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Planning Commission grants parking variance for artist studio at 619 W. Las Tunas Drive, 3‑1 vote
Summary
The commission approved a variance allowing an artist studio to operate at 619 West Las Tunas Drive with only one existing on‑site parking space, finding the century‑old site’s configuration created a unique hardship. The vote was 3‑1; Commissioner Lee voted no and asked the applicant to pursue off‑site parking options.
The San Gabriel Planning Commission approved a parking variance Monday permitting an artist studio at 619 West Las Tunas Drive to operate with only one on‑site parking space. The vote was 3‑1; Commissioner Lee voted no.
Staff told the commission the property is developed with two commercial structures built in 1936 and has only a single existing on‑site parking space in a garage area; current parking requirements under San Gabriel Municipal Code Section 153.22 would require 27 spaces for the proposed studio and ancillary office. Staff recommended a variance, saying the site’s longstanding built form and lot layout would make provision of the required parking impossible without demolition of the historic structures.
Rebecca Rudolph, the project architect, said the building was purchased by the artist to serve as a private studio for large‑scale paintings (some works exceed 10–18 feet). The owner typically works alone with a part‑time assistant and plans only limited, appointment‑only viewings rather than an open gallery. “She purchased the building with the understanding that she could use it for this purpose,” Rudolph said.
Commissioners debated the scale of the parking reduction and whether the applicant could reasonably arrange a small number of off‑site or tandem spaces to accommodate occasional viewings and any assistant or guest parking. Commissioner Lee asked whether the applicant could secure agreements with nearby property owners for visitor parking; staff and the applicant said no parking arrangement had been proposed. Commissioners George and Carney, and Chair Schwartz supported the variance on the grounds that the lot is nearly a century old, the property had operated with nonconforming uses until 2017, and the proposed use would be low‑intensity and primarily by appointment.
One nearby resident praised the artist’s work but urged the owner to improve the building façade and address graffiti and litter on the adjacent driveway. Staff noted non‑parking property issues (signage, windows) are separate enforcement matters and not part of the variance decision.
The commission’s approval included the conditions listed in the staff report; staff will process permits and the applicant must comply with any building and safety requirements. The motion passed 3‑1 (Commissioner Lee opposed).
Votes at a glance: Variance VAR25‑002 (619 W. Las Tunas Drive) — approved 3‑1 (Lee dissenting).
