The pasadena design commission will hear on Tuesday, Sept. 26, an APPLICATION FOR FINAL DESIGN REVIEW (DHP2023-00154) CONSTRUCTION OF A NEW APPROXIMATELY 17,400 SQUARE-FOOT, FOUR-STORY, 23-UNIT MULTI-FAMILY RESIDENTIAL BUILDING WITH ONE LEVEL OF SUBTERRANEAN PARKING.

here's the background: 

This application for Final Design Review presents design revisions in response to the conditions 
of approval from the previous Concept Design Review phase in addition to providing more 
detailed plans, elevations, sections and color and material information for the project. The 
current drawings are more detailed and present a palette of materials that is consistent with the 
design of the building. Upon reviewing the drawings in detail, staff recommends approval of the 
application with the conditions of approval explained within this report.
On August 8, 2023, the Design Commission reviewed this application and continued the review 
to allow the applicant an opportunity to address missing information and other design concerns. 
This review is to address the comments provided at the continued hearing, including 
recommended changes to conditions of approval in response to the revised submittal. 
Project Overview
• General Plan Designation: High Density Residential (0-48 units/acre)
• Zoning: RM-48 (Multi-Family Residential, City of Gardens, 0-48 units/acre)
• Design Guidelines: The applicable design guidelines are the design-related goals and 
policies in the Land Use Element of the General Plan and the Design Guidelines for 
Neighborhood Commercial and Multi-Family Residential Districts. 
• Site: The site is comprised of two adjoining lots totaling approximately 14,400 square feet in 
size at the northeast corner of Mar Vista Avenue and East Union Street. The northern lot 
(140 Mar Vista Avenue) contains an existing single-family residence constructed in 1910, a 
detached garage, and a detached rear residential unit constructed in 1945. The southern lot 
(130 Mar Vista Avenue) contains an existing single-family residence constructed in 1917. 
The existing buildings underwent a Historic Resource Evaluation and on May 24, 2022, they 
were determined to be ineligible as historical resources. A total of eight private trees are 
located on the site, two of which are protected under the City’s Tree Protection Ordinance. 
Five public street trees front the south and west street frontages of the project site. 
• Surroundings: The project site sits within a transitional residential block of varying 
architectural styles, densities and development periods. Directly west of the project site, 
across North Mar Vista Avenue, is a multi-family residential project constructed in 2016 in a 
Mediterranean Revival style. Directly abutting the project site to the east is a two-story, 
multi-family residential brick vernacular style building, constructed in 1929, which has been 
determined to be eligible for designation as an individual historic resource. Directly to the 
north of the project site is another multi-family residential development recently constructed 
Design Commission
Final Design Review: 130-140 Mar Vista Avenue (DHP2023-00154)
September 26, 2023
Page 3 of 10
in 2007 and designed in a contemporary style. Directly south of the project site, across 
Union Street, is a Mid-Century Ranch style, two-story, apartment building constructed in 
1959. The immediate surroundings of the project site are within the RM-48 zoning district, 
with Walnut Street located one block north that is currently transitioning into a mixed-use 
corridor with new, higher-density, projects. 
• Project Description: The project involves the demolition of four non-historic structures, the 
removal of eight private trees, including two trees that are protected under the Tree 
Protection Ordinance, and the construction of a new, approximately 17,400 square-foot, 
four-story, 23-unit, multi-family residential building with one level of subterranean parking 
that will accommodate 27 parking spaces. The project will provide three on-site affordable 
units (two Very Low Income, and one Moderate Income), utilize a density bonus, and make 
use of the City’s Affordable Housing Concession Menu to provide increased height. The 
allowed base density is 17 units, the project qualifies for a 35% density bonus resulting in 6 
bonus units; for a total of 23. The maximum allowed height is 38 feet; the concession for 
increased height allows for an additional 12’ in height and the project proposes a height of 
46’-9”, within the range. All existing public street trees are proposed to be protected in 
place. 
 
• Site Design: The proposed new building will be L-shaped in design with the bulk of the 
building located along the northern and eastern property lines. The main garden is located 
as a forecourt design with interconnection between the front and street-side yard 
landscaped setbacks. The subterranean garage access is via a ramp located at the 
southeasterly building volume, entered off of East Union Street. Setbacks for the building 
include a 25’-4.5” setback at the front yard (Mar Vista Avenue), 15 feet at the street-side 
yard along East Union Street, and five feet at the north side yard, and east, rear yard. 
• Architectural Style: Modern
• Developer: Alex and Kathy Metaxas
• Architect: Tighe Architecture
• Landscape Architect: Harmony Gardens, Inc.
Design Commission
Final Design Review: 130-140 Mar Vista Avenue (DHP2023-00154)
September 26, 2023
Page 4 of 10
ANALYSIS:
Recommended Conditions of Approval
At the August 8, 2023 Design Commission hearing, staff recommended the following conditions 
of approval. The revised proposal has addressed some of these previously recommended 
conditions. Below is a disposition of each of the previously proposed conditions:
1. A copy of this decision letter, including written responses to each condition indicating how 
and where they are addressed, shall be included in the plans submitted for building permit 
plan check.
This condition is still applicable and remains recommended condition of approval number 1 
in Attachment A. 
2. The lighting temperature specified on the final plans shall not rise above 3,000 kelvin for all 
proposed exterior fixtures. Replacement lighting elements should be regulated by 
maintenance staff in the future.
This condition is still applicable and remains recommended condition of approval number 2 
in Attachment A. 
3. An 8’ x 8’ minimum mock-up panel of the building finishes shall be provided and reviewed by 
staff prior to construction and installation.
This condition is still applicable and remains recommended condition of approval number 3 
in Attachment A. 
4. This project will be subject to 50%, 75%, and 100% inspection points and sign-off by staff of 
the Design & Historic Preservation section to ensure that the project is constructed as 
indicated and specified in the decision letter and that all work is performed consistent with 
the approved plans.
This condition is still applicable and remains recommended condition of approval number 4 
in Attachment A. 
5. Provide elevations or plan drawings indicating the wall finish of the double-loaded corridor 
and the extents of the proposed ten feet of stucco. 
See discussion of this condition in the response to the Commission’s comment number 10 in 
the table below. Staff recommends new condition of approval number 14 in Attachment A 
requiring the applicant to provide elevations or plan drawings indicating the extents of the 
wall finishes of the double-loaded corridors. All in-plane material transitions shall have a 
sizeable reglet or other approved method of transition between abutting materials indicated 
through an enlarged detail drawing at those conditions. 
6. The project shall demonstrate full compliance with the required two Building Elements 
outlined in PMC Section 17.22.080.E.2, through the integration of a tile or masonry fountain.
Design Commission
Final Design Review: 130-140 Mar Vista Avenue (DHP2023-00154)
September 26, 2023
Page 5 of 10
This condition is still applicable and is now recommended condition of approval number 15 
in Attachment A. 
7. The Fire Department connections and backflow preventer shall be concealed from public 
view to the maximum extent possible.
This condition is still applicable and is now recommended condition of approval number 5 in 
Attachment A.
8. Where applicable, all mechanical vents shall be routed to the roof, and not through the 
elevations along the street frontages. If it is not feasible to have these systems hidden from 
primary façade planes, a thorough analysis of the reasoning for their locations shall be 
provided for staff review and approval. All vent coverings shall be fully integrated with the 
design of the building in terms of location, detailing, material, and color. 
This condition is still applicable and is now recommended condition of approval number 6 in
Attachment A. 
9. Where applicable, scuppers and other exposed water channeling systems shall be specified 
in detail and location in plan and elevation. To the greatest extant feasible, these drainage 
systems shall be located on secondary, non-street elevations, and be fully integrated into 
the design of the building in terms of location, detailing, material, and color.
This condition is still applicable and is now recommended condition of approval number 7 in 
Attachment A.
10. Identify the location of all ground-mounted or vaulted utilities and ensure they are outside 
prominently-visible locations, and they are screened from view to the maximum extent 
possible.
This condition is still applicable and is now recommended condition of approval number 8 in 
Attachment A. 
11. Provide manufacturer specifications of the proposed windows, which shall demonstrate 
consistency with the materiality and finish indicated in the submitted drawings.
This condition has been satisfied. The applicants are proposing exterior vinyl windows by 
Milgard, in factory-finish bronze color. The proposed windows are of high quality and 
reflective of the modern architectural style. 
Design Commission Comments from the August 8, 2023 Final Design Review Hearing
On August 8, 2023, the Design Commission provided comments on the project design and 
continued the review to allow the applicant an opportunity to address the comments provided 
and make modifications to the project along with addressing missing information. While the 
design of the project has been revised to address the Commission’s comments, the overall 
scope of the project has not changed.

CONCLUSION:
Upon implementation of recommended conditions of approval, the project will satisfactorily 
address the comments provided during the previous Final Design Review meeting and be 
consistent with the applicable design guidelines. The submitted drawings include materials
specifications and architectural details that are high-quality and compatible with the overall 
building design. Staff recommends that the Commission approve the application for Final 
Design Review with conditions described in this report, which will be further reviewed by staff 
during Building Plan Check.

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