Double espresso anyone?

Can we tell you about the week we've had? It's been a doozy! 

A three agendas, two late night meetings, one tired Planning Division kind of week! We LOVE those kinds of weeks around here! We're jazzed!  Does anyone still say that?

Call us crazy if you want, but we get excited to see applications come forward for review. And we love it when we see good projects get approved. And we really really love it when we get to be involved in projects that are going to make Monrovia residents proud of their city!

Monday night, a special meeting of the Historic Preservation Commission was held, and a project that is near and dear to the hearts of many Monrovians was reviewed and approved. It's a pretty special project that we think will be another jewel in the crown of the Gem City. We've placed and extremely subtle and subliminal hint about what that mystery item might be right here in this blog post.  

Keep looking...OK, here's a hint: "Riding on the Atchison, Topeka and the...

So, now that we've piqued your interest, we are going to encourage you to click here to get more details about the special meeting.

This week, we also had a Development Review Committee meeting/Planning Commission meeting double header on Wednesday. So now we totally understand what professional athletes feel like when they play two games in one day! Planning is a contact sport! For more information about the DRC meeting, click here and for more information about the Planning Commission meeting, click here. Hopefully you'll excuse the brevity of this post...we're going to go take a nap.

If it's the Wednesday after the second Tuesday...

...then it must be time for another Planning Commission meeting!  

[long pause, while the cheers subside]

So what happened at the August 12 meeting?  Glad you asked, but you know we'd tell you anyway...

First up was a request to allow the property owner to build a garage closer to the property line than what is allowed by the Code; the Monrovia Municipal Code (MMC) that is.  The Zoning Ordinance in the MMC establishes development standards for new construction in the City.  Build what the code allows.  No problem. 

What happens when you want or need to build something that is not permitted?

That's when variances come into play.  Admittedly, we're very stingy with variances.  Not because we like saying no (we really don't), but the law is the law.  So here's the deal, Zoning rules are applied to lots of properties (lots of lots, LOL) with different shapes and sizes.  There are times, however, when special circumstances come into play and a deviation from the Code is warranted.  The variance process allows a property owner to request a deviation when those special circumstances exist such as a very narrow lot or one with a steep slope that limits development potential.  Bottom line, the main question that the Planners pose is, does the Zoning Ordinance deprive one "property of privileges enjoyed by other property in the vicinity and under identical zoning classification?"  If the answer is yes, then the finding can be made to approve the variance.  The Planning Commission is charged with the review and approval authority over variances.

545 Cloverleaf Way

So now that you've been brought up to speed on variances, let's get back to the meeting.  If there was ever a property that had special circumstances, this is it; 545 Cloverleaf Way is a very irregular shaped lot, without street frontage and steep slopes.  So cut to the chase, the Planning Commission approved the variance for the garage to encroach into the required setback.  

Read all about it in the Staff Report.  

Oh, and since this house is off the beaten path, so to speak, we've included a picture.

One down, one to go.

But the big item on the agenda was a little drive-thru Starbucks (950 square feet) proposed at 860 West Foothill Boulevard (southeast corner of Foothill and Madison).  

Last month, when the Planning Commission reviewed the proposal several of the Commissioners were concerned about traffic.  They requested additional information and continued the hearing until August.  During that time, additional study on the traffic issue was completed.  What came back to the Commission were several specific options that could be instituted if the proposed Starbucks creates a traffic situation.  The Commission added a condition that requires a review of the traffic patterns after three months of operation.  This review was assigned to the City's Traffic Safety Committee who could pull from the toolbox of options identified by the City's Development Services Engineer. 

While we'll miss Burger Shack, we're thinking about that iced Americano... especially with weather like this.  Want to know more?

The final item was an update by the Staff on the 2015 Neighborhood Study  including a review of the recent direction provided by the City Council on possible revisions to the City's zoning codes addressing concerns voiced by the community related to neighborhood compatibility and historic preservation.  The Staff Report with the City Council's Policy Direction Statement can be found here.  Additionally, take a look at the City's website to find even more information about this process.  

Join us on a trip...

On a night with an unusually light agenda...earlier this month, the Planning Commission approved a three unit apartment complex at 1414 South Alta Vista Avenue.  The end.

Is that all there is?  

Well, no, of course not...you know there's always more to the story.  So really this is just the beginning...well not quite the beginning, but close enough...

For those of you that have been following us for a while, last year we picked a project we were going to feature from beginning to end, start to finish or a term that many Planners use: cradle to grave.  That project lost a little momentum, so we've switched gears and and projects which brings us to 1414 South Alta Vista Avenue.

Projects start with a concept.  Often a sketch, not more than a doodle.  Yes, sometimes even on the back of a napkin.  

Enter the Planner.  We take that idea, and work with the applicant..over the counter...to make sure they understand the parameters of what the zoning allows.  

Over the next few weeks, there's often some back and forth until a the site plan is finalized.  

Then starts the building design.  

There's a lot of talented people that we work with; proposals come in with just a few tweaks and off they go.  But the ones we really enjoy need a little more massaging.  Getting our creative juices flowing to get to them to the point where the application is ready to be submitted.  

While it may seem that the Development Review Committee (DRC), Planning Commission and/or the City Council approve every project that comes before them, their collective track record is deceiving.  

If projects were getting denied right and left, then we, as City staff, are not doing our job.  Our philosophy is to get the applicant to "yes", if we don't think that's likely, then we want to communicate that from the start before a lot of time, energy and money are wasted.  That's counterproductive for everyone.

Ultimately, it's the property owner or applicant who makes the choice to go forward and the approving body that approves or denies the proposal.

So back to South Alta Vista...based on the recommendation of Staff and DRC, the Planning Commission approved the project.  So now they move from the entitlement phase (that is their Planning/zoning approvals) to the pre-construction phase.  Preparing their construction documents moving toward the issuance of a building permit.

Stay tuned as we travel through the development process.

Happy Anniversary Peck Road Specific Plan

Who knew?

Although, there was no big party, we celebrated quietly with the Planning Commission at their March 12 meeting with a public hearing.  We know what you’re thinking, those wild and crazy Planners!

The request was for a new vehicle storage business proposed at 3331 Peck Road which is within the Peck Road Specific Plan.  The property is way down at the very southern tip of Monrovia.  South of the Duarte Road.  South of where Myrtle Avenue and Peck Road merge.  South of Live Oak Avenue.  This area is primarily known for gravel pits, Dry Dock, and Pick-a-Part.  (Yes, one of those gravel pits is in Monrovia.)

Peck Road Specific Plan Area

  

The new home of Jorge's Get Around Transport

Jorge’s Get Around Transport provides private transportation services in the area and will use this property to store their vehicles.  The property was previously improved for a similar business, so it’s a great match. 

This whole site has a long and not so glamorous history.  Many years ago, it started its commercial life as a quarry.  Then to fill the hole, it was used as a dump.  Once filled, there was a mobile home park…which started to sink and was then condemned. 

What to do with a property that can’t support buildings? 

In 1989, the Monrovia City Council adopted the Peck Road Specific Plan (PRSP) to identify the types of businesses that would be appropriate under these difficult conditions.  Over these past 25 years, the PRSP has been very successful in balancing the challenges of the site while maintaining the economic vitality of the property.  It’s always satisfying when the plan works.

Oh, yes, the Planning Commission unanimously and enthusiastically approved the conditional use permit and welcomed Jorge’s to Monrovia.

So, here’s an interesting bit of trivia.  This is the only area that we know of where you can pass through five different communities in the span of about a mile.  Seriously!  Along Myrtle Avenue/Peck Road between Wyland Way and Rio Hondo Parkway, you’ll drive through an unincorporated area of Los Angeles County, Monrovia, Irwindale, (Monrovia, passing Jorge’s, and Irwindale again), Arcadia, and El Monte.

There’s an interesting story about how this part of Monrovia became Monrovia.  Remind us to tell you about it sometime.

Planning Commission does a double take

The Planning Commission met on February 12, 2014 for their regularly scheduled meeting to review two very similar requests.  Pinch hitting for Commission Chair Carlos Parrague was Vice Chair Anne McIntosh who kept things moving along.  

The future Copper Still Grill

The first public hearing concerned Copper Still Grill, a new restaurant that will be opening soon at 608-610 South Myrtle Avenue, sandwiched between Rudy's and Pinkberry.  The owners describe the restaurant as "reminiscent of days gone by; rustic, distillery-themed with interior decor treatments of wood and copper throughout." 

The menu is still a work in progress, but they tell us they will be serving updated traditional classics.  We got a peek at their menu which is still a work in progress but our mouths are already watering thinking about the "pot roast dip"...oh, we forgot to mention they will have a full bar, which is the reason they went before the Planning Commission.  The Commission unanimously approved their request for a Conditional Use Permit (CUP).  

Sakura Sushi House

On to public hearing number 2 (known in the biz as PH-2); a request for a conditional use permit to serve alcoholic beverages at a restaurant.  Sound familiar? Sakura Sushi House has been opened for a few months now at 215 East Foothill Boulevard, in the Certified Market Center.  The Commission reviewed their CUP request to serve beer and wine and at the close of the hearing, the Commission unanimously approved the request.  Sushi and sake, sounds like a winning combo to us. 

New shelter for Huntington Drive

The next item was a determination of General Plan Conformity.  Sounds important, right? Well, it is but not very exciting except to perhaps the Planners...well, maybe...not so much...Here's the Reader's Digest, one sentence version.  Del Taco (opening soon at 945 East Huntington Drive) is building a new bus shelter which had to be built partially on their property to provide enough clearance for pedestrians and will now be given to the City and the Commission needed to determine that it was OK.  It was.  All the legal stuff can be found here.  Did we mention our new obsession, the CrunchTada? 

And finally...the Housing Element!  Staff provided the Commission with an update on the adoption of the Element...and with no way to top that, the meeting was adjourned.

DRC Update and More!

Wednesday's Development Review Committee (aka DRC) meeting was a mixed bag of applications.  Ten in all.  Some of the highlights were new signs for Wendy's to go with their new remodel; signage for Cafe X20 which will be taking over the Garden Grill at 335 West Foothill; and a sign program proposed by the Gold Line Construction Authority to help promote businesses that are being affected by the closure of Myrtle Avenue. 

A new house at 514 South Fifth Avenue was approved.  This replaces a house that was destroyed by a fire.  (Is it just us, or have there been a lot of house fires in the past year?)

Also on the agenda was a review of the new floor plan for Wang's restaurant on East Lemon in Old Town and a couple of residential additions.

In other news, the Planning Commission will be reviewing requests to serve alcoholic beverages at two restaurants at their meeting on February 12.  You can get the details here.  

We'll give you the update next week.

Oh, yes and we'd be remiss if we didn't give one last shout out to the Housing Element.  It received final approval by the City Council on Tuesday, February 4.  Curious?  We thought you might be, so check it out here.

What happened at Planning Commission?

We're so glad you asked!

What the agenda lacked in quantity it made up for in quality.  After about a half a year in preparation, Staff presented the Planning Commission with the draft Housing Element for their consideration.  

To give you some background, every city and county in California is required to adopt a General Plan.  The General Plan is a community's long range blueprint that guides decision-making to achieve the established goals of the community.  In a sense, the General Plan acts as the constitution by which all decisions should be based.  Important stuff.

So back to the Housing Element.  The Housing Element is one of the seven required sections or "elements" of the General Plan and addresses the community's future housing needs.  The Element establishes policies and programs specifically to address Monrovia's existing and projected housing needs for all economic segments of the community.  Different from the other elements, the Housing Element has specific time frames when it must be updated.  The current cycle is for the period 2014-2021.  

Last night, the Commission held a public hearing to discuss the draft Housing Element.  At the close of the hearing, the Planning Commission voted unanimously to recommend approval to the City Council who will hear this item at their February 4 meeting.  

Curious?  A lot more information can be found on the City's website.

Planning Commission Update - August 14, 2013

Service Station Sign Ordinance

Planning Commission recommended approval to the City Council for an amendment to the City’s Sign Ordinance for Service Stations.  The amendment will allow Service Stations to have one monument sign that displays electronic fuel prices.  

The Commission also placed the following stipulations:

• LED prices cannot be changed more than once every 12 hours
• The prices are only allowed to be adjusted downward in price (just kidding)

Second Hand Store - 925 W. Foothill Blvd.

The Planning Commission considered a request, to allow a secondhand store with a donation center called “Giving Hands,” to locate into the commercial building on the northeast corner of Foothill Boulevard and Lincoln Place.  Discussion took place regarding the pros and cons of such a use, especially with residential homes nearby.  The Planning Commission continued this request to  their next meeting on September 11th  to allow time to investigate some of the concerns expressed at the meeting.  

Planning Commission Update - July 10, 2013

The summer lull has hit.  The one and only public hearing was for a new beer and wine license for a new restaurant in Old Town.  Still, there was a whole lot of change going on…beginning with the annual reorganization of the Commission.  At the start of each year, fiscal year that is, the Commission elects a chair and vice chair for the upcoming year.  Following tradition, the Commission elected Vice Chair Carlos Parrague as the Chair of the Planning Commission and Commissioner Anne McIntosh as the new Vice Chair.  Additionally, the Commission welcomed the City’s two newly appointed Planning Commissioners, Robert McClellan and Karen Suarez.

With Commissioner Parrague assuming the chair, the meeting continued to the public hearing: review of a request for a conditional use permit (CUP) for a new restaurant to serve beer and wine.  The restaurant, which will be called Meridian, will serve Mediterranean fare…kabobs, fattoush, hummus, gyros…our mouths are watering already. Meridian will be located at 342 South Myrtle Avenue.  The CUP was approved. 

An Illustrative Example of Typical Mediterranean Food

The Commission then moved to the topic of stormwater regulations.  OK, so it’s not the most glamorous of topics, but making sure that stormwater, which eventually makes its way down to the ocean, has minimal pollutants is important—and mandatory under the Clean Water Act.  There are more acronyms than letters in the alphabet related to this topic: NPDES – National Pollutant Discharge Elimination System; MS4 – Municipal Separate Storm Water System; SUSMP – Standard Urban Stormwater Mitigation Plan…and the list keeps on going.

So what does this all mean?  Well, we’re still working on that, but luckily we’ve got some really smart, dedicated staff members over in the Environmental Services Section that are figuring it out for the City. Bottom line, most new development will need to capture the majority of rainwater on site and either for reuse (think rain barrels) or allowed to percolate down to the water table which will help to recharge the aquifers that supply most of our water.  The presentation was for information only and no action was required at this time.

Planning Commission Update - April 10, 2013

April 10, 2013 was the date of the regular meeting of the Monrovia Planning Commission.  The agenda was short—only one hearing—but the project is an important one.  The Commission reviewed a proposal to construct a 154-unit apartment building with a small non-residential component on South Fifth Avenue, just south of Huntington Drive.

One could say the planning for this project goes back to 2006.  That’s when the City began a series of meetings and workshops to update the General Plan which was ultimately adopted in 2008.  The primary focus of the update created several distinct planning areas to focus future development: Station Square, the South Myrtle Avenue Corridor (Olive Avenue to I-210) and West Huntington Drive.  

Specifically, the west end of West Huntington was envisioned as a mixed use “village” providing opportunities for housing, office and retail.  Monrovia had big plans!  Then the Great Recession hit and development hit the proverbial wall.

The region is definitely on an upswing and this is one of the first proposals out of the gate.  There are many approvals needed for this project which is spelled out in detail in the staff report, specific plan, and environmental documents and studies.  But what most people want to know is what it is going to look like.  Right?  So here it is.  

         

During the public hearing, no one spoke with concerns about the project.  The Planning Commission had a very thoughtful discussion about the project including the parking, traffic and potential uses in the commercial space at the north corner of the building.  At the close of the hearing, the Commission voted to recommend approval of this application to the City Council.  The City Council is scheduled to review the proposal on May 21. 

Planning Commission Update - February 2013

The Planning Commission held their second meeting of the year on February 13, 2013.  If meetings had themes, this one would have fallen under the category “eat, drink and be merry”.  In addition to welcoming back Commissioner Spicer after serving as an interim member of the City Council, the Commission had five scheduled public hearings.  Albeit, one application for a proposed microbrewery at 130 East Walnut Avenue was withdrawn by the applicant.  However, the Planning Staff has been in discussion with the brewmaster who is looking for another suitable location in town.  Stay tuned.

The Commission worked efficiently through the next four hearings, each of which were approved subject to their conditions of approval:

929 West Huntington Drive – Expand service of alcoholic beverages at an existing restaurant from beer and wine to full alcohol.  Oto Oto Izakaya Japonaise has been located at Huntington Crossing for a couple of years now and requested an amendment to their CUP to expand from beer and wine to also include distilled spirits.  Oto Oto has been a great addition to Monrovia’s restaurant row, their jalapeno yellowtail has been known to turn a non-sushi eater into a believer. 

1602 South Myrtle Avenue – Expand an existing service station and construct a new light automotive repair building.  Remember when there used to be a service station on every corner?  Well, for many reasons they are disappearing from the urban landscape leaving vacant corners all over the region.  So we were pleased when the owners of the Union 76 service station told us about their plans to improve and expand their property.  The station was originally built in 1967 and has gone through several modifications over the years.  This proposal will expand the existing convenience store and construct a new three bay automotive repair facility.  The plans also include a major renovation of the existing building and site with additional landscaping which will give the site a fresh look.  The Planning Commission agreed that this will be a positive addition for South Myrtle.

500 West Huntington Drive – Expand service of alcoholic beverages at an existing restaurant from beer and wine to full alcohol.  Sound familiar?  Same request, different restaurant.  Mimi’s Café was one of the original tenants in the Huntington Oaks Shopping Center.  Since their opening in 1985, they have offered beer and wine to their patrons.  As part of a return to their “French roots”, Mimi’s Café is upgrading their beverage offerings to include a full range of alcoholic beverages.  Just keep bringing those bran muffins our way and we’ll be happy.

602 West Huntington Drive – Permit indoor and outdoor service of beer and wine at a new fast food restaurant.  Food, drinks, outdoors…what a great concept.  And speaking of great concepts, we are excited about Smashburger coming to Monrovia.  Currently, the only other L.A. County location is way out on the Westside in Culver City.  Smashburger will be one of four new restaurants in the new building that will take the place of Acapulco.

Closing out the meeting, Community Development Director Steve Sizemore gave a status update of the Plan Monrovia process. 

Lots of good things coming Monrovia’s way…subscribe.   
 

Planning Commission Update - January 2013

 

The Planning Commission met for their first meeting of the year on January 9, 2013.  They reviewed and approved the following proposals:

127 West Foothill Boulevard – New drive through mini market.  If you’re not looking, you might not notice that super cool, old filling station on the corner of Foothill and Stedman.  We’re not sure if it was the first gas station in town, but it was probably built in the 1920’s.  Unfortunately it’s been vacant for several years and while it will probably never return to its original use, it’s nice to see the building repurposed.    

The new drive through mini market will offer snacks, drinks and tobacco products.  Generally, this type of business falls under a retail classification, however, since it also includes a drive-through and the property is within 100 feet of residential zones it required (and received) approval of a conditional use permit by the Planning Commission.  This allows the Commission to place conditions on the use to make sure that the use does not cause problems for the neighborhood.

By the way, if anybody has any old pictures of this building (or any other older buildings), we’d love to get a copy.

1999 South Myrtle Avenue – New microbrewery with a tasting room.  The craft beer trend is coming to Monrovia.  Over the past few months, City Staff has met with several potential brewers looking to make Monrovia their home; Pacific Plate Brewing Company is the first out of the gate.  Brewing beer is a manufacturing use and would be permitted by right in industrial zones, however, since the beer produced by microbreweries is generally intended for a local or regional market, a tasting room is usually an integral part of their operation.  This triggered the need for a conditional use permit.

Pacific Plate Brewing Company will be locating in the south end of town in a small industrial complex, brewing will take place during the typical daytime hours.  Their tasting room will be open to the public in the evening. 

Commissioner Thomas summed it up perfectly describing the new use as “cool” and “hip”.  We couldn’t agree more.

Planning Commission Update - December 2012

The Planning Commission held their final meeting of 2012 on a rainy Wednesday, December 12th.  On the agenda were three public hearing items:

311 West Foothill Boulevard – Conditional Use Permit to allow live entertainment in the restaurant at the Aztec Hotel.  Last month, the Planning Commission approved a conditional use permit request to allow alcoholic beverages to be served at the new restaurant that will soon be opening in the Aztec Hotel.  A conditional use permit was also requested for entertainment.  The Commission opened the public hearing on the request at the November meeting.  After taking comments from the public and applicant, the Commission gave direction to Staff to bring back conditions of approval to allow very limited entertainment.  The Commission approved entertainment on Sundays from 11 AM to 2 PM and one weekend a month: Friday and Saturday until 11 PM.

606 East Huntington Drive – Conditional Use Permit to allow an educational facility in an existing building.  Azusa Pacific University has been pursuing a location for their growing nursing program and found a site in the East Huntington Drive High Tech Corridor that suits their current and future needs.  The Commissioners all agreed that this is a great use for the site and unanimously approved the CUP.  Welcome to Monrovia, APU!

Ordinance No. 2013-01 – Amendment of the City’s regulations for massage businesses.  Over the past few years, the state legislature adopted a couple of pieces of legislation that significantly restricts local governments ability to regulate businesses that offer massage services.  The proposed ordinance will bring the City into compliance with these new regulations.  Staff is still finalizing these new provisions and requested that the item be continued until the January meeting, so more on this issue next month.

So as we close out another year, the Planning Commission and Planning Staff wish the entire community very happy holidays and we’re looking forward to a prosperous 2013!  And with that we are resolving never to use the term “tough economic times” again. 

Planning Commission Update – November 2012

Typical for the end of the year, the number of applications slows down with the upcoming holidays.  Still, the two public hearings provided opportunity for thoughtful discussion among the Commissioners in their deliberations.  The Commission reviewed the following items at their November 14, 2012 meeting:

863 West Olive Avenue – Construct a new duplex behind an existing single family dwelling.  New development in the 700 – 900 block of West Olive Avenue can be a challenge.  While the zoning allows for multi-family development, many of the lots are only 48’ wide—that’s tough, but not impossible, as was proven by this applicant.  Over the past few months, City Staff worked with the applicant to develop a design and site plan that addressed both the requirements of the zoning (no variances) and will be an asset for the neighborhood.  The request was approved.

311 West Foothill Boulevard – Approve a conditional use permit for the service of alcoholic beverages and allow live entertainment in a new restaurant in the Aztec Hotel.  No matter what you think about the Aztec Hotel, you have to admit it is one of the most unique buildings in Monrovia and perhaps in Los Angeles County.  Personally, we love the building and are looking forward to its continued rehabilitation. 

A new Mexican restaurant is proposed in the location previously occupied by the Brass Elephant.  The Planning Commission concurred with the Staff recommendation to approve the conditional use permit (CUP) to allow the service of alcoholic beverages. 

The primary discussion focused on the live entertainment permit.  Based on previously voiced concerns of the neighborhood, the Development Review Committee (DRC) forwarded a recommendation of denial for entertainment at this time.  The Commission had a vigorous discussion on the merits and concerns of the requests.  In order to give the new owners the benefit of the doubt, the Commission continued the public hearing until the December meeting and directed Staff to bring back conditions of approval to allow entertainment on a very limited basis. 

Plan Monrovia - Additionally, Staff made a short presentation on the Plan Monrovia strategic planning process which is currently underway. 

Planning Commission Update - October 2012

The Planning Commission had a full agenda with five public hearings for their regularly scheduled meeting on October 10, 2012.  The Commission reviewed and approved the following applications:

1820 South Alta Vista Avenue – Two detached residential dwellings on a lot in the RM4000 (Residential Medium Density) Zone and was continued from the August meeting.  The applicant presented a revised proposal to address some of the concerns raised at the previous hearing. 

420 Monrovista Avenue - Greater Ambassador Church of God requested approval to construct an addition to their church. 

600 West Huntington Drive - Construction of a new multi-tenant building that will replace the former Acapulco restaurant building. 

600 West Huntington Drive – Conditional Use Permit to allow the service of alcoholic beverages at a new Chipotle restaurant that will occupy the new building approved in the previous request. 

Amendment of the Circulation Element of the Monrovia General Plan – As part of the construction of the new Gold Line Maintenance and Operations (M&O) Facility at 1600 South California Avenue, the City will be vacating two street segments: Duarte Road (North) and the west half of Shamrock Avenue between Evergreen Avenue and the rail right-of-way.  The Circulation Element was amended to reflect the street vacations.  Additionally, the Commission reviewed and recommended that the City Council adopt the environmental documents for the Gold Line.

Planning Commission Update - September 2012

 

The Planning Commission met for their regularly scheduled meeting on September 12, 2012.  There were five public hearings on the agenda which makes it the largest agenda so far this year.  Is this a sign that the economy is improving in the Valley?  We certainly hope so.  Frankly, aren’t we all tired of these “tough economic times”?

So here’s what happened:

1820 South Alta Vista Avenue – Construct two new dwelling units.  The public hearing was opened and continued until October 10 to allow the applicant to make some additional modifications to the plan.

935 East Huntington Drive – Construct a new automated carwash.  This property is best known as a Christmas tree lot, or perhaps you ate at Angelo’s Burgers (or Chuck Burgers before that).  And if you are really an old-timer, you remember it as a miniature golf course with the giant golf club wielding Paul Bunyan and trampolines and a giant slide…ah, what memories, what memories.  OK, back to business.

The first phase of this two phase development will be the construction of a new carwash—FAST5xpress—on the west side of property.  After a lengthy discussion about the proposal and Commissioner Owens’ reminiscence of his days working in a carwash, the Planning Commission unanimously approved the request. 

Site Plan - 935 E. Huntington Drive

248 Madeline Drive – Addition to an existing single family dwelling that requires variances from the Zoning Ordinance.  As one of the oldest communities in Los Angeles County (the 4^th oldest to be exact), much of the City was subdivided before there was zoning and quite a few don’t meet today’s requirements as far as size and dimensions.  The Planning Commission doesn’t grant a whole lot of variances, which must be based on very strict findings related to the physical characteristics and constraints of a specific property.  But, if ever a lot faced those challenges, it’s this one.  Nothing personal, but this property stepped in the box with three strikes: it’s nonconforming in area, nonconforming in size and an irregular shape.  There is also a large, non-buildable easement that runs across the back half of the property.  The Planning Commission approved the variances that will allow the property owner to add a 687 square foot addition to their 956 square foot house.

416 West Scenic Drive – Addition to an existing single family dwelling that requires a variance from the Zoning Ordinance.  The existing house is on a cul-de-sac and has a shallow depth and is an irregular shape.  (Cul-de-sac means “bottom of the sack” in French which has nothing to do with the variance.)  The proposed addition includes a substantial remodel to the house.  The Planning Commission approved the variance. 

138 East Olive Avenue – Construct a new 18-unit residential condominium on the southwest corner of Olive and Ivy Avenues.  Here’s another lot that’s been vacant for several years and will soon be developed.  While the proposed project is not that complex, due to its location, zoning and other regulations, the proposal requires a considerable number of entitlements (Planner-speak for approvals) including a General Plan Amendment, Zoning Ordinance Amendment, Zone Change, Amendment to a Specific Plan, Tentative Tract Map, Conditional Use Permit and adoption of a Mitigated Negative Declaration under the requirements of the California Environmental Quality Act (CEQA).  Well, that’s a mouth full.  

Elevations - 138 E. Olive Avenue