ATTACHMENT N
BOARD OF ZONING APPEALS: APPELLANT COMMENT LETTER/PRESENTATION Dated April 21, 2021
VISUALS TO ACCOMPANY APPELLANT’S PRESENTATION
Board of Zoning Appeals, City of Pasadena
April 21, 2021 Meeting
Agenda Item 4-A
Project Address 1820 Linda Vista Avenue
Project Description Hillside Development Permit #6838 to add a 2,208 square-foot, two-story addition to the existing 2,452 square-foot, single-story single-family residence, with an attached 366 square-foot garage, and an attached 439 square-foot carport, and other accessory structures (infinity pool, spa, etc.)
Case No. ZENT2020-10016 // HSD #6838 // CEQA Exemption
CONTENTS
Description Ex.
Photographs to Show Scope of Project, Obstruction of Appellant’s Protected Views, and Privacy Issues (1) View from Appellant’s Deck #1 (2) View from Appellant’s Deck #2 (3) View from Appellant’s Deck #3 [reflecting
silhouette of proposed structures]
(4) View from Appellant’s Deck #3 [reflecting
silhouette of proposed structures]
(5) View from Appellant’s Kitchen Window
[original]
(6) View from Appellant’s Kitchen Window
[colorized to show mountain view obstruction]
(7) View from Dining Room [original] 1 (8) View from Dining Room [colorized to show mountain view obstruction]
(9) Original Photograph from Living Room
Window on Cloudy Day
(10) Deck visual with superimposed outline of
proposed structures
I
Emails Between Applicant and City Planning Showing Intentional Concealment of Future Development Plans and Project Segmentation
(1) July 27, 2020 (2) July 27 – August 7, 2020 (3) January 20 – February 3, 2021
II
01.05.21 Email Correspondence from the LVAA Opposing the Project III Google Map with Annotations Showing Liquefaction Zones IV Project Renderings Showing Infinity Pool -and- Rear View of Project V Geotechnical Report in Response to Applicant’s Geotechnical Report VI Site Plan Submitted by Appellant [for reference] VII
1 A similar, but different picture was mistakenly labelled “View from Appellant’s Kitchen [Protected View]” in Exhibit I of Appellant’s Letter dated April 21. That picture is a view from the dining room as well, although the distinction does not matter for the purposes of the protected view rights conferred by the applicable ordinance(s). 001
April 22, 2020
Appeal of Case No. ZENT2020-10016 // Hillside Dev. Permit #6838 Exhibit I
[Photographs Reflecting Obstruction of Protected Views Shown by Story Poles -and- Privacy Intrusions]
(1) View from Appellant’s Deck #1
(2) View from Appellant’s Deck #2
(3) View from Appellant’s Deck #3 [reflecting silhouette of proposed structures] (4) View from Appellant’s Deck #3 [reflecting silhouette of proposed structures] (5) View from Appellant’s Kitchen Window [original]
(6) View from Appellant’s Kitchen Window [colorized to show mountain view obstruction] (7) View from Dining Room [original]
(8) View from Dining Room [colorized to show mountain view obstruction] (9) View from Living Room Window on Cloudy Day [original] (10) Deck visual with superimposed outline of proposed structures 002
003
004
005
006
007
008
009
010
011
012
April 22, 2020
Appeal of Case No. ZENT2020-10016 // Hillside Dev. Permit #6838 Exhibit II
[Emails Between Applicant and City Planning Showing Intentional Concealment of Future Development Plans and Project Segmentation]
(1) July 27, 2020
(2) July 27 – August 7, 2020
(3) January 20 – February 3, 2021
013
Moran, Katherine
RE: HDP#6838 - Departmental Comments
To: MatthewFeldhaus
Hi Matt,
I apologize for the delay, I thought I could get it done by the end of last week. Yes I am working on your corrections sheet as we speak. I spoke to my supervisor regarding ADUs in the hillside and he was confident that the City is not required to allow production of new ADUs in the hillside district, but can allow the conversion of a legally permitted structure. You may contact Arlene Granadosin-Jones at [email protected] for more information on
this topic. As soon as I complete your corrections we can schedule a phone call to discuss.
Thank you,
Katherine Moran
ASSISTANT PLANNER . City of Pasadena
[email protected]
(626) 744 - 6740
From: Matthew Feldhaus < [email protected] > >
Sent: Monday, July 27, 2020 11:58 AM
To: Moran, Katherine < [email protected] > >
Subject: RE: HDP#6838 - Departmental Comments
CAUTION: This email was delivered from the Internet. Do not click links or open attachments unless you know the content is safe.
------------------------
Hi Katherine,
Are you expecting to return comments on this project this week? Let me know if we can set up a call with the ADU expert for the City to discuss our proposed condition. Thank you.
MATTHEW FELDHAUS , ARCHITECT, CCM, LEED AP
Principal
Company: 626.888.9411
Direct: 562.477.7609
www.rwbid.com
RWBID DESIGN + CONSTRUCTION
...BECAUSE ROME WASN'T BUILT IN A DAY EITHER.
From: Moran, Katherine < [email protected] > >
Sent: Tuesday, July 21, 2020 9:25 PM
To: Matthew Feldhaus < [email protected] > >
014
Subject: HDP#6838 - Departmental Comments
Hi Matt,
Please see the comments from Design & Historic Preservation Division below:
Design & Historic Preservation Division:
The house at 1820 Linda Vista Avenue was built in 1948 to a design by architect Curtis Chambers, and was substantially altered with the addition of enclosed floor area, an open courtyard and a carport to the front of the house in 1965. The house does not retain the character-defining features of any of the architectural styles identified in the Cultural Resources of the Recent Past Historic Context Report and, therefore, is not eligible for historical designation. As such, a Certificate of Appropriateness is not required for the proposed project.
It appears other departments are still working on their comments. I will forward them to you as soon as they come in.
For questions about requirements for adding fire sprinklers to the residence, please contact Pari Bagayee in the Fire Department at [email protected] .
Thank you,
Katherine Moran
ASSISTANT PLANNER . City of Pasadena
[email protected]
(626) 744 - 6740
015
Matthew Feldhaus [email protected]
RE: HDP#6838 - Departmental Comments
August 07, 2020 at 3:21 PM PDT
To: Granadosin-Jones, Arlene [email protected] Cc: Moran,Katherine
CAUTION: This email was delivered from the Internet. Do not click links or open attachments unless you know the content is safe.
------------------------
I understand the planning comment since it complies with the current ordinance. I was hoping the planning committee might allow an ADU in this case since the current project approach will be to permit square footage at the lower level and then straight away apply to convert the space to an ADU.
If I am able to permit the ADU straight away, then I won’t need to construct unnecessary internal stairways and additional doors then demolish them for the ADU conversion. It is more economical, timely, and environmentally friendly to include the ADU up front. Is there a way to approach a special consideration case-by-case?
MATTHEW FELDHAUS , ARCHITECT, CCM, LEED AP
Principal
Company: 626.888.9411
Direct: 562.477.7609
www.rwbid.com
RWBID DESIGN + CONSTRUCTION
...BECAUSE ROME WASN'T BUILT IN A DAY EITHER.
From: Granadosin-Jones, Arlene
< [email protected] > >
Sent: Friday, August 7, 2020 3:01 PM
To: Matthew Feldhaus < [email protected] > >
Cc: Moran, Katherine < [email protected] > >
Subject: RE: HDP#6838 - Departmental Comments
Matthew,
I discussed your application/proposed project with Katherine and also discussed it with the Principal Planner. Katherine’s previous comments about ADUs in the Hillside districts are correct.
The City’s current ADU ordinance prohibits newly constructed ADUs in the Hillside districts (Section 17.50.275.B.3). Per direction from City Council, Pasadena continues to prohibit newly constructed ADUs in the Hillside districts, but does allow conversion of existing legally permitted space.
I will be out on vacation next week but if you have any additional questions about ADUs, please let Katherine know.
Regards,
016
Arlene Granadosin-Jones, AICP
Planner | Community Planning Section
Planning & Community Development Department
City of Pasadena
From: Matthew Feldhaus < [email protected]
> >
Sent: Wednesday, August 05, 2020 5:33 PM
To: Granadosin-Jones, Arlene < [email protected] > > Cc: Moran, Katherine < [email protected] > >
Subject: RE: HDP#6838 - Departmental Comments
CAUTION: This email was delivered from the Internet. Do not click links or open attachments unless you know the content is safe.
------------------------
Thank you.
MATTHEW FELDHAUS , ARCHITECT, CCM, LEED AP
Principal
Company: 626.888.9411
Direct: 562.477.7609
www.rwbid.com
RWBID DESIGN + CONSTRUCTION
...BECAUSE ROME WASN'T BUILT IN A DAY EITHER.
From: Granadosin-Jones, Arlene < [email protected] > > Sent: Wednesday, August 5, 2020 5:14 PM
To: Matthew Feldhaus < [email protected] > >
Cc: Moran, Katherine < [email protected] > >
Subject: RE: HDP#6838 - Departmental Comments
Hi, Matthew,
Just wanted to respond back to let you know that I got your email. I need to look at my calendar and will also connect with Katherine to go over your project details. I’ll follow-up with you tomorrow on my availability.
Thanks,
Arlene Granadosin-Jones, AICP
Planner | Community Planning Section
Planning & Community Development Department
City of Pasadena
017
From: Matthew Feldhaus < [email protected]
> >
Sent: Wednesday, August 05, 2020 11:46 AM
To: Granadosin-Jones, Arlene < [email protected] > > Cc: Moran, Katherine < [email protected] > >
Subject: FW: HDP#6838 - Departmental Comments
CAUTION: This email was delivered from the Internet. Do not click links or open attachments unless you know the content is safe.
------------------------
Hi Arlene,
I was pointed in your direction from my City Planner, Katherine to discuss our proposed SFR addition project in the Hillside District and the potential to include an ADU in our initial planning submittal. Do you have some time this week to discuss the case? I look forward to speaking with you soon.
Regards,
MATTHEW FELDHAUS , ARCHITECT, CCM, LEED AP
Principal
Direct: 562.477.7609
www.rwbid.com
RWBID DESIGN + CONSTRUCTION
...BECAUSE ROME WASN'T BUILT IN A DAY EITHER.
From: Moran, Katherine < [email protected] > >
Sent: Monday, July 27, 2020 3:09 PM
To: Matthew Feldhaus < [email protected] > >
Subject: RE: HDP#6838 - Departmental Comments
Hi Matt,
I apologize for the delay, I thought I could get it done by the end of last week. Yes I am working on your corrections sheet as we speak. I spoke to my supervisor regarding ADUs in the hillside and he was confident that the City is not required to allow production of new ADUs in the hillside district, but can allow the conversion of a legally permitted structure. You may contact Arlene Granadosin-Jones at [email protected] for more information on
this topic. As soon as I complete your corrections we can schedule a phone call to discuss.
Thank you,
Katherine Moran
ASSISTANT PLANNER . City of Pasadena
[email protected]
018
(626) 744 - 6740
019
Matthew Feldhaus [email protected]
RE: Appeal Application for HDP #6838
February 03, 2021 at 4:10 PM PST
To: Moran, Katherine [email protected]
CAUTION: This email was delivered from the Internet. Do not click links or open attachments unless you know the content is safe. Report phish using the Phish Alert Button. Learn more... .
------------------------
Reading the planning guidelines, it appears that I can propose an ADU up to 50% of the main dwelling size.
Let me know if this logic makes sense:
Existing dwelling: 2,452 SF
Proposed conversion of existing garage into living space: 366 SF Proposed addition: 499 SF (no HDP required)
Total main dwelling: 3,317 SF
Allowable ADU size (50% of main dwelling): 1,658 SF
Total allowable project size: 4,975 SF
I will work on some sketches but the two story issue would need to be resolved.
MATTHEW FELDHAUS , ARCHITECT, CCM, LEED AP
Principal
Company: 626.888.9411
Direct: 562.477.7609
www.rwbid.com
RWBID DESIGN + CONSTRUCTION
...BECAUSE ROME WASN'T BUILT IN A DAY EITHER.
From: Moran, Katherine < [email protected] > >
Sent: Wednesday, February 3, 2021 3:45 PM
To: Matthew Feldhaus < [email protected] > >
Subject: RE: Appeal Application for HDP #6838
Hi Matt,
Unfortunately we do not have any new literature as we don’t have a new ADU ordinance yet. We just have a website highlighting major requirements. We still defer to State Law and require our Community Planning Division to interpret. Our Zoning Administrator told us just this week that will no longer be prohibiting ADUs in the hillside. An issue that I do potentially have concern for is adding the lower story ADU on the same permit as the 500SF master bedroom addition, the master bedroom addition may be considered as a second story addition which could potentially trigger the HDP. If there was a way to separate the ADU out for a subsequent permit, that may potentially be a better path. This is something I would run by a supervisor with your rough sketches to get clear direction.
https://www.cityofpasadena.net/planning/planning-division/community-planning/accessory-dwelling-units/
Thank you,
Katherine Moran
ASSOCIATE PLANNER . City of Pasadena
[email protected]
(626) 744 - 6740
From: Matthew Feldhaus < [email protected]
> >
Sent: Wednesday, February 03, 2021 3:34 PM
To: Moran, Katherine < [email protected] > >
Subject: RE: Appeal Application for HDP #6838
CAUTION: This email was delivered from the Internet. Do not click links or open attachments unless you know the content is safe. Report phish using the Phish Alert Button. Learn more... .
------------------------
Katherine,
Is there any updated literature for the City’s approval of new construction ADUs in a hillside district?
MATTHEW FELDHAUS , ARCHITECT, CCM, LEED AP
Principal
Company: 626.888.9411
Direct: 562.477.7609
www.rwbid.com
RWBID DESIGN + CONSTRUCTION
...BECAUSE ROME WASN'T BUILT IN A DAY EITHER.
From: Moran, Katherine < [email protected] > >
Sent: Wednesday, February 3, 2021 2:33 PM
020
To: Matthew Feldhaus < [email protected] > >
Subject: RE: Appeal Application for HDP #6838
Hi Matthew,
Sorry about that. I just tried calling again. Here is the code section on what requires a Hillside Development Permit. Please take note of Major renovations, as defined in 17.29.060.E. So as long as you can keep the total height at or below the existing top of ridge height of the highest roof, you can raise the top plate to create your flat roof within that limitation by right.
Thanks,
Katherine Moran
ASSOCIATE PLANNER . City of Pasadena
[email protected]
(626) 744 - 6740
From: Matthew Feldhaus < [email protected] > >
Sent: Tuesday, February 02, 2021 1:01 PM
021
To: Moran, Katherine < [email protected] > >
Subject: RE: Appeal Application for HDP #6838
CAUTION: This email was delivered from the Internet. Do not click links or open attachments unless you know the content is safe. Report phish using the Phish Alert Button. Learn more... .
------------------------
Can you give me a call today to discuss this project?
MATTHEW FELDHAUS , ARCHITECT, CCM, LEED AP
Principal
Company: 626.888.9411
Direct: 562.477.7609
www.rwbid.com
RWBID DESIGN + CONSTRUCTION
...BECAUSE ROME WASN'T BUILT IN A DAY EITHER.
From: Moran, Katherine <
[email protected] > >
Sent: Tuesday, February 2, 2021 12:36 PM
To: Matthew Feldhaus < [email protected] > >
Subject: RE: Appeal Application for HDP #6838
The project can potentially get appealed up to City Council and/or called for review by City Council.
Thank you,
Katherine Moran
ASSOCIATE PLANNER . City of Pasadena
[email protected]
(626) 744 - 6740
From: Matthew Feldhaus < [email protected] > >
Sent: Tuesday, February 02, 2021 11:54 AM
To: Moran, Katherine < [email protected] > >
Subject: RE: Appeal Application for HDP #6838
CAUTION: This email was delivered from the Internet. Do not click links or open attachments unless you know the content is safe. Report phish using the Phish Alert Button. Learn more... .
------------------------
What is the neighbor’s process to continue appeals if their appeal is denied by the zoning appeals Board in April?
MATTHEW FELDHAUS , ARCHITECT, CCM, LEED AP
Principal
Company: 626.888.9411
Direct: 562.477.7609
www.rwbid.com
RWBID DESIGN + CONSTRUCTION
...BECAUSE ROME WASN'T BUILT IN A DAY EITHER.
From: Moran, Katherine <
[email protected] > >
Sent: Tuesday, February 2, 2021 11:51 AM
To: Matthew Feldhaus < [email protected] > >
Subject: RE: Appeal Application for HDP #6838
Hi Matthew,
I requested to add the item to the April agenda. I will let you know if anything changes.
Thank you,
Katherine Moran
ASSOCIATE PLANNER . City of Pasadena
[email protected]
(626) 744 - 6740
From: Matthew Feldhaus < [email protected] > >
Sent: Tuesday, February 02, 2021 11:07 AM
To: Moran, Katherine < [email protected] > >
Subject: RE: Appeal Application for HDP #6838
022
CAUTION: This email was delivered from the Internet. Do not click links or open attachments unless you know the content is safe. Report phish using the Phish Alert Button. Learn more... .
------------------------
Katherine,
Please sign me up for the first available appeals hearing. I had a mediation meeting with the neighbor and their lawyer today and there is no resolution to their concerns. Thank you.
MATTHEW FELDHAUS , ARCHITECT, CCM, LEED AP
Principal
Company: 626.888.9411
Direct: 562.477.7609
www.rwbid.com
RWBID DESIGN + CONSTRUCTION
...BECAUSE ROME WASN'T BUILT IN A DAY EITHER.
From: Moran, Katherine < [email protected] > >
Sent: Wednesday, January 27, 2021 12:04 PM
To: Matthew Feldhaus < [email protected] > >
Subject: RE: Appeal Application for HDP #6838
Hi Matthew,
We had a staff meeting yesterday. Unfortunately, several appeals have been received for items on the past few hearing officer meetings. With the influx of appeals, the Board of Zoning Appeals agendas are full through March. The earliest your item would be able to get onto an agenda would potentially be the April meeting. I apologize for the inconvenience. Please let me know if you have any questions.
Thank you,
Katherine Moran
ASSOCIATE PLANNER . City of Pasadena
[email protected]
(626) 744 - 6740
From: Matthew Feldhaus < [email protected]
> >
Sent: Monday, January 25, 2021 5:06 PM
To: Moran, Katherine < [email protected] > >
Subject: RE: Appeal Application for HDP #6838
CAUTION: This email was delivered from the Internet. Do not click links or open attachments unless you know the content is safe. Report phish using the Phish Alert Button. Learn more... .
------------------------
Hi Katherine,
Were we able to get on the February appeals meeting agenda? Am I also able to contact the lawyer representing the appellate?
MATTHEW FELDHAUS , ARCHITECT, CCM, LEED AP
Principal
Company: 626.888.9411
Direct: 562.477.7609
www.rwbid.com
RWBID DESIGN + CONSTRUCTION
...BECAUSE ROME WASN'T BUILT IN A DAY EITHER.
From: Moran, Katherine < [email protected] > >
Sent: Wednesday, January 20, 2021 7:29 PM
To: Matthew Feldhaus < [email protected] > >
Subject: RE: Appeal Application for HDP #6838
Oh shoot, I sent you the copy before our admin removed the scan of the check. Can you please delete that last email and save this one instead? Staff was able to base your recommendation on compliance with the Zoning Code and visited the site to analyze view impacts in addition to the visual analysis you provided. The meetings are typically once a month and require a few weeks of lead time for the notice, staff report etc. The meetings are typically held the third Wednesday of each month. However, if there is also a full hearing officer meeting that night, they will move to another night. There’s one tomorrow if you want to tune in and see how the meeting runs.
https://www.cityofpasadena.net/commissions/board-of-zoning-appeals/
I will check tomorrow to see if the February meeting is an option.
Thanks,
Katherine Moran
ASSOCIATE PLANNER . City of Pasadena
023
[email protected]
(626) 744 - 6740
From: Matthew Feldhaus < [email protected] > >
Sent: Wednesday, January 20, 2021 6:15 PM
To: Moran, Katherine < [email protected] > >
Subject: RE: Appeal Application for HDP #6838
CAUTION: This email was delivered from the Internet. Do not click links or open attachments unless you know the content is safe. Report phish using the Phish Alert Button. Learn more... .
------------------------
Interesting argument on the neighborhood compatibility since this appeal is coming from a homeowner with a 5,055 sqft house.
The CEQA argument is nonsense, as is the discussion on view protection and privacy.
Do I need to provide a written response to these items? When is the next available appeal meeting?
MATTHEW FELDHAUS , ARCHITECT, CCM, LEED AP
Principal
Company: 626.888.9411
Direct: 562.477.7609
www.rwbid.com
RWBID DESIGN + CONSTRUCTION
...BECAUSE ROME WASN'T BUILT IN A DAY EITHER.
From: Moran, Katherine <
[email protected] > >
Sent: Wednesday, January 20, 2021 5:47 PM
To: Matthew Feldhaus < [email protected] > >
Subject: Appeal Application for HDP #6838
Hi Matthew,
Please see attached appeal packet. Yes, you will need to keep the story poles installed until the decision is effective.
Thank you,
Katherine Moran
ASSOCIATE PLANNER . City of Pasadena
[email protected]
(626) 744 - 6740
024
April 22, 2020
Appeal of Case No. ZENT2020-10016 // Hillside Dev. Permit #6838 Exhibit III
[01.05.21 Email Correspondence from the LVAA Opposing the Project] 025
Moran, Katherine
FW: HDP #6838; 1820 Linda Vista Ave.; Hearing: 1/6/2021 To: Matthew Feldhaus
Hi Matthew,
Please see the letter from Miss Chomsky below.
Thanks,
Katherine Moran
ASSOCIATE PLANNER . City of Pasadena
[email protected]
(626) 744 - 6740
From: Nina Chomsky < [email protected] > >
Sent: Tuesday, January 05, 2021 5:00 PM
To: Moran, Katherine < [email protected] > >
Subject: HDP #6838; 1820 Linda Vista Ave.; Hearing: 1/6/2021 CAUTION: This email was delivered from the Internet. Do not click links or open attachments unless you know the content is safe. Report phish using the Phish Alert Button. Learn more... . ------------------------
Please deliver to the Hearing Officer -- Thank you.
Linda Vista-Annandale Association
Paul Novak, Hearing Officer
City of Pasadena
c/o Planner Katherine Moran
Re: HDP #6838; 1820 Linda Vista Ave.; Hearing: 1/6/2021 Mr. Novak,
The Zoning Committee of the Linda Vista-Annandale Association (LVAA) has reviewed this proposed project and has the following comments.
The project incorporates several good features that we have encouraged on other hillside sites, including:
leaving the existing house in its original site location, thus preserving the existing Front Yard setback and rhythm of the block face; placing the bulk of new square footage in a manner that preserves the perception from Linda Vista Ave. that the residence remains a one-story house that " reads " as horizontal in design; placing the new second story as a " Lower " story, thus avoiding adding on a typical second story which adds mass and bulk; and, subject to comments below, placing new square footage and improvements in a manner that follows the natural topography.
We do have several concerns about the proposed project.
First, we are concerned about the objections of the neighbor to the south calling out privacy and view impacts. 026
These objections should be carefully reviewed and mitigated if appropriate. Also, the objection asserts that the Top Edge of the Arroyo limitation has been improperly applied.
In our view, the Top Edge of the Arroyo limitation must be strictly enforced, and we do not support any deviation from the Code in this regard. The Staff Report indicates that this proposed project complies with the Code as to the Top Edge of the Arroyo limitation, but we request that you carefully consider the accuracy of the Staff conclusions which seem to be based solely on material submitted by the Applicant.
Second, we have our usual concerns about the Staff support for excess Neighborhood Compatibility floor area to the extent of 844 square feet. It appears obvious that this excess Neighborhood Compatibility square footage is proposed for placement below the expanded deck as the new lower level story which will total 807 square feet.
Clearly, the requested excess Neighborhood Compatibility square footage should be denied, at least to the extent of 807 square feet, if the view protection concerns of the neighbor to the south are valid. Excess Neighborhood Compatibility square footage can no longer be approved if additional view impacts will occur to neighboring properties.
In addition, LVAA has concerns about the expanded deck which is proposed, it appears, to extend significantly out beyond the house into the slope area with the new lower story placed beneath the extended and expanded deck. Our concerns extend to whether or not this square footage should be approved at all even if it constitutes Excess Neighborhood Compatibility square footage. The Staff Report refers to the proposed lower story " terracing " down the slope which would mean following the existing topography, but the following matters are not clear. Will construction and placement of the lower story require more than minimal excavation and grading? Anything more than minimal excavation and grading is not acceptable and the excess Neighborhood Compatibility square footage should be denied. Further, any excavation and grading over minimal amounts would call into question your ability to make required Finding No. 8 for approval of the entire HDP including the proposed lower story.
Third, as to the extended and expanded deck, it is not clear if the deck will comply with Zoning Code requirements as to supports and height considering the placement " over " the proposed lower story. Zoning Code compliance as to the deck should be clarified.
LVAA requests that you consider and resolve these various issues at the HDP Hearing. The undersigned may make additional comments on the proposed project during the Read Aloud public comment period during the Hearing.
Thank you for considering our comments and concerns.
Sincerely,
Nina Chomsky, LVAA.
027
April 22, 2020
Appeal of Case No. ZENT2020-10016 // Hillside Dev. Permit #6838 Exhibit IV
[Google Map with Annotations Showing Liquefaction Zones] 028
029
April 22, 2020
A
ppeal of Case No. ZENT2020-10016 // Hillside Dev. Permit #6838 Exhibit V
Project Renderings Showing Infinity Pool -and- Rear View of Project ] 030
031
032
April 22, 2020
Appeal of Case No. ZENT2020-10016 // Hillside Dev. Permit #6838 Exhibit VI
[Geotechnical Report in Response to Applicant’s Geotechnical Report] 033
EDG Project No. 216550-6
Date: April 19, 2021
To: Weaver Land Law
Attn: Stephen J Weaver, Esq.
12100 Wilshire Boulevard, 8th Fl.
Los Angeles, CA 90025
p: 310.806.9212
e: [email protected]
Re: Hillside Development Permit #6838
References:
1. Geologic and Soils Engineering Exploration Proposed Remodel, Addition, Attached Accessory Structures, and Pool/Spa APN 5704-001-049, 1820 Linda Vista Avenue, Pasadena, California, prepared by Irvine Geotechnical Inc Report, dated June 2, 2020
2. 2021-01-06 Hearing Officer C. HDP #6838 Staff Report
3. 2021-01-06 Hearing Officer C. HDP #6838 Plans
4. Park – Pasadena – Request for Appeal re: Hillside Development Permits #6838 We have prepared this letter as a summary of our opinions based upon our review of the geotechnical aspects with regard to the above referenced reports and documents.
In general, our geotechnical opinions are as follows:
1) As part of the geotechnical slope stability study the values utilized for the soil profiles reflect the most conservative values derived from the laboratory testing. Of the three direct shear tests run, one from four different test pits, the values ranged between 31.5 to 38 degrees. The slope stability study utilized the most conservative value of 38 degrees. It is our opinion the slope stability study should be run with values more reflective of the range of values obtained from testing. 2) The Arroyo Seco that runs along the bottom of the property is identified by California Department of Conservation as liquefaction zone. It is our opinion the slope stability study should model the toe portion of the slice to more reflect the attributes of a liquefaction zone and large drainage.
If you have any questions regarding this letter, please feel free to contact our office.
Sincerely,
ENGINEERING DESIGN GROUP
Steven Norris
GE 2590, CEG 2263
Attachments: Figures
034
Slope Stability Sections
from Irvine Geotechnical Inc., dated June 2, 2020
035
Friction Angle Reflects
Highest Test Results Only
Toe of Slope – Liquefaction
Zone
036
Friction Angle Reflects
Highest Test Results Only
Toe of Slope – Liquefaction
Zone
037
Direct Shear Results
from Irvine Geotechnical Inc., dated June 2, 2020
038
039
040
041
Department of Conservation
Mapping
042
Site
043
April 22, 2020
Appeal of Case No. ZENT2020-10016 // Hillside Dev. Permit #6838 Exhibit VII
[Site Plan Submitted By Appellant]
044
045
046
V-1: SURVEY LEGAL DESCRIPTION
047
V-2: SURVEY
048
)$5&$/&8/$7,21
V-3: SURVEY SLOPE ANALYSIS
049
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052
053
054
055
056
057
058
059
#2#1 #3
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#26
#29
#30
1036
1035
1036
1034
1037
1034
1010
1015
1020
1025
1005
1000
0 SCALE: 1/8" = 1'-0"
4' 8' 16' 32' L1.11
CONCEPTUAL
LANDSCAPE PLAN
ENLARGEMENT
NORTH
LINDA VISTA AVENUE
Sheet title:
Issue dates
FELDHAUS RESIDENCE
1820 Linda Vista Avenue
Pasadena, CA 91103
T: 562-477-4609
# Date Description
NV/AP
2003
Designed by:
Drawn by:
Checked by:
Project number:
NV/AP
NV/AP
7/1/20 Hillside Dev. Permit Submittal1
9/22/20 Hillside Dev. Permit Resubmittal2
11/9/20 Hillside Dev. Permit Resubmittal3
POOL
SPA
RESIDENCE
GARAGE
1. INTEGRAL COLOR CONCRETE PAVING WITH TOPCAST #3 FINISH.
2. INTEGRAL COLOR VEHICULAR CONCRETE PAVING WITH TOPCAST #3 FINISH.
3. SAWCUT JOINT.
4. EXPANSION JOINT.
5. 2' HIGH MAX. SEAT WALL.
6. WATER FEATURE.
7. 4' HIGH SQ. PICKET FENCE AND DRIVEWAY GATE. 72% TRANSPARENCY, 28% SCREENING.
8. 6' HIGH WOOD FENCE AND GATE, MEETING POOL ENCLOSURE REQUIREMENTS.
9. 6' HIGH CHAINLINK FENCE, MEETING POOL ENCLOSURE REQUIREMENTS.
10. LANDSCAPE TIMBER STEPS.
11. HANDRAIL.
12. POOL GLASS GUARDRAIL.
13. PREFABRICATED FIREPIT.
14. SITE FURNITURE.
15. DECOMPOSED GRANITE PAVING.
16. BOULDERS SALVAGED ONSITE.
ARCHITECTURAL REFERENCES:
21. METAL LANDING AND STAIRCASE
22. WALL.
23. DOOR.
24. STAIRCASE.
EXISTING REFERENCES:
31. DRIVEWAY APRON TO REMAIN.
32. CONCRETE DRIVEWAY TO REMAIN. PROVIDE TOPCAST
FINISH AND INTERMEDIATE SAWCUT PER PLAN.
33. LIGHT POLE TO REMAIN.
34. TREE TO REMAIN, PROTECT IN PLACE.
35. TREE TO BE REMOVED.
36. CONCRETE TO REMAIN.
37. UTILITY TO REMAIN.
38. WALL TO REMAIN.
CONSTRUCTION KEYNOTES:
TYP.
TYP.
P.A.
P.A.
P.A.
P.A.
P.A.
P.A.
P.A.
P.A.
P.A.
P.A.
CHAINLINK TREE PROTECTION FENCING
PER CITY STANDARD, TYP.
CHAINLINK TREE PROTECTION FENCING
PER CITY STANDARD, TYP.
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
LIMIT OF WORK
NEW 48" BOX TREE
EXISTING
SINGLE-FAMILY
RESIDENCE
EXISTING
SINGLE-FAMILY
RESIDENCE
060
#2#1 #3
#4
#5 #6
#7
#8
#10
#9
#11 #14
#13
#12
#15
#16 #17
#18 #19
#20
#27 #28
#21
#22
#23
#24
#25
#26
#29
#30
#31
#32
#33
#34
#35
#36
#37
#38
#39
#40
#41
#42
#48
#49
#47
#46
#45
#44
#43
1036
1035
1036
1034
1037
1034
1010
1015
1020
1025
1005
1000
995
990
985
980
975
970
965
960
955
950
945
940
930
975
970
965
960
955
940
945
950
935
930
0 SCALE: 1/16" = 1'-0"
8' 16' 32' 64'
L1.10
CONCEPTUAL
LANDSCAPE PLAN
NORTH
1/2 MILE RADIUS
Sheet title:
Issue dates
FELDHAUS RESIDENCE
1820 Linda Vista Avenue
Pasadena, CA 91103
T: 562-477-4609
# Date Description
NV/AP
2003
Designed by:
Drawn by:
Checked by:
Project number:
NV/AP
NV/AP
7/1/20 Hillside Dev. Permit Submittal1
9/22/20 Hillside Dev. Permit Resubmittal2
11/9/20 Hillside Dev. Permit Resubmittal3
PROJECT LOCATION
VICINITY MAP
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
EXISTING
SINGLE-FAMILY
RESIDENCE
EXISTING
SINGLE-FAMILY
RESIDENCE
RESIDENCE
PROPOSED
POOL
CHAINLINK TREE PROTECTION FENCING
PER CITY STANDARD, TYP.
PUBLIC GOLF
COURSE
LINDA VISTA AVENUE
L1.11
SEE
PUBLIC
PEDESTRIAN
TRAIL
TREE TO BE REMOVED, TYP.
TREE TO BE REMAIN, TYP.
PROTECT IN PLACE.
GARAGE
ARROYO SECO SETBACK LINE (976.6)
6' HIGH CHAINLINK FENCE ADHERING TO
POOL ENCLOSURE REQUIREMENTS
UNDISTURBED
NATIVE LANDSCAPE
UNDISTURBED
NATIVE LANDSCAPE
EXISTING WALL TO REMAIN.
PROTECT IN PLACE.
NEW 6' HIGH SOLID WOOD FENCE
AND GATE ADHERING TO POOL
ENCLOSURE REQUIREMENTS
NEW 4' HIGH STEEL PICKET
FENCE AND MOTORIZED
DRIVEWAY GATE. 72%
TRANSPARENCY.
TOTAL SITE AREA = 50,332 SF
TOTAL IMPERMEABLE HARDSCAPE = 3,318 SF
IMPERMEABLE HARDSCAPE % = 6.6%
FRONT YARD SETBACK
TOTAL FRONT YARD AREA = 5,180.5 SF
TOTAL IMPERMEABLE HARDSCAPE = 1,760.0 SF
TOTAL PLANTING AREA = 3,420.5 SF
IMPERMEABLE HARDSCAPE % = 33.9%
AREA CALCULATIONS
FRONT YARD SETBACK LINE
NEW 4' HIGH STEEL PICKET
FENCE AND MOTORIZED
DRIVEWAY GATE. 72%
TRANSPARENCY.
FRONT YARD SETBACK NOTE:
1. DRIVEWAY AND WALKWAY ARE BEING REPLACED
LIKE-FOR-LIKE AND ARE EXISTING NONCOMPLIANT
WITH SECTION 17.160.F.3.
2. PICKET FENCE WITHIN FRONT YARD SETBACK IS
72% TRANSPARENT OPEN SPACE.
PICKET FENCE DETAIL
1. 1 1/ 2" SQ. STEEL PICKET. PAINTED IRON ORE.
2. CONCRETE FOOTING.
3. FINISH GRADE.
4. COMPACTED SUBGRADE PER
GEOTECHNICAL REPORT.
LEGEND
ELEVATION
WOOD FENCE DETAIL
1. 3" SQ. REDWOOD POST. PAINTED.
2. 1X6 REDWOOD BOARD. PAINTED.
3. 1X2 1/2" REDWOOD BOARD. PAINTED.
4. 2X4 REDWOOD. PAINTED.
5. CONCRETE FOOTING.
6. FINISH GRADE.
7. COMPACTED SUBGRADE PER
GEOTECHNICAL REPORT.
LEGEND
PROPOSED FENCING WITHIN FRONT YARD SETBACK 72%
TRANSPARENT OPEN SPACE, 28% SCREENING OVERALL.
6' HIGH CHAINLINK FENCE ADHERING TO
POOL ENCLOSURE REQUIREMENTS
NEW 6' HIGH SOLID WOOD FENCE
AND GATE ADHERING TO POOL
ENCLOSURE REQUIREMENTS
6' HIGH CHAINLINK FENCE
LOCATED ABOVE ARROYO SECO
SETBACK LINE, ADHERING TO
POOL ENCLOSURE REQUIREMENTS
061