Chapter 17.36 — West Gateway Specific Plan

This Chapter lists the land uses that may be allowed within the zoning districts established by the West Gateway Specific Plan (WGSP), determines the type of land use permit/approval required for each use, and provides standards for site layout and building size.

The purpose of the WGSP zoning districts is to implement the West Gateway Specific Plan by balancing and optimizing economic development, historic preservation, and the maintenance of local community culture, and to:

A.

Implement the purposes of the West Gateway Specific Plan;

B.

Balance the principles of economic development, historic preservation, and maintenance of local community culture in order to optimize each and thereby achieve the goal of implementing the General Plan in the West Gateway area of Pasadena;

C.

Preserve the high-quality atmosphere that is the hallmark of this area, through complementary, well-designed landscaping and buildings appropriately scaled to blend with the character of the adjacent areas yet taking into account the intended character of this area;

D.

Provide the flexibility needed to allow new development to respond to market demand;

E.

Protect, support, and preserve Old Pasadena by allowing complementary uses while avoiding a westward expansion of Old Pasadena's boundaries;

F.

Allow a broad mix of land uses, including retail businesses, (both community-serving and neighborhood-serving), office, hotel/conference center, senior housing, life/care facilities, and residential uses including market rate and affordable housing;

G.

Encourage and facilitate appropriate development by streamlining the development process in a manner consistent with the West Gateway Specific Plan;

H.

Encourage the linking of a new development with adjacent existing features such as Central Park, Old Pasadena and the proposed light rail station, and enhance the links between features within the Specific Plan area;

I.

Recognize the importance of preserving significant historic structures in the area while promoting the replacement of existing underutilized or deteriorating structures through redevelopment;

J.

Identify areas to preserve and protect;

K.

Preserve the significant historic buildings and gardens on the Worldwide Church of God property, including the Ambassador Auditorium;

L.

Plan traffic and parking patterns in order to minimize the negative effects on adjacent neighborhoods and existing businesses;

M.

Encourage development that supports and capitalizes on transit opportunities, such as the proposed light rail station at Raymond Avenue and Del Mar Boulevard, the ARTS Circulation buses, and all other means of public transportation, including bicycles and pedestrians;

N.

Recognize the cultural and educational attributes in this area; and

O.

Enhance the Orange Grove/Colorado intersection as the symbolic western gateway into Pasadena.

The standards of the WGSP zoning districts apply to proposed development and new land uses in the following areas, as shown on the Zoning Map.

A.

WGSP-1A. The Ambassador College campus west of St. John Avenue.

B.

WGSP-1B. The Ambassador College campus east of Orange Grove Boulevard.

C.

WGSP-1C. The Colorado Boulevard area.

D.

WGSP-2. The Army Reserve Training Center site.

The following definitions shall apply in this Chapter. Words and phrases not defined here shall be as defined in Article 8 (Glossary of Specialized Terms and Land Use Types).

A.

Conversion Formula. The formula for converting new or replacement residential uses to non-residential uses, and vice-versa. Under this formula, one dwelling unit shall be equivalent to 850 square feet of non-residential development and 850 square feet of nonresidential development shall be equivalent to one dwelling unit.

B.

Density. The number of new dwelling units, or in the case of non-residential projects, the amount of floor area in square feet, which may be developed in relation to the size of the property to be developed as expressed in dwelling units or square feet per acre, as the case may be; provided, however, that when an existing building is demolished, the number of dwelling units or floor area of the existing building, as the case may be, shall be subtracted from the number of dwelling units or floor area of the new building in determining the total "new" floor area on the site, regardless of use. The density of independent living units within a senior life/care facility shall mean the number of new dwelling units in relation to size of the property to be developed. The reuse of an existing building without the addition of floor area or dwelling units does not result in "new" floor area or additional density on the site. Parking structures shall be exempt from any building density standards.

A.

Allowable land uses and permit requirements. Table 3-16 identifies the uses of land allowed by this Zoning Code in each residential zoning district, and the land use permit required to establish each use, in compliance with Section 17.21.030 (Allowable Land Uses and Permit Requirements). The land use permit requirements established by Table 3-14 are as follows.

Symbol Permit Requirement Procedure is in Section:

P Permitted use, Code Compliance Certificate required. 17.61.020

MC Conditional use, Minor Conditional Use Permit required. 17.61.050

AMC Conditional use, Administrative Minor Conditional Use Permit required. 17.61.050

C Conditional use, Conditional Use Permit required. 17.61.050

AC Conditional use, Administrative Conditional Use Permit required. 17.61.050

E Conditional use, Expressive Use Permit required. 17.61.060

TUP Temporary use, Temporary Use Permit required. 17.61.040

— Use not allowed. (See Section 17.21.030.A regarding uses not listed.)

Note: the right column in the tables ("Specific Use Standards") will show a section number for regulations that apply to the particular use listed, in addition to the other general standards of this Zoning Code.

TABLE 3-16 - ALLOWED USES AND PERMIT REQUIREMENTS
FOR WGSP ZONING DISTRICTS

LAND USE (1) PERMIT REQUIREMENT BY ZONE Specific Use
Standards
WGSP WGSP WGSP WGSP
-1A -1B -1C -2

RESIDENTIAL USES

Accessory dwelling unit P P — P 17.50.275

Junior accessory dwelling unit P P — P 17.50.275.E

Caretakers quarters P P P P

Dormitories C C C —

Fraternity/sorority housing C C C —

Home occupations P P P P 17.50.110

Mixed-use projects — — P — 17.50.160

Multi-family housing P P P —

Residential accessory uses and structures P P P C 17.50.250

Residential care facilities, limited P P P P

Single-family housing P P — P

Single-room occupancy — — — C 17.50.300

Supportive housing P P P P

Transitional housing P P P P

RECREATION, EDUCATION & PUBLIC ASSEMBLY USES

Charitable institutions C C C —

Clubs, lodges, private meeting halls C C C —

Colleges - Nontraditional campus setting C (3) C (3, 4) C (3) C (3)

Colleges - Traditional campus setting C C C C

Commercial entertainment E (3) — — — 17.50.130

Cultural institutions P P P C

Park and recreation facilities C C C C

Religious facilities C C C C 17.50.230

with columbarium C C C C 17.50.230

with temporary homeless shelter C C C C 17.50.230

Schools - Public and private C C C C 17.50.270

Schools - Specialized education and training C (3) C (3) C (3) C (3)

Street fairs P P P P

Tents P P P P 17.50.320

OFFICE, PROFESSIONAL & BUSINESS SUPPORT USES

Automated teller machines (ATM) — — P — 17.50.060

Banks and financial services — — P (3) —

with walk-up services — — P (3) — 17.50.060

Business support services — — P (3) —

Offices - Administrative business professional P C (4) P (3) C

Offices - Accessory P — P (3) —

Offices - Governmental P P (4) P (3) C

Research and development P C P C 17.50.240

RETAIL SALES

Alcohol sales - Beer and wine — — C — 17.50.040

Alcohol sales - Beer and wine at Restaurants AC 17.50.040 (including fast food)

Alcohol sales - Full alcohol sales — — C — 17.50.040

Alcohol sales - Full alcohol sales at Restaurants AC 17.50.040 (including fast food)

Food sales — — P (3) (5) —

Personal property sales P P P P 17.50.190

Restaurants — — P (3) — 17.50.260

Restaurants, fast food — — P (3) — 17.50.260

Restaurants, formula fast food — — P (3) — 17.50.260

Restaurants with limited live entertainment — — P (3) —

Restaurants with walk-up window — — MC (8) — 17.50.260

Temporary uses TUP TUP TUP TUP

Vehicle services - Sales and leasing — — C (3) (6) — 17.50.360

SERVICES

Adult Day-Care - General C C C —

Adult Day-Care - Limited P P P P

Charitable institutions C C C —

Child day-care centers P P P — 17.50.080

Child day-care - Large care home, 9 to 14 persons P P P P 17.50.080

Child day-care - Small care home, 1 to 8 persons P P P P

Filming, long-term C C C C

Filming, short-term P P P P

Life/care facilities C C C C 17.50.120

Laboratories C — C —

Lodging - Bed and breakfast inns C C (4) C (3) (7) — 17.50.140

Lodging - Hotels, motels C C (4) C (3) (7) — 17.50.150

Medical services - Extended care C C C —

Personal improvement services — — P (3) —

Personal services — — P (3) —

Printing and publishing, limited — — P —

Public safety facilities C C C C

Vehicle services - Washing and detailing, small-scale — — P — 17.50.290

INDUSTRY, MANUFACTURING & PROCESSING USES

Recycling - Small collection facilities — — C — 17.50.220

TRANSPORTATION, COMMUNICATIONS & UTILITY USES

Communications facilities — — C —

Commercial off-street parking C — — —

Utility, major — C C C

Utility, minor P P P P

Wireless telecommunications facilities - Minor MC MC MC — 17.50.310

Wireless telecommunications facilities - Major C C C — 17.50.310

Wireless telecommunications facilities, SCL P P P — 17.50.310

Notes: (1)  See Section 17.80.020 for definitions of the listed land uses. (2)  Not used. (3)  Conditional Use Permit approval required for new construction exceeding 25,000 sq. ft. See Section 17.61.050.J for additional requirements. (4)  Use shall not be located more than 120 feet from the Green Street property line. (5)  Food sales are limited to the block bounded by Colorado Boulevard, St. John, Green Street, and Terrace Drive. (6)  Vehicle services - sales and leasing is allowed with Conditional Use Permit approval only in the portion of this subdistrict north of Colorado Boulevard. Vehicle services - vehicle/equipment repair is permitted only when accessory to vehicle/equipment sales and leasing. (7)  Lodging uses are not allowed south of Colorado Boulevard and east of Terrace Drive. (8)  Minor Conditional Use Permit not required if Walk-Up Window complies with Section 17.50.260.

(Ord. No. 7435, § 13, 10-28-2024; Ord. No. 7420, § 3, 4-15-2024; Ord. No. 7418, § 2, 2-26-2024; Ord. 7326 § 6, 2018; Ord. 7321 § 3 (Exh. 1), 2018; Ord. 7313 § 11, 2017; Ord. 7300 § 11 (Exh. 10), 2017; Ord. 7255 § 10 (Exh. 9), 2015; Ord. 7210 § 8, 2011; Ord. 7164 § 9, 2009; Ord. 7160 § 7, 2009; Ord. 7099 § 19, (Exh. 18) 2007; Ord. 7009 § 17, 2005)

Subdivisions, new land uses and structures, and alterations to existing land uses and structures shall be designed, constructed, and established in compliance with the requirements of this Section, in addition to the applicable standards (e.g., landscaping, parking and loading, etc.) in Articles 4 (Site Planning and General Development Standards) and 5 (Standards for Specific Land Uses). Principal and accessory structures shall meet the same development standards unless otherwise modified in this Zoning Ordinance.

A.

Amount of permitted development and allocation of density.  

Development allocation. Each site in the WGSP-1A, WGSP-1B, WGSP-1C and WGSP-2 zoning districts shall receive an equal allocation of new nonresidential development of 17,500 square feet for each acre or pro rata or fraction thereof. The allocation shall be pro-rated for sites of less than one acre. This allocation pertains only to new development proposed after the effective date of the West Gateway Specific Plan. This allocation may be converted to residential units at a ratio of 850 square feet to one unit.

Replacement of existing development. In addition to the allocation of new development provided in Subsection A.1, existing dwelling units or nonresidential floor area may be replaced on a one-for-one basis.

a.

Existing dwelling units may be replaced with nonresidential floor area, and existing nonresidential floor area may be replaced with dwelling units. In these cases, one dwelling unit shall be considered equivalent to 850 square feet of nonresidential floor area, and 850 square feet of nonresidential floor area shall be considered equivalent to one dwelling unit.

b.

The replacement dwelling units or floor area shall be subtracted from the floor area of the new building in determining the allowable density and/or floor area of new residential and nonresidential development on the site.

c.

When an existing building is demolished, the number of dwelling units or non-residential floor area of the existing building shall be subtracted from the number of dwelling units or floor area of the new building in determining the total "new" floor area allowed on the site regardless of use.

d.

The density of independent living units within a life/care use shall mean the number of new dwelling units in relation to the size of the property to be developed.

e.

The reuse of an existing building without the addition of floor area or dwelling units does not result in "new" floor area or additional density on the site.

f.

Parking structures are exempt from the floor area limitations of this Section.

g.

The allocation of new dwelling units or new nonresidential floor area shall take place on the earlier of:

(1)

The property owner's receipt of a valid building permit for the project; or

(2)

The approval of a development agreement for the project by the Council.

B.

Transfer of development rights (TDR). With the written consent of both the donor and receiver site owner, any property owner within the specific plan area may transfer development rights from one parcel under its ownership (the "donor site") to any other parcel, whether contiguous or noncontiguous, within the specific plan area (the "receiver site").

Nonresidential floor area on a donor site may be converted to dwelling units on a receiver site, and dwelling units converted to nonresidential floor area, using the conversion formula.

A TDR application shall be administratively reviewed and approved by the Zoning Administrator with appeals and calls for review in compliance with Chapter 17.72 (Appeals), if the proposed development for the receiver site, including the TDR, complies with the height, setback, and other requirements of this Chapter (except for the maximum density).

Any development rights transferred from a donor site shall be deducted from the additional density otherwise allowed on the parcel by this Section.

The owner of a donor site shall be required to record a covenant acceptable to the City Attorney memorializing the transfer of density.

The Department shall maintain records of all transfers and the current density allocations, if any, of all of the properties within the specific plan area.

C.

Demolition permits. Notwithstanding any contrary provision in the Municipal Code, an owner of property within a WGSP zoning district may obtain a demolition permit and commence demolition of an existing structure without having obtained a building permit for a replacement project on the site; provided that the property owner has entered into a development agreement with the City covering the property.

E.

Table 3-17 standards. The standards in Table 3-17 apply to residential projects, non-residential projects, and all projects, as noted, within a WGSP zoning district. In the event of a conflict between the standards in Subsections 1. or 2. of the Table, and those in Subsection 3., the requirements of Subsections 1., or 2. control as applicable to the type of project.

(Ord. 7099 § 20, (Exh. 19), 2007; Ord. 7036 § 9 (Exh. 8), 2006)

TABLE 3-17 - WEST GATEWAY SPECIFIC PLAN DEVELOPMENT STANDARDS

Development feature Requirement by Zoning District

WGSP-1A WGSP-1B WGSP-1C WGSP-2

1. RESIDENTIAL PROJECT DEVELOPMENT STANDARDS

Applicability to residential projects Determines whether a residential project shall comply with the Residential Project Development Standards and Standards for All Projects in this Table, or instead are subject to the standards of a specified zoning district.

Applicable standards This Table RM - 16-1 17.50.350 RS-6 (17.22.040)
(17.22.060)

Residential density Maximum number of dwelling units allowed on a single site. See Section 17.36.060.A for allocation of density.

Maximum density 48 units/acre 14 units/acre 48 units/acre 6 units/acre

  Minimum lot area per unit for a 910 sq.ft. 3,000 sq.ft. 910 sq.ft. N.A. multi-family project

With density bonus See 17.43 See 17.43 See 17.43 See 17.43

2. NONRESIDENTIAL PROJECT DEVELOPMENT STANDARDS

Height limit Determines whether a nonresidential project shall comply with the Standards for All
Projects in this Table, or instead are subject to the standards of a specified zoning
district. In the event of any conflict between the applicability requirements of this
Subsection and the Standards for All Projects in Subsection 3., the standards in
Subsection 3. control.

 Applicable standards CO(17.24.040) Determined by CL(17.24.040) Determined by CUP CUP

3. STANDARDS FOR ALL PROJECTS

Minimum lot size (1) Minimum area and width for new lots.

As required by CO As required by RM- Determined As required by RS-
zone (17.24.040) 16-1 (17.22.060) through subdivision 6 (17.22.040)
process

Setbacks Minimum setbacks required. See Section 17.40.160 for setback measurement,
allowed projections and encroachments into setbacks, and exceptions to setbacks.

 Minimum setbacks As required by CO As required by RM- As determined by As required by RS- zone (17.24.040) 16-1 (17.22.060) Figure 3-14 (WGSP 6 (17.22.040) except rear and Height Limit and side yards shall not Yard Requirements project within the Map). encroachment plane (17.40.160.D.3) when adjacent to an RS or RM zone; 10 ft. required otherwise.

Site coverage Maximum percentage of gross site area that may be covered by all structures on the
site.

Maximum coverage N.A. As required by RM- N.A. As required by RS- 16-1 (17.22.060) 6 (17.22.040)

Height limit Maximum height of main structures. See 17.40.060 for height measurement, and
exceptions to height limits. All structures shall also comply with the encroachment
plane requirements of 17.40.160.

 Maximum height 72 ft. As required by RM- As determined by 32 ft. 16-1 (17.22.060) Figure 3-14 (WGSP Height Limit and Yard Requirements Map).

Accessory structures See Section 17.50.250 (Residential Accessory Uses and Structures)

Landscaping Chapter 17.44 (Landscaping)

Parking As required by Chapter 17.46 (Parking and Loading).

Signs Chapter 17.48 (Signs)

Other applicable standards Chapter 17.40 (General Property Development and Use Standards)

Notes: (1)  See Section 17.40.030 regarding development on an undeveloped lot and section 17.40.040 regarding development on a substandard lot.

FIGURE 3-14 - WEST GATEWAY SPECIFIC PLAN AREA 1-C (HEIGHT LIMITS AND YARD REQUIREMENTS)

(Ord. 7099 § 20 (Exh. 19), 2007; Ord. 7035 § 9 (Exh. 8), 2006)