Public Hearing:
Appeal of Conditional
Use Permit (CUP) 1521
E. Alameda Avenue
City Council
February 28, 2023
COMMUNITY
DEVELOPMENT
Project Site
Project Location: 1521 E. Alameda Avenue
• Existing Single -Family Home
• R-1 Zone
• Surrounded by R -1 zoned lots
• Project site is across the street from the
City of Glendale
North
Project Site Location: 1521 E. Alameda Avenue
Project Site
View from Street: Alameda Avenue
Project Site Property North of
Project Site
View from Street Continued
Project Site
Property South of
Project Site
(appellants home)
Project Proposal by Applicant
• Demolish existing home
• Build a new two -story
single -family home
• Measure overall height and
top of plate height from the
average grade.
Measuring Height Without CUP
The BMC requires height to be measured as the vertical
distance from grade to an imaginary plane located the
allowed number of feet above and parallel to the grade.
Planning Commission Hearing
• Planning Commission
unanimously approved CUP
on November 14, 2022
• Appeal of Planning
Commission Decision filed on
November 29, 2023.
Project Site Existing Conditions
Project Site (1521 E.
Alameda Ave.
Neighboring home(1531 E.
Alameda Ave.) located north
(uphill) of the Project site.
Appellants home (1515 E.
Alameda Ave.) located
south (downhill) of the
Project site.
Measuring Height With CUP
Lowest Point
Highest
Point
772.61’
768.67’
CUP Height Measurement Continued
• CUP request does not change the maximum allowable
heights permitted by the BMC for R -1 zone lots
• CUP allows flexibility for applicant to build home that is consistent with neighboring properties
• Red line represents Existing Grade
• Yellow line represents Average Grade
Project Description
• Red line represents Existing Grade
• Yellow line represents Average Grade
The difference in height between
existing grade and average grade
is 1 foot 11 inches
CUP Conditions
Conditions required to ensure
potential impacts are minimized:
• Hedges must be planted along both
sides of the property line to increase
privacy
• Any damage to the public right of
way due to construction must be
reconstructed at the applicants cost
• Second story is setback further from
the side property line than the first
floor
• Second floor is limited to no more
than 85% of the first -floor gross
square footage
CUP Findings
1) The use applied for at the location set forth in the application is properly one for which a Conditional Use Permit is authorized by Chapter 1, Title 10, of the BMC.
2) The use is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located. 3) The use will be compatible with other uses on the same lot, and in the general area in which the use is proposed to be located. 4) The site for the proposed use is adequate in size and shape to accommodate the use and all of the yards, setbacks, walls, fences, landscaping and other features required to adjust the use to the existing or future uses permitted in the neighborhood.
5) The site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic generated or to be generated by the proposed use. 6) The conditions imposed are necessary to protect the public health, convenience, safety and welfare.
Recommendation
Adopt a Resolution denying
the appeal of the Planning
Commission’s approval of
Project Number 22-0003178
for a Conditional Use
Permit.
Contact Information
Maciel Medina, Associate Planner
Community Development Department
[email protected]
(818) 238-5250