Northwest Glendale Homeowners Association
Largest Neighborhood Association in Glendale
Summer 2003 Volume 13 #2
Summer 2003 Table of Contents:
City Considers Tighter Hillside Building Standards
President's Message: The Challenge of Historial Districting
Historic District Enacted-- Now Comes the Hard Part
Kenneth Village Spotlight--Rock Around The Clock at Village
2003 Annual Meeting Held; Officers Reelected
City Council Considers Tighter Hillside Building Standards
By Bob Getts
Several weeks ago, Council decided to defer consideration of the proposed changes until the city could receive more input from the public.
NWGHA Comments
Planning briefed Council on the revisions during two Council meetings earlier this year. At that time, the NWGHA joined the Chevy Chase homeowners group in support of strengthening the development standards. We also noted the association will offer additional comments when public hearings are held by the Planning Commission and City Council this fall.
While many of the changes involve primarily hillside residential ROS and R1R zones, some also affect the R1 zone, which covers most of the flat areas of NW Glendale. The 2,200 sq. ft. minimum size limit for single-family homes regardless of Floor Area Ratio (FAR) would be eliminated in all three zones. Homes in ROS and R1R would be allowed a maximum height of between 32 and 35 feet and two stories. Three stories would be allowed on lots with a certain minimum slope, such as 20 or 25 degrees.
Other changes would involve revising FARs in all three zones to reduce the maximum size home allowed on lots over 10,000 sq. ft. New home construction would not be permitted on lots having an average slope greater than a limit set somewhere between 25 to 31 degrees. In R1R and ROS, conditional use permits would be necessary for new homes on lots less than 60 feet wide instead of 80 feet, as currently required.
In response to suggestions by the NWGHA, the city is also considering closing a code loophole than often contributes to large, massive homes that are incompatible with neighboring properties. The NWGHA has been concerned about the growing number of oversized attached garages, which can greatly add to the size of a home but are not included in FAR calculations. We believe this exemption must be removed.
If NWGHA members have any suggestions or comments about these proposed Code changes, please convey them to us as soon as possible.
President's Message--The Challenge of Historical Districting
By Peter Fuad President
As Doug Johnson reports in his article on this page, historical districting promises to preserve the charm of our neighborhoods, and the hope is that Cumberland Heights will be the template for other neighborhoods in the city to follow.However, creating the Cumberland Heights Historic District will be a challenge facing significant hurdles. It is all the more difficult because this district will be the first.
To start, supporters must obtain signatures from homeowners representing at least 50% of the frontage area in the district in order for Council to consider the district. That is not an easy matter.
At the same time, various realtor and other groups opposing formation of the district may try to politicize and demonize it. Opponents may seek to define historic districts as an ulterior way that one group of neighbors seeks to impose its preferences over other groups. It will be necessary for supporters to show that a district can be an inclusionary way to empower homeowners in the district to protect and enhance their neighborhood. It must be shown that historic districting benefits everybody and will not be overly restrictive.
For instance, it will need to be made clear that historic districting will not prevent enlarging one’s home, provided the home’s "historic charm factors" — period architectural style and features — are protected. Historic districting will not itself impose any additional square footage limitations over existing standards.
Advocates will need to be
sensitive and address real concerns in a credible way.
By Doug Johnson
The good news is that the Historic Districting ordinance was approved by the City Council on April 15th by a unanimous vote. The City now has an official, clear process for neighborhoods interested in becoming a Historic District. Now comes the hard part: with an official process to follow in place, the Cumberland Heights Historic District (a part of the NWGHA) must actually use that process to become a historic district overlay zone.
Benefits for Neighborhoods
Historic District status will provide a number of benefits for neighborhoods that achieve it (our thanks to the Glendale Historic Society for this list):
1. Confidence that the special "defining" features of the historic structures . . . will be retained, avoiding erosion of that ethereal "historic charm."
2. Historic Districting stabilizes property values and brings investment.
3. Preservation of the architectural features that create continuity between past, present, and future and increased knowledge of local history.
The Historic District Application Process
Here are the key steps in that process:
1. A person or persons will request to the City Planning Director that a neighborhood be considered for Historic District status. This request must include a proposed district boundary and draft design guidelines.
2. The Planning Director will direct the Historic Preservation Commission to endorse the historic nature of the neighborhood. If the Commission agrees, it will give its approval to the person or persons circulating a petition requesting historic status.
3. Supporters must gather supportive signatures of homeowners representing at least fifty percent of the frontage area in the proposed neighborhood.
4. If those signatures are collected, the Planning Division will prepare a detailed report on the area in question, including proposed historic district design guidelines. After holding hearings, the Commission will forward its recommendation to the City Council.
5. The Planning Commission will also hold a hearing on the Planning Division report and Historic Preservation Commission decision. The Planning Commission will formally consider a zoning overlay to implement the proposed Historic District, and the Planning Commission will forward its decision to the City Council.
6.
As with all zoning changes, 4/5 of the Council must approve the zoning change
creating the Historic District.
In expectation of the Cumberland Heights application, the City has received
a grant to fund a historic survey of the neighborhood. This survey will look
at each house in the neighborhood for a historic past or building style, creating
a useful and educational resource for all of us even before the Historic District
application process is complete.
The new ordinance creates a new Design Review Board, referred to as the “Historic Design Review Board,” or H-DRB. The H-DRB will be responsible for implementing the Historic Guidelines for projects within Historic Districts. The guidelines are developed by the neighborhood in its application, and are reviewed by Historic Commission, the Planning Commission, and the City Council during their review of the neighborhood’s Historic status.
What it means for Historic District residents
Once
a neighborhood’s Historic designation is approved, the guidelines adopted
at the time that designation is awarded by the City Council will apply to all
buildings in that neighborhood. The guidelines will apply to all elements of
a property that are visible from the public right of way (generally defined
as the street and sidewalk), unless the guidelines for that Historic District
specifically exempt an element.
In a hypothetical example, a Historic District’s guidelines may decide
that structures are covered, but landscaping is exempt; or that windows are
covered, but doors are not; or the guidelines may state that everything visible
from the public right of way is covered.
All of these details will be part of the application and the City’s consideration
of a neighborhood’s Historic District character.
How to Help
Cumberland Heights applicants are currently writing their application to kick off their quest for historic district status. This application will set forth the Heights neighborhood’s goals, historic character, and draft guidelines.
The process for Cumberland Heights (and for future neighborhoods seeking Historic status) is a difficult one, so if you are interested – whether you live in Cumberland Heights or another neighborhood that wants to ensure the process goes smoothly the first time (or if you are simply interested in preserving the historic nature of Glendale) – your assistance and support is welcome at the Historic Society today.
NWGHA Comments Adopted
The NWGHA continues to endeavor to ensure that this process is smooth, open and fair for everyone involved. NWGHA’s two requested amendments to the draft ordinance were adopted by the City Council prior to its final vote. These amendments will ensure that residents of proposed Historic Districts have easy access to the guidelines and notification early in the Historic District application process.
In addition, the NWGHA is assisting the Historic Society group leading the Cumberland Heights effort, and NWGHA is working with other groups in Glendale from other neighborhoods interested in applying for a historic designation.
NWGHA’s
goal is to see the City and Cumberland Heights – the first neighborhood
to organize a Historic District effort – set a smooth trail for similarly
interested neighborhoods to follow.
Rock
Around The Clock at Village
By Kathleen Giachino
Kenneth Village has a new look. The merchants are happy with the improvements and are looking forward to more landscaping and future banners.
“Rock Around the Clock”
To celebrate this new look and to highlight the new village clock, the Kenneth Village Merchants Association is naming their summer event “Rock around the Clock.” There will be a 14-piece swing band for dancing and dining.
Most of the merchants will be open and food will be available at the following Kenneth Village Merchants:
· Hot dogs, hamburgers, sausages and various grilled meats and cold sandwiches from Art’s Meat Market.
· Chinese chicken salad, chile roll bowls, plus the regular menu from Meyer Coffee.
· The Italian menu including pizza from George’s Cucina Italiana
· Soft drinks from Chris and Tom’s Liquor
· Deserts from the Village French Bakery
The Band will set up beneath the clock, and there will be a dedication ceremony for the improvements with city officials participating.
Children’s Activities
Activities for the children will be at the west end of the Village. A 40-foot slide, a moon bounce and crafts are available for the children. Rocky the Clown will provide face painting and fancy balloons. The Glendale Library bookmobile will there to provide summer reading.
The Village welcomes two new stores. “Curves,”
which opened July 14 on the south side of the street, and “Emmeline’s,”
a quilting shop, on the north side of Kenneth.
We are looking forward to the reopening of the produce market, next to Art’s
Meat Market, hopefully in time for the festivities on the 9th.
NWGHA Table
Northwest Glendale Homeowners’ Association
will have a table staffed by the Board where we hope members will stop by to
say hello. 2003 Annual Meeting
Held; Officers Reelected The Northwest Glendale Homeowners
Association Annual Meeting was held at Brand Library on Thursday evening, May
15. Will Rogers, former News Press columnist, gave an engaging and candid talk
to the group.
All incumbent Board members running for reelection were reelected. Doug Johnson
joined the Board. Officers were reelected to their existing posts at the following
June Board meeting.