city of glendale planning department design review staff report context

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July 16, 2009 2-PDR2009-039-A 1500 Remah Vista Drive The overall mass of the building will change as a result of the new second floor addition. However, the overall scale of the building will not significantly change. The addition is modest in size and will adequately fit the existing site and floor plan conditions. The existing front setback on the first floor will be maintained and the height of the building will result in a relatively minor expansion of 20-'4". As previously indicated, a partial second floor will be added. Because it is stepped back from the ground floor at the east and west elevations, the second floor addition it is not out of context with the existing house and the general neighborhood. Overall, the mass and scale of the project appear to relate well to the surrounding neighborhood. BUILDING DESIGN AND DETAILING Architectural Style: The neighborhood is comprised of single-family homes constructed in a variety of styles. The existing one-story. Contemporary Ranch home will maintain its architectural style even though a second floor will be added . The applicant is propos ing to match the existing colors, materials, and fenestration as closely as possible. Some of the materials currently on the house include rock roof, wood fascia , strip stone, a combination of wood and aluminum windows, wood siding, and smooth stucco. The new materials for the addition will include cement board siding (e.g., Hardi Board) painted to match the existing wood siding, smooth steel trowelled stucco finish , ledges tone strip cultured stone by Coronado, wood fascia painted tan to match existing, and wood windows. The proposed materials appear to match well with existing and integrates with the design of the house. For example, the proposed stone is utilized on the new chimney while thoughtfully accenting the fayade on the first floor addition. The variety of materials incorporated onto the house accent various elements of the building and is well distributed so as to not overwhelm the fayades. The property is located within a high-fire zone. Therefore, all proposed material shall comply with Fire Prevention regulations. As previously indicated, the existing fenestration includes a mixture of wood, aluminum , and what appear to be steel windows presented in a variety of sizes . For example, the windows on the south side are clear, floor to ceiling windows and slidi ng glass doors. The remaining windows are fixed , casement, and slider. While the applicant has noted that the majority of the windows are wood, some windows do not have a true wood appearance. Therefore, the new wood windows should match the existing wood windows in order to preserve the existing character of the house. A condition will be added to ensure that al l new wood windows match the existing character of the existing house. Textures: The building will be fin ished with smooth, steel trowelled stucco, strip stone, Hardi Board and cement siding. Other materials to be utilized will include wood windows and roof rock . The proposed materials complement the existing Contemporary Ranch style of the home and correspond with the immediate neighborhood. The combination of materials, textures, and architectural details provide richness to the overall appearance of the building. Quality of Materials: The selected materials appear to be of high quality, which add to the overall appearance of the building and enhance the cha racter of the existing neighborhood. Overall the project has incorporated design elements that are prevalent on the existing house and within the immediate neighborhood. The house is well designed, preserving the existing Contemporary Ranch architecture . The selected materials, textures, and architectural details appear to be harmonious with the existing materials on the house and the immediate neighborhood. RECOMMENDATIONSI DRAFT RECORD OF DECISION : Recommendation: Staff recommends approval of the proposed project with one condition. The proposed addition appears to be consistent with the Design Guideline's intent for site planning, mass and scale, and design. The Planning Department recommends final project approval with the following consideration: Consideration: 1. The new windows on the addition shall match the existing material and design of the wood windows on the house. 4
July 16, 2009 2-PDR2009-039-A 1500 Remah Vista Drive Site Planning: The existing site plan condition is consistent with the proposal and is, therefore, consistent with the general neighborhood pattern. Mass and Scale: The overall mass of the building will change as a result of the new second floor addition. However, the overall scale of the building will not significantly change. The addition is modest in size and will adequately fit the existing site and floor plan conditions. The existing front setback on the first floor will be maintained and the height of the building will result in a relatively minor expansion of 20- '4". As previously indicated, a partial second floor will be added. Because it is stepped back from the ground floor at the east and west elevations, the second floor addition it is not out of context with the existing house and the general neighborhood. Overall, the mass and scale of the project appear to relate well to the surrounding neighborhood. Building Design and Details: Overall the project has incorporated design elements that are prevalent on the existing house and within the immediate neighborhood. The house is well designed, preserving the existing Contemporary Ranch architecture. The selected materials, textures, and architectural details appear to be harmonious with the existing materials on the house and the immediate neighborhood. ATTACHMENTS : 1 . Location Map 2. Reduced Plans 3. Neighborhood Survey 5
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city of glendale planning department design review staff report context

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