City of Pasadena
City Council Hearing
Monday ,
February
10,
2025
Conditional Use Permit #7114
Conditional
Use Permit
Applicant: Western Justice Center Foundation
Use: Short Term Rental for Special Events
Location: The Maxwell House
55 S. Grand Ave., Pasadena
The WJC Campus • 1920s-30s: The Maxwell House was built by George H. Maxwell to host Hollywood parties and later sold to The Vista del Arroyo Hotel. • 1940s: The Vista del Arroyo Hotel, including The Maxwell House and adjacent bungalows, were taken over by the U.S. Government.
After WWII, they were transferred to the General Services Administration.
• 1950s thru 70s: The properties become surplus federal property, remained vacant and were a frequent neighborhood nuisance. • 1980s: The Hotel became the Ninth Circuit Courthouse. WJC was founded by Ninth Circuit Judge Dorothy Nelson and her
colleagues.
• 1990s-2000s: The City leased The Maxwell House and 3 bungalows to WJC, which took nearly 2 decades to renovate the Campus. • 2010’s-2020s: WJC welcomed an increasing number of nonprofits to the Campus and expanded use of the West Pasadena
community by a diverse cross-section of people. An average of 30- 40 weddings per year occurred during this time period. 3
Conflict Resolution Education
4 WJC Today
• Serving a Dual Mission: WJC empowers people to
strengthen their communities by growing the conflict
resolution skills and capacity of youth, educators,
schools, and community partners.
WJC also provides a home to nonprofit organizations on
its Campus as well as event and meeting space at The
Maxwell House forthese and other nonprofits in order to enhance their ability to serve the Pasadena community.
• Growth: Over the past 4 years, WJC has trained and
mobilized more than 4,000 students and educators
at over than 40 schools across a dozen school districts. • Pasadena: In 2023, WJC and PUSD launched a multi-year partnership designed to integrate conflict resolution
education and restorative practices into all23 schools.
This partnership is a continuation of a long-standing
relationships between WJC and PUSD.
5 The WJC Campus Today
• The Lease: Requires WJC to bear the extensive
cost of repairing, maintaining, preserving and
improving the four historic buildings that
comprise the Campus, all of which were built
between the 1890s and the 1920s.
• The Maxwell House: Serves as a community
gathering place, welcoming a diverse array of
people and organizations into West Pasadena.
The Maxwell House is available to rent on a
short-term basis, including for lifecycle events,
such as weddings.
Like many other nonprofits with stewardship
over historic buildings that require intensive
maintenance, repair and improvement, WJC
uses the wedding rental revenue to keep the
Campus in good condition. Funds are also used
to support our school-based programs. 6
Nearly 20 nonprofits make their home at WJC:
o Amigos de Los Rios (NEW)
o California Art Club
o Create California
o Community Women Vital Voices
o League of Women Voters ofPasadena
o GRACE (Sisters of Charity)
o Innovative Space for Asian American Christianity
o Jericho Road Pasadena
o Laurel Foundation
o Leadership Pasadena
o MobilityDog
o Mt. Wilson Institute
o Pasadena Audubon Society
o Pasadena Beautiful Foundation
o Tools for Peace
o United Nations Association of Pasadena
o Western Justice Center
Eaton Fire Response
• Leaning in with PUSD: WJC is a critical resource
and partner for the district in its time of need.
• Helping Displaced Nonprofits: WJC is offering
one month's free rent and short -term leases for
nonprofits displaced by the Eaton Fire.
• Free Meeting Space: WJC is also offering free
use of The Maxwell House for displaced
nonprofits, as well as groups and people serving
communities impacted by the fire.
• Free FEMA Appeals Clinics : WJC is serving as a
hub for free FEMA appeals clinics held by
participating legal services groups.
• Free Weekly Therapy: WJC is providing space for
free therapy for people affected by the fires.
7 Community Outreach
• Spring and Fall of 2023: WJC reached out to
known representatives from our 3 neighboring
HOAs (1 S Orange Grove, Vista Grande and
Vista Del Arroyo) to discuss the CUP application.
• October 11, 2023: WJC held a meeting with our
neighbors to hear their concerns.
• Oct thru Dec 2023: WJC held individual meetings
with HOA reps to address those concerns.
• Oct thru Dec 2023 : WJC met face-to-face with
Appellants to address their specific concerns. At
the final meeting, WJC suggested the parties
enter mediation. Appellants declined.
• February 2024: WJC notified neighboring HOAs
about CUP amendments and received positive
responses from all but Appellants.
• March thru May 2024: WJC engaged in good faith
negotiations with Appellants and voluntarily
integrated multiple additional modifications
into our Amended CUP at their request.
• June 2024: WJC was informed that Appellants did
not attend the Zoning Administrator hearing
based on a pending settlement agreement.
• June thru Oct 2024: Appellants withdrew from
settlement talks and appealed. WJC continued to
negotiate in good faith and to suggest mediation.
• October 10, 2024: Additional conditions were
added to the CUP. Appellants appealed regardless.
• Nov thru Dec 2024: WJC continued to suggest
mediation. Appellants declined.
Floor Plan*
9 Multi-Stall
Bathrooms
*85 S. Grand Avenue is part of the Campus but is not accessed during events.
CUP Revisions and Additional WJC Policies
• Reduced Number of Weddings: Reduced from 66 to 21
weddings a year on a limited set of weekends, with the
potential to reset to 28 weddings in the future.
• Security: Professional security guards (one in back and one in front of building) are required at each wedding.
They are there to receive direct calls from neighbors
should any issues arise, keep guests quiet during post- ceremony use of the back patio to access the outdoor
multi-stall restrooms and help enforce other permit
conditions and WJC event policies.
• Parking: Security guards are also tasked with ensuring that guests park in the designated lot.
• Noise Reduction: A decibel meter is used to monitor
interior amplified music. As a courtesy, dancing has
been moved to a side room where noise can be
contained better.
• Exterior Use & Alcohol Service: Ceased all exterior
receptions and bar service and limited weddings
ceremonies to a maximum of 3 hours. The Small Patio &
Oak Tree Area are limited to photography. All alcohol must be served inside.
• Preferred Vendors: Wedding coordinators, DJs, and
bartenders must be from WJC’s preferred vendor list and comply with permit conditions.
• Schedule Notification: WJC agrees to notify the neighboring HOAs of the wedding schedule and, as a courtesy, notifies Appellants of the timing of each wedding ceremony.
CUP Compliance Monitoring System & Review
• Code Inspections Fund: WJC will contribute a pre-set
amount annually to offset the cost for the City to
conduct unnoticed code inspections to ensure WJC is
in compliance with permit conditions.
• Annual Review: WJC will appear annually for review of its implementation of the permit conditions, unless
the City determines less frequent review is merited.
Schedule of Weddings
Month # of Weekends Maximum
# of Weddings
January 0 0
February 1 2
March 2 4
April 2 4
May 1 2
June 1 2
July 1 2
August 0 0
September 2 4
October 2 4
November 1 2
December 1 2
Max Annual Total 14 weekends 21 weddings
Thank you.
Justin Mahramas
213.620.1780
[email protected]