trips to and from the site during construction;
2. A parking plan for the construction-related and employee vehicles which must contain a prohibition against parking on residential streets.
3. Employee and construction vehicles shall enter and leave the interior of the job site from Washington Boulevard only and shall enter and leave the Rose Avenue and Woodlyn Road portions of the job site from the intersection of Woodlyn Road and Washington Boulevard only.
Prior to the issuance of any grading permits, the applicant shall eradicate the gopher population on-site using either poison bait or aluminum phosphide.
The applicant shall reduce construction-related emissions of dust by watering the site at least twice daily and cease dust producing grading activity during periods of high winds.
The PD plan shall be subject to design review committee review and approval as specified by the Zoning Code ( Chapter 17.92). The following shall be considered during the review:
1. The frontage of residences along Rose Avenue and Woodlyn Road shall show a variety in building design. The units fronting these streets shall be particularly different in "massing and composition", not just in finish material. Also, placement and orientation of garages shall be carefully considered.
2. Seventy-four units shall feature the "shared driveway" concept or have garages facing different streets.
3. The design and treatment of the wall along Washington Boulevard shall be architecturally compatible with the buildings in the project. Special attention should be given to the articulation and materials and finish of the walls and fences.
4. Buildings fronting Rose Avenue or Woodlyn Road shall have an overall design that achieves compatibility with the scale and massing of the existing residential neighborhood.
There shall be a total of three different building elevations on the single family detached units on Rose Avenue or Woodlyn Avenue, each showing different massing and rooflines.
Prior to the issuance of any building permits, the developer shall record a covenant (this covenant shall be part of the unit's sale contract), approved by the city attorney's office, to ensure the following:
1. All lots with buildings covering 50% of the lot area will not be permitted to increase the present lot coverage, except with a structure that is unenclosed and with roofs 50% or more open.
2. All units, except those fronting on Rose Avenue or Woodlyn Road shall have a homeowners' maintenance association responsible for maintenance of the masonry wall on the east and south side of the property, all common areas including the recreation area, the landscaped strip along Washington Boulevard, and the private driveways and related improvements such as carriage walks, gutters, sewers, lights, and required posting for fire flow purposes. Prior to the issuance of any building permits, the exact list of items which must be maintained by the homeowners' association shall be submitted to the Zoning Administrator for his review and approval.
3. The developer shall make a good faith effort to employ minority-owned and female-owned businesses as contractors or subcontractors in the construction phase of the project. The applicant shall record a covenant similar to the covenant recorded for PD-10 (Lake/Colorado).
4. The homeowners' association shall hire a private security service to provide adequate patrolling service to all residences in the interior of the project. Such security service shall also be responsible for enforcing the parking restrictions in condition N-4.
5. The homeowners' association conditions, covenants and restrictions (CC&R's) shall include a provision, to the satisfaction of the city attorney's office, allowing access to licensed peace officers and law enforcement officials for routine patrol of the areas within the project.
6. The homeowners' association CC&R's shall contain provisions satisfactory to the Risk Manager and the city attorney's office assuming liability for the driveways and their maintenance, and agree to indemnify the city of Pasadena and its employees and officers against personal injury including death, property damage or other liability arising out of the use of the land, and maintaining insurance or reserves in such amounts and in such type at the sole discretion of the risk manager.
7. The homeowners' association CC&R's shall contain a provision to prohibit use of the "emergency driveway" as a regular means of ingress or egress to and from the property at any future time.
The applicant shall file a tract map to subdivide the property within 120 days from approval of this application by the Planning Commission. If the map is approved, he shall diligently pursue said map to recordation.
The applicant shall file a request to vacate the easterly 15 feet along portion of Rose Avenue with the public works department prior to approval of the subdivision map application.
The recommendations made in Pages 6 to 10 of the Soils and Engineering report by Geo Soils, Inc., included in the EIR, shall be incorporated into the grading, design and construction considerations on the site.
Energy efficient building materials and heating and cooling systems to reduce natural gas and electricity consumption shall be used in the project.
A location map at the entrance of the project and roof top addresses shall be provided, as required by the Pasadena Fire and Police Departments, for easy identification of the units within the development.
At each entrance, a sign shall be posted and maintained stating that the street is a private drive and not owned or maintained by the city of Pasadena. (The language and size of lettering used in such sign shall be approved by the city attorney's office.)
The street improvements required by the public works department along the east side of Rose Avenue shall extend further south to join the existing street improvements at the intersection of Rose Avenue and Cooley Place per revised conditions #4 and #12 of Parcel Map #17275.
The construction shall be in phases with the first phase being the single-family residences on Rose Avenue and Woodlyn Road. During the phased construction of the project, undeveloped portions of the site shall be maintained nuisance free and in accordance with Building Code requirements for sites under construction (Pasadena Administrative Code, Title 14.03, Section 104 (e)).
Within one year of the final discretionary approval required for this development, an assessment district shall be considered for street improvement on Woodlyn Road. The city traffic engineer shall determine the boundaries, and based on those boundaries, the developer shall pay his prorata share based on the assessed valuation of benefits within that area of benefit.
The developer shall dedicate additional land for park purposes and/or pay a park fee according to the following formula:
The maximum acreage dedication required per Quimby Act = 1.369 ac.
Approximate area in revised plan credited as park land = .688 ac.
Additional area to be provided = .681 ac.

Furthermore, if provision of additional park land entails reconfiguration of the site plan, the plan shall be subject to review by all city departments. In the calculation of the amount of land or fee, the applicant shall be credited with the amount of open space currently devoted to the common recreation areas. Such fee shall be paid prior to recordation of the final map.
All drainage from the proposed development shall be conveyed in a new storm drain system to be designed and constructed by the developer. Said drainage system shall be below ground, and shall pick up the existing drainage on Rose Avenue. The size and alignment, including any need to upgrade existing systems adjacent to the site shall be approved by the public works and transportation and shall conform to LACFCD standards. All approvals shall be made prior to issuance of any grading or building permits for this site.

PD - 18 - Colorado/El Nido

The following development standards apply to the property reclassified in Section 2 of Ordinance 6212:

The gross floor area leased to take-out restaurants and bars or taverns shall not exceed 4,800 square feet. The sum of the gross floor area for restaurants, take-out restaurants and bars or taverns in the entire project shall not exceed 15,100 square feet. No restaurant or take-out restaurant with a drive-thru business shall be permitted.
There shall be a maximum lot coverage of 25 percent.
No building shall exceed 36 feet in height or 3 stories except for architectural features containing no leasable space.
A minimum of 198 parking spaces shall be provided on the site.
Building setbacks shall be provided in accordance with Exhibit C entitled "Site Plan" dated July 23, 1987. The setback of the Building "B" wall facing El Nido Avenue shall be a minimum of 15 feet for the southernmost 80 feet of the building, and the remainder of the Building "B" shall be set back a minimum of 6 feet from the property line.
Building "A" at the southeast corner of Colorado Boulevard and El Nido Avenue shown on Exhibit C entitled "Site Plan" shall not be demolished. It shall be retained on the site in its current location. Plans for the restoration and renovation of such building shall be submitted to the cultural heritage commission. Approval of such plans must be obtained prior to the issuance of any building permits.
The entire project including Building "A" shall be subject to review and approval by the design review committee prior to issuance of any building permit. Specific attention shall be given to the doors along El Nido frontage. All doors retained shall be used as emergency exit doors only, not service doors.
A master sign plan shall be submitted for review and approval by the Zoning Administrator and by the design review committee, prior to issuance of any building permits.
Landscaping and irrigation shall be installed in accordance with a detailed plan to be submitted to and approved by the Zoning Administrator prior to issuance of any building permits. The plan shall adequately buffer the project from the adjoining residential area and screen the parking from view from the public right-of-way. In addition, the plan shall include drought-resistant plant materials and low-volume irrigation where feasible.
All other land use regulations, additional land use regulations, development standards, and additional development standards shall be in accordance with the CG (General Commercial) District regulations.
All project lighting (including lighting in parking lots) shall be designed to direct glare away from adjacent properties and to conform to Pasadena Municipal Code Section 17.68.160.
Refuse storage areas shall be integrated with the overall design of the project and shall be located so that they are not visible from the public right-of-way. Such storage must specifically comply with Ordinance No. 6211.

PD - 21 - Montgomery Engineering

The following development standards apply to the property known as 270-280 North Madison Avenue:
1. The land use allowed in this area is multi-family residential and accessory uses reasonably related to the permitted use as determined by the zoning administrator.
2. The maximum number of dwelling units shall be 48 residential units.
3. The building height of the residential development shall not exceed 60 feet measured from the existing grade to the highest point of roof.
4. The yards shall be in conformance with the attached site plan exhibited at the city council hearing on April 23, 2001.
  1. North side: 15 feet
  2. South side: 15 feet
  3. East side: 15 feet, except at the southeast corner of the building where a 30-foot yard is provided for a length of approximately 47 feet.
  4. West side: 20 feet to the front building face, 10 feet to the patio and 5 feet to the lowest portion of the front stairway.
    A landscape planter or strip of 5 feet in depth at the perimeter of the multi-family residential project shall be provided on the north, south and east side within the required yards. Landscape garden walls shall be limited to a maximum height of 2 feet. Any existing trees on the project site shall be maintained.
5. The project shall comply with the RM Urban Standards of the Pasadena Municipal Code, except as specified herein. Further, the project shall comply with the requirements for design review in Chapter 17.26.
6. All mechanical equipment shall be screened in accordance with Section 17.64.230.
7. Affordable housing shall be provided as required by Title 17 of the Pasadena Municipal Code in effect when building permits are issued for this project.
8. A solid masonry or concrete wall shall be provided at the common property line of 250 and 250 and 280 North Madison Avenue that separates surface parking from the proposed multifamily residential. Perimeter wall heights shall comply with the RM Urban Standards of Pasadena Municipal Code.
9. Parking shall conform to the requirements of Chapter 17.68 of the Pasadena Municipal Code and to the requirements of the Public Works and Transportation Department, except as specified herein. A maximum of 16 standard size tandem parking spaces shall be permitted for the residential project. Tandem parking spaces shall be designated to the same unit. All parking spaces shall be double-striped and with wheel stops.
10. The parking, trash enclosure, and loading areas shall conform to the requirements of the zoning ordinance and a plan showing all pertinent dimensions for these areas shall be submitted to the public works and transportation department for review and approval prior to the issuance of a building permit.
11. If gates are planned for the entrance to the parking area, the gates are required to be set in at least 20 feet from the property line so that vehicles will not block the sidewalk.
12. A landscape plan shall be submitted for review and approval by the zoning administrator and the design review commission prior to the issuance of building permits. This plan shall use a water-saving irrigation system and drought-tolerant plants wherever possible.
13. The developer shall file a tentative map for the creation of 48 air parcels and 1 land parcel within 6 months of a building permit, but prior to receiving a certificate of occupancy.
14. The developer is responsible for design, preparation of plans and specifications, and construction of all required public improvements. Plans for the above improvements shall be prepared by an engineer registered in the State of California. Upon submission of the plans to the public works and transportation department for checking, the applicant will be required to place a deposit with the department to cover the cost of plan checking and construction inspection of the improvements. The amount of deposit will be determined when the plans are submitted and will be based upon the estimated cost to the department for the work.
15. In order to improve pedestrian and traffic safety, the developer shall install a maximum of 1 new street light on or near the frontage of the property at 270-280 North Madison Avenue, including conduits, conductors, electrical services, pull boxes and miscellaneous appurtenant work. The type and hardware shall conform to current policies approved by the city council, and the locations shall be approved by the public works and transportation department.
16. The developer shall repair all damaged curb, gutter and sidewalk along the subject frontage. The developer shall close all unused drive approaches with standard curb, gutter and sidewalk. Madison Avenue was resurfaced in 1999, therefore; if any excavation is done on the street, the applicant shall restore a wider pavement area.
17. A deposit of up to $10,000 will be required to be submitted to the public works and transportation department prior to the start of construction or the issuance of a building permit to protect the abutting street improvements and to assure a clean and safe work site.
18. The developer shall submit a grading and drainage plan for review indicating the quantity of storm water runoff and how it will be handled prior to the issuance of a building permit. If the proposed improvement drains to the driveway, the developer shall construct a grate drain in the driveways at the back of the sidewalk. The drain shall discharge to the street in an approved curb outlet.
19. If the developer removes or damages any existing street trees, the developer shall replace the street trees(s) by placing a deposit in an amount determined by the public works director for the city to plant the new tree(s). The developer shall also pay fair market value for the replacement cost for all existing trees removed. The type and location of the new trees shall be approved by the public works and transportation department. In the event additional space is available for street trees, the developer will be required to place a deposit for the city to plant the street tree(s).
20. Prior to the start of construction or the issuance of any permits, the developer shall submit a construction staging plan or plans to the public works and transportation department for review and approval after the developer meets with the public works and transportation department permit inspector to discuss all construction staging affecting the public right-of-way.
21. The applicant shall remove and dispose of all hazardous materials related to the construction of 270-280 North Madison Avenue in conformance with OSHA, EPA, state and municipal requirements.
22. The use of natural gas and electricity shall be reduced by using energy conserving design materials, to the satisfaction of the city's building official
23. Restrict all noise intensive construction activity to daytime working hours in accordance with the city noise ordinance.
24. Provide noise equipment on the construction site to monitor the noise level to ensure compliance with the city noise ordinance. If the noise standards are exceeded, the project shall be brought immediately into compliance. The noise level during the construction phase shall not exceed the level authorized in the noise ordinance for construction sites.
25. The project shall comply with any conditions adopted as part of any required approval as well as the code requirements from other city departments, including the fire department.
The following development standards apply to the property known as 250 North Madison Avenue:
1. The permitted land use at 250 North Madison Avenue is administrative offices with ancillary classroom space related to the college/university use, surface parking and loading area. .
2. A commuter matching service for all employees shall be provided on an annual basis and for all new employees upon hiring.
3. A transportation systems management (TSM) program is required for 250 North Madison Avenue and shall be submitted to the director of public works and transportation department as determined by their requirements and thereafter shall be reviewed and approved annually. The TSM (transportation systems management) program shall include:
  1. A minimum of 10% of the employee parking spaces shall be reserved for and designated as preferential parking for carpool and vanpool vehicles. Such parking area shall be in a location more convenient to the place of employment than parking spaces for single occupant vehicles, and shall be located as close as practical to the employee entrance.
  2. Bicycle parking shall be provided on site. In addition, the bicycle parking shall be located near the employee entrance and shall be conveniently accessible from the external circulation system.
  3. A transportation information display, such as a bulletin board, display case or kiosk, shall be located on the development site, situated so as to be seen by the greatest number of employees. Information displayed shall include without limitation current maps, routes and schedules for public transit routes serving the development; telephone number of referrals for transportation information including the numbers for the regional ridesharing agency and local transit operators; ridesharing promotional materials; bicycle routes and facility information; and listing on facilities available for carpoolers, vanpoolers, bicyclists, transit riders and pedestrians at the development.
4. No construction shall be permitted that results in the injury or removal of a landmark, native, or specimen tree as defined under Chapter 8.52 unless findings are made pursuant to Chapter 8.52.
5. The creation of a flag-lot subdivision shall not be permitted.
6. A minimum of 68 parking spaces shall be provided in accordance with the parking standards in Section 17.46.020 of the zoning ordinance.
7. The following development standards shall apply to signage on the subject property:
  1. One, two-sided monument sign shall be permitted to be placed on El Molino Avenue with a maximum height of five (5) feet and maximum of 40 square feet of sign area.
  2. A maximum of two (2), wall-mounted signs with a maximum total area of 40 square feet shall be permitted on the Madison Avenue facade of the building. One sign with indirect illumination is permitted.
  3. A maximum of two (2), wall-mounted signs with a maximum total area of 40 square feet shall be permitted on the El Molino Avenue facade of the building. One sign with indirect illumination is permitted. (Ord. 7002 § 2, 2005)

PD - 22 - Lincoln Triangle Townhouses

The following land use regulations and development standards shall apply in PD-22--Lincoln Triangle.

Land Use. The following residential land uses are permitted: adult day care, limited; multifamily; residential care, limited; and family day care home: limited. The following commercial use is conditionally permitted: commercial filming. The following accessory uses are permitted: home occupation; and other accessory uses reasonably related to the permitted uses as determined by the Zoning Administrator. The following temporary uses are permitted: commercial filming, limited; personal property sales; street fairs; and tents.
Maximum Number of Units. There shall be a maximum of 29 residential units.
Design Review. The project design, including but not limited to landscaping and lighting plans, shall be subject to design commission review and approval according to Chapter 17.92.
Development Standards. The following development standards shall apply:
1. The maximum lot coverage shall be 22 percent for the entire project site with balconies and covered porches excluded from the lot coverage calculation.
2. There shall be a minimum yard requirement of 20 feet from Cypress Avenue and Orange Grove Boulevard.
3. Automatic irrigation systems shall be installed throughout all landscaped areas. Landscaping shall be installed in play areas and in the areas surrounding the units. At least one 24 inch box tree shall be planted for each unit in the project. The trees shall be dispersed throughout the project site. Locked gates shall be installed at both entrances subject to Police and Fire Department approval.
4. All driveways shall be paved in concrete. Automatic garage door openers shall be provided for all garage doors located within 15 feet of the private drive. There shall be 11 guest parking spaces provided on the project site. The private drive at Orange Grove Boulevard shall be restricted to right turn-in and right turn-out only. The design of this entrance shall be approved by the director of public works and transportation. Both the Orange Grove Boulevard and Cypress Avenue entrances to the private drive shall be standard drive approaches. A wall along the western property line shall not exceed 10 feet in height. Walls or fences on the remainder of the site shall not exceed 6 feet in height except that a 7 foot high gate may be located at the Orange Grove Boulevard entry.
5. The project shall comply with conditions contained within the January 5, 1989 memo from the Public Works and Transportation Department concerning the street vacation incorporated herein into this planned development by reference.
6. Noise levels are to be mitigated to a 65 community noise equivalent level (CNEL) exterior noise level and 45 CNEL interior noise levels.
7. All construction activity shall be restricted to the hours of 7 a.m. to 7 p.m. Monday through Friday, and 9 a.m. to 5 p.m. Saturday. The applicant shall provide a Construction Transportation System Management Plan to be reviewed by the Public Works and Transportation Department prior to issuance of a grading permit. The plan shall include the following:
  1. A description of the routes and alternative routes and number of truck trips to and from the site during construction.
  2. A parking plan for the construction related and employee vehicles.
8. Prior to the issuance of building permits, the applicant shall have approved by the City Attorney's office the covenants, conditions and restrictions (CCRs) for the project.
9. The development shall have a homeowners' association responsible for the maintenance of the project walls and fences, all landscaped areas and the private internal street.
10. The applicant shall file a tract map within 180 days of approval of this application by the commission. If the map is approved, the applicant shall diligently pursue its recordation.
11. The applicant shall comply with the conditions contained within the December 11, 1989 letter from the Fire Department concerning street vacation and incorporated herein by reference into this PD.
12. The applicant shall comply with the affirmative action requirements contained in the Disposition and Development agreement.

PD - 23 - Salvation Army

The following development standards shall apply to the property reclassified as PD - 23:

The subject property shall be developed in conformance with the site plan hereto on file with the office of the Zoning Administrator as Exhibit 1 and incorporated herein by this reference. The site shall be limited to residential uses and other accessory uses as determined by the Zoning Administrator.
A maximum of 75-units shall be provided for very low income senior citizens as defined in Pasadena Municipal Code Section 17.12.129 and handicapped senior citizens. The applicant or successor in interest shall submit a covenant in recordable form approved by the City Attorney's office to ensure that these units are made available to very low income senior citizens for thirty (30) years.
Along the Catalina Avenue frontage, a minimum 15-foot front yard shall be established. A minimum side yard of 17 feet shall be provided adjacent to the northern property line of the northernmost lot which was classified RM-48 PK (Multi-family Residential 48 d.u./net acre with Parking Overlay) prior to the passage of this ordinance.
The new building shall have a maximum height of two (2) stories or 24 feet within 55 feet of the Union Street frontage. At a point 55 feet from the Union Street frontage, the new building shall have a maximum height of four (4) stories or 45 feet (to match the height of the existing gymnasium building currently on the property). The total square footage shall not exceed 70,000 net square feet.
Vehicular access to the new parking lot shall be provided solely from Union Street. A minimum of 41 parking spaces shall be provided for the residents on-site and all spaces shall be clearly marked and designated for residents and visitors to the apartment complex. No covered parking shall be required.
A block wall with a maximum height of 6 feet shall be constructed on the northern property line of the northernmost lot which was classified RM-48 PK prior to the passage of this ordinance. The height of said wall shall not exceed 42 inches within 15 feet of Catalina Avenue. A block wall with a maximum height of 42 inches shall also be constructed on the Union Street frontage.
The building frontages on Catalina Avenue shall remain open with no solid walls blocking views into the property. A front door shall be installed on Catalina Avenue to allow for pedestrian ingress and egress.
The applicant or successor in interest shall offer the existing structures located at 147 and 153 North Catalina Avenue (that were determined to be structures of merit by the Cultural Heritage Commission) for relocation to another site. The applicant or successor in interest shall also advertise the availability of the buildings for relocation in a newspaper of widespread local or regional circulation for six (6) weeks; and shall make a concerted effort to find a recipient so that the structures are preserved on another site. If the buildings cannot be relocated, the applicant or successor in interest shall photo-document the buildings according to the requirements of Pasadena Municipal Code Section 2.75.210(D) (2).
The applicant or successor in interest shall file an application for a preliminary parcel map to consolidate the existing lots within six months of the issuance of building permits, but prior to receiving a Certificate of Occupancy. The final parcel map shall be recorded within one year of the issuance of the Certificate of Occupancy.
The applicant or successor in interest shall comply with all conditions and requirements imposed by the Public Works and Transportation Department dated May 12, 1992, attached hereto as Exhibit C and incorporated herein by this reference, including requirements pertaining to installation and maintenance of street trees, installation of sewer and drainage systems, street lights, preparation of plans and specifications for public improvements, site maintenance, and construction staging plans, including the payment of deposits for these purposes.
The applicant or successor in interest shall comply with all conditions and requirements of the Department of Water and Power dated May 12, 1992 and attached hereto as Exhibit D and incorporated herein by this reference, including requirements pertaining to installation of water supply lines, and backflow devices.
The applicant or successor in interest shall comply with requirements of all City departments.
The new construction built pursuant to this ordinance need not comply with the requirements of Pasadena Municipal Code Chapter 17.24 (RM - Multi-family Residential Districts), commonly referred to as City of Gardens. Except as expressly provided herein, the new construction shall comply with Pasadena Municipal Code Chapter 17.26 RM-48 Urban Residential standards.
In cases of conflict between the provisions of this Planned Development ordinance and the provisions of Title 17, this ordinance shall control. (See Interpretation)

PD - 24 - South Lake Avenue Development

Land Use. All of the land use regulations and additional use regulations of CD-5, Area 2 Subarea B District that are not inconsistent with this planned development shall apply. In cases of conflict, this ordinance shall prevail.
1. Permitted Uses. The following land uses shall be permitted: any use permitted in CD-5, Area 2, subarea B, but cinemas will be prohibited. No Conditional Use Permit shall be required for a project over 25,000 square feet that is consistent with the approved plans for this PD.
2. Conditionally Permitted Uses. The following land uses shall be conditionally permitted: and conditionally permitted use (including the sale of alcohol) in CD-5 Area 2, subarea B including commercial entertainment (except cinemas which are prohibited).
Development Standards. All of the development standards and additional development standards of the CD-5, Area 2, subarea B district that are not inconsistent with this planned development shall apply. In cases of conflict, this planned development shall prevail.
1. New Construction. New construction shall substantially conform to the site plan entitled, "Illustrative Site Plan: South Lake Avenue Retail Development Project," dated March 2, 1998 attached hereto as Exhibit 4 and incorporated by reference.
2. Floor Area. New construction shall not exceed 150,216 square feet of gross floor area (excluding outdoor dining) and shall substantially conform to the "Illustrative Site Plan: South Lake Avenue Retail Development Project." In addition, a minimum of 1,197 parking spaces shall be provided in accordance with the approved shared parking analysis for the project. The new construction shall be in compliance with the approved share parking analysis for the project and with the Final Environmental Impact Report trip generation totals (AM and PM peaks, and average daily trips) as determined by the City's Zoning Administrator and transportation administrator. Restaurant uses shall not exceed 27,000 square feet.
3. Height. The total height of each of the buildings shall be as follows:
  1. Building A as shown in the "Illustrative Site Plan: South Lake Avenue Retail Development Project" shall not exceed 50 feet in height.
  2. Building B as shown in the "Illustrative Site Plan: South Lake Avenue Retail Development Project" shall not exceed 48 feet in height.
  3. The buildings marked as C (boutiques) as shown in the "Illustrative Site Plan: South Lake Avenue Retail Development Project" shall not designed as low as possible. The building parapet height at its northern end shall not exceed the existing parapet height of the terrace/walkway wall, and the roof elevation of the boutiques shall be no higher than the walkway. It is understood that to accommodate this requirement, no pedestrian rooftop access will be provided on the new building. It is also understood that the actual height of Building C will vary as it continues south from its northernmost point. Mechanical equipment will be concealed from view and project above the roof level.
  4. Appurtenances may exceed the height limit per subsection (I) of Table 17.33.080 except, that no appurtenances are allowed on Building C.
  5. Each of the three kiosks shall not exceed 200 square feet. The principal kiosk structures will be "counter height" and no taller than 54 inches or four and one half feet from ground level. Displayed merchandise will be at or below such counter height. Any weather protection or "roof" structures will be as minimal as possible, will be easily removable, and will be designed to minimize any obstruction of views of the Macy's building. The kiosks shall not be used for the sale of T-shirts, discount novelty items or cigarettes. The location of the kiosks shall be generally as shown on the Illustrative Site Plan.
4. Yards. The yards for the site shall be as follows:
  1. The corner yard along Hudson Avenue shall be a minimum of 7 feet and a maximum of 10 feet.
  2. The front yard along East Del Mar Boulevard shall be 0 feet except that the parking structure shall have a yard of 10 feet.
  3. The corner yard along South Lake Avenue may be a maximum of 5 feet.
5. Floor-Area-Ratio. The maximum floor area ratio for the site shall be 1.2 to 1 (excluding the building at 475 S. Lake Avenue).
6. Design Review. New construction and alterations to existing structures and to the site shall be submitted to the Design Commission or to the planning director for review and approval in accordance with the procedures and design review thresholds in Chapter 17.92 that apply to the CD-5 sub-district.
7. Public Art. New construction shall meet the Public Art Design Standard of Chapter 17.78.
8. Parking. The proposed new construction shall comply with the following:
  1. There shall be a minimum of 1,197 parking spaces located on the site of the development and the surface lot at 950 San Pasqual Street. The amount of new compact spaces provided shall be in accordance with 17.68.100.
  2. A parking structure at the southeast corner of East Del Mar Boulevard and South Hudson Avenue shall be permitted in accordance with the site plan entitled, "Illustrative Site Plan: South Lake Avenue Retail Development Project."
  3. A shared parking arrangement is permitted without a minor Conditional Use Permit.
  4. The parking lot at 950 San Pasqual Street shall meet the current adopted CD-5 parking landscape requirements to the extent that such landscaping will not reduce the amount of parking presently provided. A landscape and irrigation plan shall be reviewed and approved by the Zoning Administrator prior to issuance of a building permit for new construction under this PD. The landscaping improvements shall be installed prior to the final Certificate of Occupancy for the new construction.
  5. New parking and loading areas shall conform to the requirements of the Zoning Code and shall be reviewed by the director of Public Works and Transportation Department prior to issuance of a building permit for new construction.
9. Additional Requirements. The applicant or successor in interest shall meet the requirements of the Public Works and Transportation Department set forth in the revised memo titled South Lake - Forest City Development Revised Conditions Environmental Impact Report and Planned Development dated, February 6, 1998.
10. Mitigation Measures. The applicant or successor in interest shall meet all mitigation measures identified in the Final approved Mitigation Monitoring Program and will participate in an on-going mitigation monitoring program to ensure the appropriate implementation of the mitigation measures and conditions of approval.

PD - 25 - Vista Del Arroyo Bungalows

The land use regulations and additional use regulations of the RM 16-1 zoning district as contained in Chapter 17.24, that are not inconsistent with this Planned Development shall apply. In cases of conflict, this Planned Development shall prevail.
The following land uses shall be permitted: multifamily residential; family day care home: small; family day care home: large; adult day care, limited; home occupations [subject to Chapter 17.64.080 (home occupations)]; personal property sales; utilities, minor; filming, short-term, and; accessory uses.
The following land use shall be conditionally permitted: filming, long-term. The following land use shall be permitted with a Temporary Conditional Use Permit except as permitted under Chapter 17.24: tents.
No Conditional Use Permit (CUP) is required for elevations in grade.
All of the development standards and additional development standards of the RM Multifamily Residential Districts - RM 16-1 as contained in Chapter 17.24, that are not inconsistent with this Planned Development shall apply. In cases of conflict, this Planned Development shall prevail.
1. New construction and alteration to the existing bungalows shall substantially conform to Exhibit 1, except as stipulated by the California State Historic Preservation Officer (SHPO) and/or in this ordinance. The Design Commission may approve minor deviations to this plan following reviews of the project by the SHPO.
  1. All substantial alterations to the site, including to the existing bungalows (referred to as 3 South Grand Avenue, 7 South Grand Avenue, 11 South Grand Avenue, 17 South Grand Avenue, 21 South Grand Avenue, 25 South Grand Avenue, 45 South Grand Avenue, and 49 South Grand Avenue), shall only be permitted in conjunction with design review approval pursuant to Chapter 17.92. Such work shall be in conformance with the Secretary of the Interior's "Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings" and the Secretary's "Standards for the Treatment of Historic Properties." The director shall determine whether or not a proposed alteration is substantial.
  2. The project shall be subject to an advisory review by the Cultural Heritage Commission, before concept design review. Recommendations from the Cultural Heritage Commission shall be forwarded to the Design Commission for its consideration during design review.
  3. The SHPO shall be consulted regarding any work substantially altering the site or on-site development. Approval shall be required from the SHPO for any physical or structural changes or changes of color or surfacing made to the exterior of the existing structures and architecturally or historically significant interior features of the existing structures.
  4. Placement of the driveway accessing Grand Avenue may deviate from the site plan if approved by the director and the Director of Public Works & Transportation, consistent with Section 4, Paragraph 10 of this Ordinance. Minor changes to the site plan resulting from placement of the driveway shall be approved by the director.
2. New construction shall not exceed 29 dwelling units. In no case shall new development exceed ten dwelling units per acre; total on-site development shall not exceed 45 dwelling units.
3. The maximum lot coverage for the site shall be 35 percent.
4. Separations between buildings and maximum facade lengths for all new construction shall substantially conform to the site plan, except as stipulated in this ordinance. The Design Commission may approve minor deviations to this plan following reviews of the project by the SHPO.
5. Parking facility design shall be in accordance with Chapter 17.68, except that minimum driveway and parking ramp widths shall be 18 feet. A minimum of two spaces per unit and one guest space per 10 units shall be provided.
6. The maximum height of all new structures shall be as follows:
  1. Heights shall be measured from finished grade to the ridgeline. Building heights in lower portions of the site between the existing bungalows and the western property line and the Colorado Street Bridge shall not exceed 35 feet. Building heights north of the Colorado Street Bridge shall not exceed 25 feet in height, except that 20 percent of the building footprint may exceed 25 feet to a maximum of 35 feet. No story shall exceed 12.5 feet in height, measured from floor to floor.
  2. Buildings adjacent to South Grand Avenue shall not exceed two stories.
  3. Subterranean, partially subterranean, or at grade parking structures shall not be counted towards the total number of stories in each building. Only subterranean parking shall be permitted on Grand Avenue.
  4. The project shall meet the appurtenance requirements of Chapter 17.24, except that no appurtenances, enclosed or trellised roof decks, or structures shall be on top of any new two-story building adjacent to the Maxwell House.
7. All yards shall substantially conform with the site plan, and shall be as follows:
  1. The front yard on South Grand Avenue shall be a minimum of ten feet. Buildings along South Grand Avenue shall not extend easterly past a straight line extending northward from the front facade of the Maxwell House. The front yard on Arroyo Drive shall be an average of 15 feet with a minimum dimension of ten feet. Side yards shall be a minimum of five feet wide, except that no side yard shall be required adjacent to the existing bungalows and the new structure immediately adjacent to Defender's Park and South Grand Avenue at the northeast corner of the site. The side yard adjacent to the Maxwell House shall be as stipulated in this ordinance. Additional articulation, setbacks, and massing standards for buildings adjacent to front and side yards may be required through design review.
  2. Only patios, chimneys, uncovered porches or decks, uncovered steps or landings, underground utilities, parking ramps, or driveways may encroach into the required side yard, subject to review by the Design Commission.
8. The site shall include at least one main garden or landscaped court for each cluster of buildings, except as stipulated in this ordinance and further stipulated through design review. Garden standards for new construction shall meet the requirements of Chapter 17.24, except as modified by this ordinance.
  1. The size, location, and dimensions of the main garden rectangles shall substantially conform to the site plan.
  2. Tree wells over parking structures need not extend down to natural soil, but shall be of adequate size to support the trees when mature, as determined by the director.
  3. Garden height requirements measured from finished or natural grade shall not apply, but shall be determined through the design review process.
9. No structures, facilities, or other development (with the exception of driveways, parking lots, and signs) shall be located within the 60-foot wide easement for the Colorado Street Bridge. Any driveways, parking lots, or signs within the easement shall be reviewed by the Public Works & Transportation Department.
10. A landscaped garden area shall be created and maintained north of the Maxwell House. The garden area shall be accessible to the owners, tenants, and visitors of the Maxwell House from 7 a.m. to 9 p.m. by right. Between 9 p.m. and 7 a.m., the garden area may be accessible to the owners, tenants, and visitors of the Maxwell House if agreed to by both tenants and property owners of both the subject property and the Maxwell House.
  1. Buildings shall be located at a minimum 30 feet north of the southern property line measured at a point 25 feet west of the front, northeast corner of the Maxwell House, and extending at a minimum 50 feet west from the northeast corner of the Maxwell House and to the public right-of-way at South Grand Avenue.
  2. No garden walls exceeding three feet in height, property line walls or fences, buildings, or other above ground structures shall be located in this garden area unless agreed to in writing by property owners and tenants of both the subject site and the Maxwell House.
  3. No driveways or parking ramps shall be located in this garden area.
11. The applicant or successor in interest shall meet all mitigation measures identified in the approved Mitigated Negative Declaration and Initial Study and Conditions of Approval and will participate in an on-going mitigation monitoring program to ensure the appropriate implementation of the mitigation measures and conditions of approval.
12. The applicant or successor in interest shall meet all other City requirements, including those from the Public Works & Transportation Department and the Building Division. Prior to issuance of grading permits, a Construction Staging Plan shall be prepared and submitted to the Department of Public Works & Transportation for review and approval.

PD - 26 - Colorado - Los Robles

Land use. That portion of the property formerly identified as Central District 16 (CD-16) by the Pasadena Municipal Code 1991 shall be used only for the uses identified in Appendix 'A'.
1. Permitted Uses. Land uses identified in Attachment A to this ordinance shall be permitted. A Conditional Use Permit for a nonresidential project having more than 25,000 square feet shall not be required for a project that is consistent with the provisions of this PD ordinance.
2. Conditionally Permitted Uses. Conditionally permitted land uses shall be as identified in Appendix 'A'. A Conditional Use Permit shall be required for any use proposing to offer alcoholic beverages for sale for consumption on premises only.
Development standards. All of the development standards and development additional standards of the CD Central District - CD-16 formerly identified in Chapter 17.33 by the Pasadena Municipal Code that are not inconsistent with this Planned Development shall apply. In cases of conflict, this Planned Development shall prevail.
1. Floor Area. New construction shall not exceed 270,000 square feet of gross floor area (excluding outdoor dining areas) and shall substantially conform to the site plan entitled Exhibit 1.
2. Maximum Building Area. The maximum building coverage on the project site shall not exceed 50 percent.
3. Building Height. The maximum height of all new structures shall be as follows:
  1. The building shall not exceed 78 feet in height to the top roof parapet of the building, with height measured from the existing grade.
  2. The tallest portion of the building shall be concentrated at the intersection of Colorado Boulevard and Los Robles and from there must step down in height to the west and north. Massing and elevational treatments of the building shall complement and not dominate the surrounding buildings.
4. Appurtenances. Building appurtenances shall not exceed 20 feet above the building height limit set forth in the PD and shall cover no more than 30 percent of the total roof area of the building.
5. Setbacks. There shall be no setbacks required along the street frontages of the project. The Los Robles elevation, however, shall include architectural treatments to express the importance of the Pacific Asia Museum on the east side of the street.
6. Fenestration. The building shall have multiple entrances and windows along the streets. The main entrance lobby shall allow for direct physical access from the street to well designated semi-public open space within the project.
7. Arcades. Pedestrian arcades shall be located along the Los Robles Avenue frontage and will continue to a terminus at the pedestrian promenade entrance on Colorado Boulevard.
8. Active Uses. A minimum of 35 percent of the gross floor area of the ground floor of the building shall be devoted to active, non-financial, pedestrian-oriented uses such as eating and drinking establishments and retail sales.
9. Pedestrian Activity/Landscaping. To encourage pedestrian activity, the project shall include walkways and plazas which promote pedestrian linkage within the Civic Center District as follows:
  1. Walkways/Paseos. The project shall include pedestrian entrance walkways leading from Colorado Boulevard, Euclid Avenue and Union Street into the semi-public, open space area of the project.
  2. Landscaping. A central garden area shall be incorporated into the project to include landscaping materials and site amenities. The landscaped area at the southwest corner of Los Robles and Union Street, adjacent to the loading dock, shall be designed to encourage pedestrian movement into the project, provide a visual connection to the central garden area, and include landscaping that relates thematically to the Pacific Asia Museum.
  3. The paseo/promenade areas of the project, including the arcade area between the loading dock and the building at the north end of the project, shall be open for pedestrian access at all times.
  4. No construction shall be permitted that results in the injury or removal of a landmark, native, or specimen tree as defined under Chapter 8.52 of the Pasadena Municipal Code, unless findings are made pursuant to Chapter 8.52.
10. Fences/Walls. The maximum height of fences and walls shall be eight feet, and shall be constructed of solid material where they abut the interior property line of the project.
11. Parking. The standards for parking shall be as follows:
  1. Required parking for the project will be accommodated in a subterranean parking structure. The location of driveways leading to subterranean parking shall be limited to Union Street and Euclid Avenue only. There shall be no vehicular access to parking from Colorado Boulevard or Los Robles Avenue.
  2. A minimum of 772 parking spaces shall be provided on site for the project with full time parking attendant as follows: a minimum of 104 customer/visitor spaces; 16 ADA Handicapped spaces; 375 employee spaces and 277 compact parking spaces. A maximum of 50 percent of required employee parking may be achieved utilizing compact car stall dimensions.
  3. Shared parking is permitted for this project without a minor Conditional Use Permit, pursuant to thresholds identified in the shared parking analysis in the Project's Final Environmental Impact Report. Future land-use deviations not consistent with the shared parking thresholds will require reanalysis of traffic impacts on the project site, which may result in the need for a minor Conditional Use Permit.
  4. Pedestrian access to and from the parking structure shall be achieved by means of vertical transportation from the central garden/open space area of the Project. Direct access from the parking garage to the office building shall not be permitted.
  5. The ramp leading to the subterranean parking shall be a minimum of 75 feet in length and have a maximum ramp grade not to exceed 16 percent, with the first and last 10 feet of the ramp not to exceed eight percent grade. The slope of all parking areas, excluding ramps shall not exceed five percent grade. Minimum lane width for a one-way ramp shall be 10'-10".
  6. Tandem parking spaces shall be allowed on-site with the following minimum dimensions: (1) full size employee: 8.5 feet by 34 feet; (2) full size customer and visitor: 9 feet by 34 feet; and (3) compact sized customer and visitor: 7.5 feet x 30 feet.
  7. No more than 85 percent of total parking for the project shall be provided in a tandem parking configuration. A full-time attendant will be on duty during business hours for on-site uses.
  8. The driving surface of the subterranean parking levels shall be treated to reduce noise from vehicle tires.
  9. Security gates or grilles shall be provided at the subterranean parking garage entry and at the loading dock and shall be open during all hours of operation.
  10. Provisions for valet parking may be permitted within the subterranean parking garage of the building.
  11. Valet parking for the restaurant uses may be permitted with the approval of the Public Works and Transportation Department.
12. Loading. The standards for loading shall be as follows:
  1. Shared loading shall be permitted without a minor Conditional Use Permit. Two loading docks shall be permitted in conjunction with this project.
  2. Vehicular ingress/egress and access to the loading dock area of the project shall be via Union Street. Loading spaces shall have adequate ingress and egress and shall be designed and maintained to ensure safe maneuvering, loading and unloading of vehicles. Additional on-street loading areas may be permitted with the approval of Public Works and Transportation Department. Final location(s), configuration and hours of operation for all loading areas shall be approved by the Zoning Administrator and the Public Works and Transportation Department.
  3. Loading dock size shall be a minimum width of 26 feet and a minimum length of 45 feet to the Union Street property line. The loading dock shall have a minimum vertical clearance of 14 feet and may be open to the sky.
  4. Loading areas or spaces visible from the street shall be screened from view on three sides by a fence or wall at least six feet in height or through the use of landscaping material.
13. Refuse Storage Areas. A trash compactor shall be incorporated into the project and located in the loading dock area of the project site. The location and size of the trash compactor shall be reviewed and approved by the Public Works and Transportation Department.
14. Recycling. A recycling area shall be provided in the subterranean garage for the project. A separate bin for each type of recyclable material collected shall be provided and clearly marked with the types of recyclable materials. A list of materials for which the bin is provided shall be attached to the bin. The location and size of the recycling area/bins shall be reviewed and approved by the Public Works and Transportation Department.
15. Construction and Demolition Waste Management Recycling Plan. The applicant, under voluntary condition, shall consider utilizing the construction and demolition waste management recycling plan for the project. This plan shall allow for the following measures to be incorporated by the applicant:
  1. Energy design shall indicate that the project will meet an energy budget which is 20 percent less than that prescribed by the current California Energy Regulations which are being enforced by the City of Pasadena.
  2. The developer shall advertise the availability of salvageable materials and make them available to interested individuals or groups either by auction or the taking prior to dismantling existing buildings.
  3. The developer shall use deconstruction techniques rather than demolition to remove existing buildings that are not being retained or rehabilitated in the new development.
  4. The developer shall provide a waste assessment plan to indicate what materials may or can be reused or recycled.
  5. The developer shall provide a summary report and documentation of all materials reused or recycled at the close or construction and prior to the certificate of occupancy.
  6. The developer shall strive to reuse and incorporate materials from the existing buildings into the new construction whenever feasible. The developer shall strive to incorporate materials containing recycled content materials in the new construction whenever feasible.
16. Signage. A master sign program for the project shall be submitted for review and approval by the Zoning Administrator. The signage plan shall provide guidelines for the design of on-premise project identification, retail/commercial tenant signs and directional signage. Wall signs shall be limited to 1.5 square feet of sign per linear foot of street frontage.
17. Lighting. A lighting plan shall be prepared for the project to provide for the safe movement of people and vehicles throughout the project site. The lighting plan shall be submitted for review and approval of the Zoning Administrator.
Project modifications. Any modifications to approved plans shall be submitted for review and approval to the Director of Planning and Development, for compliance with all applicable guidelines.
Mitigation measures and conditions of approval. The applicant, or successor in interest, shall comply with all Mitigation Measures identified in the approved Environmental Impact Report, and Conditions of Approval identified by all applicable City Departments for the Project. The applicant shall participate in an on-going Mitigation Monitoring Program to ensure the appropriate implementation of the mitigation measures and conditions of approval for the project.
Other city requirements. The applicant, or successor in interest, shall meet all other City requirements, including those from the Public Works & Transportation Department and the Building Division. Prior to issuance of excavation and/or grading permits, a Construction Staging Plan shall be prepared and submitted to the Department of Public Works & Transportation for review and approval.

PD - 27 - King's Village

Permitted Uses in PD-27.
1. Multi-family and single-family residential, including senior housing.
2. Accessory buildings and uses limited to those reasonably related to the multi-family uses as determined by the Zoning Administrator.
3. Certain community facilities uses such as child day care, learning and skills training intended for the residents of the PD, and for the general public shall be conditionally permitted.
4. An amendment to the Planned Development (PD) shall be required if any increase in existing number of units, or reconfiguration of parcels would create one or more new development sites, or substantially modify parcel boundary lines. An amendment to the PD should take into consideration the merits of the project and compatibility with the surrounding zoning districts.
Development Standards in PD-27. Development standards for the existing single-family residential developments and multi-family residential development are as follows:
1. Single-Family Sites. Any renovation, rehabilitation, addition, or demolition and reconstruction of existing single family residential units shall be governed by the development standards of Single-Family Residential, 6 units per acre (RS-6) district.
2. Multi-Family Sites.
  1. Existing Dwellings. Any floor area additions to existing dwelling units or accessory structures shall be permitted subject to the following development standards:
    1. Height Limit - No building shall exceed thirty-six (36) feet in height.
    2. Building Area - The building area shall not exceed fifty percent (50 percent) of the total area of any corner lot nor forty-five percent (45 percent) of the total area of any other lot where structures having two or more dwelling units are involved.
    3. Number of Dwelling Units Per Building - There shall be no more than twelve (12) dwelling units in any one building.
    4. Front Yard Setback Lines - The average depth of the front yard shall be at least twenty (20) feet. Up to fifty percent (50 percent) of the building frontage may project in front of the twenty (20) foot average setback line a maximum of five (5) feet, so long as a matching amount of building frontage remains behind said setback line an equal distance. Eaves may project into said front yard for a distance not to exceed thirty-six (36) inches where southerly and westerly exposure occur.
    5. Lots facing on Washington Boulevard and Fair Oaks Avenue shall have a front yard with an average depth of not less than twenty-five (25) feet. Up to fifty percent (50 percent) of the building frontage may project in front of the twenty-five (25) foot average setback line a maximum of five (5) feet, so long as a matching amount of frontage remains behind said setback line in equal distance.
    6. Side Yard Setback Lines - The required side yard shall be ten (10) feet. For buildings not over two (2) stories in height and where living room windows do not face a side yard, the side yard may be reduced to five (5) feet.
    7. Rear Yard Setback Lines - There shall be a rear yard on every lot including double frontage lots. The depth of such rear yard shall not be less than fifteen (15) feet.
    8. Distance Between Dwellings and Width of Courts - The distance between dwellings on the same lot and the width of courts shall not be less than twenty (20) feet with the following exceptions:
      - Where a one or two-story dwelling faces an un-fenestrated dwelling wall, the distance may be reduced to sixteen (16) feet.
      - Where a dwelling faces a wall of an accessory building, the minimum distance shall not be less than ten (10) feet.
  2. New Construction. Any new construction shall be subject to the following additional development standard:
    1. A minimum of 2,750 square feet lot area per dwelling unit shall be provided in a multi-family residential development.
    2. Single-family lots shall have a minimum of 7,200 square feet in area.

PD - 28 - Community Arms

Permitted Uses in PD-28.
1. Multi-family residential development not exceeding a total of 133 units, as presently existing on the site.
2. Accessory buildings and uses limited to those reasonably related to the multi-family residential use as determined by the Zoning Administrator.
3. Certain community facilities, such as child day care and learning or skills training, intended for the Community Arms residents and the general public, subject to approval of a Conditional Use Permit.
Development Standards in PD-28. Any additional floor area or construction of an accessory use structure shall be subject to the development standards of the City of Gardens for Multi-Family Residential development in RM-32 districts, except for certain requirements relating to:
1. Parking location;
2. Entrances of dwelling units accessible to the main garden;
3. Length of buildings at the street; and
4. Air separation between a building on-site and the building in the adjacent properties.
  The building layout and configuration of the existing development calls for the elements listed above to be exempt from the City of Gardens requirements. These elements will be allowed to remain as existing; however, no alteration of reconstruction shall increase their non-conforming status.

PD - 29 - Artisan Square

The site plan to be submitted for building permits shall substantially conform to the site plan dated August 8, 2002 submitted with this application except as modified herein if applicable. Courtyards shall not be smaller than depicted on the site plan.
The following land uses are permitted at 435 North Altadena Drive: adult day care, limited; multi-family residential; residential care, limited; and small family day care home. The following commercial use is conditionally permitted: commercial filming. The following accessory uses are permitted: home occupation; and other accessory uses reasonably related to the permitted uses as determined by the Zoning Administrator. The following temporary uses are permitted: commercial filming, short term; personal property sales; and street fairs.
The maximum number of dwelling units shall not exceed 52 units.
The front yard setback along all street frontages shall be a minimum of 20 feet measured from the street property line to the leading edge of the building, except that a minimum of 5 feet shall be allowed at the southwest portion of the building at the end of the cul-de-sac on Wagner Street. No encroachments are permitted into the front yard, except for those identified in item 6, below. All other interior setbacks shall be established as shown on Exhibit 1, entitled "Artisan Square" dated August 8, 2002. The front yard setback along all street frontages shall be landscaped. A yard with a minimum of 10 feet in depth shall be provided along interior property lines.
A minimum separation of 10 feet between buildings on the property shall be provided.
Yard encroachments shall be as follows:
1. Open porches no deeper than 10 feet and no higher than one story may project into the front yard.
2. Bays no greater than 3 feet deep and 10 feet long and no higher than two stories may project into the front yard. The maximum frequency of such bays is one bay per 15 feet of lot width at the front property line.
3. Balconies with a maximum depth of 10 feet may project into the front yard.
4. Uncovered steps, landings or patios not more than 3 feet in height measured from finished grade may project 3 feet into a required yard for a length of 10 feet measured parallel to the building.
5. Eaves may project up to 3 feet into a required yard.
Changes in a wall plane are an important feature to prevent a procession of blank, flat wall planes and should be provided. Final wall plane modulation shall be reviewed and approved during design review of the project.
In general, windows visible from public streets, courtyards, or main garden areas should be detailed as primary windows and recessed a minimum of 3-inches behind the wall plane of a building (not flush with the wall plane) to create shadow lines and to impart a three-dimensional design feature.
Street facades of all residential buildings shall contain major windows of at least 16 square feet in window area.
Street facades of all residential buildings shall have entrances to individual units.
The majority of entrances to the units should be accessed from the street or from the courtyard/garden area. Additional entrances may serve units from additional open spaces.
Transitional spaces in the form of stoops, overhangs and porches between public areas and entrances to units are an important element of Pasadena's architecture. New residential buildings shall provide the element for each unit or group of units.
The building height of the multi-family residential development shall not exceed thirty-six feet measured from the finished grade to the highest point of roof.
The following exceptions to the height limits are permitted: appurtenances and other similar structures covering not more than 25 percent of a building's roof to which the appurtenance is attached may exceed the maximum permitted height limits by not more than 10 feet.
The three large open courtyard areas shall be the primary landscaped open space for the project. This space may take the form of a garden or landscape court, but in either case it shall be a well defined, coherent area that is an essential component of the project's design, not merely space left over after the building is placed. The courtyard must make a visual contribution to the neighborhood as a whole and can in some cases be used to ameliorate damage by unsympathetic earlier development. The courtyard area is intended to be a usable open space for the project, a garden to be occupied as well as a garden to be seen. Seating and other elements encouraging use and occupation by project residents should be included in its design and it should form an integral part of the circulation pattern within the project.
At least 50 percent of the courtyard area shall be planted. In the courtyard areas, a minimum of six (6) 36-inch box canopy/shade trees shall be provided to shade the common outdoor open space area. Landscaped areas shall be permanently maintained and irrigated with an automatic system in accordance with the provisions of Chapter 17.64 of the Pasadena Municipal Code. The majority of landscaped areas shall be planted with water efficient plants. Grass shall be excluded from areas difficult to irrigate such as slopes and planting areas less than 5 feet in width. At least a 24-inch box tree shall be planted for each residential unit and for each tree removed from the site. A landscape plan shall be submitted for review and approve by the Planning and Development Director prior to issuance of a building permit and shall contain the specimen or common names of plants, sizes, location on the site and number of each variety used. A full landscape plan shall be submitted to the Design Commission for final design review.
Concrete may be used for walkways up to 4 feet in width, but is not acceptable for area paving unless mandated by the Uniform Building Code. Unplanted areas with a minimum dimension of 5 feet or more shall be paved with unit pavers such as brick, tile or concrete setts or covered with decomposed granite or gravel.
Driveways located adjacent to a courtyard area shall be screened by linear landscape elements such as hedges or rows of trees or by architectural elements such as low walls or trellises.
Each building or courtyard shall incorporate at least one feature as a conspicuous component of its architecture such as iron gates, tile fountains, cast terra cotta, wood work, stenciled ornament or other devices which demonstrate craftsmanship.
Each of the new buildings constructed for this project shall incorporate at least two of the following elements. Substitution of elements not on this list may be made if approved by the planning director.
1. Upper floor loggias or pergolas.
2. Roofed balconies supported by brackets or by columns at the ground floor.
3. Exterior wooden or masonry stairs with closed stairs.
4. Tile or masonry fountains.
Materials for the project should be good quality, durable masonry, stucco or wood.
1. In order to ensure that new buildings appear substantial and integral, changes of exterior color, texture or material shall be accompanied by changes in plane. An exception is the articulation of the base of a building.
2. Material or color changes at the outside corners of buildings give an impression of thinness and artificiality and are not allowed.
3. Buildings in this project should have consistent materials and details throughout. Detailing of doors, windows and eaves and the type and quality of materials should be similar on all sides of the buildings.
4. The new buildings in this project should support regional traditions. This means that careful decisions must be made concerning the choice, application and detailing of material so that new construction is appropriate to its context. The list provided below this project contains several materials or combinations that shall be avoided. It is meant to be illustrative rather than inclusive. Final approval of materials, material combinations and detailing will be determined by the design commission.
  1. Flush nail-on aluminum windows should not be used.
  2. Spanish Colonial style buildings should not have window frames flush with the outside plane of the wall.
  3. Stucco surfaces should not be detailed with crisp metal corner beads. Rounded bull noose corners are more appropriate.
  4. Plywood siding, light, transparent, "Driftwood" stains, and thin layers of stone or unit masonry which appeal veneer-like should be avoided.
Both concept plans and final design plans shall be submitted for review and approval to the design review commission, prior to issuance of any building permits.
Electronic gate or similar mechanism shall be installed on both ends of the western driveway.
All driveway entrances shall be paved with enhanced concrete.
Two covered parking spaces shall be provided for each residential unit for residents of the site. The covered parking may be provided as tandem parking spaces. All covered parking spaces shall be equipped with automatic garage door openers. A minimum of seven guest-parking spaces shall be provided for the project. All guest parking spaces shall be full-sized as provided by Chapter 17.68 of the Pasadena Municipal Code. All guest parking spaces shall be double-striped and with wheel stops.
All mechanical equipment shall not be closer than 5 feet from a property line. The screening of mechanical equipment, refuse storage areas and other applicable sections of Chapter 17.64 of the Pasadena Municipal Code shall be provided in accordance with the requirements of said chapter. All exhaust vents, related ductwork, etc, shall be directed through-the-wall and routed through the roof. Venting and mechanical equipment shall not be visible from public view.
The project shall comply with Chapter 17.71 of the Pasadena Municipal Code regarding provision of affordable housing.
A solid masonry or concrete wall shall be provided at the common property line on the west side, which separates the driveway access off of Villa Street and Wagner Street from the residential dwelling units and fire station to the west. Perimeter walls shall comply with the City of Gardens Standards of Title 17 of the Pasadena Municipal Code. That there will be a buffer including a landscape of trees along the westerly border.
The developer shall comply with the City's Tree ordinance. Existing trees, if they are to be retained on-site, including parkway trees shall be protected during the construction process. The property owner shall coordinate with the Public Works, Parks and Natural Resources Section.
Courtyards and gardens shall not be gated.
The developer shall file a tentative tract map no later than six (6) months after the issuance of a building permit, but prior to receiving a Certificate of Occupancy.
If project construction is to be phased, areas that are not under construction shall be free of debris and landscaped, if construction does not commence within six (6) months of the prior phase completion.
Prior to the start of construction or the issuance of any permits, the applicant shall meet with the Public Works and Transportation Department Inspector for review and approval of all construction staging, parking, delivery and storage of materials, and any of the specifics that will affect the public right-of-way.
A deposit will be required to be submitted to the Public Works and Transportation Department prior to the issuance of a building or grading permit. This deposit is subject to refund or additional billing, and is a guarantee that the developer will keep the site clean and safe, and will make permanent repairs to the abutting street improvements that are damaged, either directly or indirectly, by the construction of this site.
The applicant shall connect to the public sewer by a method approved by the Public Works and Transportation Department. All sewer connection shall be 6-inch diameter vitrified clay pipe.
The applicant shall maintain the existing 10-foot wide easement for public sewer that runs from Wagner Street to Altadena Drive (in Wagner Street).
The applicant shall submit a grading and drainage plan for review and approval indicating the quantity of storm water runoff and how it will be handled prior to the issuance of a building permit. All