Planning Commission Set to Consider Environmental Impact Report For Large Project on South Arroyo Parkway

One week after several planning commissioners said they wanted to impose a moratorium on planned developments, a planned development is scheduled to come before the commission for consideration at its meeting at 6:30 p.m. Wednesday.

At the meeting, the commission is scheduled to hold an environmental impact report scoping meeting on a proposed planned development being considered for construction between 465 and 577 S. Arroyo Parkway.

In December 2019, an informational presentation was provided to the City Council regarding a preliminary proposal to partially redevelop five parcels consisting of approximately 3.3 acres located on the west side of South Arroyo Parkway between Bellevue Drive and California Boulevard. 

The proposed project consisted of the retention of three existing buildings including an existing Whole Foods grocery store, demolition of existing buildings, and the establishment of a new planned development (PD) zoning district and PD plan. 

The preliminary plan included the construction of two new multistory buildings predominantly for medical office and assisted living uses.

“The proposed PD Plan would provide the flexibility to exchange the uses in Building A from medical office and ground floor commercial for the following: 3,000 square feet of commercial and a sales/leasing management office on the ground floor;  up to 197 residential dwelling units; and up to 650 parking spaces in four subterranean levels (one less subterranean level than the project as proposed),” according to a city staff report.

One community member expressed his consent in the sole piece of correspondence sent to the commission.

“As a longtime resident of West Pasadena, member and board chair of HMRI (Huntington Medical Research Institutes), I am writing in support of this Kutzer Co. project,” wrote James D. Gamb. 

“I have had an opportunity to review the plans and believe it would be a high quality addition to the development of the area near HMH (Huntington Memorial Hospital) and have a positive influence on adjacent property values. As a real estate investor, I am very familiar with the expertise the Kutzer Co. brings to the development and management of like projects, and I urge approval of the Affinity development.” 

In its last meeting, the Planning Commission raised concerns regarding PDs and the ability for projects approved with a PD to deviate from zoning code requirements.

The PDs presented before the commission are grouped into PD zoning districts that are intended for sites an applicant proposes, and the city desires to achieve a particular mix of uses, appearance or land use compatibility. 

The rezoning of a site to the PD district requires simultaneous approval of a PD plan.

More specifically, a PD district is established to set up a procedure for the development of large parcels of land, from a minimum of two acres, in order to eliminate delays that would possibly result from application of land use regulations and administrative procedures.

Commissioners Julianna Delgado, Andrea Rawlings, Mic Hansen and David Coher expressed support for a moratorium. 

“They have been a great tool but of late we have an inconsistency with the general plan,” Delgado said.

“I would like to see that we look at suspending more PDs going forward until we’ve finished the specific plan process and amend the general plan or otherwise amend general plan policies and the zoning code. That would eliminate inconsistency,” she said.

Rawlings agreed with the former, saying suspending PDs will prevent “unfortunate” outcomes.

“I actually agree with Commissioner Delgado as far as putting a moratorium on PDs until we can coordinate with specific plans and general plans,” Rawlings said.