The San Marino Planning Commission unanimously denied modifications to previously approved conditional use permits and variances for what is being called a guest house at 1155 Oak Grove Avenue.
If approved, the changes would have increased the overall square footage of the guest house by 251 sq. ft. bringing it to 8,397 sq. ft. The commission also denied construction of a proposed bee house and basement.
The Commission denied the request primarily due to concerns regarding the property’s zoning, despite city staff’s recommendation for approval of the modifications. Currently zoned as a single family residential lot, commissioners said they would like the 8-acre property rezoned in the City of San Marino’s Historic and Cultural zone before taking any further actions.
“Probably the best thing to do overall before we make any final decision on this is to find out if the property is actually going to be a part of The Huntington and this property is zoned for The Huntington,” said Chairman Ben Lundgren.
Chuck and Geneva Thornton, the owners of 1155 Oak Grove Avenue, will eventually gift his property to The Huntington for uses yet unknown. Geneva Thornton is a member of The Huntington’s board of trustees.
He provided the commission at its May 25 meeting with a brief history of the motivation to preserve the property and the dynamics that have made that preservation effort possible.
“When we die the thing will be torn down, subdivided and we started investigating ways that it could be preserved,” he said
He explained that the City of San Marino, The Huntington Library and the Los Angeles Conservancy—a nonprofit organization that recognizes, preserves and revitalizes historic locations in Los Angeles County—have collaborated to keep preservation efforts ongoing.
“There are three parties involved, all of whom have said ‘it works for me if it works for you,’” said Thornton.
Originally approved in November, 2013, the guest house was part of a package that included a 2,200 sq. ft., five-car garage, 700 sq. ft. pool house and a 600 sq. ft. boat house. The 2013 additions were some of many additions approved by the planning commission over the past decade.
Thornton said these preservation efforts are essential, explaining that “if [property] doesn’t have utility for The Huntington this thing will fail.”
He continued, “It is our home and we want to be there for a while, but when we stop being there the concept is how can it be used in the future.”
One neighbor spoke against the proposed changes. John Maclan of 1200 Virginia Road and a 50-year resident of San Marino, thought the proposed five-year construction timeline was too long.
“We know that they’re doing it for San Marino and we know that they’re doing it for the good of The Huntington in the future, but it’s a heck of a problem for us as we go day by day,” said Maclan.
“We have to wash the car every three days just to see out of the windshield and we don’t like that. That isn’t what we moved to San Marino for,” he said, complaining about the construction dust.
He also expressed concern over the future uses of the guest house. “I don’t know whether people are going to stay there for two nights and leave and who controls that,” he added.
The commissioners expressed concerns similar to those shared by Maclan.
“In a nutshell, enough is enough,” said Commissioner Howard Brody. “Mr. Thornton ought to be commended for establishing what looks like a fabulous legacy to this community, but now we’re gilding the lily beyond what is necessary.”
Commissioner Susan Jakubowski was concerned about creating a precedent of large guest houses at properties around 1155 Oak Grove Avenue.
“We have other large lots in your district, with very small ratios of home to land, and how would we treat another resident if they came to ask to build an 8,000 sq. ft. guest house if they had sufficient space to do so,” she said.
“What you have built, it’s with a very generous heart, but in no way, shape or form does it resemble what we consider a single family residence in San Marino.”
Commissioner Raymond Cheng echoed the opinions of fellow commissioners regarding rezoning.
“It’s all about time, if this application is coming in from The Huntington with the zone already changed, we would have a different set of rules,” Cheng said.
The 11,700 sq. ft. two-story Tudor Revival home at 1155 Oak Grove Avenue was completed by the prominent San Marino architect Myron Hunt in 1928. The Thorntons have owned the home since 1987. The Los Angeles Conservancy holds an easement on certain parts of the property.
