Pasadena, California, September 8, 2025
News Summary
The Pasadena City Council will consider an amended development and 99‑year lease for Ramona Senior Housing, a proposed five‑story, 100‑unit affordable building at 280 Ramona St. The $83.1 million project would provide 99 units for low‑income seniors and one manager unit. The Council is asked to recognize $5 million in State Local Housing Trust Fund support and account for roughly $19.24 million in city support (including a ground lease value and state construction loans). The project was previously CEQA in‑fill exempt; design approval is complete and the developer is seeking additional financing to close a reported funding gap.
Pasadena council to vote on amended lease and $5 million state funding for 100‑unit senior housing
The city council is set to vote Monday on key terms of an amended development and lease agreement for a new five‑story senior housing complex at 280 Ramona St. The project, known as Ramona Senior Housing, would bring 100 units to Pasadena’s Civic Center and carries an estimated price tag of $83.1 million.
What the vote would approve
The council action would approve business terms for a long‑term lease with the developer and add $5 million in State Local Housing Trust Fund dollars to the Housing Department’s FY2026 operating budget. The funding package includes $4.75 million in construction loans and $250,000 for administrative support. City support for the project totals about $19.24 million, made up of a $14.49 million ground lease value plus the $4.75 million in state funds.
Project basics and design
The building was approved by a city design review in 2024. It would provide 99 units for low‑income seniors and one manager unit. Some apartments would be set aside for seniors who are unhoused. On‑site amenities are planned to include a community room, a courtyard and management offices. The project will not include on‑site parking. Instead, plans call for a covered loading zone and a dedicated paratransit pickup area along Ramona Street.
Financing and funding gap
Other identified sources include $2.76 million from federal HOME program allocations and $8.19 million in loans from Los Angeles County’s No Place Like Home program. That county program would also provide rental vouchers for 48 units. The developer has applied for state Multifamily Finance funds, Low Income Housing Tax Credits and support from the Federal Home Loan Bank. Despite those sources, the developer estimates a remaining funding gap of nearly $50.7 million.
Lease terms and rules
If approved, the city‑owned property would be leased to the developer for 99 years at a nominal rate of $1 per year. A regulatory agreement would require affordability for the same 99‑year term. The project would be subject to local minimum wage and hiring rules. The council action would also authorize the city manager to approve no‑cost amendments, such as time extensions.
Environmental review
City officials say the budget and lease amendments are administrative and not subject to the state environmental review law. The development itself was previously found to be exempt under the in‑fill housing category of the state environmental rules.
Other items on the council agenda
Printing supplies contract
The Finance Department requested authorization to continue a contract for specialized paper and envelopes used by city departments. The city has spent more than $200,000 on these supplies from the current vendor since 2015. Costs will be covered by the Finance Department’s operating budget this year and included in future budgets.
Measure A funding for homelessness services
Pasadena will act as lead agency for a Continuum of Care allocation of Measure A monies. The city is set to receive $1.32 million in FY2026 for programs including rapid rehousing for up to 15 households, housing navigation for up to 25 people, and thousands of motel nights of emergency shelter through partner agencies. Contract extensions up to five years and exemptions from competitive bidding are included in the proposed actions.
Street resurfacing — Fair Oaks and Madison avenues
The council will consider a contract to fully resurface Fair Oaks Avenue from Washington Boulevard to the north city limit and to pave Madison Avenue between Villa and Orange Grove. The low bid from Toro Enterprises totals about $1.72 million, including a contingency. The plan uses fiber‑reinforced rubberized asphalt and aims to lift Fair Oaks’ pavement score from 57 to 100. Construction is expected to start in October and finish in December.
FY2026 capital and budget amendments
Proposed budget changes would add carry‑forward funds and new amendments that raise the CIP by about $13.39 million. The General Fund would cover roughly $7.9 million of the changes. Items include street resurfacing, sewer relining work, bridge restoration grants, park playground funding, police vehicle systems upgrades and utility equipment transfers.
Traffic and bike policy changes
Staff recommend lowering the minimum daily traffic for speed hump eligibility from 1,000 to 500 vehicle trips, and changing the ballot rule to require 67 percent approval of returned ballots with a minimum 50 percent response rate. The city also proposes updates to the bicycle code to add e‑bikes to the definition of bicycle, remove local registration rules preempted by state law, and set sidewalk speed limits and passing rules for bikes and e‑bikes.
Solar and storage sizing
Pasadena Water and Power proposes allowing solar systems sized up to 150 percent of a customer’s prior annual use, with larger systems allowed if paired with battery storage and if the grid can support them. The change aims to modernize limits and boost resilience, with future work planned on storage incentives and permitting improvements.
What happens next
The council vote will determine whether the lease and budget amendments move forward and will approve or deny the other items listed. Several actions include authorization for the city manager to make no‑cost administrative amendments, and many measures depend on additional funding applications and approvals.
Frequently Asked Questions
Will the Ramona project include parking?
No. The building would not include on‑site parking. It would provide a covered loading zone and a paratransit pickup area on Ramona Street.
How many units are planned and who will they serve?
The project includes 100 units: 99 for low‑income seniors and one unit for a resident manager. Some units will be reserved for seniors who are unhoused.
How much state funding is added and how is it broken down?
The council would recognize $5 million from the State Local Housing Trust Fund: $4.75 million in construction loans and $250,000 for administrative support.
Is the project approved under environmental rules?
The development was previously deemed exempt under the state in‑fill housing exemption. The proposed budget and lease amendments are described as administrative and not subject to the state’s environmental review law.
When would street work begin on Fair Oaks?
Construction is expected to begin in October and wrap up in December.
What changes are proposed for speed humps?
The minimum daily traffic threshold would drop from 1,000 to 500 trips. Ballot rules would require a 50 percent minimum response rate and about two‑thirds approval among returned ballots.
How will solar sizing rules change?
Customers could size solar systems up to 150 percent of their prior annual use. Systems above that level could be allowed up to one megawatt if paired with storage and if the grid can handle it.
Key features at a glance
| Topic | Key facts |
|---|---|
| Project | Ramona Senior Housing: 100 units; cost $83.1M; 5‑story; no on‑site parking |
| Funding | City support ~$19.24M; State Trust Fund $5M (4.75M loans + 250K admin); HOME, No Place Like Home loans & vouchers; funding gap ~$50.7M |
| Lease | 99‑year lease at $1/year; 99‑year affordability regulatory agreement |
| Street work | Fair Oaks & Madison resurfacing; low bid ~$1.72M; construction Oct–Dec; PCI goal 100 for Fair Oaks |
| Homeless services | Measure A allocation $1.32M for FY2026; motel nights, rapid rehousing, navigation services |
| Traffic and bikes | Speed hump threshold drop to 500 trips; bike code updates to include e‑bikes and sidewalk speed limits |
| Energy | Solar sizing up to 150% of prior use; larger systems allowed with storage subject to grid review |
Deeper Dive: News & Info About This Topic
Additional Resources
- Pasadena Now — City Council to consider $83.1M senior housing project
- Wikipedia: Ramona Senior Housing
- Pasadena Now — Design Commission to discuss senior living project on Walnut Street
- Google Search: Pasadena Design Commission Walnut Street senior living
- Housing Finance — Heritage Square South delivers hope and housing for formerly homeless seniors in Pasadena
- Google Scholar: supportive housing formerly homeless seniors Pasadena
- Los Angeles Times — Pasadena retirement home “A Familiar Touch” (Villa Gardens)
- Encyclopedia Britannica: retirement home
- USA Today — LA fires assisted living (Pasadena Eaton fire)
- Google News: Pasadena Eaton fire assisted living
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