[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6635058,"mediaKeyId","3453151-b890966e17247019b642b4f27096235f","parentId",3453151,"title","Design Review Board approves rear lot home at 1714 Del Valle Avenue; requires study of kitchen‑facing facade","audioSeconds",1461,"startMs",1616000,"endMs",3077000,"viewUrl","/Search/View?dp=1&key=3453151-b890966e17247019b642b4f27096235f&start=1616&end=3077","thumbnailUrl","https://assets.pipeline.soar.com/3453151-b890966e17247019b642b4f27096235f/thumbnail_1616000.jpg","articleUrl","/articles/6635058/Glendale/Los-Angeles-County/California/Design-Review-Board-approves-rear-lot-home-at-1714-Del-Valle-Avenue-requires-study-of-kitchenfacing-facade","mediaUrl","https://secure.pipeline.soar.com/6635058-a4cb8f8e312916955eee17809c457b8b/orig.mp4?Expires=1771189213&Signature=DU9Ke0nmHl35wn4ZxwkBjGl6XUgI4A1BTYfPK11nNhonM5hrhRjovEbBrzHC684dKBKDo2p7LsJ8RQ0ROKiTCaOIyNs7DN~vRAL2Dm9bLd1n5735z-csOp9ObzuhNGh8s94kLDDGd3ALJELG7-RJis9qViOYvkBynMeKvhuFf4OK35xIUOTEDWU6~t24Q3yxd4y1Iy9a0hcrgan2ZjDyboe6ZTPIDheF7UMuiyiw6HRtOmaE1KFD-~DT8-A-TCn006lcUqMrFde5G3BW2GbQYcGDEDjI3nGbQr43BijF2TQvOrFJPcfcpHPXHRFJ9Jpjujz3iU2MzCJlaEc4OCCoGQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Glendale","date","2025-05-22T22:10:10Z","article","The Glendale Design Review Board on May 20, 2025 approved a design for a one‑story, approximately 1,200‑square‑foot single‑family house to be built on a flag (rear) lot created under SB 9 at 1714 Del Valle Avenue, with a 4‑0 vote and a modified condition asking the applicant to restudy the kitchen facade to add a window or other architectural interest.

Staff summary and context
Planning staff explained the property was part of an SB 9 lot split that created a rear flag parcel of roughly 6,100 square feet; the subdivision remains pending recordation and a covenant agreement. The rear lot contains an existing detached garage and an approximately 600‑square‑foot ADU that previously served the front unit. Staff said SB 9 parking rules require one at‑grade parking space per new SB 9 unit; the proposal will use the existing garage parking and a shared driveway arrangement to meet that requirement.

Design comments and staff recommendations
Staff described the proposal as a modest, concealed dwelling about 133 feet from the street and about 16 feet tall. Staff recommended approval with design enhancements, including raising the gabled roof a foot or two for variation, providing half‑barrel caps at gable rakes to match the Brava brand s‑tile aesthetic shown in renderings, and avoiding large blank facades. Specifically, staff recommended adding a window at the bedroom or adding a Spanish‑style niche or tile inset at the kitchen/side wall to avoid a blank elevation.

Applicant response and public comment
Applicant Pedro Starchan, who described himself as the owner/applicant, said the proposed house will be “95% not visible from the street” and explained the decision to use materials and a palette compatible with the existing front house and ADU. Starchan acknowledged he would work with staff on façade details and said he would consider reconfiguring the kitchen so a sink or other element could face a window.

Board deliberation and vote
Board members generally supported staff recommendations while noting the house is largely concealed behind the front house and garage. Several members asked the applicant to study reorienting the kitchen to allow a window or, alternatively, to provide an architectural device such as a niche to enliven the prominent blank wall that will be visible near the garage. The board also agreed it would be acceptable if the applicant chose a more modern aesthetic rather than strictly adopting Spanish details, as long as the facade was refined. A motion to approve with the staff conditions modified to require a study of the kitchen/blank facade (either by reprogramming the kitchen to allow a window or by adding an architectural embellishment) carried 4‑0.

Parking and legal notes
Staff reiterated SB 9 parking rules require one parking space; the applicant will rely on the existing garage and shared driveway access under a covenant to provide required parking. Staff noted the SB 9 lot split is approved but pending recordation and associated covenant.

Next steps
The approval is subject to the modified conditions; the applicant must return with final plans that reflect the agreed façade treatment and the other standard plan check and permit submittals. The board’s decision can be appealed within the city’s stated appeal period.

","mediaType","Video","parentTitle","Design Review Board - 5/22/25","oneSentenceSummary","The board approved a 1,200‑square‑foot single‑story house proposed for a flag lot created under SB 9 at 1714 Del Valle Avenue, voting 4‑0 and adding a condition that the applicant restudy the kitchen/blank wall to provide a window or architectural detail.","taxTitle","Glendale, Los Angeles County, California","taxId",4651,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6635062,"Design Review Board approves single‑story house at 3540 Las Palmas Avenue with conditions",1207,274000,1481000,"/Search/View?dp=1&key=3453151-b890966e17247019b642b4f27096235f&start=274&end=1481","https://assets.pipeline.soar.com/3453151-b890966e17247019b642b4f27096235f/thumbnail_274000.jpg","/articles/6635062/Glendale/Los-Angeles-County/California/Design-Review-Board-approves-singlestory-house-at-3540-Las-Palmas-Avenue-with-conditions","https://secure.pipeline.soar.com/6635062-8b870ce8fbe3c42db65d6f9d1185e961/orig.mp4?Expires=1771189213&Signature=CV11NCm2zVy5MDZE-T3qcVrC-hBxuFo8XhrJvnarVQAx7IG4AbtALMEedOvg9d6m1vOR2OdnWdzp47lUNPRuzhz1jspKHvfSjm6OWPEVMt03x-foB-WVmO6o07R7bkVjci5bbV0ncQXuHBp1CFLVb3E~27B-5FlBiBG-VR0FEID6Cf3hC9Lfjn6ZL15MEQ4zU91LmnVf0wN04vCWNEfPp~8OwCb94rEE0JGTMj4PiS-FbYrgGKJdQ582rTlSj5mJsQvu4emWJ2URYzS8opqHX6-67MaY0iTsFz5kdujmI24w5Je9Hdg9OtHmLU02X7Iu8C6QfzBRiwRuUx662YuMpw__&Key-Pair-Id=KUT5TJCACFTXG","The Glendale Design Review Board on May 20, 2025 approved a design review application for a one‑story, 2,123‑square‑foot single‑family house at 3540 Las Palmas Avenue, voting 4‑0 to adopt staff recommendations and to require casement windows on the side elevations.

The project site is a vacant, rectangular interior lot of about 6,500 square feet in the North Glendale / Spar Heights neighborhood. The proposal calls for a single‑story house with four bedrooms, 3.5 bathrooms and a 434‑square‑foot detached two‑car garage at the rear. Case planner Coloma Diaz told the board the design includes a 25‑foot street setback, a 6‑foot interior setback on the north side, clay two‑piece roof tiles, smooth white stucco, and a 5‑foot‑tall wood boundary fence. Diaz recommended approval with four conditions tied to paving materials, window specifications, urban forestry permits, and a landscape/irrigation plan compliant with the state model water‑efficient landscape ordinance.

Why it matters: the property sits in a primarily single‑story neighborhood and staff said the proposal’s scale and materials were consistent with surrounding homes. Urban forestry staff flagged an abutting coast live oak near the northern property boundary; the board’s approval requires permitting and protection measures for that tree.

Project details and staff conditions
Staff recommended four conditions of approval: 1) clarify the decorative driveway paving material and ensure plan consistency; 2) update the window schedule and material board to indicate the proposed window material; 3) obtain required urban forestry permits for removing/replacing the street tree and protecting the abutting coast live oak; and 4) provide a landscape and irrigation plan prepared by a licensed landscape architect that complies with the state model Water Efficient Landscape Ordinance (MWELO). Coloma Diaz also noted the house’s roof and façade details and recommended that window product submittals match plan notes.

Applicant presentation and public input
Designer Savan Belian described the proposal as intentionally modest and compatible with the neighborhood, saying the owner had considered a two‑story house but decided a single‑story would better fit the street. Owner Jack Cargadorean told the board he and the design team sought a “modest” Spanish‑style design and said window specifications on the plans should read aluminum‑clad windows rather than fiberglass. Both representatives answered board questions about roof details, window recesses and materials.

Board deliberation and vote
Board members cited the project’s modest scale and compatibility with the surrounding single‑story context. Several members expressed a preference for consistent window operation across the house; after discussion the board amended staff condition No. 2 to require that the side (north and south) windows be casement rather than sliding. The motion to approve with the four staff conditions and the casement‑window amendment was moved by Board member Welsh and seconded by Board member Lacroff. Roll call votes were recorded as yes from the four members present; the motion carried 4‑0.

Appeals and next steps
Case materials and the staff report will be posted to the city’s planning website. Coloma Diaz reminded the public that appeals of the DRB decision must be filed within 15 calendar days of the decision. The applicant may proceed with required urban forestry permits and the licensed landscape submittal as specified in the conditions.

","The Glendale Design Review Board voted 4-0 to approve a single‑story 2,123‑square‑foot house at 3540 Las Palmas Avenue, requiring four staff conditions and an amendment that side windows be casement rather than sliding.","actionData","errors"]

Article not found

Design Review Board approves rear lot home at 1714 Del Valle Avenue; requires study of kitchen‑facing facade

Design Review Board approves single‑story house at 3540 Las Palmas Avenue with conditions