[{"_1":2,"_99":-5,"_100":-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",[32,75,87],{"_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",5973356,"mediaKeyId","5830356-e4cfa81120f322f66038846bc9f47bc0","parentId",5830356,"title","DRB approves 149‑unit density‑bonus project at 1303–1315 N. Central Ave with materials and fenestration conditions amid neighborhood concern","audioSeconds",450,"startMs",3358000,"endMs",3808000,"viewUrl","/Search/View?dp=1&key=5830356-e4cfa81120f322f66038846bc9f47bc0&start=3358&end=3808","thumbnailUrl","https://assets.pipeline.soar.com/5830356-e4cfa81120f322f66038846bc9f47bc0/thumbnail_3358000.jpg","articleUrl","/articles/5973356/Glendale/Los-Angeles-County/California/DRB-approves-149unit-densitybonus-project-at-13031315-N-Central-Ave-with-materials-and-fenestration-conditions-amid-neighborhood-concern","mediaUrl","https://secure.pipeline.soar.com/5973356-460422aa8139fef9f64a31ae6f094b79/orig.mp4?Expires=1770817713&Signature=Xqf0gehTdaSC0lC6QQWHgRRGHtQE8LgAymLRq4IoUbjLHUs2eWLDqhtdObiCzBwr9A-rcYWrZAH8Kl3mHA2ZpEYhjo0yfw0cekBm6LmAQQ2nbZPvtQzqfEIjxQIX1oQ4LuI6JXYzQYkjGY9OuAOfAqrTxL1~IUgI1EM19nfnaaYlupIArCmqti9UYHEhNAUTasKsfQLyUypMSD0dCNKIjkgNlqBJs4twy9rhemqkm9XO5nNViyI8TbGGf0yqPV-ai90EudfNRf-9XlxYZSHl3WKrqA74IANFDocYYq9mDcKepnCvRMHpDE3DMMXEMwRanplztfOtRnxM-xZUDA4wfQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Glendale","date","2025-09-26T03:26:14.113Z","article","The Glendale Design Review Board on Sept. 25 approved a proposed redevelopment of 1303–1315 North Central Avenue — demolishing a 37‑unit 1957 garden‑apartment complex and replacing it with a 149‑unit, density‑bonus apartment development — after narrowly adopting staff‑recommended conditions and new material‑quality requirements. The project, which expanded from 131 to 149 units since the board’s preliminary review in 2023, seeks state‑enabled density bonus incentives that allow increased stories, floor‑area ratio, lot coverage and reduced setbacks; the Community Development Department earlier determined the project qualifies for a CEQA exemption under recent state changes (Assembly Bill 130) and granted density‑bonus approvals last week.

Case planner Cassandra Pruitt reviewed the project, describing two main buildings connected by a six‑level pedestrian bridge, a central landscaped courtyard, a pool area at the west and two parking levels below ground for 211 spaces. The proposed scheme ranges from three stories along Central Avenue to six stories toward the west/Viola Avenue elevation, with a maximum stated height of about 94 feet, 4 inches, and a 2.84 FAR under the density‑bonus approvals (the base code would have capped three stories and FAR ~1.2). Pruitt noted the development team expanded the plan since 2023 and that the city originally required an environmental impact report after earlier review because of a historic‑resource finding; AB 130 later narrowed CEQA applicability and led staff to find the project exempt.

The hearing drew substantial public comment (residents, preservation groups and neighbors appeared in support and opposition). Speakers raised concerns about traffic, emergency access and evacuation on a sloped two‑way arterial, construction dust and asbestos mitigation, loss of mature trees on the site, and the demolition of a mid‑century garden‑apartment complex some neighborhood advocates said was locally significant. The developer’s counsel and design team emphasized the project’s large share of two‑ and three‑bedroom units (intended for families), architectural quality in a Spanish‑colonial revival style, landscaped courtyards and long‑term ownership and management by a local developer. The applicant also said tenants displaced by demolition would be offered relocation and a right to return when construction is complete, as required by state law.

Board members and city counsel discussed the limited discretion available under state law to deny or materially change a density‑bonus project that requests statutory incentives. Outside counsel advised the board that to deny the project or refuse the incentives the city would need to make narrow, objective findings of specific, unmitigable public health and safety impacts or other legal triggers. With that legal framework in view, the board narrowed its review to design aspects it could condition: staff’s recommended conditions that windows be recessed with sills, consistent decorative paving for driveway sheets, boundary wall facing materials, and a lighting plan to avoid spillover. During deliberation the board added project‑specific conditions to raise the quality of exterior materials (non‑galvanized, powder‑coated or painted metal finishes for railings and vents), require Fibrex/Andersen‑100‑series or equivalent dark‑bronze‑framed fenestration consistent across the plan set (to replace vinyl notation), and to increase façade variation (alternative balcony treatments and material banding) on north, south and west facades to reduce apparent massing.

The motion to approve with those conditions passed 2–1 (Chair Kaskanian and Board Member Halajian in favor; Board Member Welsh opposed). The approval includes the density‑bonus concessions already granted by the Community Development Department. Staff will require submittal of revised drawings showing the material and window clarifications, a lighting plan, decorative paving details, boundary wall facing, and a final landscape plan that shows the proposed street trees and courtyard planting before issuance of building permits. Several residents indicated they would pursue appeals to the city council or other remedies; the applicant may proceed with final permitting steps consistent with the DRB conditions and the city’s density‑bonus approval.","mediaType","Video","parentTitle","Design Review Board - 9/25/25","oneSentenceSummary","Despite extensive public opposition and concerns from board members about massing, the DRB approved a 149‑unit, density‑bonus apartment project at 1303–1315 North Central Avenue subject to conditions that raise exterior material quality, require recessed windows and non‑galvanized metal finishes, and call for additional façade articulation.","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},5973361,"Design Review Board approves contemporary second‑story addition at 1335 Dorothy Drive after window and parapet adjustments",1564,1770000,3334000,"/Search/View?dp=1&key=5830356-e4cfa81120f322f66038846bc9f47bc0&start=1770&end=3334","https://assets.pipeline.soar.com/5830356-e4cfa81120f322f66038846bc9f47bc0/thumbnail_1770000.jpg","/articles/5973361/Glendale/Los-Angeles-County/California/Design-Review-Board-approves-contemporary-secondstory-addition-at-1335-Dorothy-Drive-after-window-and-parapet-adjustments","https://secure.pipeline.soar.com/5973361-7f3d7040ecad5020e560236e9b200d90/orig.mp4?Expires=1770817713&Signature=LzSRkwKXg2Fbu2dp~yRpLa8tiAnUBNx5SqT8dcdtaqjxcG0hWpFxyssGLDFxz5KgK4sSlCLW5DssRTqzwe9hqaj3NnMdXta~jrLr0EGGpBHNsSc9TREv8D2O7WjeYbFWiRFYYcikrxHwBtJvNnFF17tLnXFu2uircGpT2mHKR1t66rcoPoevkdIPcBHRmwkj5MdAgNe~lsfmx-61g84HmNlsSddXFrv7K7ImdpIs8WR0zwkrGbodofq2limWWAEMn3lhKwhIlrVbvhthvnlldJNWs43X~0AEpPdK4HXMJyFB6VBvxnhGJEDa-z8aDYC9Xg9jcvppWP2dpwDN1FMPgQ__&Key-Pair-Id=KUT5TJCACFTXG","The Glendale Design Review Board on Sept. 25 approved a 552‑square‑foot second‑story addition over an existing garage at 1335 Dorothy Drive, accepting a contemporary rectilinear volume that contrasts with the existing traditional home while adopting a revised set of staff recommendations on window heads and decorative elements. Senior planner Nicola Haughty summarized the design and staff suggestions; the project includes a stepped flat‑roof volume clad in light brick veneer, a 3‑foot‑6 parapet above the garage, new decking and landscaping in the rear yard and an approx. 6‑foot cantilever at the rear.

The project applicant and architect explained that the design purposely sets the new volume back from the garage and maximizes glazing for natural light; they objected to a staff suggestion for a trellis above the garage parapet as antithetical to the streamlined, jewel‑box intent. The applicant agreed to the board’s request to adjust window head heights on the front facade so that the top of the casement windows aligns with the eave of the existing house, and to keep the proposed landscaping that drapes over the parapet to break up the large blank plane.

After public comment supporting the design and the applicant’s intent to retain the character of the original house, the board voted to remove staff condition 1 (trellis) and condition 2 (lowering the addition) and adopt a new condition requiring lowering the head height of the front casement windows to be consistent with adjacent eaves and to ensure trailing planting over the parapet is shown on plans. The motion carried 3–0. Staff will verify revised plans for consistent window materials and fenestration notation, and the applicant will submit final details on materials and the planting plan as part of plan check and permit issuance.","The DRB approved a 552‑square‑foot second‑story addition above an existing garage at 1335 Dorothy Drive, allowing a contemporary rectilinear volume while removing staff’s proposed trellis and agreeing to a new condition to lower the head height of front casement windows to better align with the existing eave line.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},5973365,"Glendale DRB approves single‑story French‑country home at 1727 Wabasa Way with design conditions",682,371000,1053000,"/Search/View?dp=1&key=5830356-e4cfa81120f322f66038846bc9f47bc0&start=371&end=1053","https://assets.pipeline.soar.com/5830356-e4cfa81120f322f66038846bc9f47bc0/thumbnail_371000.jpg","/articles/5973365/Glendale/Los-Angeles-County/California/Glendale-DRB-approves-singlestory-Frenchcountry-home-at-1727-Wabasa-Way-with-design-conditions","https://secure.pipeline.soar.com/5973365-3db3d75f9347d6826a8f71f4016215ae/orig.mp4?Expires=1770817713&Signature=jf4AvQB17~K8RpmbzyWTRJSsxcXJuMzEC0W1bLWmnaUU1UVbZVbpWSRLrdbGIoH0rMtcsEe9B9wbYr~3sx9dp9mQWYCTvlb51BKXFDQO1Jf8jtdyq2~ykd~7LKftoOp68V7yF28YWU3a-Cjt~wx6AdXblsvx0Tf7MHoKJ-ceUBwfQxTxnQrUedNh41KEOi04bhAkTGLVp8reHYPTWIGTCVi0e6xkbNPQ~S0PdeAbOTAfGpf9oJIybhsud20B7VjlNduhcqFzmRA5UyK9UDBzNyIADUiG~tS7dDWt1MG1-3eVZUxHq1l8YlvHK17MTLMwc6XpZtAtZYMVq72GjC4JrQ__&Key-Pair-Id=KUT5TJCACFTXG","The Glendale Design Review Board on Sept. 25 approved plans to demolish an existing ranch‑style house at 1727 Wabasa Way and build a new single‑story French‑country residence, after the project team agreed to staff‑recommended conditions addressing attic height, roof gable simplification, boundary walls and exterior fixtures. The property owner, Sevag Kairapetian, and architect Craig Stoddard presented the proposal and answered board questions before a 3–0 vote with two members absent. The board motion was made by Board Member Welsh and seconded by Board Member Halajian. Staff planner Coloma Diaz led the presentation and recommended approval with conditions.

The project site is a regular, interior lot of about 16,200 square feet on the city’s mid‑eastern side and currently contains a one‑story ranch house and a detached two‑car garage (the existing house footprint and condition were described by staff). The applicant proposes demolishing the existing structures and building a new 3,620‑square‑foot, single‑story residence with four bedrooms, three‑and‑a‑half bathrooms, and a 721‑square‑foot attached three‑car garage. The proposed overall height is 22 feet, 2 inches (below the 28‑foot maximum for the zone). The design uses French‑country elements: pitched gable roofs, limestone veneer, copper dormers and black aluminum‑clad windows.

Staff said research by preservation staff found the property not eligible for federal, state or local historic designation and that it is not considered a historic resource under the California Environmental Quality Act (CEQA). The project will widen the driveway to 14 feet, increase the front setback to 33 feet, and add an in‑ground pool and an accessory dwelling unit at the rear (the ADU location is not under DRB purview). The project team reported approximately 380 cubic yards of cut and 200 cubic yards of fill. A private arborist identified three city street trees and one neighboring western sycamore; staff does not anticipate impacts to those trees but recommended that required urban forestry permits be obtained prior to construction.

Board discussion focused chiefly on roof pitch and attic clear height. Staff’s condition asked to ensure the roof attic interior clear height is under 6 feet to avoid creating new habitable attic space; the owner reported that they reframed the roof so the attic clear height will be 5 feet 6 inches and that attic space will be used for mechanical equipment only. The architect and owner asked to retain an 8:12 roof pitch to preserve the French‑country character; board members agreed to accept the reduced interior attic height solution and to simplify the entry gable arrangement as shown in the revised elevation provided by the applicant. Other conditions require recessed windows, decorative facing for new boundary walls, specification for decorative driveway pavers, and exterior lighting details to avoid spillover.

The board adopted the motion to approve the project with the revised wording of staff conditions (remove the overall height reduction language and leave the attic interior‑height requirement; simplify the front gables as presented; require updated plan sheets incorporating the materials, recessed windows and lighting details). The roll call vote was 3–0 with two members absent. The board noted that appeals of the DRB decision must be filed within 15 calendar days on the city’s appeal portal.

The project will return to staff for plan check to verify compliance with the DRB conditions and to obtain required permits (building permit, urban forestry and maintenance services division permits).","The Glendale Design Review Board approved demolition of an existing ranch house and construction of a single‑story French‑country style residence at 1727 Wabasa Way, subject to conditions on roof/attic dimensions, wall finishes, window recessing and exterior lighting.","actionData","errors"]

Article not found

DRB approves 149‑unit density‑bonus project at 1303–1315 N. Central Ave with materials and fenestration conditions amid neighborhood concern

Design Review Board approves contemporary second‑story addition at 1335 Dorothy Drive after window and parapet adjustments

Glendale DRB approves single‑story French‑country home at 1727 Wabasa Way with design conditions