Northwest Glendale Homeowners Association

Largest Neighborhood Association in Glendale

Spring 2002 Volume 12 #1

Table of Contents:

Design Review Exemptions Big Enough to Drive a Garage Through

Major Changes Proposed For Reviewing Development Projects

Campaign for Historic Districts in Northwest

Stepping Stone Players Plan New Production

Kenneth Village Spotlight: Friendly Travel Makes for Pleasant Travel

Design Review Exemptions Big Enough to Drive a Garage Through

By Peter Fuad, President

Sometimes, what’s permitted under Glendale’s zoning code is more significant than what’s not permitted. This fact was discovered the hard way by a group of neighbors on Allen Avenue. The City recently allowed construction of a detached garage in the front yard of a home on Allen with no design review. This project reveals a number of loopholes in Glendale’s design review ordinances big enough to drive a garage through.

Standardized Setbacks

The first involves front setbacks. In an R1R zone, which includes much of Northwest Glendale, the front setback requirement is a standard 15 feet— regardless of what the actual setback for existing homes is. In an R1 zone, which also covers much of our neighborhood, the standard setback requirement is 25 feet, again regardless of what the existing setback is. The setback for existing homes on this block of Allen is a spacious 40 feet.

Exemptions — Who Decides?

These standardized setbacks allowed the builder to apply for an exemption from design review because the proposed garage would be within the standard 15-foot setback requirement for the R1R zone. Detached residential garages— regardless of size and whether located in the front yard or back—are one of the four main exemptions from design review in ROS, R1R and R1 zones. The others are “accessory” structures of less than 500 square feet; new buildings, alterations or additions of less than 700 square feet or, if directly facing a street, less than 200 square feet; and all new walls, fences, decks, patio covers, trellises and gazebos.
Notwithstanding these exemptions, the code allows staff to override an exemption if the proposed project would be incompatible with the surrounding neighborhood character (including setbacks) or with existing buildings on the lot. One would think that this project would have been an obvious case where staff should not have permitted the exemption. The garage would be in the front yard and would be closer than the front setback of other houses on Allen. But it didn’t, and the garage was exempted from all design review. As it turned out, after the footings for the proposed garage were laid, one of the neighbors measured the actual distance from the house, and found that the garage would be less than five feet from the existing house, which is less than the minimum required to qualify as a detached garage. A call to City inspector has temporarily halted the project. The matter rests with the DRB.

Neighbors’ Reaction

The neighbors were upset at the approval of the project, and wrote to the planning commission and City Council They also contacted the NWGHA, and the Board pledged to help. A group of neighbors, together with Bob Getts, NWGHA board member and our DRB representative, and myself, attended a meeting on January 28 called by Gus Gomez and also attended by Bob Yousefian on the matter. We delivered the views expressed here. As a result of this incident, the NWGHA Board has voted to push for amending the code.

Compatible Setbacks

The NWGHA believes that the legal setback in existing neighborhoods should be consistent with the existing average setback. If the homes on your block are set back 40 feet, that should be the legal setback requirement. The current standard setback requirement can be used for entirely new neighborhoods. We understand this proposal was considered but not adopted when the design review law was first enacted.

Words but no Teeth

As mentioned above, the current code has plenty of language requiring compatibility and giving staff discretion to override exemptions. However, this situation makes one wonder whether the process is functioning properly given the interplay between staff, builders and architects. Staff decisions are typically based on representations as to compatibility made by the builder. Given the volume of requests, staff may not have adequate resources to verify what a builder tells them. In any event, whether a project is compatible is not always a black and white decision. There is no opportunity for public input with staff decisions, and they cannot be appealed. While revised setback rules might have prevented the current situation, there will be other instances not necessarily related to setbacks where compatibility issues will arise. Rather than having to rely on staff discretion in those cases, we believe that any project facing the street should always be subject to full design review in an open, public hearing. This will permit the neighbors to comment on its compatibility and design. DRB is not be an impediment for well-designed projects. The neighbors will be the check that City staffers cannot be. Either side can appeal a decision they are unhappy with. Exemptions for projects not facing the street or which will not loom over adjoining lots can remain.

Who monitors?

Finally, this project illustrates another problem: who monitors that a project is actually being built as approved by DRB? Currently no one does. The City does not have the resources to send out inspectors. Remember El Tovar? It now falls to neighbors to monitor compliance. However, neighbors should not be expected to be the code enforcers. Neighbors want to be neighborly, not sleuths who must pack a tape measure and code book whenever they see a new project cropping up. Neighbors take no pleasure in being watchdogs. We believe that the City should do such inspections, and they should be paid for, if necessary, by increased fees. If it’s not practical for every project to be inspected, then the City should at least inspect larger projects and/or implement random checks. The City should study the feasibility of such inspections.

Attend Council Meetings

One way to get the laws we need is to attend City Council and other meetings to voice your support. Towards this end we are creating an email list that we hope to use to notify members of important meetings. See the box on page 4.

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By Bob Getts

In response to numerous comments from the public, including the Northwest Glendale Homeowners Association, city officials have introduced two ordinances that will change how the Design Review Boards (DRB) and other agencies evaluate development projects such as home construction, remodeling, and lot splits.
Members of the Planning Commission voted to support both ordinances at their meeting on January 14.
The proposals are scheduled for a public hearing and final approval by City Council in February.

Two New Ordinances

One of the ordinances makes important changes in public notification requirements involving zoning changes, requests for variances and conditional use permits, setback ordinance issues, and Design Review Board hearings. It also simplifies procedures for reviewing certain DRB projects and allows the two boards greater latitude to modify or reject a project on the basis that it's not compatible with the surrounding neighborhood.
The other ordinance clarifies how average lot size criteria are to be used by the Planning Commission in reviewing lot subdivisions, including lot splits.
Both ordinances are of interest to the association because of its long-standing effort to make sure home construction, remodeling, lot splits, and other similar projects conform to city code requirements. Compliance with these standards helps to ensure the outstanding visual and esthetic qualities of Northwest Glendale will be maintained.
To meet this objective, representatives of the association appear before the DRBs, Planning Commission, and Council to offer comments on specific development projects. Recommendations also have been made regarding the need to revise provisions of the city code dealing with DRB procedures.

Compatibility To Get More Weight In DRB Reviews

One change of particular importance to the Association will enable the DRBs to give more consideration to neighborhood compatibility issues in the DRB review process. This proposal reiterates that DRBs have authority to impose conditions which ensure compatibility with surrounding development regarding size, scale, bulk or mass, roofline orientation, setbacks, and site layout. It also deletes existing code language that has created some inconsistency and confusion during DRB reviews.

Conflicting Rules

The code currently directs the DRBs to use similar design criteria to ensure neighborhood compatibility. But it also prohibits the Boards from imposing conditions that are more restrictive than development standards defined in other sections of the city code. This has caused some Board members to be reluctant to require changes that may conflict with existing code requirements, even when a project appears to be incompatible with the surrounding neighborhood.
On several occasions, Association board members have urged the DRBs, Planning Dept., and City Council to correct this problem. Last July, a member spoke at a joint meeting of the DRBs and City Council. In October, a representative testified at a Council meeting that addressed DRB issues. As a result of our comments, along with input from other members of the public, Council directed staff to draft appropriate code changes. We continue to support the need for these changes and plan to present the Association's views during the upcoming public hearing and Council deliberations.

More and Better Notification

Requirements for notifying affected neighbors of Design Review Board hearings will be expanded significantly under the proposed ordinance. As part these changes, all property owners within 300 feet of the proposed project must be notified by mail of the initial public hearing held by DRB.
This notification must occur at least ten days prior to the hearing. The new requirement goes far beyond current DRB notification practices, which involve notifying only adjacent property owners. If city staff believe additional property owners may be impacted by a project, these neighbors also will be notified.

Lot Split Rules Will Lessen Neighborhood Impact

In the proposed ordinance dealing with lot subdivisions, the city is attempting to clarify how it intends to minimize impacts on neighborhoods. It states that the area and width of the separate parcels created by a subdivision--or lot split--will be no less than the average width and area of all lots located in the same zone and within 500 feet of the lot to be divided. Under certain circumstances, exceptions can be made by the Planning Commission or City Council.
The suggested clarifications were prompted by questions raised by the public during the Planning Commission's recent review of a project at 1940 West Mountain.
The Commission rejected a proposed lot split because it would create two parcels significantly smaller than most other lots in the area and thus would not be compatible with the neighborhood. During the several months this project was under consideration, the Association joined several neighbors in opposing the lot division.

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Call us when you see something questionable

Better advance notice of development projects should allow concerned neighbors and the Association even more opportunity to express their opinions to those responsible for approving these projects. We strongly encourage homeowners to notify us as quickly as possible about any questionable project in your neighborhood, so we can determine how we may be able to assist.

Send us your E-mail Address

If you would like us to notify you when there is an important event, such as a city council meeting, that we think members should attend, send us your email address. We are compiling a list for sending member alerts. We will not disclose your email address to any other group nor use it for any purpose other than in connection with NWGHA business. Send it to r-cbrusha@worldnet.att.net.

Campaign for Historic Districts in Northwest

By Helen P. Sipsas

A great number of the character homes in Northwest Glendale were built in Glendale's housing boom beginning in the early 1920's through the 1940's.

Early Development Names Abounded

Developments with names such as Glendale View, Sunset Hills, Grande Vista, Castle Heights, El Miradero, Suburban Heights, Cumberland Heights, Campbell Heights, Hillcrest, and Kenneth Crest dotted the hillsides. A 1923 Glendale Newspress article describes the benefits of purchasing a home in N.W. Glendale, "the lure of the foothills, with the fragrant and inviting aroma of a mountain sage, the wonderful view of the cities of Glendale and Burbank, the quiet of the country, with the added advantage of conveniences which are usually associated with only very close-in city property." Other articles laud the new developments close proximity to the "world famous" Brand Castle and other magnificent estates.

Styles of the Times

The majority of these homes reflects the popular architectural themes of that time and includes many Spanish Colonial Revival, Tudor Revival, French Revival and American Colonial Revival styles. Many changes have taken place in the last 70 or so years. For instance, I don't recall smelling the aroma of mountain sage unless hiking up behind Brand Park, and my home could now be considered a close-in city property due to my view of a Glendale high-rise from my living room window. At the same time much remains the same. Our neighborhood still consists primarily of these beautiful character homes, representing some of the best examples of this historic period's architecture found in Southern California.

Drive to Start Historic District Begins

On May 10, 2001, the Glendale Historical Society held a well-attended forum at the Brand Library to discuss preserving the integrity of our historic homes and neighborhoods in Glendale. A number of attendees voiced complaints directed at the City's Planning Department about inappropriate and non-permitted modifications to the defining features of character homes. Attendees also expressed frustration with inconsistencies in the City's Design Review Board's enforcement of design guidelines. In response to these concerns, the Historic Society formed the Historic Districting Committee to explore the creation of historic districts in Glendale, which can provide a method of safeguarding the unique architectural character of our neighborhoods.

15 Districts Already in Pasadena and L.A.

Historic Districts have been created throughout Southern California, including 15 districts in Los Angeles and two in Pasadena. These neighboring historic districts provide good models for what can be achieved in Glendale. Both cities have developed conservation plans specific to each neighborhood, which provide clear guidelines and a process to control harmful changes based on the Secretary of Interior's Standard of Rehabilitation of Historic Buildings.

Preserving Historical Characteristics

The important physical characteristics of the buildings that should be preserved or replaced with material matching the original include original wood windows, exterior doors, original siding, stucco, fireplaces, foundations and roof forms. It is important to point out that while the districts in Los Angeles and Pasadena do protect against inappropriate alterations to the exterior of homes, interior modifications, exterior paint color, and changes to the exterior, which cannot be viewed from the streetscape, are excluded. In addition to preserving the architectural character of a neighborhood, historic districts provide other benefits including an enhanced sense of community by working together to create the district and increased property values because potential homebuyers are assured that the historic character that made the neighborhood attractive will endure over time.

Cumberland Heights

The Historic Districting Committee is currently working to create Glendale's first historic district, "Cumberland Heights" in Northwest Glendale. Cumberland Heights would be bordered by West Mountain on the north, Kenneth on the south, Grandview on the west and Highland on the east. The landmark Ard Eevin estate built in 1902 by Dan Campbell, a prominent Glendale pioneer who owned and developed the majority of the property within the proposed district, will anchor the Cumberland Heights District. Additional historic districts planned for Northwest Glendale include "Castle Heights" and "Hillcrest" which are located just west of and east of "Cumberland Heights," respectively.

Your Support Needed

In order to succeed in creating the proposed historic districts in Glendale, we will need considerable support from the community. For instance, while a 60% approval by residents is required to create historic districts in the overwhelming majority of California cities, Glendale's "Preservation Ordinance" requires an onerous 100% approval, which is nearly impossible. Strong community interest is necessary to lobby City Council to amend this law.

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Kenneth Village Renovations Announced

Equally as exciting as historical districts in Northwest Glendale, are the planned renovations by the City for historic Kenneth Village. The improvements will stretch from east of Grandview to Sonora and will include parts of Grandview and Sonora. The improvements, on which construction is set to start by early to mid summer, will include new gutters, curbs and sidewalks and repaving streets. At the intersections of Kenneth with Sonora and Grandview, the asphalt in the crosswalks will be stamped in a brick pattern. To provide better lighting and aesthetics, the city will install 16 antique streetlights, and will underground the overhead utility wires.
Kenneth Village merchants will remain open for business during the work.

Stepping Stone Players Plan New Production

By Elyse Briggs

Glendale's community theater group, The Stepping Stone Players, continues to enhance their Board of Directors, while making plans for their upcoming fundraiser and the summer production of Bye Bye Birdie. In preparation for production, The Troupe announces their second annual major fundraising event. In flamboyant "Roaring 20's" style, the Speakeasy will feature live period music, dining, casino, dancing and entertainment on the evening of May 18, 2002. The Stepping Stone Players, in support of local Glendale businesses, are planning to invite many of their neighborhood vendors to participate by providing entertainment, food and decor. The celebration will benefit the group's ongoing effort to involve our youth and their families in the nuts and bolts of theatrical production and to continue to bring quality community theater. In addition, The Stepping Stone Players are proud to welcome David Potter, the newest addition to their Board of Directors. David's design work in feature films is extensive and he held the position last year as the Scenic and Lighting Designer for "Peter Pan."

"Bye Bye Birdie" is scheduled for September 2002 with auditions slated for May. For information regarding auditions or becoming a Stepping Stone Players supporter, call the Stepping Stone Players Hotline at (818) 246-8822.

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Bump Outs In on Glenwood Road

Sidewalk extensions-called "bump outs" by traffic engineers-have been installed on Glenwood Road in front of Hoover, Keppel and Toll schools in order to slow traffic and narrow crosswalks to make crossing the street safer for students. The bump outs are what's left of an earlier, much more elaborate plan to beautify and make Glenwood safer. Bump outs, like traffic calming devices such as roundabouts, are increasingly popular in urban street design nationwide. They allow sidewalks to be widened at strategic locations such as crosswalks to make streets more pedestrian friendly and aesthetically pleasing without having to narrow an entire street. Colorado Street east of Glendale Avenue is another example of bump outs in Glendale. However, there is no free lunch. The bump outs on Glenwood effectively take away the right lane of traffic at intersections, and may exacerbate traffic congestion on school days.

Kenneth Village Spotlight:
Friendly Travel Makes for Pleasant Travel

By Kathleen Giachino

Tucked away between an Italian restaurant and a video store is Friendly Travel Agency. An agency that can meet all your travel needs - corporate or leisure. Teresa Rocha, owner of Friendly Travel, like some other business owners in the Village was born and went to school locally. Teresa enjoyed traveling and dreamed of going to Tahiti. What better choice for a first job than South Pacific Company, arranging tours to Tahiti, Australia and New Zealand. So, Teresa realized her Tahiti dream and also found her life's work.

35 Years in Kenneth Village

Friendly Travel began as Duncan Travel over 35 years ago on Kenneth Road. Teresa began working at the agency in 1982 and after 6 years was offered the opportunity to purchase the business with a partner. She developed the business into a full service travel agency that stresses customer service. When a travel crisis occurred after the events of September 11 Teresa had clients stranded all over the world. She worked days, nights, and the weekend to successfully get her clients home quickly.

Friendly Travel can Book Cruises, Amtrak and Hotels

Besides customer satisfaction, Friendly Travel includes services relating to cruises, tours, airline tickets, Amtrak, eurail passes, and hotel bookings worldwide. Her clients include both leisure and corporate travelers. Besides everyday travel needs Friendly Travel books specialty cruises and exotic island getaways such as over-water bungalows in Bora Bora. For that special vacation there are exotic islands off Thailand including Phuket. One and a half hours from Bangkok, Phuket has rooms that include a private pool and butler service. Another advantage to using the agency is Teresa's longtime personal relationship with airlines, hotels etc. as well as her access to consolidators who are able to book lower airfares to Europe. Because of Teresa's love of travel she has first hand experience with worldwide destinations giving her the ability to match the client and the travel objective. Friendly Travel Agency fills needs from basic to unusual. Because Friendly Travel Agency conducts 90% of its business by telephone and the Internet, Teresa deals with many clients whom she hasn't seen in person. But Teresa and Pricilla, working together over 15 years, maintain strong relationships with their clients and have a loyal client base. Friendly Travel Agency is located at 1420 West Kenneth Road, telephone number 818-247-7670 and is open from 9:00 am to 5:30 pm Monday through Friday. But don't wait, e-mail Teresa at friendlyinttvl@aol.com with any questions regarding your next vacation or corporate trip.

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