CITY OF GLENDALE PLANNING DEPARTMENT

DESIGN REVIEW BOARD STAFF REPORTFOR HOMES IN SINGLE FAMILY ZONES

MEETING DATE: May 4,2006

TO: Design Review Board No.1

PREPARED BY: Milca L. Toledo, Planner

CASE NO: 1-PDR 2006-070-A

ADDRESS: 429 Coutin Lane

ZONE: R1R Restricted Residential Zone; Floor Area Ratio District II

APPLICANT: Aram Alajajian

OWNER: Armand Nazaretian

LAST DATE REVIEWED/DECISION: First time submittal as afinal review.

PROJECT PROPOSAL: The applicant is proposing to construct a new 5,002 square-foot,two-story single-family house with an attached 728 square-foot garage on a 40,550 square-footflag lot. The first floor consists of 2,871 square feet ofhabitable floor area and 2,131 square feetof habitable floor area on the second floor. The site topography consists of an up-slope telTain,however, there is an area of the site that is relatively flat which is where the foot print of thehouse will be located. The site is heavily vegetated with several mature oak trees which are allproposed to be preserved. The applicant is proposing to preserve the existing landscapeconditions by integrating it into the design. The project is exempt from CEQA review.

The proposed project compares to the neighborhood in the following ways: the average lot sizeis 18,233 square feet versus 40,550 square feet for the project site; the average house size is2,084 square feet versus 5,002 square feet for the project; the average floor area ratio isapproximately 20 percent versus 14 percent for the project; the average front setback is 20 feetand approximately 37 feet for the project (flag lot), and the building heights vary; theneighborhood is comprised of both one and two-story homes; the subject site will be two storiesin height.

APPLICABLE DESIGN GUIDELINES: Single-Family Neighborhood Analysis andNeighborhood Guidelines. The propeliy is located in the Glenoaks Canyon Neighborhood,which is characterized by the Spanish Colonial Revival and Period Homes Neighborhoods builtduring the 1930s and 1940s exhibiting a variety of architectural influences. These homes aremodest in size ranging between 1,400 and 2,000 square feet and have well-maintained,landscaped front yards. The most distinct feature in this neighborhood is the uniform frontsetbacks which are typically 25 feet. New homes or additions to existing homes arerecommended to step back the second story in order to minimize the impact of building height

DRB Case No. PDR 2006 070-AAddress: 429 Coutin Lane

and bulk. Building materials include stucco, plaster and board siding and roofing materialsinclude red tile, asphalt shingle and shakes (wood shake no longer permitted).

The City's Hillside Design Guidelines encourage designs that reduce the visual prominence ofbuildings so that the natural character of the hillside is still apparent. Reducing mass and bullc,introducing variations of plane, and orienting the upper stories and the roof pitch to follow thehillside slope are goals that the guidelines recommend when designing a hillside home. Retainingwalls should be designed at a minimum height, with eatih-toned decorative materials andscreened with landscaping.

The Landscape Guidelines for Hillside Development recommends the use of drought tolerantplants, preservation of large specimen trees, and vegetation that is easily maintained. Theyrecommend an "ornamental palette" ofmore decorative plants adjacent to structures and a"naturalizing palette" for the remainder of the site. The goal of the naturalizing plant palette is tocreate a slope in which the ecological elements of a native hillside are realized. Drought and fireresistant palettes help reduce both erosion and fire danger as well as enhance the visual quality ofthe new developments, giving them a more natural appearance

Drought and fire resistant palettes help reduce both erosion and fire danger as well as enhancethe visual quality of the new developments, giving them a more natural appearance.

COMMENTS:

1. The homes on the immediate street block are both one and two-story homes.2. The vast majority of the homes in the immediate street block are of subtle, low-scale

designed homes. Some of the styles include ranch and traditional style architecture.3. Thee applicant has noted in the architectural style statement that they are proposing

a Tuscan style house.4. No major changes are being proposed to the existing landscape conditions. The

applicant is proposing to maintain the existing heavy vegetation including maturetrees with large canopies and integrate it with the design. However, the applicanthas been advised to submit a landscape plan which shows existing species and theirlocation in relationship to the site.

5. There are several mature oak trees on the site. The applicant has obtainedmitigation measures from the City's Park's and Recreation Department.

6. The applicant is not proposing to perform any grading on the site. Constructionwill primarily take place on a relatively flat area of the site.

7. Based on the City's GIS data base, the average current slope is approximately 40percent for the site.

8. Though the house size is greater than the neighborhood, the lot is large and is in­keeping with the maximum allowable floor area ratio for this site. Further, thehouse will be set back from street view and is proposed to be screened by theexisting lush and heavy vegetation which primarily consists of mature trees withlarge canopies. Also, the existing trees and heavy vegetation will attempt to screenthe house from the adjacent neighboring properties.

9. The proposed color appears to be blend with the natural hillside, in keeping with thehillside design guidelines.

ORB Case No. PDR 2006 070-AAddress: 429 Coutin Lane

10. The design of the building and the exterior articulated building walls attempt toavoid or reduce potential building mass.

11. The design of the building includes various architectural details and elements whichare in keeping with the design of the house, yet maintaining a simple design andavoiding excessive use of materials.

12. The new proposed driveway shall be constructed on the subject site. The drivewayshall not encroach onto the neighboring property.

13. The new driveway paving shall include decorative material in accordance with thezoning code.

Respectfully submitted,

Edith M. Fuentes

/" ~.~i~g Admin~~t~~t~r J

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ATTACHMENTS:1. Location Map2. Site Plan3. Survey4. Floor Plans5. Elevations6. Neighborhood Survey

NEIGh .60RHOOD SURVEY LIST::::;:; ::o::::r~ ~... "'e==-:

SUeJEcT PROPERTY~ ~,\(-:.),ADDRESS; .' 4:31 COUllN LN

GLENDALE, CA S12~

APN tl; 5IObb-01:H?>21

KEY II 5TREE,. ADDRESS LOT SiZE ~OUSE SiZE F.A.R SET~BACK ~E161-1T ROOF( sq.fU ( 5'1JU (%) (ft) (etorieo) (t~pe)

I 431 coUrlN LN (S.P) 40':;':'0 :;J;1!71 0.14 31 2 CLAY TILE:2 421 courlN LN 8,10(2) 1,198 020 10 I WOOD SI-IINGLE53 41Cj courlN LN 9,100 612 0.06 10 I CLAY TILE4 411 COUTIN LN Ij,30@ 1,!;:;4 0.11 35 2 WOD 5l-lINGLE5F) 411 COUTIN LN 8,100 2,194 011 15 2 A5Fj..lALT 5~INGLE5

b 412 DEVON5l-11RE LN 9,100 l,8bh 010 20 2 ASFJ..IALT 5l-1lNGLES1 416 DEVON5~IRE LJ~ 1,120 2J.(!)iJ 028 12 3 A5Fl-lALT Sf.lINGLE58 420 DEVON5l-1lRE LN 1,300 lJ.83 0.18 12 2 A5Pl-IALT SHINGLESS 426 DEVON51·IlRE LN 6,11" 1,6>23 024 1 2 A5Pl-lALT 5j..11NGLE510 430 DEVON51-11RE LN 1,010 2,654 038 1rZ> I A5Fl-IALT 5~INCiLE5

II 43tb DEVoN5J..iIRE LN 1,000 1':'% 013 b I WOOD SHINGLES12 440 DEVONSHIRE LN 1,00O 1,10B @25 2 2 A5FI-lALT SHINGLES13 444 DEVONSHIRE LN b,8~l I~ 0.15 b 2 A5P~ALT SHINGLES14 450 DEvON5l-1lRE LN 1,400 1,441 ~1(!) (:; 2 A5Pl-lALT Sl-lINGLE515 433 caUTIN LN 84,1S2 ;'J.@8 "'.04 412' I WOOD 5HINGLE&Ib 43lZ> c.OUTIN LN 122,490 3,2rZlb (!)1!)3 40 2 A5Pl-lALT 51--1 INGLES11 42~ COUTIN LN 1,10~ 1,562 0J0 10 I A5Fl-IALT 51--1lNGLES18 420 cOUTIN LN 1,3~0 1,913 tZl21 25> :2 WOOD €-t-lINGLE5Is 41~ courlN LN 9,'iV0 2,119 012 2::; 1 LIJOOD SHINGLES20 410 COUllN LN 8;:£J(!) 1,'518 024 22 I ASPt-lALT 5l-lINGLE521 213~ E. GLENOAK5 BL 9;:;00 lft;40 0Jl 35 I A5Fl-lALT SHINGLES22 2121 E. GLENOAK& 6L 1:J,4!Z>0 2/~29 !Z>31 4CZ> ! A5P~ALT SHINGLES

TOTAL 41tJ1,I23 45.85'1 4,43 451 35 A5PI-IALT 5j..1lNGLES--- .

AVARAGE 18,233 2,084 (!)20 2"'.1 1.6 A5FHALT 51--11NGLE5_.- -

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815 E, Colorado Blvd, Suite 120Glendale, CA 91205Phone: (818) 244-5130Fax: (618) 551-1613

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~SITE PLAN

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AREA - 40550 SQ. FT.

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AC = ASPHALT CONCRETEBW = BACK OF WALKBLDG = BUILDINGCONC = CONCRETE SURFACEDL = DRIP LINEDRWY = DRIVE wAYEP = EDGE OF" PAVEMENTF"L = FLOW UNETe = TOP OF CURBTX=TOPOFXWIF = WROUGHT IRON FENCE

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AREA ANALYSIS ~ BUILDING DArA:

~~TY40 CTORY V'iOOD PRAME GONSTRlJCT!ON I'iITH CEMENT PLASTER FINISHEXT~IOR AND 6YP5lJM Y'tALL BOARD INTERIORS. ROOF GONS1'R!XTlONOf CLAY TILE SLOPED 'ROOFS AND BUILT-UP FLAT ROOFS

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AC = ASPHALT CONCRETEBW = BACK OF WALKBLDG = BUILDINGCONC = CONCRETE SURFACEDL = DRIP LINEDRWY = DRIVE WAYEP EDGE OF PAVEMENTFL = FLOW LINETC = TOP OF CURBTX = TOP OF XWIF = WROUGHT IRON FENCE

10/05/2004DATE

WROUGHT IRON FENCE

WOOD FENCE

PROPERTY LINE

TREE

DRIP LINE

CENTER LINE

PINE TREE

PALM TREE

POWER POLE

STORM DRAIN MANHOLEWATER METER

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The existence and approxlmale locallon of underground ullllties or slruclure shownon this plan were delermlned by a research of the available public records.To the best of our knowledge there are no exlsllng underground utllllies or strucluresexcept as shown on Ihis map. (Sold ullllties Identified hereon were nol "Potholed" todelermlne precise location)

BENCH MARK

SURVEYOR'S NOTES:

AVERAGE SLOPE:

s=~A

S=Avercge percent current slopeI=Conlour inlerval, In feel [2 feel]L=Summatlon of length of conlour lines

within the boundary of the projecl, In feet [8850']A=Gross area of Ihe proJecl, In acres [O.9309AC]

S=0.00229(2')8850'0.9309AC

S=43,54%

BRASS DISK IN N'LY CURB GLENOAKS BLVD2.0 FT. E'LY OF BcR NE'LY CORNERBM #831 1995 ELEV.=917.383

BASIS OF BEARING

THE BEARING OF N 22'30'00" E FORTHE CENTER LINE OF COUTIN LANEAS SHOWN PER TRACT NO. 14926RECORDED IN M.B. 359/37-40IS USED AS THE BASIS OF BEARINGFOR THIS SURVEY.

@ - INDICATES FD. MONUMENT AS NOTED.

NOTE TO CONTRACTOR

The contractor Is required to lake due precautlonaey measures 10 protect the utilitiesor slruclures shown and any other struclures or utllllies nol shown. II shall be thecontractors responsibility 10 notify Ihe owner of the underground ulilities and structuresconcerned before startIng work.

I hereby slate that I am a Professional Land Surveyor of the State of California, Ihat Ihlsmap, conslsling of 1 sheel represents a survey made by me or under my supervision,that all the monumenls hereon actually exlsl and their positions are carr shown.

SURVEYOR'S STATEMENT:

SCALE.": 1":=50'

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FIg&T FLOOR 3 !~8 SQ. FT

GARAGE 803 5Q FT

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SECOND FLOOR 2.353 50. FT.

® ROOF PLAN

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• REVISioN

A-3.2