CITY OF GLENDALE PLANNING DEPARTMENTDESIGN REVIEW STAFF REPORT

MEETING DATE: August 9, 2007

TO: Design Review Board No.2

PREPARED BY: Gevorg Nazaryan, Planning Assistant

CASE NUMBER: 2-PDR2007-081-A

ADDRESS: 1625 Del Valle Ave.

APPLICANT: Edward Hagobian

OWNER: Vazgen Khodagulyan

PROJECT PROPOSAL: The applicant is proposing to demolish the existing housebuilt in 1939 and construct a new two-story single-family residence in an R1-J zone witha 493.5 square foot two-car garage in the front and a 606.18 square foot gazebo in theback. Moreover, the applicant is also proposing to add a pool in the back. There is anexisting retaining wall in the front of the property that is approximately 2 ft. high. Theapplicant is proposing to extend the wall as he proposes to widen the existing circulardriveway. The driveway does not occupy more than 45% of the street setback area. Thetotal floor area for the house will be 3,327.45 square feet. This includes 1,916.3 squarefeet on the first floor, 1,378.15 square feet on the second floor and 33 square feet of thegazebo bathroom. There is an existing oak tree within twenty feet of the property on thepublic right of way and staff has consulted with Dean Hartwell about the mitigationmeasures for this oak tree.

CEQA STATUS: exempt

LAST DATE REVIEWEDfDECISION: The project is being heard for the first time asfinal review.

APPLICABLE POLICY DOCUMENTS

GENERAL PLAN: Low Density Residential

DESIGN GUIDELINES:

Verdugo Woodlands West- The proposed project is in Verdugo WoodlandsWest neighborhood where landscaping is characterized as very-well maintainedfront yards. The proposed project is consistent with the design guidelines.

IMMEDlATE CONTEXTZONE: R I, Low Density Residential, Floor Area Ratio District J

NEIGHBORING ZONES AND USES'.Zoning Existing Uses

North RI-t SFRSouth R]-] SFREast RI-] SFRWest RI-J SFRProi ect Site R]-] SFR

COMPARISON OF NEIGHBORHOOD AND PROPOSAL:

Average of Properties within Subject Property Proposal300 linear feet of subjectproperly

Lot size 13,458 square feet 13,277 square feetSetback 33 feet 49 feetHouse size 2,064 square feet 3,327.45 square feetFloor Area Ratio .16 .25Number of stories I 2

Comments:There is a mix of 1 and 2-story houses in this block. The subject house will beapproximately 1,263 square feet above the average floor area on the block. The lot areason the block are about 181 square feet larger then the proposed project's lot size. Perthe applicant, the average current slope for the lot is 0% and therefore does not need aconditional use permit. Moreover, a circular driveway is not uncommon on this particularblock.

PROPOSED SITE PLANNING, MASSING, SCALE

Floor Area & Floor Area Ratio 3,327.45 square feet .25

Lot Coverage 3,604.5] square feet 27.]4%

Height 24'-8"

Setbacks Sides: 12'-3.5" & 6'.Rear: 68'-8.5". Front:49'.

Landscaping 5,987.77 square feet 45%

Parking & Garage Orientation One attached two-carl!aral!e

ARCIDTECTURAL STYLE, MATERIALS

Per the applicant, the subject project is designed in a Mediterranean style with tile roof,stucco, wood facia, metal railings, base stone, decorative pavement and brick steps.

Landscaping is comparable with adjacent properties.

Staff Comments:1) Retaining wall in the front should be of decorative material and not more

than 18 inches in height.

2) The d"iveway shall be decorative within the stl'eet setback area.

3) The overall intent of the design is coherent with the architectural style ofthe rest of the houses on the block.

Respectfully submitted,

Edith M. FuentesZoning Adi 'strator

Gevorg Naza nPlanning Assistant

ATTACHMENTS:I) Location map2) Project plans3) Neighborhood survey & map

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LOCATION MAP SCL I" =200Address: 1625 Del Valle Ave Glendale CA 91208

Owner: Vazgen KhodagulyanApplicant: Edward Hagobian & Assoc. Inc.

220 S. Kenwood # 210 GL CA 91205 (818) 502-0590

Edward Hagobian & Assoc. Inc.220 S. Kenwwod # 210Glendale CA 91205

Neighborhood Key

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Subject 1625 Del Valle Ave 13,277 3,327.45 27.14% 25.06% 2 49 TileProperty GI. CA 91208 1st II 1,916.30

2nd II 1,378.15

1 1601 Del Valle Ave 10,700 2,829 30% 26% 1 30 Asphalt Shingle2 1611 Del Valle Ave 9,375 1,916 24% 20% 1 30 Asphalt Shingle3 1617 Del Valle Ave 13,875 2,024 19% 15% 1 30 Tile4 1621 Del Valle Ave 14,473 2,059 18% 14% 1 35 Asphalt Shingle5 1631 Del Valle Ave 13,875 1,544 14% 11% 1 35 Tile6 1635 Del Valle Ave 13,875 1,495 14% 11% 1 35 Asphalt Shingle7 1643 Del Valle Ave 13,875 1,316 13% 10% 1 35 Asohalt Shingle8 1647 Del Valle Ave 13,875 1,496 14% 11% 1 35 Asphalt Shingle9 1648 Del Valle Ave 13,875 2,124 11% 15% 2 35 Tile10 1642 Del Valle Ave 13,875 2,318 20% 17% 1 35 Asphalt Shingle11 1636 Del Valle Ave 13,875 2,136 18% 15% 1 35 Asphalt Shingle12 1630 Del Valle Ave 13,875 3,609 16% 26% 2 30 Asphalt Shingle13 1626 Del Valle Ave 13,875 1,978 17% 14% 1 30 Tile14 1620 Del Valle Ave 13,875 2,172 11% 16% 2 35 Asphalt Shingle15 1616 Del Valle Ave 13,875 2,083 18% 15% 1 35 Tile16 1610 Del Valle Ave 13,875 2,334 20% 17% 1 35 Asohalt Shingle17 1604 Del Valle Ave 13,875 1,658 15% 12% 1 35 Asphalt ShinQleAverage 13,458 2,064 17% 16% 33

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COLORED ELEVATIONSADDRESS: 1625 DEL VALLE AVE. GLENDALE, CA 91208

OWNER: KHODAGULYAN VAZGENAPPLICANT: EDWARD HAGOBIAN & ASSOC. INC.

ADDRESS: 220 S. KENWOOD ST. #210GLENDALE, CA 91205 TEL: (818)502-0590

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JOB NO.: 07-566

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DRAVvN BY: W.M.

DATE: MAY. 2007

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