§ 17.32

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

The purposes of the EPSP zoning districts are to implement the East Pasadena Specific Plan by ensuring that the future development of East Pasadena balances the community needs of residents with the needs of businesses and commercial property owners, and preserves the quality of life in the area in terms of existing air quality, traffic, safety, and sense of community or place, and to:

A.

Ensure the future development of East Pasadena that balances the community needs of residents with the needs of businesses and commercial property owners;

B.

Preserve the quality of life in terms of air quality, traffic, safety, and sense of community or place that exists today for all people who live and work in the East Pasadena area;

C.

Allow sufficient expansion opportunities for businesses to grow and to maintain quality job opportunities that are needed to sustain a high quality of life for all residents of Pasadena;

D.

Strengthen the City's tax and employment base by supporting and protecting existing industrial uses and providing opportunities for the start-up of new industrial and office uses, including biomedical, research and development and technology-based industries;

E.

Sustain and create business development opportunities which will thrive on the synergy of relationships with the California Institute of Technology, the Jet Propulsion Laboratory, the Huntington Hospital and other technology-based industries within Pasadena and the East Pasadena area;

F.

Establish a vital business center consisting primarily of employment activities with some retail and entertainment uses serving the residential and business community of East Pasadena and the City as a whole;

G.

Strengthen the City's tax and employment base and the linkage of commercial districts to residential neighborhoods by continuing to support retail uses which serve the needs of local residents;

H.

Provide a framework which will unify private development with development in the public realm providing a distinct and attractive identity for the East Pasadena area;

I.

Provide a mechanism which regulates the pace of development in order to accommodate the capacity of the district to a reasonable level of additional activity and traffic;

J.

Protect the City's historic resources by providing incentives to preserve historically and architecturally significant structures;

K.

Develop a more transit-oriented community;

L.

Strengthen the future ridership of the mass-transit rail system by creating linkages to adjacent and nearby land uses by providing for transit-oriented development opportunities including housing and office uses within walking distance of the transit site;

M.

Protect against the harm and inconvenience caused by unreasonable traffic congestion by providing for interim development limits until planned permanent traffic improvements can be implemented;

N.

In Subarea d1:

1.

Encourage the subarea's continued use as an industrial district with moderate amounts of additional office and commercial development;

2.

Support the subarea's existing industrial base and encourage new research and development uses; and

3.

Facilitate transit-oriented development near the proposed light rail station at Sierra Madre Villa and the 210 freeway;

O.

In Subarea d2:

1.

Encourage additional industrial and office development with a limited amount of supporting retail/commercial development;

2.

Encourage the development of child care facilities;

3.

Create innovation in the development of housing within the district by encouraging mixed-use development and live/work projects; and

4.

Create housing opportunities within the district by providing for live/work housing and mixed-use development in appropriate areas;

P.

In Subarea d3: Continue use of the area as a retail center that serves the needs of the local community and increases the competitive advantage of existing businesses through the improved quality of the environment.

A.

Zoning designations. The standards of the EPSP zoning districts apply to proposed development and new land uses in the CO, CL, CG, IG, and PS zoning districts established by Section 17.20.030 (Zoning Map and Zoning Districts), as applied to property within the specific plan area.

1.

EPSP-d1-CL. East Pasadena Specific Plan subarea d1 limited commercial district.

2.

EPSP-d1-CG. East Pasadena Specific Plan subarea d1 general commercial district.

3.

EPSP-d1-IG. East Pasadena Specific Plan subarea d1 general industrial district.

4.

EPSP-d1-CO. East Pasadena Specific Plan subarea d1 commercial office district.

5.

EPSP-d2-CO. East Pasadena Specific Plan subarea d2 commercial office district.

6.

EPSP-d2-CL. East Pasadena Specific Plan subarea d2 limited commercial district.

7.

EPSP-d2-CG. East Pasadena Specific Plan subarea d2 general commercial district.

8.

EPSP-d2-IG. East Pasadena Specific Plan subarea d2 general industrial district.

9.

EPSP-d2-PS. East Pasadena Specific Plan subarea d2 public/semi-public district.

10.

EPSP-d3-CO. East Pasadena Specific Plan subarea d3 commercial office district.

EPSP-d3-CG. East Pasadena Specific Plan subarea d3 general commercial district.

B.

Subzone designations. The provisions of the CO, CL, CG, IG, and PS zoning districts are modified by this Chapter through their application in the D1, D2, and D3 subzones that are hereby established, and shown on the Zoning Map.

C.

Specific parcel designations. The requirements of CO, CL, CG, IG, and PS zoning districts as applied in the subzones established by Subsection A., are also modified by Chapter as to how they are applied to specific parcels, which are identified in this Chapter as A, B, B-1, B-2, B-3, B-4, B-5, C, D-3, E, E-1, E-2, and F, and are shown on the Zoning Map.

For the purposes of this Chapter, density means the number of new dwelling units, or in the case of nonresidential development projects, the amount of square footage permitted by the allowed floor area ratio, which may be developed in relation to the size of the property to be developed as expressed in dwelling units or square feet, as the case may be. It is further provided, however, that when an existing building is demolished, the number of dwelling units or floor area of any existing building, as the case may be, shall be subtracted from the number of dwelling units or floor area of any new building in determining the total additional "new" floor area on the site, regardless of use. The reuse of an existing building without the addition of new square footage or dwelling units does not result in additional "new" floor area or additional density on the site. Parking structures shall be exempt from any building density standards.

(Ord. 7160 § 17, 2009)

A.

Allowable land uses and permit requirements. Tables 3-5 and 3-6 identify the uses of land allowed by this Zoning Code in each EPSP 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 Tables 3-5 and 3-6 are as follows.

B.

Standards for specific land uses. Where the last column in the tables ("Specific Use Standards") includes a section number, the regulations in the referenced section apply to the use, in addition to all other applicable provisions of this Zoning Code.

(Ord. No. 7435, § 10, 10-28-2024; Ord. No. 7420, § 3, 4-15-2024; Ord. No. 7418, § 2, 2-26-2024; Ord. No. 7414, § 2, 9- 11-2023; Ord. No. 7402, § 2, 9-19-2022; Ord. 7326 § 6, 2018; Ord. 7321 § 3 (Exh. 1), 2018; Ord. 7313 § 7, 2017; Ord. 7300 § 7 (Exhs. 6, 7), 2017; Ord. 7255 §§ 6 (Exh. 5), 7 (Exh. 6), 2015; Ord. 7235 § 3 (Exh. 2), 2013; Ord. 7210 § 5, 2011; Ord. 7169 § 9, 2009; Ord. 7164 § 4, 2009; Ord. 7160 § 15, 16, 2009; Ord. 7135 § 5 (Exh. 5), 2008; Ord. 7099 § 13 (Exh. 10, 11), 2007; Ord. 7057 § 8 (Exh. 3), 2006; Ord. 7009 § 11, 2005)

17.32.060 - EPSP Additional Land Use Regulations

A.

Big box retail. Big box retail shall not be permitted in EPSP d-2. Big box retail is defined as a retail or wholesale store of more than 75,000 square feet in area with centralized cashiering facilities.

A.

Standards for all projects. 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.

B.

Interim development standards. Subdivisions, new land uses and structures, and alterations to existing land uses and structures shall comply with the interim standards in Section 17.32.090 (Amount of Permitted Development and Allocation of Density) until the roadway extensions specified in the East Pasadena Specific Plan are completed.

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FIGURE 3-11 - EAST PASADENA SPECIFIC PLAN SPECIAL BUILDING STEP BACK PROVISIONS (SUBAREA D2, FOOTHILL BLVD.)

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FIGURE 3-12 - EPSP HEIGHT LIMITS FOR SUBAREA D2

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FIGURE 3-13 - EPSP HEIGHT LIMITS FOR SUBAREA d3

(Ord. 7169 § 10, 2009; Ord. 7160 § 15, 2009; Ord. 7099 § 13 (Exh. 10—14); 2007; Ord. 7035, § 5 (Exh.4—6), 2006; Ord. 7009, § 12, 13, 2005)

The following standards apply to all development within the East Pasadena Specific Plan area, except where a standard is identified as being applicable to a specific area or lot.

A.

Parking requirements. All parking areas within the East Pasadena Specific Plan shall comply with Chapter 17.46 (Parking and Loading) and the following additional requirements. See Subsection B. for additional requirements applicable to sites along Walnut Street.

1.

General landscaped setback requirements. All street frontages shall have a continuous planting area no less than 10 feet in depth and interrupted only by driveways, walkways, and buildings.

2.

Parking lot landscaping requirements - Subarea d1. Landscaping, or a masonry wall or other device with landscaping in front shall partially or fully screen vehicles from street view. The elimination of this screening shall require the Minor Conditional Use Permit approval.

3.

Parking lot landscaping requirements - Subareas d2 and d3. Landscaping shall be provided along the perimeter of any surface parking lot that abuts a street.

4.

Parking lot landscaping requirements for all Subareas. A shrub hedge, low masonry wall or other device with planting in front shall be provided along the street side perimeter of all parking lots.

a.

The wall shall be of sufficient height to screen parked cars from view to a maximum height of 42 inches. This visual barrier shall be set back within the required planting area so as to not obstruct views from driveways.

b.

A five-foot wide landscaped setback shall be provided in front of a masonry wall. A masonry wall shall be 42 inches in height. The masonry wall shall be constructed at the property line if landscaping, curbs, and gutters are provided within the Walnut Street right-of-way.

5.

Subarea d3 - Limitation on parking structures. Within Subarea d3, above-ground parking structures of no more than three stories in height are permitted only in conjunction with the construction of a public gathering space, as approved by the Director or Zoning Hearing Officer.

6.

Subarea d3 - Screening requirements. Except as otherwise provided by this Section, parking adjacent to a residential use or zone shall be screened from them with a masonry block wall or other comparable screening materials, as approved by the Zoning Administrator, designed to be compatible with residential uses.

B.

Walnut Street development standards. New permanent structures within the abandoned railroad right-of-way adjacent to Walnut Street must be approved by the Director.

1.

Application requirements. Submittals to the Planning Director shall include a site plan and Walnut Street elevations for the entire block in which the proposed project is located. The site plan shall indicate the use, location of structures, proposed curb cuts, the location and species of trees and shrubs, and the relationship of the project to proposed street improvements.

2.

Parking facilities. The following requirements apply only to parking facilities within the abandoned railroad right-of-way adjacent to Walnut Street, in addition to the other requirements of this Subsection A.

a.

Two-story parking structures.

(1)

Parking structure street access shall be provided only from north-south streets.

(2)

Landscaping and curbs and gutters within the Walnut Street right-of-way are required to be installed prior to, or as a part of, the development of any new parking structure.

(3)

Landscaped setbacks adjacent to Walnut Street are not required provided that landscaping and curbs and gutters within the public right-of-way are installed prior to, or as a part of, the proposed project development.

(4)

Planting shall be at least three feet, six inches in height adjacent to the Walnut Street right-of-way.

b.

Surface parking. A five-foot wide landscaped yard in front of a three-foot, six-inch wall, shall be provided to screen parking from Walnut Street; except that if the proposed Walnut Street improvements are installed, the wall may be constructed at the property line.

C.

Floor area ratio (FAR) exceptions.

1.

Subarea d2 FAR requirements. The floor-area-ratios specified in Table 3-11 (Floor Area Ratios Within Subarea d2 During Interim Limited Development Period) shall apply in Subarea d2 during the Interim Limited Development Period as specified in Section 17.32.090.

2.

TOD intensity options. The following intensity options are permitted for transit-oriented development on parcels B-1 and B-2 only, to enable the preservation of an historic or architecturally significant structure:

Alternative 1 - FAR = 2.0; Height Limit = 60 feet

Alternative 2 - FAR = 1.5; Height Limit = 85 feet

3.

TOD and mixed-use development FAR bonuses. The following floor area bonuses shall be permitted for transit-oriented and mixed-use development.

a.

One additional gross square foot of retail space shall be allowed for each 1.5 square feet of residential space constructed.

b.

Five additional gross square feet of retail space shall be allowed for each one gross square foot of child or elderly care space constructed.

Editor's note— Ord. No. 7277, § 6, adopted Mar. 7, 2016, repealed § 17.32.090, which pertained to amount of permitted development and allocation of density, and derived from Ord. No. 7099, §§ 14, 15 (Exh. 15), 16, 2007.

Editor's note— Ord. No. 7277, § 7, adopted Mar. 7, 2016, repealed § 17.32.100, which pertained to replacement of existing development.

Chapter 17.33 - Fair Oaks-Orange Grove Specific Plan