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

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.