NWGHA 2003 Membership Survey
President's Comments
The Northwest Glendale Homeowners Association is active in design review matters and especially in participating in design review board hearings. Whenever we hear of a project in Northwest Glendale coming before DRB that we feel has design problems, or if one of the neighbors requests, we try to have a board member testify at DRB on the project to express our concerns.
However, lately, our appearances before DRB have been challenged. A number of developers and others have questioned whether we actually represent our members’ views when we speak before DRB, and whether we even have standing to testify at all when our representative is not actually a neighbor within 300 ft of the project.
With our credibility and standing being challenged, we decided to conduct a survey of our membership on this and other issues. We included the survey in our October 2003 newsletter and made it available online at this website.
First, our response rate was a gratifying 30% which, as you know, is fairly high for a survey, and many people wrote comments.
When we asked whether we should continue focusing on residential projects at DRB, 96% said yes.
When we asked whether we should we continue testifying before DRB on specific projects in Northwest Glendale? Again 96% said yes.
We asked, if an applicant requests, should we hold a Board meeting open to members to review a project before it goes to DRB, as some have asked us to do? We as a board have been reluctant to do this, and our members seem to share this ambivalence: 50% said yes, 37% said no, and the rest were undecided.
Members' responses on selected issues:
· 98% said they are very concerned or somewhat concerned about massive projects—even if the code allowed them.
· 96% said they are concerned about poor architecture or architecture that is not compatible with their neighborhood.
· 93% said they are very concerned or somewhat concerned about oversized garages.
· 88% said are concerned about garages, covered decks, balconies and other items not being counted in FAR.
· 98% said they are concerned about homes encroaching on the prevailing setback in their neighborhood.
· 84% said they were concerned about the current exemptions from DRB review.
What asked what position should we take on a variety of issues…
· 62% said we should usually oppose homes on a steep lots
· 55% said we should usually oppose underground garages; 26% said we should take no position and 18% said we should usually favor them. To us, this is an issue that needs more study.
· Finally, 72% said we should usually favor historical districting.
These results tell us, that we are doing what our members want us to do. We will continue to appear before DRB. And, we will use these results to guide our positions.
Written Survey Comments
General Comments
“Thanks for all you do!”
“Thanks for the excellent job.”
“Newsletters are a big help. We appreciate your efforts on Allen and Emerald Terrace and Allen above Mountain.”
“Just keep up the terrific work you are doing.”
“Keep up the good work and don’t blink in the face of opposition. We will support you.”
“Thank you for the newsletter.”
“As for other suggestions: balanced reporting. Example, the Fall issue’s lead article on the North Pacific remodel did not include comments by the homeowner or the contractor or architect. The article did not mention whether the remodel was out of keeping with the neighborhood’s home sizes, height or design. Why was it picked out from among other remodels in the area? You mention “concerns” but why? Walls, tree removal, privacy in one’s patio are not unusual. Is dreaded “mansionization” returning?
“You are already doing a great job and providing excellent service.”
NWGHA Appearing Before DRB
“It is ludicrous for applicants to tell NWGHA to ‘butt out’ of DRB hearings when applicants bring ‘character witnesses’ who live outside the area, and sometimes do not know the name of the applicant.”
“Keep Bob Getts in the picture!”
“Applicants should present plans in full before NWGHA for recommendations and OK. This piecemeal submitting is what causes the problem. What results is the Pacific/Cumberland fiasco.”
“Have members monitor projects in process to make sure they follow approved plans. Have the neighbors who are watching this be heard and most important heeded. It appears that concessions are made in favor of home builder-developer.”
“Continue monitoring DRB closely [and] remain a close “listen to” voice for the betterment of our community.”
Bob Getts represents NWGHA very well at DRB. So did Cragnotti.”
“NWGHA should offer assistance and advice to members who wish to remodel their homes.”
“Would like discussed the pros and cons of underground garages. This is an entirely new occurrence in Glendale and would like to know what problems (if any) other communities have who allow underground garages.”
“Speaking at DRB helps, but it doesn’t cover every issue.”
DRB and Design Issues
“Incompatibility seems to be the biggest problem of remodels approved in NW Glendale. Now west Kenneth is a disaster with the horrible additions and the DRB doesn’t seem to have much authority on this issue. Hopefully the historic preservation districts can help with this. I’m not completely opposed to add on space and remodels — it just needs to be done tastefully. Sometimes remodels are acceptable and then the landscape ends up with too much concrete and horrible planting plan. All these negatives take the ‘charm’ out of the neighborhoods we bought into.”
“Many people are intimidated to go in front of DRB about a neighbor’s project so we need your voice. I am one block away from the proposed new house and underground garage on Kenneth [and Bruce]. It is one new board member that has said the most about homeowners associations and he thinks the whole area west of Grandview should and will be upsized.”
“Object to garages in the front. Look at 516 Kenneth Rd. Little landscaping and never-used garage. There are usually 4 to 5 cars right in front of bay window.”
“One thing that really bothers me is when people totally change a style of a house so that it is incompatible with the original architectural design.”
“Re the new home at Kenneth/Bruce already presented to DRB — has NWGHA been able to do anything about this 3000 sq. ft. underground garage? — that’s not so bad as size of home — will look like a Holiday Inn. DRB didn’t refuse it said get neighbors together to discuss with architect. Have heard no more.”
“As a member for years, we wish we had notified you about the oversized and overdone house in the 1200 blk. of Justin. We saw the sign, but it was so long before they started we thought it was too costly. We cannot imagine DRB letting something like that being built here.”
“For discussion: no more 10,000 sq. ft. hillside home developments. Requires cutting into the mountain and installing retaining walls. If a project requires a retaining wall higher than 5 ft., automatic rejection.”
“Discuss what ‘compatibility’ means. We should encourage good design, including innovative designs by top architects.”
“We should focus on good design and stop trying to force people into building Tudors and faux ‘Spanish. I’d much rather have a Frank Gehry, Richard Neutra, etc. next to me than a ‘Mediterranean contemporary’ like we see all over Glendale. They are bland and generic. Let’s try to encourage exceptional structures by top architects regardless of style.”
“Discuss the practicality of beginning work on suggested ordinance(s) or DRB review requirements of items such as the two on the reverse side that are now exempt. [exemptions and FAR calculation] If this were to be considered wise, feasible, necessary this could possibly be a whole new area of work.”
Historic Districting
“Historic districting will help eliminate many problems with remodeling and dramatic damaging changes to our beautiful neighborhood. We are willing to place our property under stricter guidelines for the good of the group.”
“I think historic preservation is very important. We’re losing cute houses.”
“Need further discussion of ‘reasonable design controls’ under proposed historic districts.”
Traffic
“Would like traffic and jay walking in Kenneth Village area discussed.”
“Would like discussed keeping speed bumps out of our neighborhood.”
“Would like discussed slowing the traffic down on Highland. HELP!”
"Discuss traffic calming on Alma St. and single family homes used as multi-family dwellings.”
“Discuss dangerous parking situation re the church on Sonora and Kenneth. There is not adequate parking provided, therefore cars and people are out in the street and double parking in the Village. It is illegal to operate a church (or mortuary) without adequate parking.”
“Would like discussions on crime prevention, traffic, Pacific Avenue, below Kenneth, redesign due to congestion.”
“Other suggestions: oppose future building in high fire risk areas. Encourage beautification including retro-street lighting (lamps).
"Raise the issue of speeding automobiles, especially on Grandview and Cumberland.”
Neighborhood Beautification
“Discuss poor landscaping condition — no maintenance.”
“At informational meetings discuss mostly just maintaining the current character of the neighborhood and maybe ways to stop so many large trees from being destroyed. Currently California oaks and sycamores are protected from poor pruning. It would be nice to see Deodar cedars and other large trees that make NW Glendale so attractive and sought after be protected as well. Any chance of beefing up the tree ordinance?
“Please encourage more trees to be planted, benches for walkers. Discuss how to encourage even more interaction between neighbors, more sense of community.”
“Get recognition for well designed landscapes and house design, organize block parties, have litter/trash pick up days, clean-up parties; plants tree wells in Village.”
“Discuss TRASH. Since the last year we have noticed a lot of paper cups, soda cans, etc. in the street. Please address it.”
“What about the trash on local streets? It’s really embarrassing to walk along and see all the litter thrown from cars.”
“More benches for walkers, more sidewalks , more trees, recognition of well-kept properties. Improve safety. Consider fences. Reconsider the set-back. Neighborhood picnics, games, etc.”
“For discussion: Traffic, harsh lighting, air conditioners and set-backs (noise). Parking on front lawns.”
“Have more frequent meetings. Discuss speed control on local streets, such as Mountain. Tree replacement.”
“Would like discussed at an informational meeting the proposed [sic] ban on front and side yard fences. Please find out the rationale for such ban. Who is exempt from this rule?”
Other Homeowner Topics to Address
“Re subject discussed at informational meetings: only those subjects which would dramatically effect the community, including those which involve precedent-setting decisions.”
“Hold meetings to educate the public on city planning and land use policies and processes. NWGHA could host meetings with city and consultant guest speakers.”
“Have more open meetings.”
“Regarding subjects to be discussed: Everything on front page. [of last newsletter.]”
One person sent in an LA Times clipping about a neighborhood in Van Nuys reporting that five years ago it began a tradition of Sunday night dinners, involving more than a dozen residents. The host family provides the main course and guests bring side dishes. The sender of this piece wrote: “What a great idea for NWGHA.”
“It would be great to the have meetings’ minutes available on-line for those of us who can’t make the scheduled meetings; or an on-line forum to continue the discussions started during the meetings. (Members Only)”
“Discuss architectural integrity at informational meetings.”
__________________
“The association should conduct more informational meetings on key issues and should be more proactive in establishing a sense of ‘community’ among the homeowners. As it currently stands, we see a person ‘representing’ us and their ideas and ‘representation’ is somewhat uncharacterized.
“Secondly, the association needs to establish this ‘community involvement and identity’ so that it can grow its authority. The recent travesty of a domestic building at the corner of Mountain and Highland is a case in point. Neighbors fought and pleaded for years with the city and the architects to ‘downsize’ this ugly house to no avail. Where was NWGHA then? Now immediate neighbors have lost their view and their space surrounding their homes.
“NWGHA should be in the forefront to change the city rules governing housing structure size and scale. It’s one thing to see dimensions on paper. It is entirely another to see the finished product realized in three dimensions. It is a fundamental difference between theory and practice. We, as homeowners, need greater advocacy and preparation from associations like this.
“Finally, we need to establish some communication with the Armenian community to promote an overall sense of sharing the same vision for our neighborhoods and the desire to preserve our past architectural heritage. Some dialogue needs to be established to understand why it is so important for them to ‘refashion’ their homes in a manner vastly out of character with our neighborhoods. And, it may yield positive results if se can successfully persuade them why we value the historical character (and scale and size) of the homes in our community. To this end, it seems imperative to have someone from the Armenian community as a liaison with the association and even on the board. The future success of this association relies on cultivating Armenian membership, educating them and seeking greater advocacy.”
__________________Increasing Membership
“When a new buyer purchases a home in NW Glendale, after escrow closes, give them a complimentary year’s subscription to the Guardian. Also feels homes on steep lots and circular driveways should be reviewed on an individual basis.”
“We need a big membership drive for NWGHA. Tables at Kenneth Village for sign-up?”