ATTACHMENT R
HEARING OFFICER STAFF REPORT
Dated January 6, 2021
PLANNING & COMMUNITY DEVELOPMENT DEPARTMENT
STAFF REPORT
DATE: January 6, 2021
TO: Hearing Officer
SUBJECT: Hillside Development Permit #6838
LOCATION: 1820 Linda Vista Avenue
APPLICANT: Matthew Feldhaus
ZONING DESIGNATION: RS-4-HD (Single-Family Residential, 0-4 dwelling units per acre of site area, Hillside Development Overlay District)
GENERAL PLAN
DESIGNATION:
Low Density Residential
CASE PLANNER: Katherine Moran
STAFF RECOMMENDATION: Adopt the Environmental Determination and Specific Findings in Attachment A to approve Hillside Development Permit #6838 with the conditions in Attachment B.
PROJECT PROPOSAL: Hillside Development Permit: To allow the construction of 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 attached 439 square-foot carport. The application includes a 1,401 square -foot addition to the same level as the existing residence and a new 807 square-foot lower-story addition.
The combined additions result in a 4,660 square -foot residence with an attached 754 square-foot garage.
ENVIRONMENTAL
DETERMINATION:
This project has been determined to be exempt from environmental review pursuant to the guidelines of the California Environmental Quality Act (Public Resources Code §21080(b)(9); Administrative Code, Title 14, Chapter 3, §15301, Class 1, Existing Facilities) and there are no features that distinguish this project from others in the exempt class; therefore, there are no unusual circumstances.
Section 15301 exempts additions to existing structures, provided
Hearing Officer 2 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
the addition will not result in an increase of more than 10,000 square feet when the project is in an area where all public services and facilities are available to allow for maximum development permissible in the General Plan, and the area in which the project is located is not environmentally sensitive. The proposed 2,208 square-foot, two-story addition of an existing single-story dwelling does not exceed the threshold. The project is in an area where all public services and facilities are available to allow for maximum development permissible in the General Plan and the project location is not environmentally sensitive. Therefore, the proposal is exempt from environmental review.
BACKGROUND:
Site characteristics: The subject property is located on the east side of Linda Vista Avenue, north of La Vista Place. The property descends east down a hillside toward the Arroyo Seco. The 50,332 square-foot property is developed with an existing single-story single-family dwelling including an attached two-car garage and attached carport . The site topography is generally flat at the location of the existing improvements. The average slope across the site (areas less that 50 percent slope) is 29 percent. According to survey information, 6,232 square feet of the site slopes equal to or greater than 50 percent.
Adjacent Uses: North – Single-Family Residential
South – Single-Family Residential
East – Open Space/Arroyo Seco
West – Single-Family Residential
Adjacent Zoning: North – RS-4-HD- (Single-Family Residential, 0-4 dwelling units per acre of site area , Hillsi de Development Overlay
District)
South – RS-4-HD- (Single-Family Residential, 0-4 dwelling units per acre of site area , Hillside Development Overlay
District)
East – OS (Open Space)
West – RS-2-HD- (Single-Family Residential, 0-2 dwelling units per acre of site area , Hillside Development Overlay
District)
Previous Zoning Cases
on this Property:
Exception #2252: Request for permission to erect a single -family dwelling and attached garage on a portion of a recorded lot having a width of 90 feet at the front property line and an area of approximately 50,000 square feet. Approved on April 29, 1948.
PROJECT DESCRIPTION:
The applicant, Michael Feldhaus, has submitted a Hillside Development Permit application to allow the construction of a 2,208 square-foot, two-story addition to the existing 2,452 square-foot, single-story single-family residence, with an attached 366 squa re-foot garage, and an attached Hearing Officer 3 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
439 square-foot carport. The application includes a 1,401 square-foot addition to the same level as the existing residence and a new 807 square-foot lower-story addition. The project would result in a 4,660 square-foot residence with an attached 754 square-foot garage. The property is zoned RS-4-HD (Single -Family Residential, 0 -4 units/acre, Hillside Overlay District) , and a Hillside Development Permit is required for an addition exceeding 500 square feet within the Hillside Overlay District.
ANALYSIS:
The existing residence is a single-story dwelling consisting of four bedrooms and three bathrooms along with kitchen, dining, living areas, open air courtyard, an attached garage, and attached carport. An exterior deck, attached to the east side of the dwelling, is also accessible from the interior. In conjunction with an interior remodel, the two-story 2,208 square-foot addition consists of a 1,401 square-foot addition on the existing single-level and a new 807 square-foot lower floor addition. The resulting gross floor area of the project is a 4,660 square-foot dwelling with an attached 754 square-foot garage . The proposed project would alter the configuration of the existing floor’s interior by converting the existing garage into livable area to create an additional bedroom, expanding the master bedroom, and converting the existing carport i nto a new larger garage. The lower level would consist of a game room, lounge, changing room, laundry room, bathroom, and pool equipment. The second story deck would be expanded to include a pool and spa.
Hillside Development Permit
The subject property is located within the RS-4-HD (Single-Family Residential, 0-4 dwelling units per acre of site area, Hillside Development Overlay District) zoning district. Properties located in the Hillside Development Overlay are required to comply with additional standards beyond those applicable to the base single -family residential zoning district (RS). These additional standards are intended in part, to preserve and protect views to and from hillside areas, maintain an environmental equilibrium by preserving and protecting existing natural resources , p rohibit features that would create or increase fire, flood, landslide or other safety hazards to public health and safety, and preserve significant natural topographic features.
The reviewing authority (Hearing Officer) may approve a Hillside Development Permit only after making eight findings pursuant to Zoning Code Section 17.61.050 (Conditional Use Permits and Master Plans) and 17.29.080 (Hillside Development Permit). The general purpose of the Hillside Development Permit is to ensure that the proposed project minimizes its visual and environmental impact. Findings are necessary for the purpose of evaluating compliance with the Zoning Code and General Plan, whether the use would be detrimental or injurious to the neighborhood, and compatibility of the operation with existing and future uses. The following analysis discusses the proposal’s compliance with development standards of the Hillside Development Overlay.
In addition to the following discussion, an outline of development standard s is provided in Table A (page 9) to show compliance with all of the applicable development standards.
Floor Area
In the RS-4-HD zoning district, the maximum allowable gross floor area is equal to 25 percent of the lot area, plus 500 square feet. Gross floor area generally includes all covered parking (garage and carport areas), habitable attic space, and accessory structures, among other enclosed space.
For lots 10,000 square feet or more in the Hillside Overlay District, any portion equal to or greater Hearing Officer 4 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
than 50 percent slope, or any access easement on the lot must be deducted from the lot area when calculating the maximum allowable gross floor area. In cases, where the average slope (excluding areas sloping equal to or greater than 50 percent and the pole portion) across the lot exceeds 15 percent, the maximum allowable gross floor area is further reduced using a formula specified in Zoning Code Section 17.29.060.A.4 (Building Design Standards – Maximum Floor Area).
Based on the slope analysis provided by the applicant, the lot area measures 50,332 square feet.
Of this , 6,232 square feet slopes equal to or greater than 50 percent . There are no access easements on the lot. Furthermore, using the contour information taken from a topographic survey of the site, the applicant calculated an average slope of approximately 29 percent. Based on the calculation applicable to the RS -4-HD zoning district, the maximum allowed floor area is 10,714 square feet.
The project proposes a 4,660 square-foot residence with an attached 754 square -foot garage resulting in a total gross floor area of 5,414 square feet, therefore in compliance with the maximum allowable floor area.
Lot Coverage
The maximum allowed lot coverage is equal to 35 percent of the lot area. Lot coverage is t he percentage of the site covered by roofs, soffits or overhangs extending more than three feet from a wall, and by decks more than four feet in height. This standard generally evaluates the percentage of land area covered by development. In this case, 35 percent of the 50,332 square-foot lot is 17,616 square feet. The proposed lot coverage is approximately 15 percent, or 7,434 square feet, which complies. This calculation includes the building footprint, the proposed deck extension, and covered patio.
Setbacks
The minimum front setback requirement for the main structure in the Hillside Overlay District is 25 feet, measured from the front property line. The existing residence is setback 52 ’-2” and complies with the minimum 25-foot front setback requirement.
Additionally, the minimum front setback for an attached garage is 25 feet . In this case, the proposed enclosure of the existing carport to convert to the new garage maintains a front setback of approximately 59’-9”, which complies with the minimum front setback for an attached garage.
The required interior side setback is equal to 10 percent of the lot width, with a minimum requirement of five feet and a maximum requirement of ten feet. The lot width measures across the lot at the required front setback line, in this case, 25 feet from the front property line. According to the plans submitted, the lot width is 94’-9” feet, resulting in a minimum side setback of 9’-5”.
The proposed setback for the addition on the south is 10’-9” from the side property line, which complies with the minimum side setback requirement. The proposed setback for the addition and exterior staircase at the no rth side is 9’ -9”. As such, the proposed setbacks comply with the minimum side setback requirement.
The minimum required rear setback is 25 feet. The setback measured from the proposed addition to the rear property line is 253’-2” feet, which complies with the mi nimum rear setback requirement.
Hearing Officer 5 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
Encroachment Plane
Main structures may not to be located within an encroachment plane that slopes upward and inward at a 30-degree angle, commencing at a point six feet above existing grade along the side property lines. The intent of the encroachment plane standard is to moderate the mass and scale of structures and maintain desired neighborhood character. Plans provided by the applicant depict the encroachment plane and demonstrate the proposed addition complies with the requirement.
Height
Properties in the Hillside Overlay District are required to comply with two separate standards for building height. No structure may exceed a height of 28 feet at any point on the site, measured as the vertical distance from the existing grade to an imaginary plane parallel to the existing grade; nor can the overall height, as measured from the lowest elevation on the site where the structure touches the grade, to the highest point of the roof (ridge or parapet), exceed a height of 35 feet.
The project proposes a building height of 17’-2” measured from the adjacent elevation of the existing grade, and an overall height of 32’ -3”, measured from the lowest grade to the highest ridge. The structure does not exceed a height of 28 feet at any point on the site and is within the total height limitation of 35 feet. Therefore, the proposed residence complies with both standards for building height.
Parking
Single-family dwellings are required to provide two covered parking spaces in the Hillside Development Overlay. Additionally, properties within the Hillside Overlay District are required to provide a minimum of four guest parking spaces on a site fronting a street where parking is prohibited on both sides of the street at the site, or a minimum of two guest parking spaces on a site fronting a street where on-street parking is allowed. Guest parking spaces may be located in the driveway, in side-by-side and/or tandem configurations.
The proposal includes converting the existing carport attached to the front of the residence into a two-car garage. The interior dimension of the garage would measure 24’ wide by 2 9’ deep, exceeding the minimum requirement of 19’ wide by 18’ deep. The new garage will continue to be accessible from Linda Vista Avenue via the existing driveway. The portion of Linda Vista Avenue fronting the property allows street parking, th erefore two guest parking spaces are required for the project. The existing driveway will continue to provide the required two guest parking spaces.
Therefore, the project complies with the parking requirement.
Neighborhood Compatibility
Projects subject to a Hillside Development Permit are to consider the character and scale of existing development in the neighborhood. The neighborhood is generally comprised of lots located within a 500 -foot radius of the site. The Zoning Code specifies that the allowable floor area of a proposed dwelling (excluding garages, accessory structures, basements, etc.) may not exceed the median floor area of existing dwellings within the 500 -foot radius by more than 35 percent. Floor area for this calculation relies on data from the Los Angeles County Assessor.
Within a 500 -foot radius, there are 31 parcels within the City of Pasadena jurisdiction. Four of these are vacant. Of the remaining 27 developed parcels, the median floor area is 2,827 square feet. Thirty-five percent above the median is 3,816 square feet. The proposal includes a dwelling Hearing Officer 6 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
with 4,660 square feet of floor area (excluding the garage) and exceeds the Neighborhood Compatibility threshold by 844 square feet.
However, pursuant to Section 17.29.080 (Neighborhood Compatibility findings to grant additional floor area) for lots larger than 20,000 square feet, the review authority may approve additional floor area above the maximum permitted by Neighborhood Compatibility after reviewing site conditions and compliance with Hillside District standards. On a case-by-case basis, staff and the decision making bodies may use the following guidelines for exceeding Neighborhood Compatibility floor area. Specifically, the maximum allowable house size as calculated by the Neighborhood Compatibility guideline may be approved to be excee ded if the addition complies with all of the following criteria:
a. No additional view impacts will occur to neighboring properties as a result of granting additional square footage; and
b. The massing, scale, and building articulation of the proposed dwelling or other structure is compatible with the neighborhood as viewed from public or private streets.
As noted above, staff is not required to recommend approval of the excess floor area if the criteria are met, but may do so on a case-by-case basis. In this case, the project complies with the criteria listed above.
Staff analyzed the floor area ratio (FAR) of the project and properties within the standard 500-foot radius. Using the Assessor’s data, the FAR of the project is 9.3 percent, which is below the average FAR of the properties within the standard neighborhood (12.3 percent). It is to be noted, that the project is in compliance with the View Protection provision (17.29.060.E) and Ridge line Protection provision (17.29.050.C) of the Hillside District Ordinance, since this site is not located within and will not disturb any prominent ridgelines. The proposed project has been designed to avoid blocking culturally significant structures, d ownslope views of the valley floor, prominent ridgelines, and/or the horizon line from neighboring properties.
As such, staff is of the opinion that the maximum allowable house size as calculated by the Neighborhood Compatibility guidelines may be approved to be exceeded in this particular case.
Based on the analyses, staff finds that the project is in scale with the context and character of the development in the neighborhood and in is in conformance with the development standards for projects in the Hillside Overlay District; as a result, t he project complies with the Neighborhood Compatibility requirement.
Architecture and Setting
The existing dwellings in the neighborhood consist of varying styles that include mid-century modern, postmodern, Mediterranean, ranch, craftsman, colonial, cape cod, Tuscan, contemporary, traditional, and ranch architecture. In addition to the range of architectural styles, there is also a variety in massing throughout the neighborhood such as single -story, two-story, and three-story homes and a mix of u-shaped, l-shaped, and rectangular building footprints. Roof pitches and façade materials are also mixed throughout the neighborhood. Existing architectural elements do not appear to reflect one strict style, form, massing, or material palette. The existing residence was constructed in 1948 with an addition in 1965. The current dwelling includes a mix of ranch and traditional architectural elements, many of which have been mod ified from the Hearing Officer 7 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
original construction over time. In 1965 a courtyard and carport w ere added to the front of the property and significantly modified the front façade and architectural design.
The applicant has designed the proposed renovation and addition with style, forms, massing, and materials that would complement the original architecture. The project intends to incorporate elements of contemporary and mid -century modern design with flat roofs, large glass openings for natural daylight and ventilation, stucco and wood finishes, clerestory windows at the north and south facades, and simple trim and detailing. Similar architectural characteristics are featured in homes within the vicinity as shown in the neighborhood architectural analysis exhibits.
The proposed property's scale and massing is within the scale and setting of the surrounding neighborhood. From the street, the project will appear to be only a single -story residence, with the lower-floor addition terracing down the slope of the rear yard, unable to be seen from the public street.
The existing residence is one level with four bedrooms and three bathrooms. The proposed project would alter the configuration of the existing floor’s interior by an additional 1,401 square feet, converting the existing garage into livable area to create an additional bedroom at the south, a master bedroom expansion at the north, and converting the existing carport into a new garage.
The project would add a new 807 square-foot lower floor at the north side of the property beneath the master bedroom and second -story deck expansion. The lower level would feature a game room, lounge, changing room, laundry room, bathroom, and pool equipment. The lower level addition would be both accessible internally from the main level and externally from the second story deck.
The existing second-story deck would be expanded and include a new patio cover, infinity pool, and spa (accessible from each bedroom and living area at the east elevation) at the eastern side of the dwelling. The additions are extensi ons of the existing living area, deck area, and filling in the space below the deck with additional floor area. The lower level addition terraces down the slope of the property and captures sp ace that would otherwise be an empty volume under the proposed pool deck. Both the upper floor and lower floor additions are placed to the rear of the property and are set in such an area and designed in a manner that visibility from off the property would be limited and that any protected view corridors are maintained for adjacent properties.
The additions are setback more than 100 feet from the top edge of the Arroyo Seco Slope Bank, and more than 250 feet from the rear property line, thereby preserving the privacy of surrounding lots to the north, south, and east. Areas of addition are set in such an area and designed in a manner that visibility from off the property would be limited. The design along with the existing topography and landscaping help diminish the appearance of the proposed improvements. The exterior materials would include flat roofs, large glass openings for natural daylight and ventilation, stucco and wood finishes, clerestory windows at the north and south facades, and simple trim and detailing painted and finished with darker colors. Therefore, it is the staff position that the proposed size, design, materials, and color palette are consistent with the applicable design criteria (architectural features) of the Hillside Development Overlay and with properties in the neighborhood.
View Protection, Story Poles, Notice of Application Requirements
The Zoning Code requires applicants to design and locate improvements so that they avoid blocking views from surrounding properties. Specifically, new structures shall not be centered directly in the view of any room of a primary structure on a neighboring parcel. Views shall be Hearing Officer 8 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
considered from windows of any room in the primary structure. The standard specifies that improvements are to avoid blocking culturally significant structures such as the Rose Bowl, Colorado Street Bridge, City Hall, downslope views of the valley floor, prominent ridgelines, and/or the horizon line. Views of the open sky, existing foliage, private yards, and existing structures on surrounding properties shall not be taken into consideration by the review authority.
In this case, the applicant has proposed the addition in an area that would not reasonably affect views protected by the Zoning Code . The abutting properties to the north are south are single - family residences located at 1840 Linda Vista Avenue and 1812 Linda Vista Avenue. 1812 Linda Vista Avenue is the property adjacent to the south with a tw o-story single-family residence generally in a string-line with the project site’s existing single-story dwelling. Therefore, views from within the interior of the adjacent two-story structure at1812 Linda Vista Avenue are limited to portions of the neighboring project site’s existing roof’s ridgeline and the sky above. Since the proposed project will continue to maintain the general height of the existing residence , t hese existing view conditions would not be impacted . Moreover, the majority of addition is predominantly sited at the northern side of the property, directly south of the adjacent property at 1840 Linda Vista Avenue , which would not impact any protected views from the adjacent property’s single-family residence. Therefore, none would be centered directly in any protected view.
The addition of the lower story will be located directly under the main story’s footprint, within the space below the second -story deck and will therefore not impact any potential views from the north, south or east. The property to the east of the project site is zoned open space and includes the Arroyo Seco and Brookside Golf Course. The proposed improvements are more than 250 feet away from the rear property line.
In December 2020, a temporary silhouette (story poles) was installed on the subject property .
Staff followed with a visual inspection , photographing the project site in relation to abutting properties. A notice of application providing a minimum 14 day notification period was also mailed in accordance with the requirements of the Zoning Code. Based on the site visit, it is the staff’s position that the proposed improvements would not reasonably impact any protected views from adjacent properties. Although portions of the silhouette are visible from various vantage points, there is no protected view obstruction. In addition, portions that are visible, are not reasonably centered directly in the view of the abutting properties, consistent with the intent of the Zoning Code. Therefore, staff has determined the project minimizes view impacts and is consistent with the view protection standards of the Zoning Code.
Ridgeline Protection
The proposed addition complies with the ridgeline protection standards of the Zoning Code.
There are no ridgelines near to the subject property. Therefore, no part of the proposal would appear silhouetted against the sky above a ridge when viewed from a public street or park.
Arroyo Seco Slope Bank
Section 17.29.050.D of the City’s Zoning Code states that no structure shall extend over or below the top edge of the Arroyo Seco slope bank on a lot identified on the Arroyo Seco Slope Bank Map, dated May 11, 2004. The subject property is located within the boundary identified on the Map. The Zoning Code defines the "top edge" of the Arroyo a s the highest existing grade elevation at the point where the natural gradient inclines downward at a slop e greater than 50 Hearing Officer 9 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
percent in the mapped area. On a site with multiple slope banks, the "top edge" shall be considered the point farthest from the floor of the Arroyo Seco.
The applicant provided a topographic map identif ying the "top edge" of the Arroyo Seco at an elevation of approximately 977 feet. This top edge is identified as approximately 120 feet west of the rear property line and t he proposed project is setback another 110’-2” from it. Therefore the project complies with the Arroyo Seco Slope Bank requirements.
Preliminary Geotechnical Report
Irvine Geotechnical, Inc. conducted a geotechnical investigation of the site and prepared a report.
The report includes a description of site conditions, results of field exploration, and laboratory testing. The geotechnical investigation is required for projects subject to a Hills ide Development Permit. The purpose of the report is to evaluate the subsurface conditions that may affect site stability or structural integrity. Irvine Geotechnical, Inc. explored the subsurface conditions around the location of the proposed addition by excavating seven test pits to a depth of seven feet below the surface. Based on the investigation, Irvine Geotechnical, Inc. concluded that the grading and proposed structure will be safe against hazard from landslide, settlement, or slippage and the proposed construction will have no adverse effect on the geologic stability of the adjacent properties provided recommendations are followed.
Table A: RS-4 and Hillside Overlay Development Standards
Development
Feature Required Proposed Analysis
RS-4 – Single Family Residential and Hillside Overlay Development Standards Setbacks
Front (West):
Garage
Residence
25 feet
52’-2”
59’-9”
Complies
Interior Side
(North & South)
10 feet
or
(10% of lot width, minimum of 5
feet – maximum of 10 feet)
6’-10” (North - Existing)
10’-9” (South)
Nonconforming
Complies
Rear (East) 25 feet 253’-2” Complies
Maximum
Site Coverage
17,616 square feet
or
35 percent
7,434 square feet
or
15 percent
Complies
Floor Area Ratio 10,714 square feet 5,414 square feet Complies Minimum Parking 2 covered spaces 2 car garage Complies
Maximum Allowable
Height-
Primary Structure
28 feet at any point from
existing grade; and
35 feet from lowest point where
the building touches finished
grade to highest point of the
building
32’-3” Complies
Guest Parking 2 on-site guest spaces 2 guest spaces Complies Neighborhood
Compatibility within a
500-foot radius
Median –
2,827 square feet
Median + 35 percent –
3,816 square feet
Average-12.3 percent
4,660 square feet
9.3 percent Complies
Hearing Officer 10 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
The proposed addition to the existing residence would not be injurious to adjacent prop erties or uses, or would the development be detrimental to environmental quality, quality of life, or health, safety, and welfare of the public. Furthermore, the proposed addition is consistent with the objectives and policies of the Hillside Overlay Dist rict and the Design Principles of the General Plan. These design standards are specific to development of residential properties located within the Hillside Overlay District, which include architectural features, exterior wall features, privacy, support structures, and colors and materials. The proposed project has incorporated the building design standards with the use of earth tone colors, location of structures to reduce impacts to protected views, and variation of architectural elements that are consistent with surrounding uses, and most importantly the protection of the existing trees.
TREE PROTECTION AND LANDSCAPING:
The applicant provided a tree inventory, which identified 47 trees on private property (two of which are located on the property to the north). Of these 47 trees, 23 are protected by the City’s Tree Protection Ordinance based on the species, size, and loca tion on the property. The applicant proposes to retain all 23 protected trees and to remove nine of the 24 non-protected trees. Of the nine trees proposed for removal, none qualify for the replacement thresholds of Section 17.44.070 (Landscape Standards). Based on the information provided by the applicant, none of the existing trees or canopies would overlap with the proposed addition. Along with maintaining all protected trees, the applicant proposes landscape improvements within the front setback. A final landscape plan would be reviewed during the Building Permit plan check process for consistency with landscape requirements of the Zoning Code.
GENERAL PLAN CONSISTENCY:
The subject site is designated as Low Density Residential in the General Plan Land Use Element.
General Plan Land Use Policy 21.5 (Housing Character and Design) encourages the renovation of existing housing stock in single - and multi -family neighborhoods. When additions or replacement housing is proposed, these should reflect the unique neighborhood character and qualities, including lot sizes; building form, scale, massing, and relationship to street frontages, architectural design and landscaped setbacks. The proposed project would be a two -story addition to the rear of an existing single-story single-family residence. The residence is setback far from the street and is contextually appropriate with the character of the neighborhood, particularly in regar ds to building form, massing, and architectural design. The use of the site would remain a single-family residence; therefore, the character of the single-family neighborhood would be maintained.
General Plan Land Use Policy 21.9 (Hillside Housing) requires residences to maintain appropriate scale, massing and access to residential structures located in hillside areas. The proposed two- story addition to the existing single-story residence complies with all the development standards set forth in the City’s Zoning Code. The proposed living area of 4,660 square feet contributes to a floor area ratio for the property that is compatible with the average floor area ratio of properties containing single-family residences within the immediate neighborhood. The residence proposes a blend of modern and ranch architectural styles utilizing earth tone colors and materials, an architectural style and color scheme that is compatible with the architectural guidelines of the City’s Hillside Development Ordinance. Additionally, the scale and massing of the proposed two- story addition is consistent with the scale and setting of the surrounding residences. Vehicle access to the site will continue to occur from Linda Vista Avenue via the existing driveway approach. Therefore, staff finds that the project would be consistent with General Plan objectives and policies.
Hearing Officer 11 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
ENVIRONMENTAL REVIEW:
This project has been determined to be exempt from environmental review pursuant to the guidelines of the California Environment al Quality Act (Public Resources Code §21080(b)(9); Administrative Code, Title 14, Chapter 3, §15301, Class 1, Existing Facilities) and there are no features that distinguish this project from others in the exempt class; therefore, there are no unusual cir cumstances. Section 15301 exempts additions to existing structures, provided the addition will not result in an increase of more than 10,000 square feet when the project is in an area where all public services and facilities are available to allow for maxi mum development permissible in the General Plan, and the area in which the project is located is not environmentally sensitive. The proposed 1,401 square-foot addition to the second-story and an 807 square-foot addition to the first story of an existing single-story dwelling with attached two -car garage does not exceed the threshold. The project is in an area where all public services and facilities are available to allow for maximum development permissible in the General Plan and the project location is not environmentally sensitive. Therefore, the proposal is exempt from environmental review.
REVIEW BY OTHER CITY DEPARTMENTS:
The Fire, Public Works, Transportation Departments, Building and Safety Division, and Design and Historic Preservation Section reviewed the proposal. The Department of Transportation, and Design and Historic Preservation Section had no comments. The Building and Safety Division, Fire Department, and Public Works Department provided comments that are included as recommended conditions of approval in Attachment B.
CONCLUSION:
It is staff’s assessment that the findings necessary for approving the Hillside Development Permit to allow the construction of a 2,208 square-foot, two-story addition to the existing 2,452 square - foot, single-story single -family residence, result ing in a 4,660 square -foot residence with an attached 754 square-foot garage can be made (Attachment A). The proposed project meets all applicable development standards required by the Zoning Code for the RS-4-HD zoning district and the additional development standards required within the Hillside Overlay District including the Neighborhood Compatibility guidelines of the Hillside Ordinance. Given that the proposed project is to allow a two-story addition to an existing single-family residence and would have to comply with all Building Code requirements, the proposed project would not be detrimental or injurious to surrounding properties or improvements . Therefore, staff recommends approval of the Hillside Devel opment Permit, subject to the findings in Attachment A and recommended conditions of approval in Attachment B.
ATTACHMENTS:
Attachment A: Findings
Attachment B: Conditions of Approval
Attachment C: Neighborhood Compatibility Analysis
Hearing Officer 12 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
ATTACHMENT A
SPECIFIC FINDINGS FOR HILLSIDE DEVELOPMENT PERMIT #6838
Hillside Development Permit
1. The proposed use is allowed with a Hillside Development Permit within the applicable zoning district and complies with all applicable provisions of this Zoning Code. A single -family residential use is a permitted use within the RS -4-HD (Residential Single -Family, Hillside Overlay District) Zoning District. The proposed two-story addition to an existing single-story dwelling will be in compliance with all applicable development standards, including maximum allowable floor area, lot coverage, setbacks, building height, and off -street parking requirements of the RS-4-HD Zoning District.
2. The location of the proposed use complies with the special purposes of this Zoning Code and the purposes of the applicable zoning district. The subject property is zoned RS-4-HD, which is designated primarily for single -family residential purposes. The subject site and the surrounding properties within the neighborhood are developed with single-family residences.
The proposed project will be consistent with existing development within the vicinity. As analyzed, the project will meet all applicable development standards for the RS-4-HD zoning district and Hillside Overlay such as setbacks, lot coverage and floor area, height and neighborhood compatibility.
3. The proposed use is in conformance with the goals, policies, and objectives of the General Plan and the purpose and intent of any applicable specific plan. The subject site is designated as Low Density Residential in the General Plan Land Use Element. General Plan Land Use Policy 21.5 (Housing Character and Design) encourages the renovation of existing housing stock in single - and multi-family neighborhoods. When additions or replacement housing is proposed, these should reflect the unique neighborhood character and qualities, including lot sizes; building form, scale, massing, and relationship to street frontages, architectural design and landscaped setbacks. The proposed project would be a two-story addition to the rear of an existing single-story single-family residence. The residence is setback far from the street and is contextually appropriate with the character of the neighborhood, particularly in regards to building form, massing, and architectural design. The use of the site would remain a single- family residence; therefore, the character of the single -family neighborhood would be maintained.
General Plan Land Use Policy 21.9 (Hillside Housing) req uires residences to maintain appropriate scale, massing and access to residential structures located in hillside areas. The proposed two -story addition to the existing single -story residence complies with all the development standards set forth in the City’s Zoning Code. The proposed living area of 4,660 square feet contributes to a floor area ratio for the property that is compatible with the average floor area ratio of properties containing single -family residences within the immediate neighborhood. The residence proposes a blend of modern and ranch architectural styles utilizing earth tone colors and materials, an architectural style and color scheme that is compatible with the architectural guidelines of the City’s Hillside Development Ordinance.
Additionally, the scale and massing of the proposed two -story addition is consistent with the scale and setting of the surrounding residences. Vehicle access to the site will continue to occur from Linda Vista Avenue via the existing driveway approach. Therefore, staff finds that the project would be consistent with General Plan objectives and policies.
Hearing Officer 13 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
4. The establishment, maintenance, or operation of the use would not, under the circumstances of the particular case, be detrimental to the health, safety , or general welfare of persons residing or working in the neighborhood of the proposed use. The proposed addition will be constructed in such a manner as to minimize impacts to surrounding property owners. The proposed project meets all adopted Code requirements and will be subject to all current Code provisions. As proposed, the height of the proposed two -story addition will be below the maximum allowable height, and the floor area and lot coverage will be within the maximum floor area and lot coverage permitted for the site. Therefore no variances are needed.
Furthermore, the project is required to all applicable conditions of approval. Therefore, the proposed project will not be detrimental to the public health, safety, or welfare of persons or properties within the surrounding neighborhood.
5. The use, as described and conditionally approved, would not be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. The proposed two-story addition to the existing single -family residence will be constructed in compliance with the current Building Code and Zoning standards. Furthermore, the City’s plan check process will ensure that the proposed project will meet all of the applicable building and safety and fire requirements. The project must also comply with the conditions of approval required by the Public Works Department, Building and Safety Division, and Pasadena Fire Department. In addition, a Tree Protection Plan has been submitted to ensure that the project will comply with the City’s Tree Ordinance. A Soils Engineering Report has been submitted which reported that the site is considered feasible for construction of the proposed addition.
6. The design, location, operating characteristics, and size of the proposed use would be compatible with the existing and future land uses in the vicinity in terms of aesthetic values, character, scale, and view protection. The use of the site will remain as a single -family residential use. The project complies with all the development standards of the Zoning Code.
The project is not located on the top of any prominent ridgelines and will not block protected views from neighboring properties. The proposed project will meet the guidelines related to exceeding the Neighborhood Compatibility requirements. The project has been designed with the use of natural materials, which are design elements that can be found in the neighborhood.
Additionally, the proposed single-family residence’s scale and massing is within the scale and setting of the surrounding residences. Thus, the project would be compatible with the existing and future land uses in the vicinity in terms of aesthetic values, character, scale, and view protection.
7. The design, location, and size of proposed structures and/or additions or alterations to existing structures will be compatible with existing and anticipated future development on adjacent lots, as described in Section 17.29.060.D, and in ter ms of aesthetics, character, scale, and view protection. The Neighborhood Compatibility guidelines are established to ensure that a project is compatible with the character and scale of existing development in the vicinity. The size of the proposed project (not including the proposed garage) is 4,660 square feet , which exceeds the maximum allowable Neighborhood Compatibility floor area of 3,816 square feet by 844 square feet. However, the additions are designed to not impact views, be in compliance with the ridgeline protection standard, and have a floor area ratio consistent with the properties within a 500 foot radius. The project has been designed with the use of natural materials, which are materials compatible with the surrounding environment. Additionally, the proposed scale and massing is keeping with th e scale and setting of the surrounding residences. Furthermore, as designed, the placement of the proposed additions would not impede the protected view of an adjoining property . Thus, the project is in scale with the Hearing Officer 14 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
context and character of existing and future development in the neighborhood in terms of aesthetics, character, scale, and view protection.
8. The placement of proposed structures avoids the most steeply sloping portions of the site to the maximum extent feasible and minimizes alteration of hillside topography, drainage patterns, and vegetation. The proposed two-story addition to the existing single-story dwelling will be located towards the interior of the lot away from the public rights-of-way and the most steeply sloping portions of the site. As a result, the project requires minimal changes to grading, drainage, and landscaping. All protected trees will be retained further limiting impacts to the existing hillside topography. Any grading that will occur will comply w ith the City’s Grading and Building Codes. The project shall meet all applicable SUSMP (Standard Urban Water Mitigation Plan) requirements of the Building Division and is required to submit a Tree Protection Plan as part of the building permit plan review process.
Hearing Officer 15 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
ATTACHMENT B
CONDITIONS OF APPROVAL FOR HILLSIDE DEVELOPMENT PERMIT #6838
The applicant or successor in interest shall meet the following conditions:
General
1. The site plan, floor plan, elevations, and building sections submitted for building permits shall substantially conform to plans stamped “Approved at Hearing, January 6, 2021,” except as modified herein.
2. The right granted under this application must be enacted within 24 months from the effective date of approval. It shall expire and become void, unless an extension of time is approved in compliance with Zoning Code Section 17.64.040.C (Time Limits and Extensions – Extensions of Time).
3. This approval allows for a 2,208 square-foot, two-story addition of an existing single-story dwelling resulting in a 4,660 square -foot, two-story residence with an attached 754 square - foot garage.
4. The applicant or successor in interest shall meet the applicable code requirements of all City Departments and the Pasadena Municipal Code.
5. The final decision letter and conditions of approval shall be incorporated in the submitted building plans as part of the building plan check process.
6. The proposed project, Activity Number ZENT2020-10016 is subject to the Inspection Program by the City. A Final Zoning Inspection is required for your project prior to the issuance of a Certificate of Occupancy or approval of the Final Building Inspection. Contact Katherine Moran, Current Pl anning Section, at (626) 744 -6740 or [email protected] to schedule an inspection appointment time.
Planning Division
7. The applicant shall comply with all requirements of Zoning Code Chapters 17.22 (Residential Zoning Districts) and 17.29 (Hillside Overlay District) that relate to residential development in the Hillside Development Overlay District.
8. The applicant or successor in interest shall comply with all requirements of Municipal Code Chapter 9.36 (Noise Restrictions). Specifically, all construction activities shall adhere to Municipal Code Section 9.36.070 (Construction Projects) and Section 9.36.080 (Construction Equipment).
9. No demolition or grading permit shall be issued until the building permit for the residential project is ready to be issued.
10. The applicant or successor in interest shall use darker tones, including earth tones, for the exterior walls and roofs on the house that blend with the natural terrain. Color and material samples shall be reviewed and approved by the Zoning Administrator prior to the issuance of any building permits.
Hearing Officer 16 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
11. The project shall comply with the Municipal Code Chapter 8.52 (City Trees and Tree Protection Ordinance). A tree protection and retention plan shall be submitted to the Zoning Administrator for approval prior to the issuance of any building or grading permits. Any proposal to remove a protected tree requires approval of a Tree Removal Application prior to the issuance of building permits.
12. As part of its analysis, the tree protection and retention plan shall take into account the trees on adjoining properties along the north property line, adjacent to the proposed project that might be impacted by the proposed construction. The plan shall provide mitigation measures, if necessary, and analyses potential damage to trees by mechanical injuries to roots, trunks or branches; the compaction of soil; and changes to existing grade which may expose or suffocate roots.
13. A certified arborist and the civil engineer of record shall monitor all related construction activities including, but not limited to: demolition, digging, grading, excavating, or trenching, and as recommended in the supplemental reports. The monitoring o f construction activities shall ensure the project implements all of recommendations and conditions provided in the arborist and geotechnical reports in order to protect the existing trees during construction.
14. This project meets the threshold for state-mandated water-efficient landscaping. Accordingly, the final landscape plans (inclusive of planting and hardscape plans, the planting pallet, drainage plan, and irrigation system plan(s) and specifications), shall be reviewed by Planning and Community Deve lopment Department staff for conformance with the standards and requirements specified within the 2015 California Model Water Efficient Landscape Ordinance (MWELO) prior to the issuance of a building permit. No certificate of occupancy shall be issued until such plans have been deemed compliant with the MWELO and the landscaping has been installed per such approved MWELO -compliant plans to the satisfaction of the Director of Planning and Community Development or his/her designee.
15. A construction staging a nd traffic management plan shall be submitted to and approved by the Zoning Administrator, Department of Public Works, and Department of Transportation prior to issuance of any permits. The plan shall include information on the removal of demolished materials as well as the on-site storage of new construction materials. A copy of the approved construction parking and staging plan shall be furnished to the Current Planning Division for inclusion into the case file on this project. The plan shall be availa ble for review by surrounding property owners.
16. Any above-ground mechanical equipment shall be located at least five feet from all property lines and shall comply with the screening requirements of Section 17.40.150 (Screening) of the Zoning Code. Mechanical equipment shall be placed on a rooftop only if the equipment is not visible from off the site.
17. Any new construction shall meet all applicable SUSMP (Standard Urban Water Mitigation Plan) requirements as determined by the Building and Safety Division.
18. All construction vehicles or trucks including trailers with length over 30 feet or widths over 102 inches shall require a lead pilot vehicle and flag person to enter the streets within the Hillside District. The flag person will stop opposing traffic as necessary when trucks are negotiating tight curves. Operation of construction vehicles or trucks with lengths over 35 feet shall require approval from the Department of Transportation and Department of Public Works, subject to demonstration that such vehicles can maneuver around specific tight curves in the Hearing Officer 17 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
Hillside District. Operation of construction trucks with lengths over 30 feet shall be prohibited before 9:00 a.m. and after 3:00 p.m., Monday through Friday and all day during weekends and holidays. On refuse collection days, the operation of construction trucks with lengths over 30 feet shall be prohibited before 10:00 a.m. and after 3:00 p.m.
19. At no time shall construction activities, including, but not limited to, construction materials, vehicles and equipment, obstruct access to vehicular driveways of adjacent properties.
Building and Safety Division
20. Governing Codes: Current Edition of the California Building, Mechanical, Electrical, Plumbing, Energy, and Green Building Standards Codes. The governing edition is based on the date in which the project is submitted to the City for review. The current edition is the 2019 series effective January 1, 2020 until December 31, 2022.
21. Grading: Grading/Drainage Plans shall be prepared by a registered e ngineer. Refer to Chapter 14.05 of the City’s Municipal Codes for more information.
22. Stormwater Management: Single family hillside homes shall comply with the special provisions per the State Water Board. Refer to item #12 of the attached Form PC.
23. Slope Setback: For 3:1 or steeper slopes contiguous to a site, the construction must be designed to comply with the slope setback requirements per the CA Residential Code.
24. Fire Zone: The project is located in a Very High Fire Hazard Severity Zone, so th e new construction must conform to the requirements per Section R337 of the CA Residential Code.
25. Permit(s): Separate permits are fire sprinkler, mechanical, electrical, and plumbing, grading, pool & spa, solar (photovoltaic) system, and any site retaining walls, block walls, or fences & gates.
Fire Department
26. Fire Flow Test: Provide a Fire Flow Analysis (contact Pasadena Water Department 626-744- 4495). The minimum fire flow shall be 1,500gpm @ 20psi per CFC 2019 Table B105.1(2) requirements.
27. Automatic Fire Sprinkler: A complete automatic fire sprinkler system designed and installed in compliance with NFPA 13D is required throughout all buildings per PMC requirements.
Plans shall be submitted to the Permit Center for Fire Department’s review within 30 working days of the issuance of the Building Permit.
28. Smoke Alarms: Provide an approved hardwired smoke alarm(s), with battery backup, in each sleeping room or area(s) serving a sleeping area and at the top of stairways at each floor level. All smoke alarms are to be photoelectric or a smoke alarm that is listed a photoelectric/ionization. All smoke alarms (new & existing) locations are to be interconnected for alarm sounders. All sounders are to produce a coded temporal pattern. All smoke alarms are to be UL 217 and California State Fire Marshal (CSFM) Listed. All smoke alarms (new & existing) are to be manufactured by the same company and compatible with each other.
Smoke alarms shall not be installed within 3-feet of air registers or bathroom openings. [CBC 907]
Hearing Officer 18 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
29. Roof and Sidings: All roofing materials shall be 1-hour fire-resistive or non-combustible.
30. Spark Arrestors: Provide an approved spark arrestor on all chimney(s).
31. Eaves and Projections: All eaves and other projections are required to be boxed with one - hour fire resistive or noncombustible material.
32. Wall Finishes: The exterior side of the wall finish is required to be of a one-hour fire resistive or noncombustible material.
33. Fascias: Fascias are required to be one-hour fire resistive material or 2" nominal dimension lumber.
34. Projections: Appendages and projections, i.e. decks, etc., are required to be a minimum of one-hour fire resistive construction, heavy timber or noncombustible material.
35. Exterior Glazing: All exterior windows, skylights etc. are required to be tempered glass and multilayered, dual or triple, glazing.
36. Exterior Doors: All exterior doors are required to be 1 3/8" solid core.
37. Attics and Elevated Foundations: Attic and foundation ventilation in vertical exterior walls and vent through roofs shall comply with CBC, 7A; CSFM Standard 12 -7A. The vents shall be covered with noncombustible corrosion resistant mesh openings a minimum of 1/8 -inch not to exceed ¼-inch openings. Attic ventilation openings shall NOT be located in soffits, in eave overhangs, between rafters at eaves or in other overhang areas. Gable end and dormer vents shall be located at least 10 feet from property lines. Under floor ventilation openings shall be located as close to grade as possible. Alternate Method of Protection is acceptable provided it complies with CSFM – SFM 12-7A-1, 7A-3 Listed Opening Protection.
38. Fuel Modification Plans: Provide a landscape plan that clearly indicates:
a. All planting adjacent to the structure(s) and on all slopes is to be a low fuel volume species. This includes trees, shrubs and ground cover.
b. A complete irrigation system for the maintenance of these plants. This plan shall be approved by the Fire & Envi ronmental Control Departments prior to or concurrent with the approval of the plans for a building permit.
c. Specify on a landscape plan the extent of clearing existing brush for the new construction and/or future landscaping. This plan shall be approved by the Fire & Environmental Control Departments prior to or concurrent with the approval of the plans for the building permit.
Public Works Department
39. A backwater trap and valve shall be installed in the proposed basement per Section 13.24.300 of Pasadena Municipal Code, if applicable: In every case where a plumbing outlet or plumbing fixture is installed or located below the elevation of the curb or pr operty line, an Hearing Officer 19 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
approved type of backwater trap or an approved type of backwater sewer valve shall be installed between the outlet and the public sewer in such a manner as to prevent sewage from flowing back or backing up into any such outlet or plumbing f ixture. Every such trap or valve shall be installed in the basement, or in a box or manhole of concrete, or cast iron, or other material approved by the superintendent so that it will be readily accessible at all times. The trap or valve shall be placed on ly in the drain line serving the fixtures that are located below the elevation of the above -mentioned curb or property line and no drainage from fixtures located above this elevation shall pass through such trap or valve.
40. A closed circuit television (CCTV) inspection of the house sewer serving the property shall be performed and a CCTV inspection video submitted to the Department of Public Works for review. At the time of the video submittal, a non -refundable flat fee, per the current General Fee Schedule, shall be placed by the applicant to cover the staff cost of video review. The house sewer inspection shall include footage from the private cleanout to the connection at public sewer main, with no or minimum flow in the pipe during the televising. The property address, date of inspection, and a continuous read -out of the camera distance from the starting point shall be constantly displayed on the video. The applicant shall correct any defects revealed by the inspection. Defects may include, excessive t uberculation, offset joints, excessive root intrusion, pipe joints that can allow water infiltration, cracks, and corrosion or deterioration of the pipe or joint material, damaged or cracked connection to the sewer main, or other defects as determined by t he City Engineer. The method of correction of the defects shall be subject to the approval of the City Engineer, and may include partial or total replacement of the house sewer, or installation of a structural or non-structural pipe liner.
The applicant shall be responsible for all costs required to obtain the CCTV inspection of the existing sewer connection, and if required, to correct the defects.
41. The applicant shall protect all existing public facilities and maintain the right of way in good clean condition during the construction. If any damage is proven to be caused by the subject development, the applicant is responsible for replacing and/or repairing the facilities to the satisfaction of the City, prior to the issuance of Certificate of Occupancy.
42. Prior to the start of construction or the issuance of any permits, the applicant shall submit a Construction Staging and Traffic Management Plan to the Department of Public Works for review and approval. The template for the Construction Staging and Traffic Management Plan can be obtained from the Department of Public Works webpage at:
https://www.cityofpasadena.net/public-works/engineering-and-construction/engineering/ . A non-refundable flat fee, based on the current General Fee Schedule, is required for plan review and on-going monitoring during construction. This plan shall show the impact of the various construction stages on the public right -of-way (and the private street) including all street occupations, lane closures, detours, staging areas, and routes of construction vehicles entering and exiting the construction site. An occupancy permit shall be obtained from the department for the occupation of any traffic lane, parking lane, parkway, or any other public right-of-way. All lane closures shall be done in accordance with the Manual of Uniform Traffic Control Devices (MUTCD) and California Supplement. If the public right -of-way occupation requires a diagram that is not a part of the MUTCD or California Supplement, a separate traffic control plan must be submitted as part of the Construction Staging and Traffic Management Plan to the department for review and approval. No construction truck idl ing or staging, material storage, or construction trailer are allowed in the public right-of-way.
In addition, prior to the start of construction or issuance of any permits, the applicant shall conduct a field meeting with an inspector from the Department of Public Works for review and Hearing Officer 20 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
approval of construction staging, parking, delivery and storage of materials, final sign -off procedure, and any of the specifics that will affect the public right -of-way. An appointment can be arranged by calling 626-744-4195.
43. In preparation for the New Year Rose Parade and Rose Bowl Game, the Department of Public Works will suspend all works within the public right -of-way during the holiday season in accordance to PMC 12.24.100 and City Policy.
44. In general, all public stre ets, sidewalks and parkways shall be free and clear of excavations and other construction related activities during the period of November through January of the following year. Specific dates will vary on an annual basis. Accordingly, contractors will b e required to shut down construction operations which would impede traffic and pedestrian movements during these periods unless otherwise authorized by the City Engineer. Any existing excavations shall be backfilled, compacted and temporarily repaved befo re the beginning of the moratorium period.
The Holiday Moratorium Map, showing the appropriate shutdown period, and corresponding areas in the City, is available at the Department of Public Works Permit Counter (window #6), 175 N. Garfield Avenue, Pasaden a, CA 91109, or at the following link:
https://www.cityofpasadena.net/public-works/engineering-and-construction/engineering/ .
45. All costs associated with these conditions shall be the applicant’s responsibility. Unless otherwise noted in this memo, all costs are based on the General Fee Schedule that is in effect at the time these conditions are met. A processing fee will be charged against all deposits.
In addition to the above conditions, the requirements of the following ordinances will apply to the proposed project:
I. Sewer Facility Charge - Chapter 4.53 of the PMC
The ordinance provides for the sewer facility charge to ensure that new development within the city limits pays its estimated cost for capacity upgrades to the city sewer system, and to ensure financial solvency as the city implements the operational and maintenance practices set forth in the city's master sewer plan generated by additional demand on the system. Based on sewer deficiencies identified in the City’s Master Sewer Plan, the applicant may be subject to a Sewer Facility Charge to the City for the project’s fair share of the deficiencies. The Sewer Facility Charge is based on the Taxes, Fees and Charges Schedule and will be calculated and collected at the time of Building Permit Issuance.
II. Construction and Demolition Waste Ordinance, Chapter 8.62 of the PMC The applicant shall submit the following plan and form which can be obtaine d from the Permit Center’s webpage at: https://www.cityofpasadena.net/public-works/recycling- resources/construction-demolition-recycling/ and the Recycling Coordinator, (626) 744 - 7175, for approval prior to the request for a permit:
a. C & D Recycling & Waste Assessment Plan – Submit plan prior to issuance of the permit. A list of Construction and Demolition Recyclers is included on the waste management application plan form and it can also be obtained from the Recycling Coordinator.
b. Summary Report with documentation must be submitted prior to final inspection.
Hearing Officer 21 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
A security performance deposit of three percent of the total valuation of the proj ect or $30,000, whichever is less, is due prior to permit issuance. For Demolition Only projects, the security deposit is $1 per square foot or $30,000, whichever is less. This deposit is fully refundable upon compliance with Chapter 8.62 of the PMC. A n on-refundable Administrative Review fee is also due prior to permit issuance and the amount is based upon the type of project.
If you have questions regarding the above conditions and requirements of the ordinances, please contact me at (626) 744-3762 or email [email protected].
Hearing Officer 22 Hillside Development Permit #6838
January 6, 2021 1820 Linda Vista Avenue
ATTACHMENT C
NEIGHBORHOOD COMPATIBLITY – PROPERTIES WITHIN 500 FEET
# PARCEL SITE ADDRESS ZONE OVERLAY LOT SIZE BUILDING SIZE 1 5702-001-901 1001 ROSE BOWL DR OS 0 0
2 5704-001-045 1918 LINDA VISTA AVE RS4 HD 14488
3 5704-001-046 1852 LINDA VISTA AVE RS4 HD 12225 2900
4 5704-001-047 1850 LINDA VISTA AVE RS4 HD 14806 3302
5 5704-001-048 1840 LINDA VISTA AVE RS4 HD 62840 2350
6 5704-001-049 1820 LINDA VISTA AVE RS4 HD 50332 2452
7 5704-001-050 1812 LINDA VISTA AVE RS4 HD 60630 5055
8 5704-001-051 1854 LINDA VISTA AVE RS4 HD 17024 2366
9 5704-001-052 1860 LINDA VISTA AVE RS4 HD 15058 3030
10 5704-001-053 1890 LINDA VISTA AVE RS4 HD 51863 3062
11 5704-001-900 1870 LINDA VISTA AVE RS4 HD 29157
12 5704-002-046 1750 LINDA VISTA AVE RS4 HD 29826 3304
13 5704-002-047 1726 LINDA VISTA AVE RS4 HD 43448 3888
14 5704-002-061 1776 LINDA VISTA AVE RS4 HD 81493 4945
15 5704-015-001 1820 BRAEMAR RD RS2 HD 22681 2776
16 5704-016-003 1848 DEVON RD RS2 HD 24539 2827
17 5704-016-005 1894 DEVON RD RS2 HD 21406 1992
18 5704-016-006 1940 DEVON RD RS2 HD 11769 2648
19 5704-016-007 1811 LINDA VISTA AVE RS2 HD 39949 3278
20 5704-016-008 1955 DEVON RD RS2 HD 43935 2292
21 5704-016-010 1939 DEVON RD RS2 HD 18597 1595
22 5704-016-012 1820 DEVON RD RS2 HD 15463 1664
23 5704-016-013 1834 DEVON RD RS2 HD 16862 3078
24 5704-016-014 1895 LINDA VISTA AVE RS2 HD 17176 2514
25 5704-017-004 1780 DEVON RD RS2 HD 26270 1972
26 5704-017-005 1777 LINDA VISTA AVE RS2 HD 33092 1835
27 5704-017-006 1800 DEVON RD RS2 HD 14892 3475
28 5704-017-009 1717 LINDA VISTA AVE RS2 HD 41061 3187
29 5704-017-010 1735 LINDA VISTA AVE RS2 HD 17723 2378
30 5704-017-900 1759 LINDA VISTA AVE RS2 HD 673
31 5704-018-012 1801 DEVON RD RS2 HD 13322 3270
Median 2827
35% of Median 989 Average FAR
35% > Median 3816 12.3%