Showing posts with label St. Luke's. Show all posts
Showing posts with label St. Luke's. Show all posts

Tuesday, March 8, 2011

Election Day - Pasadena City Council District 4

East Pasadena votes today for the person who will represent us on city council the next four years.   Even in a down economy, development pressures and neighborhood protection are key issues.   One issue on the immediate horizon is reuse or development of the historic St. Luke's Hospital site (pictured above).  Other East Pasadena issues are lying in wait -- issues like the use of the empty car lots on Colorado, the vacant Hastings Theater, development near the Sierra Madre Villa metro station, and the seemingly forever stalled plans for an Eaton Wash trail.    Then there are now perennial Pasadena city issues like the budget, city employee compensation, crime, housing, and the public schools.    

Four candidates have each staked out different ground and run serious campaigns.  Based on the relative parity in candidate lawn signs, chances are no candidate will win a majority and there will be a run-off.   If there is run-off, we will hopefully see the candidates get more specific on the issues.   We'll see how it all shakes out.

Monday, October 5, 2009

Four East Pasadena Issues for the General Plan Update

As promised, here are my top planning issues concerning East Pasadena that I think should be discussed and be part of the city's updated General Plan.

1. Eaton Wash Trail

And the winner of the award for longest planned project never built is ..........................
The Eaton Wash Trail!
Seventy-eight years after the first plan, we have a trail of plans, but still no trail.

First, there was this 1932 plan that I posted on a year ago.


1932 Plan for Eaton Canyon Park

Then there was the 1967 plan approved by Pasadena's Director of Parks. Really a plan for a park and trail extending from Eaton Canyon south along the wash to the southern city limits. Exciting stuff. But, the plan went nowhere.

Instead, over the years, bits and pieces of the long planned park were carved away for developent. A few acres here and there for housing developments, 30 acres for an industrial park and so it went. The old plans gathered dust on a shelf.

Then, 40 years after the city's '67 plan, the city revived plans for an Eaton Wash trail in the 2007 Parks and Recreation Master Plan. Less ambitious than earlier plans, but still holding on to the goal of a north south trail along the wash.

But, the city has never gotten behind the trail in any serious way. Most of the noise for a trail these days is provided by others -- the Arroyos and Foothills Conservancy , Pasadena's Open Space Now, local bloggers and Cal Poly graduate students. The city has largely been passive while others push an Eaton Wash trail as part of a web of proposed regional trails.

In 2008, Cal Poly graduate students produced the Emerald Horseshoe Concept Plan: trail connections for the Los Angeles Region. In particular, Part 4 (be patient, it takes some time to load) of the Concept Plan presents the trail plan. With cues from decades old plans, the Concept Plan takes the Eaton Wash trail to another level -- the students revived old plans for public use of the Eaton Wash Reservoir and for a migratory bird sanctuary. They propose an Eaton Wash Plaza where the wash crosses at Colorado Blvd. and give details of how the trail connects to other trails to the north and south of the city.

The Eaton Wash trail, especially as envisioned in the Concept Plan, has the potential to directly connect the city with Eaton Canyon and with the city's natural landscape. The trail would be a much needed defining element of East Pasadena and a recreational attraction used by people across the city.

Certainly the city would have to change spending priorities to build the trail. And LA County would need to cooperate. All possible and all appropriate for a general plan discussion. Pasadena is a resourceful city. Projects the city wants tend to happen. It is time for the City of Pasadena to take hold of this long-planned project and do what it takes to build the trail.

2. Open Space

Preserve open space. Absolutely. Positively. No exceptions.

Be proactive about planning the open space under the Edison power lines. East Pas has dozens of acres of land zoned open space and sitting under power lines just growing weeds. Now that Edison is making all kinds of "green" noises, why not seize the moment and be proactive about using this land for more than weed fields. Urban farms? Community gardens?

City owned land adjacent to the Eaton Wash and between Orange Grove and Foothill. The land is zoned open space but was approved for an ice rink building 500 feet long, 116 feet wide and 54 feet high plus a parking lot for 150 cars.

The 1994 General Plan requires the city to "preserve and acquire open space." However, the city's zoning code allows construction of massive buildings, such as the proposed ice rink and a parking lot for 150 cars, on "open space" zoned land. What's the point of the open space designation if you're just going to pave it and construct massive buildings? I think there's a disconnect between what the General Plan requires (or should require) and what the zoning code allows. The zoning code should be changed.

3. Development Near the Sierra Madre Villa Metro Station
This is a big big issue. If or when building resumes, there is likely to be a lot of pressure to develop within 1/2 mile (generally walking distance) of the Sierra Madre Villa Metro Station.

Traffic is already congested along Foothill and Rosemead. Obviously how new development impacts traffic will be a huge issue.

If there are new developments, what kind of uses will they be? I'll admit to some disappointment over the lone "transit oriented" project we've seen so far. As originally planned, the corner of Foothill and Sierra Madre Villa and the old Stuart building was to include a mix of uses, including office, bio-tech uses, and some housing. Somewhere along the way, that plan got jettisoned and the entire area is now primarily devoted to housing. I'd rather have the mix of business uses and potential work opportunities than just more housing. But, hopefully future development around the metro will bring in more business uses.

Also, maybe I'm just not clued into swanky '50's styling, but the Stuart apartments just don't read enduring quality and design to me. They don't reflect the same quality or appealing design as the historic Stuart building that fronts the apartments or the Kaiser office building to the west. The apartments more reflect the untitled design of the SMV Metro Station, which seems uninspired to me as well. Standards need to be higher for future development.

4. St. Luke's Medical Center

I've posted before on the proposal to develop the St. Luke's site with condos and assisted living. DS Ventures, which bought from Cal Tech, paid way too much for the Public Service zoned St. Luke's property anticipating that they'd be able to jam condos on the site. The proposal is now on ice as the owners apparently work their way through bankruptcy. Pasadena needs to evaluate the best uses for the site and adjoining neighborhood without regard to the price paid by the westside developer. This is an exceptional and rare property with great history. Likewise, future plans for the property should be extraordinary as well. Among other possibilities, future use should include return to medical services and medical research.

Sunday, October 4, 2009

Updating Pasadena's General Plan -- October 6 Meeting

The city is updating its General Plan. There are a lot of ways folks can get involved and have their voices heard. A whole list of meetings and surveys is here. For those in East Pas, there is a meeting this Tuesday, October 6 at 6:30 pm at the Stuart Pharmaceutical Building (now apartments) at 3660 E. Foothill. City representatives will talk about emerging themes for future planning of the city and receive input from those who attend.

What's so important about a General Plan? Well, a city's General Plan guides how a city develops -- where growth is allowed and how much. For instance, the city's 1994 General Plan called for development in the city's downtown and at metro stations. For better or for worse, that is what has happened. The General Plan called for protection of existing residential neighborhoods. For the most part, that has happened as well.

Imagine a Great City

The story of the city's current General Plan is a good one. It is told in the preface to the Land Use Element adopted in 1994. The story has all the elements of a good land use dispute -- a voter approved initiative to slow growth, lawsuits filed to challenge the initiative and a city leaders grappling with what to do. The city had to appease a citizenry that voted to limit growth and legal arguments of those who wanted growth.

The result was a campaign to "Imagine a Great City" and create a new General Plan. Pasadenans responded in droves. Charged to imagine a great city, 3,000 people attended more than 50 workshops to work out the city's future. When a consensus emerged, a handful of farsighted residents oversaw the wordsmithing. A General Plan emerged that has guided the city's development ever since (and served as a model for other cities).

Though we lived well west of Allen, I took part in the workshops, meetings, hearings and such that led to the new Plan. It was pretty exciting stuff -- deciding a city's future. One way or another, I've since tried to stay in touch with city planning efforts.

Public interest in city planning is not at the fever pitch it was 20 years ago. But, it probably should be, at least on the east side of town. The plan to drive growth downtown and near metro stations has played itself out over much of the central and western parts of the city. East Pas, with metro stations at Allen and Sierra Madre Villa, has seen some "transit oriented development," but could be in for a lot more. There are other issues out here too -- development of open space, use of the Eaton Wash, plans for St. Lukes and more.

Before Tuesday's meeting, I'll try to list some of the planning issues I see affecting East Pasadena.

Saturday, January 10, 2009

Proposal to Develop St. Luke's Hospital Property

In 2009, you're going to hear a lot about St. Luke's. At Monday night's City Council meeting, DS Ventures will present its plans to develop the 13- acre property by converting the existing St. Luke's hospital building to an assisted living facility, and adding to the site 170 new condominium units, parking structures and a 50,000 square foot office building. The Council meeting is informational only -- to inform the council and public that a major project is being proposed. No decisions will be made. You can see the city staff report here. A site plan for the project, showing the existing and proposed new buildings, is attached to the city staff report.


Above is a view of St. Luke's Hospital as seen from New York Drive. That's Eaton Wash Reservoir in the foreground. The hospital was built in 1933 by the Sisters of St. Joseph and served our area's medical needs until it closed in 2002. This magnificent seven story Art Deco building is one of the most impressive landmarks in East Pasadena. Only the Stuart Pharmaceutical building rivals it.


In 2003, St. Luke's was sold to Cal Tech. Many were relieved that the future of this property was in good hands. The St. Luke's property is (and has always been) zoned for Public Service uses. Though the hospital was closed, Cal Tech would continue the historic Public Service use of the property by using it for education and research.



But, St. Luke's is located near the base of the San Gabriels, five miles from Cal Tech's campus. The location proved too remote from Cal Tech's main campus near downtown Pasadena. The venerable institution decided to sell and the property went on the market.


Developers salivated over the possibilities. Built-out Pasadena rarely sees a 13-acre parcel go on the market. And this was about 2006-2007. Developers were making bundles cranking out condominiums. As reported by Pasadena Now, Cal Tech's real estate broker called St. Luke's "an extraordinary assemblage of property" and said the property "generated interest from investors around the world."


Others were interested in the property too. Schools, churches, a cancer research center and other nonprofit users were interested. After all, the St. Luke's property was zoned for Public Service use and one might think it would be sold to another institutional user.


It may have been the irrational exuberance of the times or the mesmerizing image of acres of condos or just arrogance, but developers ignored the city's General Plan and zoning laws and lined up to bid on the property. Institutional users were priced out of the game. According to an October 2007, Los Angeles Business Journal article, in 2003 Cal Tech paid less than $20 million for the St. Luke's property. Four years later, it sold the property to Beverly Hills developer DS Ventures for more than $40 million.


To develop the property, DS Ventures will need the city to change the Public Service designation for the property. But, DS Ventures faces an even bigger challenge than that.


Pasadena's General Plan requires the city's growth to be limited to the city's downtown and along major transportation lines, such as the metro. This is the centerpiece to the city's growth plan -- a plan the city is fulfilling with dense development downtown and at metro stops. By aligning growth with public transportation and focusing it downtown, the city will hopefully reduce the need for cars, reduce pollution and make more efficient use of dwindling resources.

Based largely on our General Plan, our city is nationally known for progressive planning. The basics of the city's current General Plan were adopted back in 1994 as part of a campaign to "Imagine a Great City." Citizens turned out by the thousands to do just that. Guided by this guy and others, the city adopted a forward thinking General Plan that limits growth to targeted areas. It was cutting edge stuff at the time and put Pasadena planning at the forefront of the move away from auto-dependence and toward smarter growth.


So, in addition to doing away with the property's Public Service zoning, to carry out its plan to intensify use on the site, adding condos, parking structures and office uses, DS Ventures will need to convince the city to back away from the key to its General Plan. That may be tough to do.

The fact is the St. Luke's property is on the edge of the city, miles from downtown and miles from a metro stop. DS's plans to develop the property are out of touch with Pasadena's plan to target and limit growth and a hindrence to state and local efforts to reduce auto trips and emissions. With every day's news, it becomes more and more evident that we need to stop building for auto dependence and need to exercise greater care about how we affect our environment. The wisdom of Pasadena's plan to limit growth to targeted areas is proving more and more sound.


How will this all play out? Well, as I said at the start, in 2009, I think we're going to hear a lot about the St. Luke's property. Hopefully we'll also hear a lot about the City's General Plan, the need to reduce auto use and emissions and ways to better conserve our environment. In the process, we will learn much about Pasadena's commitment to remain an environmental and planning leader.

Tuesday, March 25, 2008

St. Luke's -- Proposed Development


This picture was taken from behind St. Luke's looking north to the mountains. The hospital fronts Washington Street. Across Washington to the north is the Eaton Wash Reservoir.

At a neighborhood meeting on March 19, developer DS Ventures presented its proposal to build senior housing and medical offices on the St. Luke's site. Pasadena Now's report of the encounter is here.


In later posts, I may talk more about the developer's proposal, its treatment of the landmark St. Luke's buildings (interior and exterior), consistency with the Pasadena General Plan, impacts on traffic and views, and emergency and urgent care issues.


But, let's take a moment to look at this property, its landmark status and its traditional use in service to surrounding communities.


Certainly the St. Luke's buildings are architecturally significant. St. Luke's was one of the first buildings in East Pasadena to be declared a city landmark. In context of the East Pasadena community, which was largely built over the last fifty years, St. Luke's art deco facade stands out as perhaps the most impressive historic structure in this area.


But, the property is also significant because of its long-time use to serve the East Pasadena and Altadena communities. When the Sisters of St. Joseph opened St. Luke's in 1933, it was one of the San Gabriel Valley's first hospitals. As homes were built and the area grew, St. Luke's was there to serve the community's medical needs. The hospital use continued for nearly 70 years until it was closed down in 2002.


Among the many things I like about St. Luke's is the northward face of the hospital buildings. The front of the hospital faces north looking toward the Eaton Wash, Eaton Canyon and the San Gabriel Mountains.

Sunday, March 23, 2008

St. Luke's


In 2002, Pasadena City Council declared St. Luke's Hospital, the convent and the chapel as city landmarks. The hospital was built in 1933. In 1947, the chapel and convent were added immediately to the east of the hospital building. This photo, taken from inside the chapel, shows one of the beautiful stained glass windows that line the chapel. The artistry in the stained glass and the plaster relief is spectacular. You have to click the photo to really see the work.

Last year, the St. Luke's property was sold to developer DS Ventures. Pasadena Heritage has placed St. Luke's on its endangered list and has noted concerns about how the developer will treat the landmark buildings.

Unfortunately, landmark protections do not extend to interior features.