The study session will provide commissioners and the public an opportunity to review proposed boundary changes, residential density adjustments, and the potential inclusion of drive-through businesses and big box retail within the plan area. No formal action will be taken at the meeting, but the feedback received will guide the drafting of development standards for future consideration.
The East Pasadena Specific Plan, originally adopted in 2000, covers a major employment and regional retail center bounded generally by Orange Grove and Rosemead boulevards to the north, Kinneloa Avenue to the west, Colorado Boulevard to the south, and Michillinda Avenue to the east. The area includes the Sierra Madre Villa A Line station, Pasadena City College Community Education Center, and major shopping centers such as Hastings Village and Hastings Ranch Plaza.
Under the proposed update, new state housing laws such as SB 79 are forcing the City to reconsider residential densities, particularly near transit hubs. The draft plan now proposes residential densities up to 87 units per acre south of Foothill Boulevard and along Colorado Boulevard. North of Foothill Boulevard, proposed densities will range from 32 to 87 units per acre. However, City staff recommends maintaining strictly non-residential uses north of Halstead Street to continue supporting the area’s existing research and development businesses.
The Commission is also set to consider whether to allow “big box” retail — defined as stores over 75,000 square feet with centralized cashiering — which is currently prohibited in the EPSP-d2 zoning district. While big box retail was historically viewed as not transit-supportive, staff noted that many such retailers have recently developed urban designs that better incorporate pedestrian amenities.
Additionally, the possibility of allowing drive-through businesses, which were entirely omitted from a 2021 draft of the plan, will be discussed. Staff raised the topic for the Commission’s consideration following notable interest during the recent North Lake Specific Plan adoption process.
The owners of the Hastings Village Shopping Center at 3341 E. Foothill Blvd. have also approached the City with interest in redeveloping their surface parking lot into housing. The ownership group is expected to seek maximum residential densities of over 80 units per acre throughout the site. They have also requested flexibility to include entertainment-related uses such as indoor recreation, bars, nightclubs, and liquor stores to provide more options when leasing to tenants.
Finally, City staff will present a potential name change for the specific plan to avoid ongoing confusion with the unincorporated Los Angeles County area also known as “East Pasadena.” That neighboring area currently features a prominent monument sign reading “Welcome to East Pasadena” in the median of Colorado Boulevard. The Commission will review all feedback before staff returns with a complete draft specific plan at a future date.
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