planning & community development department hillsides residential care and educational center...

Planning & Community Development Department

Hillsides Residential Care and Educational Center

Master Plan City CouncilJuly 20, 2015


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Project Site

Pasadena

Los Angeles


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Master Plan Process

*City Council – Decision

Planning Commission – Recommendation

Design Commission – Advisory Review

Master Plan Submittal / Review

Design Commission – Preliminary Consultation

Predevelopment Plan Review


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Background

Hillsides

• Private, not-for-profit residential care and educational facility for children and youth that come from challenged home settings

• Established in 1916 at the project site – main campus

• A number of satellite offices throughout the region

• Current services at the project site:> Residential Treatment Services> Education Services> Counseling Services> Miscellaneous support services for other three services


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Existing Facility

Hillsides

• 12 buildings (total 66,191 square feet) – 5 residential cottages, 3 educational facilities, 4 support buildings

• Surface parking areas –105 permanent and 15 temporary parking spaces

• Outdoor recreational area, including a pool


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Master Plan Summary

Hillsides

• A new 10-year, 4-phase Master Plan• Increase quality of care provided by improving the

existing facilities while maintaining enrollment> Improvements to the food services and recreation facilities> Increased separation of vehicular and pedestrian activity on

campus> Additional parking to lessen the impact to the neighborhood> Major component: demolition of existing Keck Center and

construction of new multi-purpose building with a subterranean garage

• No changes in number of resident and students• Removal of non-resident & non-student related

counseling services to satellite locations resulting in relocation of 40 staff members to off-site locations

• Net increase of 8,102 square feet in square footage


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Phase 1

• Construction of new pool• Improvements to the outdoor recreational space• New welcome kiosk

Church Street

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Phase 2

Hillsides

• Demolition of the existing pool and recreation facility (Keck Center)

• Construction of new multi-purpose building with a subterranean parking facility

• Restoration of the main playing field

• Relocation of the access road between the lower and upper campuses

Church Street

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Phase 2

Hillsides

Conceptual elevation and perspectives of the new multi-purpose building

West

South

North (Church Street)


Church Street

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Phase 3

• Access, circulation, and parking improvements in front of the Administration Building and the area south of the school building


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Phase 4

Hillsides

• Renovation and minor additions to the Administration, South and North Annex buildings

Church Street

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Neighborhood Meetings

Hillsides

• City-hosted neighborhood meeting – November 11, 2014

• Hillsides-hosted informal neighborhood advisory group meetings

• Points of discussion> Neighborhood concerns regarding existing and future

operational impacts> Construction-related impacts


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Advisory Reviews

Hillsides

• Design Commission - December 9, 2014> Recognized the importance of Hillsides and expressed

general support of the project> Additional comments regarding further refinement of the

design of the new multi-purpose building, importance of proper management of construction impacts & dialogue with the neighbors during construction, and impacts to historic resources


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Advisory Reviews

Hillsides

• Planning Commission – May 13, 2015> Unanimous recommendation to approve the Master Plan> Additional request to direct Department of

Transportation to explore additional traffic management measures at the street segments of Church Street and Avenue 64 as part of the Neighborhood Traffic Management program (NTMP), separate from the Master Plan


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Key Issues

Hillsides

• Overall intensity, parking, construction-related impacts, and potential impacts to cultural resources

• Proposed Master Plan is sensitive to these issues> No increase in existing level of residents and students> Maximum number of employees on-site at any given

time will be reduced from the current level > Increase in square footage is limited> A portion of existing counseling services will be

relocated to satellite locations in addition to already relocated administrative services

> Improvements to internal circulation and parking is proposed


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Key Issues

Hillsides

• Various conditions proposed address these issues> Limits on number of students/residents, employees,

special events, and location of construction and employee parking

> Minimum number of on-site parking that is consistent with Parking Assessment Study

> Temporary off-site parking & shuttle services during construction

> Implementation of Best Available Control Measures (BACMs)

> Neighborhood notification on construction

• Historical Evaluation Report for Administration, South, and North Annex Buildings


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Recommendation

Hillsides

• Approve the proposed Hillsides Master Plan as conditioned

• Find that the Master Plan is exempt from CEQA• Approve the removal of eight protected trees and

nine mature trees• Direct Department of Transportation to further

review the street segments at Church Street and Avenue 64 and explore additional traffic management measures as part of the Neighborhood Traffic Management Program (NTMP), separate from the proposed Master Plan.


Hillsides Residential Care and Educational Center

Master Plan City CouncilJuly 20, 2015


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Key Issues

Hillsides

• Overall Intensity - growth over the years and related impacts to the neighborhood

• In recognition, the Master Plan does the following: > No increase in existing level of residents and students> Limited increase in square footage> Partial relocation of counseling services> Reduction in maximum number of employees on-site at

any given time from the current level• Conditions:

> Maximum number of residents and students > Maximum number of employees on-site at any given

time > Limit on special events


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Key Issues

Hillsides

• Parking (operational) - Constant overflow of vehicles onto neighboring streets> Parking assessment study to establish the demand –

minimum 131 on-site spaces are needed> 137 parking spaces are proposed

• Conditions: > Permanent relocation of 40 staff to satellite location> Employees are required to park only on Hillsides campus

once Phase 1 is initiated> A minimum of 131 on-site spaces must be maintained

after Phase 3 is completed> Hillsides must encourage visitors to utilize on-site parking

rather than street parking


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Key Issues

Hillsides

• Parking (construction)> Impacts to the parking during construction vary by

phase> On-site parking is reduced during construction of phases

1, 2, and 3, and between phases 1 and 2• Conditions:

> No construction parking on public streets> Requirement of temporary off-site parking with shuttle

service when the number of on-site parking is reduced below 131 spaces (Hillsides is required to submit documents evidencing procurement of temporary off-site parking and shuttle service prior to issuance of building or grading permits)


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Key Issues

Hillsides

• Construction-related impacts – traffic, site maintenance, parking> Preliminary Construction Management Plan

• Conditions: > Requirement for Construction Staging and Traffic

Mitigation Plan> Implementation of Best Available Control Measures

(BACMs)> Notification to the neighbors> No construction staging on public streets> Damage to the public right-of-way improvements must

be repaired > Coordination with the Church of the Angels


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Key Issues

Hillsides

• Impacts to Cultural Resources – Administration Building, South and North Annex Buildings> Historical Evaluation Report found that the proposed

improvements conform to the Secretary of the Interior’s Standards for Rehabilitation; therefore no impact


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Analysis

Hillsides

• General Plan and Zoning Code: > Institutional & Public/Semi-Public

• Development Standards:> Gross floor area: 71,855 (not including the subterranean

garage)> Setbacks:

Church Street – 5 ft for Subterranean garage, 25 ft for new multi-purpose building

South Property Line (internal) – 5 ft for the new exterior exit stairs for South Annex building, 19 to 107 ft for the additions to the Administration building

> Height: 36 ft for new multi-purpose building, 30 ft for additions to the Administration building

> Parking: Minimum 131 spaces required per Parking Assessment Study, 137 spaces proposed


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Analysis

Hillsides

• Traffic > Based on the thresholds outlined in the Traffic Impact

Review Guidelines, Department of Transportation (DOT) determined that a traffic study is not required for this project

• Tree removal> Total 87 trees removed, including 8 protected trees and 9

mature trees> Preliminary landscaping plan shows that minimum of 96

new trees will be planted, and the plan emphasizes tree canopy that is sustainable over long term

planning & community development department hillsides residential care and educational center...

Documents

hillsides residential

city of

region current services

neighborhood meeting

residential cottages

project site main campus

planning commission

hillsides main campus