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 City Council to vote on amended lease and $5M state funding for 100‑unit senior affordable housing at 280 Ramona St.
What’s happening now: The Pasadena City Council will vote on key business terms of an amended development and lease agreement for a proposed five‑story senior housing project at 280 Ramona St. The plan would authorize city budget changes to recognize $5 million in State Local Housing Trust Fund dollars and confirm long‑term lease and affordability terms for the site.
Top line details
The project, known as Ramona Senior Housing, is a proposed $83.1 million development that would deliver 100 units — 99 units for low‑income seniors and one resident manager unit. The five‑story complex was previously approved by the city’s Design Commission in 2024. Some units would be reserved for seniors who are currently unhoused. Amenities would include a community room, a courtyard and on‑site management offices.
In lieu of on‑site parking, plans call for a covered loading zone and a dedicated paratransit pickup area along Ramona Street. The developer would lease the city‑owned property for 99 years for $1 per year and operate under a regulatory agreement that would keep the homes affordable for the same 99‑year term. The project would be subject to Pasadena’s minimum wage and local hiring rules.
Funding and the city vote
The Council action would amend the Housing Department’s FY2026 operating budget to recognize $5 million from the State Local Housing Trust Fund, split into $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 valuation and the $4.75 million state construction loan.
Other identified funding sources include $2.76 million in federal HOME funds and $8.19 million in loans from Los Angeles County’s No Place Like Home program, which will also provide rental vouchers for 48 units. The developer has applied for additional state Multifamily Finance funds, Low Income Housing Tax Credits, and Federal Home Loan Bank support. Despite those sources, the developer estimates a funding gap of nearly $50.7 million.
City staff describe the budget and lease amendments as administrative actions that are not subject to the California Environmental Quality Act. The Ramona project itself was previously found to qualify for a CEQA in‑fill exemption. The Council vote would also allow the city manager to approve no‑cost amendments such as time extensions tied to the agreement.
Other agenda items the same night
Several other budget, street, transit, housing, utility and code items are slated for action:
- Measure A homelessness funds: Pasadena is set to receive $1.32 million for Continuum of Care activities in FY2026. Proposed uses include rapid rehousing for up to 15 households, housing navigation for up to 25 people, and thousands of motel nights of emergency shelter through local service providers. The action would let the city manager extend contracts up to five years and add future Measure A allocations.
- Fair Oaks and Madison resurfacing: Officials recommend a full resurfacing of Fair Oaks Avenue and resurfacing of Madison Avenue between Villa Street and Orange Grove Boulevard. The lowest bid came in at $1,722,830 (base bid $1.66 million plus a $248,822 contingency). The work aims to raise Fair Oaks’ Pavement Condition Index from 57 to 100 and is scheduled to begin in October and finish in December, with funding from the city’s resurfacing program and Water Capital Fund.
- FY2026 CIP and budget amendments: The package would move $1.37 million in carry‑forward funds and about $12 million in cross‑department adjustments. Notable items include $4.3 million in General Fund support for street resurfacing, $1.9 million for sewer relining, park, bridge and stormwater grants, and technology and radio upgrades for public safety. If approved, the city’s FY2026 CIP would grow by about $13.39 million, with $7.9 million coming from the General Fund and the balance from grants, fees and utility funds.
- Printing supplies contract: The Finance Department would continue a contract for specialized paper and envelopes used in municipal printing. The city has purchased more than $200,000 in such supplies from the same vendor since 2015. The contract cost is covered in the current operating budget.
- Speed hump guideline changes: Staff propose lowering the daily traffic minimum for speed hump eligibility from 1,000 to 500 vehicle trips, changing the voting threshold to require 67 percent approval of returned ballots with a minimum 50 percent response rate, and making city Greenway bike routes eligible. Installation costs are estimated at $4,000 to $5,000 per hump.
- Bicycle code updates: Proposed amendments would align the municipal code with state law by updating the definition of bicycle to include electric bikes, removing preempted registration rules, and clarifying sidewalk riding and speed limits on sidewalks (10 mph general cap, 5 mph when pedestrians are present).
- Solar sizing and storage policy: Pasadena Water and Power would be allowed to size customer solar up to 150 percent of a customer’s past maximum annual usage, and larger systems up to one megawatt if paired with storage and the grid allows. The change would modernize system caps and prompt recommendations for storage incentives.
Design and precedent
The Ramona project was approved by the Design Commission in 2024. The city also reviewed another senior care concept at 861 E. Walnut St., a separate assisted‑living and memory care proposal currently under concept review. Recent completed local senior housing shows how mixed funding and on‑site services have been used to support very low‑income seniors who have experienced homelessness.
What comes next
If the Council approves the budget and lease amendments, the project would move forward with the current development timeline and financing efforts. Additional approvals and funding commitments would be required to close the nearly $50.7 million funding gap before construction can begin.
Frequently Asked Questions
What is being voted on?
The City Council is voting on amended business terms for the Ramona Senior Housing lease and on budget amendments to recognize $5 million in state Local Housing Trust Fund support for the project.
How many units and who will they serve?
The project would include 100 units total: 99 for low‑income seniors and one for a resident manager. Some units will be set aside for seniors experiencing homelessness, and 48 units would receive county rental vouchers if all funding is secured.
How much will the city contribute?
City support totals about $19.24 million, combining a $14.49 million ground lease valuation and $4.75 million in state construction loan support recognized in the budget.
Will the project include parking?
No on‑site parking is planned. The design includes a covered loading zone and a paratransit pickup area on Ramona Street.
Is the project approved under environmental review?
The development was previously determined to qualify for a CEQA in‑fill exemption. City officials say the current budget and lease amendments are administrative and not subject to CEQA.
When would construction start?
There is no construction start date tied to the Council vote. The developer still needs to secure additional financing and close the identified funding gap before breaking ground.
Key features at a glance
| Feature | Detail |
|---|---|
| Project name | Ramona Senior Housing |
| Location | 280 Ramona St., Pasadena Civic Center |
| Total cost | $83.1 million |
| Units | 100 total (99 low‑income seniors + 1 manager) |
| City support | $19.24 million (includes $14.49M ground lease val. + $4.75M state loan) |
| State funding | $5 million ( $4.75M construction loan + $250k admin ) |
| Other key funding | $2.76M HOME; $8.19M No Place Like Home loans + 48 vouchers |
| Funding gap | Nearly $50.7 million |
| Parking | No on‑site parking; covered loading zone and paratransit area |
| Lease term | 99 years at $1 per year; affordability regulatory agreement for 99 years |
| CEQA status | Project previously found eligible for CEQA in‑fill exemption; current actions administrative |
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
Author: Construction CA News
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