CITY OF GLENDALE COMMUNITY DEVELOPMENT DEPARTMENT DESIGN REVIEW STAFF REPORT

Transcription

1 CTY OF GLENDALE COMMUNTY DEVELOPMENT DEPARTMENT DESGN REVEW STAFF REPORT MEETNG DATE: October 1, 213 TO: Design Review Board PREPARED BY: Chris Baghdikian, Planner CASE NUMBER: PDR A ADDRESS: 2631 Hermosa Avenue APPLCANT: Franco Noravian OWNER: Larry Tashjian 2631 Hermosa Ave LLC LAST DATE REVEWED/DECSON: First time submittal for final review. PROJECT SUMMARY: To construct three dwelling units with attached garages. The three units will be located in two, two-story buildings as follows: A duplex in the front portion of the lot and a single-family dwelling located to the rear of the proposed front duplex. EXSTNG PROPERTY: The project site is an interior lot. t fronts on Hermosa Avenue and has an area of 1,91 square feet. The ground surface slopes up from the street and there is a low stone retaining wall along the sidewalk and a three-foot high masonry retaining walls in the rear portion of the lot. There is no vegetation of significance on the property or in the adjacent parkway. CEQA STATUS: The project is exempt from CEQA review as a Class 3 "New Construction or Conversion of Small Structures" exemption, pursuant to State CEQA Guidelines Section RECOMMENDATON: Planning Division staff recommends approval of the project with conditions. PROJECT DESCRPTON The proposed development consists of three dwelling units as follows: A two-story duplex of 1, 77 and 1,524 square feet with two attached two-car garages located in the front portion of the property and a detached two-story dwelling unit of 1,55 square feet with an attached threecar garage located at the rear portion of the property. The space between the front and rear building would be landscaped and used as a common outdoor space. Private outdoor spaces would also be provided for each unit. The existing stone retaining wall located along the front of the property and the existing masonry retaining wall located along the rear of the property would be incorporated into the landscape plan. The property is currently undeveloped.

2 CONTEXT GENERAL PLAN: Land Use Element: Moderate Density Residential. The project complies with the Land Use Element of the General Plan. The property fronts on a local street and is located in a moderate-density residential area of similar development. ZONE: R 35 (Moderate Density Residential) Zone. ENVRONMENTAL CONSTRANTS: The subject parcel is a rectangular lot and slopes upward from the street. There is no vegetation of significance on the property. NEGHBORNG ZONES AND USES: Zoning Existing Uses North R 35 Multi-Family Dwellings South R 35 Multi-Family Dwellinqs East R 35 Single-Family Dwelling (Proposed three dwellinq units) West R 35 Multi-Family Dwellinqs Proiect Site R35 Undeveloped DESGN GUDELNES: Applicable Design Guidelines: According to the North Glendale Community Plan, the property is located in the Verdugo City Residential Neighborhoods area. According to the guidelines, new multi-family buildings should respect the scale of the neighborhood and provide a transition in mass and scale to adjacent single-family dwellings. Building facades should be articulated to portray a domestic scale and give identity to individual dwelling units. Parking should be located to reduce its visibility from streets and open space areas. STE PLANNNG A. Building Location The subject parcel is an interior lot. The project would provide a large landscaped front yard similar to the front yards and development pattern of the neighboring properties. Also, the proposed dwelling units would be located in two buildings separated by a landscaped common outdoor area. Such a site layout would break up the visual mass of the development and result in a scale more compatible with the development pattern of the neighboring single-family and multi-family residential development. Also, the location of the driveway on the east side of the property adjacent to the existing single-family dwelling or proposed residential development on the abutting property would result in a wider visual separation between the proposed two-story buildings and the existing single-family dwelling or proposed development to the east. Likewise, a similar pattern would exist between the two dwelling units and driveway location on the abutting property to the west and the proposed site layout on the subject property. The rear unit is treated similarly, with its visual mass further reduced by its placement behind the front units and deep setback from the street. B. Yards and Usable Open Space The front yard is proposed to be landscaped with a combination of trees, shrubs and lawn. The existing low stone retaining wall located along the front property line would be 2

3 incorporated into the proposed landscaping. The front yard would remain open consistent with neighboring pattern. Also, the landscape plan provides for trees and lawn for the common outdoor space which should render the space more attractive and usable. C. Garage Location and Driveways The proposed driveway would be relatively narrow in the front portion of the property near the street to provide for the necessary vehicular access to the development and would widen to provide access to the individual garages. The garage openings of the front duplex are designed to face away and be hidden from the street thereby improving the streetscape. The garage openings of the rear unit would be facing the street but would be located a substantial distance from the street. D. Landscape Design (ncluding Hardscape) There is no vegetation of significance on the property to be preserved. The proposed landscape plan would provide for a combination of trees and other lower profile plants which would enhance the front yard and the streetscape and while also providing an attractive setting for the two proposed buildings with planting along the perimeter of the property. With respect to hardscape, the driveway represents the largest paved area on the property and large areas of interlocking pavers are incorporated as shown the plans to alleviate the visual effect of paving. E. Walls and Fences The guidelines recommend the maintenance of the open appearance of front yards. The proposal does not provide for a fence, wall or other visual obstructions in the front yard other than the existing low stone retaining wall along the front property line which is a characteristic feature in the area. Based on the proposed plans, the front yard would maintain a visual openness to the street as recommended by the guidelines. The existing retaining wall located in the rear part of the property would be maintained as shown on the landscape plan. Summary: The proposed development would be in divided into two buildings separated by landscaping and would be compatible with the modest development pattern in the neighborhood. The proposed location of the garages would enhance the streetscape by reducing the visibility of the garages from the street and the location of the driveway on the site would maintain a desirable separation between the proposed buildings and the single-family residential development or proposed multi-family development to the east. Also, the proposal would provide for a large landscaped front yard while maintaining an existing stone retaining wall along the front of the property characteristic of walls in the area. MASS AND SCALE A. Relate Buildings to Existing Context The proposed front building would provide a large required front setback which is proposed to be landscaped and would integrate with the neighboring properties and development pattern. The proposed two-story buildings display significant fagade articulation and second stories that are stepped back from the first stories with roof sections defining the floor separations. Specifically, the second story of the front building is stepped back from the first story. Such fagade treatment reduces the visual mass of the buildings from the street and surrounding properties while the front porch, variation and dimensions of the fenestration and front porch steps add elements of human scale and rhythm to the buildings. 3

4 B. Relate Buildings to Existing Topography The ground surface slopes upward from the street. The separation of the three-units into two buildings, as opposed to all three units in one larger building, would have the overall effect of reducing the visual mass and appearance of height. C. Scale and Proportional/Monumentality The proposal to locate the three units in two buildings would result in two smaller and more modest buildings rather that one larger building, consistent with the guidelines. Also, the elongated plan of the front duplex with the shorter dimension facing the street would improve and reduce the building's visual appearance from the street and be consistent with the modest neighboring single-family and multi-family residential development. D. Roof Forms The proposed buildings would have multiple gable roof sections with low pitches which would maintain a low visual building profile and integrate with the variety of pitched roofs in the neighborhood. E. Architectural Concept The scale and massing of the two buildings are appropriate to the Craftsman inspiration of the property's design. Summary: The proposed front building would provide a large required landscaped front setback and would integrate with the neighboring properties and development pattern. The proposed two-story buildings display significant fagade articulation and second stories that are stepped back from the first stories with roof sections defining the floor separations. The proposed gable roofs with low pitches would maintain a low building profile and integrate with the roof forms in the neighborhood. DESGN AND DETALNG A. Overall Design and Detailing The architectural design elements of the project are inspired by the Craftsman Style. The proposed building materials and finishes, consisting of tan-colored horizontal siding, shingle siding, composition shingle roofing, and white fascias, doors and windows are compatible with each other, consistent with the Craftsman style and considered of high-quality appropriate to the neighborhood. Also, these material and finishes are utilized throughout both buildings in a consistent manner. The proposed recessed front porch, shutters on some windows, trims and brackets add visual relief to the facades and enhance the visual experience of the buildings. The projecting trellis at the southeast elevation appears a bit stranded; the design would be enhanced by adding compatible wall trellis below it. B. Entryways The front entrances to the units are located in well-defined recesses in the buildings and are covered with roofed areas that are integrated into the overall roof design. The single-level covered porches at the front doors make the entryways appear modest and in scale with the neighboring development. C. Windows Recessed windows are most appropriate for Craftsman-inspired designs, as re hung or casement operation types. The sliding windows proposed are out of character with the style and hung or casement windows should be substituted. 4

5 D. Finish Materials/Color The applicant is proposing to use tan-colored horizontal siding, tan-colored shingle siding, slate-colored composition shingle roofing, and white fascias, doors and windows which are consistent with the Craftsman style of the buildings. Siding-clad walls are prevalent in the area. Also, the existing stone retaining wall along the front of the property, a characteristic feature in the area, is proposed to remain as part of the front yard treatment. E. Paving Materials The proposed driveway, which would also serve as turnaround areas, would include substantial areas paved with interlocking pavers. This treatment would enhance the visual appearance of the driveway and combine well with the stone retaining walls. Also, areas paved with concrete would be minimized. F. Equipment/Trash Location and Enclosure No outdoor mechanical equipment has been proposed although locations on the ground can be potentially utilized for such equipment if necessary. The trash enclosure will be located to the rear of the front building where it will be screened from the street by the building. Summary: The proposed building materials and finishes, consisting of tan-colored horizontal siding, shingle siding, slate-colored composition shingle roofing, and white fascias, doors and windows, are compatible with each other, consistent with the proposed Craftsman style and considered of high-quality appropriate to the neighborhood. The front entrances to the units are located in we/-defined recesses in the buildings and are covered with roofed areas that are integrated into the overall roof design. Also, the existing stone retaining wall along the front of the property is a characteristic feature in the area and is proposed to remain as part of the front yard treatment. nterlocking pavers in the driveway would enhance the driveway treatment. RECOMMENDATONS/ DRAFT RECORD OF DECSON: Recommendation: The proposed project generally appears to be consistent with the Comprehensive Design Guidelines in its site planning, design, massing, scale and appropriateness to the architectural style, context, and rhythm of the neighborhood. Staff recommends that the proposed project be approved with conditions. Conditions: 1. Maintain the existing stone wall along the front of the property. 2. Recessed hung or casement windows should be substituted for the proposed sliders. 3. ncorporate a compatible wall trellis below the projecting trellis at the southeast fagade to further integrate this feature into the overall design. Site Planning: The proposed development would be in divided into two buildings separated by landscaping and would be compatible with the modest development pattern in the neighborhood. The proposed location of the garages would enhance the streetscape by reducing the visibility of the garages from the street and the location of the driveway on the site would maintain a desirable separation between the proposed buildings and the single-family residential development or proposed multi-family development to the east. Also, the proposal would provide for a large landscaped front yard while maintaining an existing stone retaining wall along the front of the property characteristic of walls in the area. Mass and Scale: The proposed front building would provide a large required landscaped front setback and would integrate with the neighboring properties and development pattern. The proposed two-story buildings display significant fa<;ade articulation and second stories that are 5

6 stepped back from the first stories with roof sections defining the floor separations. The proposed gable roofs with tow pitches would maintain a tow building profile and integrate with the roof forms in the neighborhood. Design and Detailing: The proposed building materials and finishes, consisting of tan-colored horizontal siding, shingle siding, state-colored composition shingle roofing, and white fascias, doors and windows, are compatible with each other, consistent with the proposed Craftsman style and considered of high-quality appropriate to the neighborhood. The front entrances to the units are located in welt-defined recesses in the buildings and are covered with roofed areas that are integrated into the overall roof design. Also, the existing stone retaining wait along the front of the property is a characteristic feature in the area and is proposed to remain as part of the front yard treatment. nterlocking pavers in the driveway would enhance the driveway treatment. ATTACHMENTS: 1. Location Map 2. Applicant's Architectural Style Statement 3. Reduced Plans 6

7 A - N VCNTY MAP FOR: 2631 HERMOSA A VE GLENDALE CA 912 OWNER: HERMOSA A VE PARTNERS LLC BERKSHRE AVE LA CANADA CA 9111 APPLCANT: FRANCO L NORA VAN 49 W BROADWA Y GLENDALE CA 9124 SCALE= l "=2'

8 ..' 2631 Hermosa Ave. Franco L. Noravian And Associates Architecture B zo 13 JUN 3 AH D: 3 'i-', '. -i 49 West Broadway Glendale, CA 9124 Phone: Fax: Architectural Style This project is located in the "Verdugo City" Neighborhood. The single family neighborhood analysis and guidelines describes the architectural style in this neighborhood as "Not Significant". The design elements in this project are inspired by the Craftsman Style. The project has been designed as a single unit and a duplex in order to be compatible with the surrounding single family homes.

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12 HERMOSA AVE HERMOSA AVE. EXTEROR FNSH SPECFCATONS ROOF: COMPOSTON SHNGLE ROOF BY: "'GAF" COLOR: SLATE HARDEPLANK LAP SDNG COLOR: HARRS CREAM HARDESHNGLE SDNG COLOR: HEATHERED MOSS FASCA, SHUTTERS, TRM: WHTE 2625 HERMOSA AVE HERMO.' AVE. PEAR ELEVATON EXTROR DOORS: WHTE WNDOWS: FBERGLASS, CASEMENT COLOR: WHTE - i l z C'\ ::> ),,.. _, < (3 LL z w (!) e> w l z w <( Cf) ca >< o w...j UJ n J co L.J C'\ Dale Scale t Drawn -1 j Sheet--i A-4 1, - -

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15 2631 Hermosa Ave 2625 Hermosa Ave