1 - Glendale

CITY OF GLENDALE COMMUNITY DEVELOPMENT DEPARTMENT
DESIGN REVIEW STAFF REPORT
MEETING DATE: October 24, 2013
TO: Design Review Board
PREPARED BY: Rathar Duong, Planner
CASE NUMBER: PDR 1311348
ADDRESS: 700 E. Garfield Avenue
APPLICANT: Hamlet Zohrabians
OWNER: Zaven Yarlyan
LAST DATE REVIEWED/DECISION: First time submittal for final review.
PROJECT SUMMARY: To demolish an existing 982 s.f. one-story, single-family residence
and construct a new two-story, 5-unit townhouse building with 14 semi-subterranean parking
spaces. The existing single-family residence will be demolished.
EXISTING PROPERTY: The project site is a 9,240 square-foot interior lot that is
rectangular in shape and has flat topography throughout. The site was developed in 1921
with a 982 s.f. single-family residence. The Craftsman style house is listed as a 6L by the
Craftsman Survey and is not eligible for listing as a historic resource and can be demolished.
Located to the west of the property is a 2-story, 16-unit condominium and to the east is a 12unit, two-story apartment building, and directly across the street is a 14-unit apartment
building.
The property is bounded by Mariposa Ave and Adams Ave in south Glendale. There are no
protected trees on the subject site.
CEQA STATUS: The project is exempt from CEQA review as a Class 3 "New Construction
or Conversion of Small Structures" exemption, pursuant to State CEQA Guidelines Section
15303.
RECOMMENDATION: Planning Division staff recommends approval of the project with
conditions.
PROJECT DESCRIPTION
The applicant is proposing to construct a new 2-story , 5-unit townhouse with 14 parking
spaces in a semi-subterranean garage. Two of the parking spaces will be in an enclosed
garage. All units contain three bedrooms and range from 1,500 s.f. to 2,083 s.f. and the
overall building design reflects influences of the Spanish Colonial Revival style.
CONTEXT
GENERAL PLAN: Land Use Element: Medium High Density Residential. The project
complies with the Land Use Element of the General Plan. The property is surrounded by
other high density residential apartment and condominium development.
ZONE: R 1650 (Medium-High Density Residential) Zone
ENVIRONMENTAL CONSTRAINTS: There are no environmental constraints. The subject
site is flat, rectangular in shape, and does not contain any protected trees .
NEIGHBORING ZONES AND USES:
North
South
East
West
Project Site
Zoning
R 1650
R 1650
R 1650
R 1650
R 1650
Existing Uses
14-Unit Apartment Buildinq
6-Unit Apartment Building
12-Unit Apartment Building
16-Unit Condominium
Single-Family Dwelli ng
DESIGN GUIDELINES:
Comprehensive Design Guidelines: Multi-Family Residential and Mixed Use Design
Guidelines.
The following topics covered in the Guidelines are discussed as appropriate to the proposed
project and its site conditions :
SITE PLANNING
A. Building Location
The subject parcel is a flat, rectangular lot. The proposed 5-unit townhouse will be
generally located in the center of the lot and meets all setback requirements . Due to the
narrow lot width, the units will be stacked in a linear row from front to back. The
proposed site planning is consistent with adjoining developments and is typical for a lot of
this size and shape.
B. Yards and Usable Open Space
The project will provide all of its required comm oil outdoor space at the rear of the lot.
This area will be equipped with permanent seating and landscaping. The front yard will
also be landscaped, but this area is generally not intended as a place for the residents to
congregate and socialize. Each unit will also have private open space, consisting of
individual patios, located along the east side of the building.
C. Garage Location and Driveways
The required parking will be in a semi-subterranean parking garage with 14 spaces. The
location and number of parking spaces meets Code. The driveway leading to the parking
garage is located on the eastern portion of the lot.
2
D.
Landscape Design (Including Hardscape)
Much of the required 25% landscape requirement will be provided in the front
setback and at the rear of the building in the common open space. Additional
landscaping will be provided along both sides of the building. The landscape palette is
comprised of drought tolerant plants and includes Palo Ve rde, multi-trunk Toyon, Crape
Myrtle, kangaroo paw, and rockrose.
A concrete path leads from the sidewalk and continues along the western edge of the
building to the entry of each unit. Another walkway, made of stepping stones, leads to
the unit fronting the street. On the eastern end, a driveway leads to the underground
parking. At the rear is the common open space consisting of a combination of
landscaping and hardscape areas.
The project provides a balance of landscaping and hardscape that is appropriate to the
design and scale of development.
E.
Walls and Fences
The proposed development will be enclosed along the perimeter with a block wall.
Wrought iron fences separate the private open spaces (patios) between the units. No
fences or walls are permitted in the front setback.
Summary: The proposed townhouse will be located essentially in the middle of the lot and
complies with all setback requirements. The site planning of the building is consistent with
other developments in the neighborhood and respects the rhythm of the streetscape. The
layout of the units is typical of a development on an average Jot size and rectangular shape.
MASS AND SCALE
A. Relate Buildings to Existing Context
The proposed building is 2-story and will be consistent with other 2-story buildings on this
street. Its height will also be similar to existing developed properties. The shape and
footprint of the building is linear and follows the shape of the lot. These characteristics
are consistent with adjoining and nearby development. As such, the proposal is
respectful of the overall context, streetscape, and character of the immediate
neighborhood.
B. Relate Buildings to Existing Topography
The subject site is flat. Aside from the necessary excavation for the semi-subterranean
garage, no landform alteration will be required . The proposed project is typical and
consistent with other new multi-family projects on flat parcels.
C. Architectural Concept
The building is designed with influences of the Spanish style. Features such as hipped
and gabled roof volumes, projecting bays, and cantilevered second floors appropriately
break up the building's massing while maintaining stylistic prevalent.
3
D.
Scale and Proportion/Monumentality
The building 's scale and proportion have been successfully addressed throughout the
project, as illustrated on the elevation drawings. The front fa9ade is rather formal , with its
overall symmetry subtly broken by the arched windows at the second floor. Th is quality,
along with the projecting center bay, provides a dignified sense of balance and proportion
without becoming overly monumental. At the sides, the building projects a more
asymmetrical appearance with repeating forms and elements, such as the entry porches,
balconies, and the small gable roofs . A similar pattern is seen in the fenestration as well.
The clear delineation of each unit effectively modulates the building into smaller
components.
E.
Roof Forms
The roof is a combination of hipped and gable design and corresponds to the delineation
of each unit. The proposed roof design helps conceal the rooftop equipment, which is
permitted in the multi-family zones.
Summary: The proposed 2-story building is consistent with other 2-story buildings nearby
and is considerate of the neighborhood context. The appropriateness of the mass and scale
is achieved through a number of methods, such as modulated facades and interrupted
roofline. The projection of certain volumes, as demonstrated in the balconies and defined
entries, are also effective mechanisms in achieving a sensible mass and scale.
DESIGN AND DETAILING
A. Overall Design and Detailing
The proposed townhouse reflects a contemporary interpretation of the Spanish style and
will complement the eclectic mix of architectural styles that exist in this neighborhood.
To achieve a cohesive design, a variety of materials and detailing are proposed as
evidenced in the roof design and clay tile, the smooth stucco finish of the exterior walls,
decorative tile vents , arched paneled entry doors with peek-a-boo openings, wood
corbels, and simple vertical picket railing . The proposed detailing contributes to an
authentic and cohesive design.
8. Entryways
The entries to all units are defined with a slight recess with an arch design. All entries
are located on the west elevation (facing the side property line), with the exception of the
front unit, which faces the street. Each entry opening will be provided with a
corresponding arched paneled wood door.
C. Windows and Doors
All windows and sliding glass doors are vinyl in almond color with divided lites. The
drawings do not indicate whether these lites are internal or 3-dimensional (simulated
divided lites). While divided lights are appropriate to the design, they should be on the
exterior of the glass panes. Similarly, the operation of the windows is mixture of sliding
and single and/or double hung. Due to the design of the building, consistent use of
casement or hung windows would be more suitable over sliding windows and wood or
cast stone sills should be provided for all window openings.
D. Finish Materials/Color
The building will be finished in smooth stucco. The proposed color is saddleback (see
4
material board). However, the drawings do not indicate whether the smooth surface will
be achieved by steel troweled or machine-applied sand texture . Although steel
troweled finish is the preferred option for this design, sand texture is also appropriate.
The roof will be clad in clay tile in old world blend (red shade) color. As depicted on the
elevation drawings, the color of the stucco and tile roof complement each other. The
wrought iron fence, gate, and guardrails will be painted dark brown, while the windows
will be almond color.
E. Paving Materials
All hardscape areas, including the driveway, will be constructed of concrete, while the
walkway leading to unit 1 will be constructed of stepping stones.
F. Equipment/Trash Location and Enclosure
AC equipment will be located on the roof as permitted by Code. These units will be
screened by the roof parapet. The trash collection room is located in the semisubterranean parking garage.
Summary: The proposed project is an interpretation of the Spanish style, which will be
appropriate in this neighborhood containing an eclectic mix of architectural styles. The
cohesiveness of the proposed design is supported by the smooth stucco finish and clay tile
roof, arched entries and doors, decorative stacked tile vents, and cantilevers with wood
corbels.
RECOMMENDATIONS/ DRAFT RECORD OF DECISION:
Recommendation: The proposed project generally appears to be consistent with the
Comprehensive Design Guidelines in its site planning, design, massing, scale and
appropriateness to the architectural style, context, and rhyth m of the neighborhood. Staff
recommends that the proposed project be approved with conditions.
Conditions
1.
2.
3.
4.
All windows should have simulated divided lites.
Wood or cast stone sills should be provided for all window openings.
Sliding windows should be replaced with casement or hung windows.
The stucco finish should be steel troweled or sand textu re.
Site Planning: The proposed townhouse will be located essentially in the middle of the lot
and complies with all setback requirements. The site planning of the building is consistent
with other developments in the neighborhood and respects the rhythm of the streetscape.
The layout of the units is typical of a development on an average lot size and rectangular
shape.
Mass and Scale: The proposed 2-story building is consistent with other 2-story buildings
nearby and is considerate of the neighborhood context. The appropriateness of the mass
and scale is achieved through a number of methods, such as modulated facades and
interrupted roof/ine. The projection of some volumes, as demonstrated in the balconies and
defined entries, are also effective mechanisms in achieving a sensible mass and scale.
5
Building Design and Details: The proposed project is an interpretation of the Spanish
style, which will be appropriate in this neighborhood containing an eclectic mix of
architectural styles. The cohesiveness of the proposed design is supported by the smooth
stucco finish and clay tile roof, arched entries and doors, decorative stacked tile vents, and
cantilevers with wood corbels.
ATTACHMENTS :
1. Location Map
2. Reduced Plans
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LOCATION MAP
700 E GARFIELD AVE
GLENDALE, CA 91205
500' RADIUS
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22G NCatalina St.
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22G N Catalina St.
Burbank Ca. 91505
700 E Garfield
Apartments
PROJECT DESCRIPTION:
APARTMENT UNIT CONFIGURATION:
Nl'W PRcrosw 5-UHIT 1ViO 5TOO APmM005
CMR 51'M~SIJ6l?RAANEAN PAAAING GAA>ll
imiT NO.
PROJECT DATA:
TOTAL
2-~
3
3
3
GROUND l'\lt
1,050
(3)715
715
SfCONOl'\lt
1,033 (3)785
795
4,163 s.r.
2,063 (3) 1,500 1,510
a,0935.f.
3,9105.f.
LOT ARIA • 9,240 S.F.
ZONE = R·IG50
Al10WA8LE NUMBER OF UNITS =9,240 s.rJI ,GOO s.r. - 0.Sbll UNITS
f'ROFOSfD NUMBER Of UNITS = 5
Al10WA8LE HEIGtfT = 26 FT.+ 5' FOR ROOFS W/MIN. 3:12 = 31'
PERIMETER FENCE WALLS:
LOT Wo/fF.K,f Al10MD • 50% X9,240 S.f. =4,G20 S.f.
MAX. Al10WA8LE HEIGtfT Of solid ffNO: + GARAGE
POOVf. AOJAO:NT GIWUNO LEVf.l
G.5'
= 500.00
l.OlltST A0JAC00 GROUND LEVf.l
PR0f05ED LOT CQVfF,Jo.f,E. • 4,494 S.f.
MAX. AUDWA8LE TOP or fENO: WAil
f'ROl'05ID 6UIDING HIEGtfT = 31'
AU.OWA8LE FLOORARfA
2 CM\INIT + AD00.5/36RUNIT5
+0.25NNIT(GUfST)
=
145PACl'S
PROf'05EO PARl\JNG:
OOlROOM5
TOTAL
700 E Garflled Ave.
Glendale Ca. 91205
REQUIRED PARKING:
= SOb.5'
2(5) + 2.5 + 1.25 (GUEST) = 14 SPACES
RfQUIREO LAN05CAl'ED Offll SPAa • 25~ (9,240) • 2,310 5.F.
l'ROPOSED IJ\NDSCAFED OPEN SPN:f = 2,310 5.f.
REQUIRED f'M'ATt OUTDOOR SPf>Cf = 40 5.F.NNIT
l'RDl'OSW PRIVATE OPEN SPACE
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40 5.fAINIT MIN.
REOUlRED COMMON OUTOOOR 5PK.f • 200 5.F./UNIT = 1,000 5.f.
PROPOSED SITE AND
FIRST FLOOR PLAN
PROf'05EO COMMON OOTDOOR SPACE• 1,000 S.f.
= 1.0 (9,240) =9,240 5.f.
l'ROl'OSED FLOOR ARIA • 8,093 S.f.
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Zaven Yaralyan
22G NCatalina St.
Burbank Ca. 9 1505
700 E Garfield
Apartments
PROJECT DESCRIPTION:
NEW PROPOSED 5-UNIT TWO sroo Al'MIMENT5
OVER Sl'Mi-5U6Tl'RJWIEAN PNOONG GAAN;E
PROJECT DATA:
APAR.TMENT UNIT CONFIGURATION:
UNITNO.
TOTAL
2 -4
700 E Garf1led Ave.
Glendale Ca. 91 205
REQUIRED PARKING:
2 CARNNIT + ADD 0.5/36R UNITS + 0.25AJNIT (GUEST) = 14 SPACTS
PROPOSED PAIWNG:
3
llfDROOMS
3
GROUND fl.R.
1,050 (3)715
715
3,9105.f .
2(5)
SfCOND FIR.
1,033
(3)7~5
795
4,1635.f.
REQUIRED IANDSCAPED OPEN SPACE = 25% (9,240) =2,310 S.F.
TOTAL
2,063 (3) I ,500 1,510
6,0935.f.
PROPOSED IANDSCAPED OPENSPACE = 2,310 5.f.
+2.5 + I .25 (GUE51)
= 14 SPACTS
lOT mA = 9,240 S.f.
ZONE = R-1650
AU.OWAflll' NUMBER Of UNITS= 9,240 S.fJI ,600 S.f . = 0.%8 UNITS
PROPOSED NUMBER Of UNITS = 5
AU.OWABU' HEIGl!T = 2G FT. + 5' FOR ROOFS WI MIN. 3: 12 = 31'
PROPOSED BUIDING HIEGtlT = 31'
LOT COVERAGE AU.OWED= 50%X9,240S.f. = 4,G20S.f.
PROPOSED LOT C(Nffl,Af;E = 4,494 S.F.
REQUIRED PRIVATE OUTDOOR SPACE = 40 5.f./UNIT
PERIMETER FENCEWALLS:
PROfOSEO PRIVATE OPEN SPACE
MAX. AU.OWABU' HEIGtlT OF solid FENCE + GARAGE
Af30VE ADJACENT GROUND lMl.
G.5'
LOWEST AD.JAWIT GROUND LEVEL
= 500.00'
REQUIRED COMMON OUTDOOR SPACE = 200 S.F./UNIT = 1,000 S.F.
MAX. AU.OWA611' TOP OF FEINCE WAU.
50b.5'
=40 S.F/UNIT MIN.
PROPOSED COMMON OUTDOOR SPACE= 1,000 5.f.
PROPOSED
SEMI-SUBTERRANEAN
PARKING GARAGEPLAN
AU.OWAflll' FLOOR mA = 1.0 (9,240) = 9,240 S.F.
PROPOSED FLOOR mA = 8,093 S.f .
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PROJECT DATA:
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LOT AAIA = 9,240 S.f.
ZONE = R-1 G50
Al.lOWABLE NUMBER Of UNITS= 9,240 S.fJI ,GOO S.F. = 0.566 UNITS
PROl'OSED NUMBl:R. Of UNITS = 5
AllOWA81.E HEIGt1T = 2G FT. + 5' FOR WOfS W/MIN. 3: 12 • 31'
PROl'OSfD BUIDING HIEGt1T =31'
LOT COVEAAGE AUOWW = 50U 9,240 S.f. • 4,G20 S.f.
PROl'OSfD LOT COVERAGE = 4,494 S.F.
Thoe~..i~ ... the
f'"'l"'1IY otl "'P'l"4* of DUNIMl5
Al)..o.VA61.E flOOR mA • 1.0 (9,240) • 9,240 S.f.
PROPOSED FLOOR mA
=8.093 S.f.
AA01ITECIS. otl ....
not"" "5Cd"' "'Y
<>th<r....te<c<ptby~Ull
OUIAMl5-'RC!mCT5. -~
bi< prued<t«: -
""""""""""" otl
""'""~by tile a>1lracta"" the JOI>
ort<.lvr(~...Xbebrou;>t totlle
-
APARTMENT UNIT CONFIGURATION:
UNITNO.
2 -4
5
BEDROOMS
0
ROOF PLAN
~i----­
SCALE I JO'- I '-0'
TOTAi.
3
Thef~cfr7M"9111C1o<:atdtlle_.i
""""of the f""J<d • of >rdll<dunl
q,""""", the"'°"""""' ol tbe
~-lhe""p~d"""*'otl
GRDUNDflR.
1,050
!3)715
715
3,9 10S.f.
SECOND flR.
1,033
(3) 765
795
4, 163 S.P.
TOTAl
of OUIW.fl5 ARatiTfCTS pnor to
lhe~of"'lwM.
2,063 13) 1,500 1,5 10
0.093 5.f.
thel)!'Ool:struchnl, """"""·'l*m>· "°"Cf'<"°"'""""'the~
do ®I nt=so>ly ~ "'deoGnbe "'
wal~ lcxllAlpetf""""""Md
C<llly>i<bonollhe"'l"'-oflhe
"""1><t"°"'""""'. OnthemeoftN:
"""3W or <lcoGnbed, the
,,...,.,. '°""'
""'""""s11'11""""al*""'~r«llct
proper=:ubon ..t~of the.m.
PERJMETER FENCE WALLS:
MAX. AllOWA81.E HE!Gt1T Of sold FENCE +GNW:;E
M!(Jl(C ADJACtNT GROUND LEVEL
G.5'
l.ONESf ADJACENT GROUND LEVEL
500.00
MAX. AllOWABlf TOP Of FENCE WfoU
I""
12'-7'
- 50b.5'
-------1
21'-
12'-7'
2'4'
I
I'
I'
PROPOSED PAJOONG:
2(5)
I
I
.. I'
"''
I
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+ 2.5 + 1.25 (GUESn
c
14 SPACES
REQUIRfD lANDSCAPED OPfN SPACE c 25%(9,240) m 2,310 S.F.
"'I
"' •
I
1.f-10'
If
SCALE I/8"- I '-0'
i
700 E Garfield
Apartments
700 EGarfiled Ave.
Glendale Ca. 9 1205
FROl'OSED lANDSCAPfD OPfN SPACE u 2,310 S.f.
REQUIRfD PRIVATE OUTDOOR SPACE c 40 S.fJUNIT
PROl'OSED PRIVATE OPEN SPACE
u
40 S.F JUNIT MIN.
15'(
REQUIREOCOMMONOUTOOORSfACE • 200S.FJUNIT~ l,OOO S.f .
PRDl'OSED COMMON OIJ1000R SPACE u 1,000 S.f .
PROPOSED
SECOND FLOOR AND
R.00f PLAN5
I
If
16&
SECOND FLOOR PLAN
22G N Catalina 5t.
Burbank Ca. 91505
REQUIRED PARKING:
2 CAFAJNJT +ADD 0.5/3BR UNITS +0.25/UNIT (GUESn • 14 SfACfS
i'
Zaven Yaralyan
-----rA.--J
J06NUM8fll
0413
A2.3
lOSN«lEUS
~
HWe!ZohrabilnsMA
3467 Oceoo v.w BIYd. Sulo 8
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~
~•~•9120!
r·
T.111236.3619
F. 11l236.2111
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STAMP:
~
0
~~!S~~.~G SOUTH ELEVATION
8
~~ ~~.~G NORTH ELEVATION
18
These~ and spedblions ate lht
properlyendo:ipyrig~ olOUNMllS
ARCHITECTS, end "1al nol bl uMCf on any
0Chtr>1>11<extej)l by....,.d OUNAMJS
ARCHITECTS. W_
Ille
_,1on,
p!«dence"'
" S<>leddrnetdlons end INll bl
..nliedbylhe_ ...... ,,.. . .Mr
_,,,,,,.,_
dsaepaiqWlbl~lolll-ol
llUlA1llS ARQllCCTS pfcw lolll
Thel'..r.ina<y...,._lhegt""11
saipeollheproiedh&ermsol-.i
clesigl""""""~'clme"""'ollhebuldrig.
lhtmajof8RMe<:lural!lemlnlsendllel)l"ol
struclllal,mecNnical, 1ledric:alsystems.N
scopedoOJrnerlslll• drawiv)•do nol ntaSSJ/lly
il<lcateordestti>aaJl.00.IOqllhdforM
pffiorm.,1ceondoompleioocllll1reqW.v111•ls
cllhecon.,adocumeats.O.lhebasiscllle
l
gener~scopelndlealedordelailed,lht
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KEYNOTES:
1-
l
1• SMOOTH fHSHED CEJ.IEH1 flASTER OYER PAPER MCkED METAL LATH
CMRA.W/000 SHEA1llliGO<EmRllR
SllECf ht AT W 0.C. Nl>A LAYEROf!4"G'l'PSl.l.I BOAAO
a< TIE INTElaOflSllE. PRIMllER-13"51.UllOHIN SlllDSPAt:f.
CQ.OR •LAHABAA"SHD.EBACK"
2·
1' SMOOTH F1MSHEO CEl.100 Pl.ASTER OVER CCJNCRBE 9t.OCK FENCE WAU.
""""""""'Mnlshal-requAdfor
pnipereec:Uionend""""""'ollle-
ClEIT:
Zaven Yaralyan
COi.OR '"U.HABRA 'SADDl.EBACI("
0
>
~~!S~~.~G WEST ELEVATION
E~SCOJ!NICE
COLOR : PRE.cAST HONEY OAT
4-
226 N Catalina St.
Burbank Ca. 91 505
WOOOCORSELS
OOlDR : DARK BROWN
>
MISSION TU SCREENED VENT
COlOR :W.TCHROOf TW
6-
ONEPECEQAY LtSSIOH TU RCXF CXMRNi
<MR 2·«WAOCRiO PN'ER
ta.OR :Cl.O\'«R.DaEHO
1·
PRE.PAIITTOMETAL.GUITERNl>OO'i\WSPOUT
OOlllR:DAAl<BRO\'lll
I-
PRf.f tftStf:OWM. YflffOOiV
COLOR : AIMOHO
9-
PRHlNISHEOVINYl./TUIPEREOGLASSPATIOOOOR
COLOR : Al.UOUD
IG-
PAIN?EOWOOOOOOR
COL.OR: DARK 8ROVnl
11·
PNNTEO METAL GUARDRM.
COi.OR : DAAK BROVIH
1Z·
PAllTEOUETALFENCE
cotOR : llAAK IR(W/N
13-
PRf.cAST COOCRETE <:.»
CCl..M :PflE-CA.ST tQ<EYQU
PRO.ECT:
700 E Garfield
Apartments
700 EGarfiled Ave.
GlendaleCa. 91205
REVISIONS
BY
t+ PA.ltmO GATE
OOlllR:DAAl<BR0\\11
IS.
SAl.TUO TlE TREADSW/twmPAINTEDSPANISH TURISERSTIPS
COLOR : RED SAl.11.lO Wlf.!lffiJ.CCX.MRiSERS
I&-
EmRIOR LIGHT FIXlURE
SHEETTinE:
C<X.OR :ONU<BRONZE
11·
PA.INTEOt.£TALCHl1.L'lEYCN'
cotOR:DAAl<SAO\'IN
18-
PRE<AST CCllAtN r» AND WE 0.'~ SOUARE PlASTEAEO CClUMN
cctOR : PRE-cASTHCJ.'EYQ.\T
It.
PRE.cAST 1\YISTEO tw.f-AO.N>COlWN
C<l.OR :PRE-CAST"°''EYQ\T
,..
PRf.CA$T CORllCE
PROPOSED BUILDING
ELEVATIONS
CCI.OR : PAE.cAST HONEY Ol.T
35'-10'
8
20%
~~!~~~.~G EAST ELEVATION
1 10% 1
5% 'I
o,t,ll:
04.22. 13
SCALE
1/4' =1'-0'
IJRAWN BY
HZ
0413
.JOONU1.!BER
SHEET
A4
II
DUNAMISARCHITECTS
LOSANCB..ES '
34670coan,,,...~.&!lleB
Glondale,Coliomla91208
T.818.238.3619
F.818.236.2171
~can
~'
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STAMP:
i
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u.i
Thosam..1ngJtnd~C1 lhe
pqllllfy 100 oop)l\llll of DUNAMIS
ARCHITECTS, tndaliol ~beusedOOl/rf
~
Gtile<v.ul<8'ceplby~llilliDUNAJ.llS
ARCllrrECTS.Wtlllendimensloos take
P<ecodence11"fsca»d-MtndWlbe
..m.dbylhe-onlhe)obsi>,/.t.y
0
...J
w
cisa9lf'l!CY1h111bolfn>udil~l\e-of
DUNAMISARClmCTSplorlrllhe
u:
0:::
~otlltfw..i..
The l'l8lMlalyimif<,i ildlcates h>ge....i
trope ol lhe picjecfil 18rm• ol o.-..i
deolgliCOllC>Opl,lhedinenslonsollhebui<lng,
<(
(.!)
11\8---tndlhe~J<ol
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&t-ucMal.-.•ledJfcal1)11<ms. lo
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-0<desal>lalmieqijled1orM
toope--lli~do~~
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peibmanceand~ol~.~~
olhoonlraddoamonls.Onlhebasbofile
I
--'"""'-otdesalbed,lhe
-obalflrlthallbmsieq<l!ed1or
properWOl&nand""11pie&!nollhe-
I
I
CUEHT:
I
Zaven Yaralyan
I
226 .NCatalina St
Burbank Ca. 91505
I
PROJECT:
700 E Garfield
Apartm~nts
700E Gamled Ave.
Glendale Ca. 91205
·REVISIONS
DESCRll'TION
SH1'ET1Tllf;
.
PROPOSED
LANDSCAPE PLAN
-'N.
;\Nil'
--, .. --1,L-!\
..
l"L ~'
-· - N
--
'
..
'
-
LARRY G. TISON
·DATE
Sc
ASSO-OIATES '
LARRY G• .TISON, A.S.l.A.
L AN DS CA PE ARC HITl;'.CT URE
314 E. BROADWAY, SUITE 0, GLENDALE, CALIFORNIA 91205 '
8111·;?41-9169
SHEET
L-1
BY
.
A
DUNAMIS ARCHITECTS
l 03AmE1.!S
:M&T Ocean \'low BW. Sui'~ e
Gl"1dale,Callm 91208
T. 8181311.3619
F.8182362171
4>
-~-"""
-v.WN.~ccm
I
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STAMP:
I
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'
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·<(
Thesocn""1?ond~111111t1e
popedy and~ of DUNMIJS
AAClllT!CTS, and li\olinol be us<d"' 111y
.-..,,.~byllgl...-..l~DlllW.lis
ARCIITTECT$.Wri!!Mdlmenslontlale
0
· prewleoce
w
cb:npancyWilbe~loltoitlanllooor
D\RlAMIS ARClllTECTSpriorlD llie
u::
o>mrr"""""'4cl iny,;.oc
0:::
ThePrell1ina')'~-ltogeneral
~
._otthepojo:fillennsol•de)ignO>llC<p\lhedi!lenslcNollhebtliolng,
lhemaj«.-alele.-ondlhel'ilieol
-sllutllnl;-.eledri<alSj>lemS.As
""""'documonbl!ie dmi'QSdo llol """5Sati'f
I
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- P/L'
..,..,scaled cl11w•lonur•hllal be
·~ bylto-onltojobsils.My
..J
I
hdlcoie01.desoibeW!woit~forl.I
podoonanco and~ollhen>q-ls
ollhe...mddooomel\IJ.Onl!ieioa.is~lto
I
propottxeaililnand~ollhe""1c.
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!l'imlocopeRficat<dOldesaioed,lto
oonlradorlflalfumbhallems l"l'iled for
CtJENT:
Zaven Yaralyan
I
226 NCatalina St.
Buibank Ca. 91505
I
~
PRCllECT:
700 E .Garfield
Apartments
700 E'Garfiled Ave.
Glendale Ca. 91205
·. ..
.
· -
-
-
- - · - · --·
-
•
-··- - -
···~
· ·- - • •
• - • .-•
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•· • ••-
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~-
• •
# ••• •
• • · · · - · · ·-
- -
.
....
Rf\llSIONS
· -.
OESCRIPOON
·,
-DATE
"S tmllllE:
-,-L -~N
·1·n1·7 1·1·' .'-.'Ill>~'
.. t.i . . ~ •- ~-' .
'. n .1 ·-· > .
PROPOSED
LANDSCAPE PLAN
DATE
SCAlE
DRAl'm BY
. , . JOB NUMBER
L.A RR'Y G . T I S O N
Si A SSOCI ATES
LARRY G. TISON. A.S".L.A.
L A NDSCAPE AR·CHITECT U RE
:3L4 E. 8RO>.OWAY, SUITE:Dt GlENOALE , CALIFOR NIA 91205
'
818-241-9169
SHEET
L-~
BY