Newsletter
of the
Northwest Glendale Homeowners Association
Largest Neighborhood Association in Glendale
Drayman Unveils DRB Reform Plan
Annual Meeting Highlights Recent Council Changes
Current DRB Members and the Councilmen Who Nominated Them
Term Limits for (Most) Design Review Board Members
Tree Removals Raise Neighbor Concerns
DRB Year in Review— Four Projects, Four Results
Kenneth Village Spotlight-- Shampoo Conspiracy— Ahead of the Curve for Almost 30 Years
Association To Focus on Brand Park Problems
Letter to the Guardian: Much for Us to be Concerned About
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Drayman Unveils DRB Reform Plan At the NWGHA Annual Meeting on June 6, newly-elected councilman John Drayman revealed plans to try to make Design Review Boards more responsive to homeowner concerns. Drayman has discussed these plans informally within the City and hopes to tie them to the View and Privacy Ordinance when that comes before Council. He stated that his ideas are modeled after design procedures in West Hollywood and Santa Monica, which are considered to have a successful design review programs. The primary goal of the changes is to insulate the DRB process from politics as much as possible. The reforms consist of the following major elements:
The current DRB process discourages meaningful changes to proposed designs. At present, Planning Commission staff makes brief comments on a project’s design for DRB review and ordinarily does not negotiate with an applicant. These staff comments are often given little weight by DRB. At the DRB hearing, applicants and other interested parties testify one at a time before the DRB. Resident are usually allowed to speak once, even when applicants are allowed to speak more than once in response to questions from the DRB. The DRB then discusses the changes. The rigid format prevents a free flowing discussion among stakeholders and discourages creative solutions and substantial changes to even poorly designed projects. Frequently projects are just tweaked after a number of hearings, and frustrated residents are left with the impression that the DRBs can be simply “worn down” by a persistent applicant. Under Drayman’s proposal, a project would undergo scrutiny by professional planners who would have the power to negotiate substantial changes before the public hearing. Only after that rigorous process would the project come before a DRB for final review.
One
problem identified with the current DRB members is the highly
politicized selection process that doesn’t always put the goal of good
design first. As a result some DRB members seem to mock the very design
guidelines they are pledged to uphold. See story Drayman hopes to introduce an ordinance soon reflecting these proposals or something similar soon and encouraged neighbors to come to Council to speak and become involved. |
 Councilman John Drayman at NWGHA Annual Meeting. |
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President's Message-- Annual Meeting Highlights Recent Council Changes By Peter Fuad NWGHA President Our 2007 annual membership meeting, held June 6 at Brand Park Library, highlighted the changes to city council as a result of the last election. In my opening remarks, I noted that the election seems to have jolted Council into being more receptive to our concerns. I also noted that design review seems to be broken. See Philip Keller’s review of recent projects on below. A full crowd heard our featured speaker John Drayman, the newest member of Council. Elected on a platform of listening to homeowners, he spoke extensively on plans he is proposing to reform DRB appointments and how they handle and hear projects. Improvements are needed.
From San Fernando Corridor to Downtown Hotels He answered questions from the audience. In response to one question he noted that Council and the Redevelopment Agency are considering several proposals for luxury and mid-range hotels in downtown Glendale, which is perceived by the hotel industry as having a shortage of hotel rooms. The lack of landscaping on the railroad track side of San Fernando Rd and the lack of development in general in this redevelopment zone were contrasted unfavorably by the audience with the rapid rise of attractive mixed-use projects, along with lush landscaping and ornamental street lights, on Burbank’s portion of the street beyond Alameda Avenue. Although zoned for mixed use, Glendale’s portion of San Fernando has failed to attract much attention from developers. Some questions involve recent GWP power outages, excessive helicopter noise and, of course, traffic. New Logo Emphasizes Style and Brand Library Thanks to Philip Keller for designing our new logo. The old logo served us well from the Association’s early days, but the stylish new mark provides us with a crisper, fresher image. Board Members Reelected All board members were reelected. Several shifted their officer positions, which are relected on page 3. Thanks to our members for allowing us to be a strong voice for Northwest Glendale homeowners. Thanks also to Brand Library for facilitating our annual meeting in their venue. |
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Current DRB Members and the Councilmen Who Nominated Them To promote accountability among Council members for decisions of the Design Review Boards, the NWGHA presents the chart to the right to show which Council members nominated each of the current DRB members, according to information supplied by the City Clerk’s office. Council Nominates Members in Rotation The process for appointing members of the City’s two Design Review Boards—which is the same process used for all City commissions and boards—is complex. In 2002, Council, by resolution, created nominating panels composed of two Council members, which would nominate candidates for boards. Nominees would then be actually appointed by a majority vote of the full Council. Council members are paired in rotation with another member to comprise the nominating panel for openings on board and commission openings as they arise in accordance with a chart maintained by the City Clerk. For instance, an existing vacancy on DRB #2 will be filled by a panel composed of Councilmen Quintero and Najarian. Council Appointment Usually Follows Nomination Although not required to do so, the full Council generally confirms the nominations made by each panel, since each member wants his nominees approved when it’s his turn to make a nomination. This leads to political “horse trading” of nominees by Council members. A Council member can assure an appointment important to him is approved by promising to vote for a nominee important to another Council member. By comparing the votes of DRB members with the chart at the right, you can readily verify the nominating Council members’ interest in strong design review— or the lack thereof. However, although DRB agendas are available online at the City website, the actual minutes of hearings showing how DRB members voted are not.
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Design Review Board No. 1
Design Review Board No. 2
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Term Limits for (Most) Design Review Board Members The terms of DRB members, like members of all boards and commissions, are three years, and members are generally limited to two terms. This is in addition to completing the remaining time of any unexpired term that a new member may be stepping into. However, Council sometimes reappoints members to a third term when they feel there are no qualified candidates to replace that person and/or otherwise want to retain that member. Such is the case with Giuseppe Aliano, the Chairman of DRB #1. He was appointed last year to a third three-year term. |
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Tree Removals Raise Neighbor Concerns By Douglas Johnson T wo recent incidents of tree removals in City parkways in Northwest Glendale have raised concerns among nearby neighbors.In May, eight shade trees were removed in just two blocks along Glenwood Road, east of Grandview. The NWGHA contacted City Arborist Theresa Proscewicz who reports that this tree removal was done with appropriate permits, although she admits city contractors violated the City’s "quiet time" regulations, which is an ongoing problem. In a separate incident, a number of mature palm trees were removed in the 1300 block of North Central Avenue in front of a new apartment complex now under construction. That removal was also permitted, and the owners are required to replace the palm trees with four magnolia trees. Although these two removals were properly permitted, illegal tree trimming and tree removal remains a problem throughout the city. With tens of thousands of trees to oversee, the City Arborist and her staff rely on Glendale residents to help keep an eye on our beautiful heritage of tree-lined roads. Removal of Failing, Poorly Chosen Trees The main problem facing the City, according to Ms. Proscewicz, is that many city trees, in particular cypress trees in Northwest Glendale, were poor selections for planting in the City easements between the sidewalks and roads. Cypress roots are strong and expansive, and as the cypress trees mature they disrupt roads, sidewalks and, most importantly, sewer lines. Where possible, the City prunes rather than removes trees, but Ms. Proscewicz reports that most of the cypress trees are structurally failing and must be completely removed rather than simply trimmed. Compounding the problem is that most cypress trees in the area were planted at the same time, so they are all reaching the end of their typical 40-year lifespans simultaneously. As Northwest Glendale has seen numerous times recently, branches and in some cases entire trees are failing and falling, sometimes taking power lines down with them. Staggered Planting C urrent Glendale residents are paying the price as the City transitions to a more professional long-term tree-management program. National standards call for streets to be lined with trees at a variety of ages, so that they mature and need replacement at staggered times. Glendale’s current trees (like most palm trees in Los Angeles) were largely planted at one time in a given tract rather than year by year.Instead of gradually replacing trees so that each block has trees at a variety of maturity points, the City’s answer to the crisis of aging and failing cypress trees is wholesale removal when problem trees are found. To transition to a more successful long-term program, the City only gradually replaces the removed trees. Therefore, over the next five to ten years the result should be the recommended mix of tree ages in each block. In the meantime some trees will be removed without replacement for years. It is also better for trees to be planted when the air is cool, which in Glendale means late fall and early November according to Ms. Proscewicz. Accordingly, along Glenwood and elsewhere, recently removed trees may not be replaced for months. Requiring Replacement Trees For individuals taking out tree-removal permits, the City sets a time limit for a tree to be replaced. That time frame is not standard, but is negotiated on a permit by permit basis. The landlord who removed two trees at the corner of Glenwood and Cleveland failed to comply with the 30-day replacement terms of his permit. Thanks to the calls of alert local neighbors, City staff is following up to ensure replacements are planted. This example demonstrates that ensuring our City keeps its green cover requires active neighbors helping out our over-stretched City staff. Pallet of 300 Trees M s. Proscewicz noted that the City has a "pallet" of approximately 300 trees that it plants in parks, on city property and along roads. In the Northwest area, two varieties of trees are predominantly used to line roads today: Chinese flame trees (Koelreuteria bipinnata) and strawberry trees (arbutus unedo). See photos.Chinese flame trees eventually reach 20 to 30 feet in height and are bare October through February. Strawberry trees grow to 15 to 20 feet in height. Residents may have seen them during trips to San Francisco where it is a common roadside planting. As a cost-cutting measure, the City Council decided to plant younger trees than sometimes used in the past and in surrounding cities. The result is that blocks losing cypress and other trees now must wait months for replacement and many years for the new trees to create any significant shade. Permit for any Tree Cutting According to the City Public Works Department, any resident cutting down a tree on their property must have a permit and must show that permit to anyone asking. City trees that are removed by City contractors do not have individual permits, but the contractor must have on site and produce to any interested neighbor, the City work order listing the trees the contractor has been hired to remove. Call if You’re Concerned These issues reinforce the importance of vigilance. If you are at all nervous about approaching a contractor or neighbor, Public Works encourages residents to call the arborist staff at 548-3950. They are happy (and, in my experience, quick) to check the records for you and they will send out an inspector if no permit is found. Outside of normal office hours, residents are encouraged to call the Glendale Police Department non-emergency line at 548-4840. Compliance with the City’s quiet hours policies is an ongoing problem with the City’s tree-cutting contractors. The arborist staff is not open for business outside of quiet hours, but they encourage neighbors to contact either Neighborhood Services (548-3700) or the Glendale Police Department non-emergency number (548-4840) if anyone is cutting trees or otherwise violating City noise limits before 7 am or after 7 pm. Oak Trees Thriving T he heartening note, and perhaps the only one in this tale, is that oak trees, a native in our area, appear free of the aging and weakening problems faced by the cypress trees. Glendale residents on oak-lined trees should continue to enjoy their shade and beauty for decades to come.If a tree in front of your home is scheduled for removal, the City will place a door hanger on your front door anywhere from one to eight weeks prior to tree removal. The door hanger will list the direct phone line of the arborist who inspected the tree in your yard. Residents are encouraged to call the arborist and discuss why the tree is being removed, when it will be replaced, and what type of replacement tree will be planted. Residents who prefer one type of tree over another may be able to change the City’s replacement plans, as long as the desired tree is also on the City’s palette of trees for that neighborhood. I can personally attest that Ms. Proscewicz and her two-arborist team are very forthcoming over the phone, though they have yet to put any information about the City’s plans and policies online. Free Trees from GWP Glendale Water and Power sponsors a program whereby they will plant up to three shade trees anywhere on your property for free. There are 30 types of trees to choose from, ranging from sycamores to oaks. Information about this "Tree Power" program is online at http://www.ci.glendale.ca.us/gwp/tree_power.asp. The goal is to reduce the need for air conditioning and, as a result, reduce the load on the City’s power grid during hot summer afternoon peak hours. Call the Tree Power program at (818) 957-4425.
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 Cypress tree in city parkway. Chinese Flame Trees (Koelreuteria bipinnata) Strawberry tree (arbutus unedo). Close up of fruit below. |
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DRB Year in Review— Four Projects, Four Results
By Philip Keller During this past year, NWGHA testified on nine proposed remodels or new construction projects at Design Review Board hearings. We felt these projects needed substantial revisions to overcome their incompatible or poor design. Here are four of the most notable examples, each of which will be important in establishing precedents for all our neighborhoods: Hazbeth Lane— the 1,000 ft. Driveway A property owner is seeking a Conditional Use Permit (CUP) to remove 14,400 cubic feet of earth to accommodate a 7,089 square-foot home and related driveway atop a pristine ridgeline on a 6.8 acre hillside parcel in the 1600 block of Hazbeth Lane. Hazbeth Lane is above Kenneth Rd, between Brand and Central. When notified, alarmed neighbors contacted the Association. The CUP request is now before Edith Fuentes, the City’s Zoning Administrator. The current permitted maximum would allow removal of 1,500 cubic feet of earth, or about one tenth of what is being proposed. This amount of earth removal translates to over 1,000 truckloads. In addition the applicant seeks an average slope of 79.3%, again more than the allowable 50%. Access to the house will require construction of a 1,000-foot long driveway, requiring a cut across the entire face of a steep, narrow slope that is sandwiched between Hazbeth Lane at the bottom and Glenmont Drive at the top. This driveway will require a series of massive terraced retaining walls along most of its length, creating potential landslide, water runoff and hillside integrity issues for surrounding homes. The scar on the hillside for this project will be visible from throughout the city. Unfortunately, the way the CUP process is designed, only the engineering feasibility, and not the esthetic aspects, of the project are being considered. If the applicant proves the project can be built, the project will most likely be approved, if history is any guide, despite the substantial degradation of neighboring properties and views of the hills. CUPs such as this are frequently effective to override hillside guidelines. In addition, at this stage, the Zoning Administrator cannot consider the design of the proposed house, since that will be purely a future DRB matter. Although the applicant is not requesting to build more than one home, if the road is approved, the applicant can subsequently request a subdivision of the property for more homes and/or request a larger house on the basis of her large investment in the driveway. The two-step nature of the process means the city never adequately reviews the full impact of the project in its entirety. After an initial public hearing on June 6, a neighborhood information meeting was held June 21, at which the Zoning Administrator requested an updated geological study. Pending receipt of that study, the administrator will make a decision within 90 days. Highland Avenue— Unpermitted Work Continued Despite Two Stop Orders In the 1300 block of Highland Ave. we’ve been tracking an unpermitted home remodel for more than a year now. After first noticing the extensive, unpermitted work at the house, we made repeated calls to Neighborhood Services who sent inspectors to the property on several occasions. Despite the issuance of two stop orders, the owners continued construction. After much prodding by the Association, the project was finally assigned to DRB #1 for review, but not before the owners had completely covered the exterior of their plaster and wood ranch style home with head to toe red brick cladding and marble-like eaves, illegal retaining walls and planters along the entire front of the property, heavy iron gate and fencing, an air conditioning unit on the roof and red brick clad garage remodel. The house is not compatible with the neighborhood. The home is now listed for lease. At the first DRB hearing on May 24, the applicant’s request for retroactive approval of all work was rejected. At the second hearing on June 21, the DRB requested that the applicant submit a substantial redesign to make the project more compatible with the neighborhood, required the front yard planters to be lowered to conform with the City’s wall ordinance, required removal of fencing in the front setback as well as the roof air conditioner and required the front yard gates be repainted from bright white to a neutral color. DRB #1seems to recognize the precedent-setting nature of how it handles this project with its flagrant violations of city codes. We will continue to closely monitor and testify. View Crest Road— Spanish Style Would Clash with Ranch Style Neighborhood In the 300 block of View Crest Road a project sought to replace an existing one-story ranch-style home with a large two-story neo-Mediterranean style home that was 47% larger than the neighborhood average, in a neighborhood of one-story post-modern and ranch-style homes. This hillside neighborhood has a low lying, horizontal rhythm of the existing homes and the placement of their lots mirrors the rising ridgeline and blends into the natural flow of the hillside topography. In contrast, the scale and massing, as well as its vertical proportions street-facing and singular box layout, created a glaring visual statement that worked against, not in harmony with this hillside neighborhood. This project was an example of one of the most basic principals of architecture— that a home’s design should fit its environment. Specifically, an architect creates a design which works in harmony with it and draws upon its best features— not one size fits all. DRB #2 agreed with our position and unanimously returned this project for complete redesign. Western Avenue— Two Stories in a One-Story Neighborhood A two-story home approved in the 1300 block of Western Avenue by DRB #1 illustrates a growing issue that is not adequately addressed by city codes and the design review process— can a two story home be built in a one-story neighborhood and, if so, what are the rules? This two-story home will be larger than the neighborhood average— but still within the maximum permitted FAR. The front and side elevations will dwarf its neighbors. Neighboring homes are all one story from the street. The issues were compounded because of the unique position of this property near a corner. The side of the lot bordered on four neighboring properties. These neighbors were concerned about how the second story would impact upon the privacy and openness of their back yards. After four contentious DRB hearings, the DRB required moving the partial second story of the house forward, somewhat away from the adjoining backyards and eliminated most second-story side windows to protect the neighbors’ privacy. However, moving the second story added to the massing of the front of the house and the lack of windows darkened the second floor. Neighbors appealed to the Alternative Assessment Panel, which approved the project, but allowed clerestory windows on the side to provide some light to the second story.. The DRB failed to consider meaningful design changes, such as eliminating square footage or the front and back balconies, to reduce the mass of the project. By so doing, the DRB failed to adequately deal with the real issue— how do you make a two-story house compatible with a one-story neighborhood? Neighborhood Guidelines and City Codes do not address the issue of second stories in one story neighborhoods, so applicants, DRBs and neighbors are left without direction. |
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Kenneth Village Spotlight-- Shampoo Conspiracy— Ahead of the Curve for Almost 30 Years By Carol Brusha Shampoo Conspiracy Beauty Salon, located in the mini-mall at the corner of Kenneth and Grandview, has been in Kenneth Village for almost 30 years. It was opened by Frank Ramos on April 18, 1978, at the site where Goodie’s ice cream store once stood. Frank, who grew up in the San Fernando Valley and loves animals, has been a hair stylist for 43 years, though his original plan was to do it for only two years. He got into the business because his brother, also a hair stylist, suggested he try it out. Frank studied at Continental Beauty Academy, located at Central and Broadway, before the Galleria was built. His goal at the time was to earn enough money to go to college to become a veterinarian but he soon fell in love with the profession; it was creative and also, as he puts it “a lot of fun.” He married, started a family, and proceeded to both live and work in Glendale. He began his career working in a nearby salon where he met fellow stylist Lee and manicurist Alanna. Soon Frank decided to open his own establishment and found the present location. Lee and Alanna, who later married, came along and are still working at Shampoo Conspiracy. Movie “Conspires” Name The name was inspired by Warren Beatty’s movie, “Shampoo.” Because of copyright infringement, Frank could not use that name so he came up with Shampoo Conspiracy - which also had a secondary meaning because before finding this location, he, Lee and Alanna had “conspired” to find a new place to work. There are four other stylists, who have all been at the establishment long-term: Pete Cortez for 20 years, Penny De Craen, 10 years, and Vickie Mandile, 6 years. Lilly Ramos, who works once a week, has also been there 6 years. Former Casa de Ramos Owner For 14 years, Frank and his wife, Dolores, also owned Casa de Ramos Mexican Restaurant on Glenoaks Boulevard. (Frank did hair in the morning and ran over to Casa to host in the afternoons and evenings.) The couple sold it two years ago but it is still in the family because Dolores’s two sisters and a brother-in-law now run it and the menu is the same. |
Shampoo Shampoo Conspiracy Team Owner Frank Ramos, front center, surrounded by his loyal crew, left to right, Penny De Craen, Lee and wife Alanna, Pete Cortez, and Vickie Mandile. (Photo by Ron Brusha)
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Association To Focus on Brand Park Problems A drive-by shooting in Brand Park June 26 has alarmed residents of Northwest Glendale and drawn renewed attention to escalating rowdy and illegal behavior occurring in the park, particularly in the vicinity of the basketball courts. Residents who frequent the park and playground with their children are especially concerned. This incident is in addition to the ongoing racing, traffic and drug use problems that persist in and around the park. As reported in the Glendale News-Press, Mayor Ara Najarian and George Chapjian, Director of Parks, Recreation and Community Services, have announced measures to clampdown on the problem, including stationing a city employee at the entrance to the park from 2 p.m. to 10 p.m. each day. Residents are frustrated that their reports of prior illegal activity have not drawn the requisite attention and resources to quell the problem. The NWGHA intends to take an active role in ensuring that these problems are properly and promptly addressed and will keep members informed. |
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Letter to the Guardian Much for Us to be Concerned About There is much for our Association to be concerned about as Glendale continues to allow renovations/remodels that are detrimental to the character and quality of our neighborhoods. Each time a “For Sale” sign appears in the area, I worry about what sort of monstrosity will replace a lovely single-family home, disrupting the lifestyle of current residents and forever changing the character of our neighborhoods. In our neighborhood the construction of what can only be described as “The Hilton Annex” has been going on for over three years; granted it is in Burbank (across the street from us) and I have written to City of Burbank and talked with the assigned inspector, all to no avail. I have even written a letter to the editor of the Glendale News Press about over-building for the area, but they seem only to print letters from their “regulars.” Our city’s discussion of a “view” ordinance needs not only concern preserving what one can see/view from their current property, but should also address preserving the sanctity and privacy of the existing residents’ homes. People choose northwest Glendale for its quiet tree-lined streets and the character of its 1930’s mix of English Tudor, Spanish, and traditional architecture. The appeal of our area will be lessened if we cannot curb the “mansionization” of our neighborhoods. Thank you for the work you do on our behalf. Adele Cornils |
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The Guardian Published by the Northwest Glendale Homeowners Association, a non profit organization Editor — Peter Fuad
Northwest Glendale
Homeowners Association 818.754.8274 www.nwglendaleha.org © NWGHA. All rights reserved. Reproduction without written permission prohibited.
NWGHA 2007-2008 President — Peter Fuad Vice President — Lawrence Kalfayan Treasure — Carl Moseley Membership — Tammi Relyea and Mary Rose Grim Secretary — Mike Fedrick DRB Representative— Philip Keller Carol Brusha Douglas Johnson
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