1-PDR1303552

CITY OF GLENDALE PLANNING DEPARTMENT
DESIGN REVIEW STAFF REPORT
MEETING DATE: April11, 2013
TO: Design Review Board No. 1
PREPARED BY: Vilia Zemaitaitis, Senior Planner
CASE NUMBER: 1-PDR-1303552-A
ADDRESS: 311 Kempton Road
APPLICANT: Brian Hart
OWNER: Betty Balian
PROJECT PROPOSAL: An application to demolish the existing house and to construct a new
4,630 square-foot, one-story residence with an attached three-car garage on an existing,
approximately 26,300 square-foot, dual-frontage lot.
LAST DATE REVIEWED/DECISION: This is a first time submittal for final review.
· EXISTING PROPERTY: The existing 2,980 square-foot, single-story, Mid-Century Ranch house
with an attached two-car garage was constructed in 1958. The pad is located on an uphill lot that
sits approximately 10 feet above Kempton Road on the east and approximately 46 feet above
Kempton Road on the west (Kempton Road fronts two sides of the property). The site's average
current slope is 41%. There is private driveway on the east side of the property that leads to the
entry court and attached garage that are not readily visible from Kempton Road. The existing pool
will be filled in and a new pool constructed along the southerly property line.
CEQA STATUS: Exempt
CONTEXT
GENERAL PLAN: Land Use Element: Very Low Density Residential. The project complies with
the intent and General Plan and Land Use Element.
ZONE: R1R (Floor Area District II) Restricted Residential Zone. The proposal appears to comply
with the Zoning Code.
ENVIRONMENTAL CONSTRAINTS:
• Slope: Approximately 41% average current slope for the entire site with a large flat pad at
the top of the slope. The height of the pad above the street ranges from 10 feet at the
easterly end of the site to 46 feet at its westerly end.
• Indigenous Trees: None
• Access & Parking: There is an existing single-lane uphill driveway from Kempton Road on
the east that is to be resurfaced.
• Protected Ridgelines: None
• Blue line Stream: None
• Grading: According to the architect, the proposal involves approximately 978 cubic yards of
cut and fill for the changes to the hillside above the driveway, the portions of the building
1
•
pad that must be recompacted, and the topographical changes for the location of the new
pool (765 CY cut, 213 CY fill).
Historic Preservation: The staff discussed the existing Mid-Century Ranch style house with
the City's Historic Preservation Planner. He stated it does not meetthe criteria for listing on
any National, State, or Local Register for Historic Resources, and it is not considered a
historic resource under the California Environmental Quality Act (CEQA).
NEIGHBORING ZONES AND USES:
North
South
East
West
Project Site
ZoninQ
R1 R-11
R1 R-11
R1 R-11
R1 R-11
R1 R-11
Existing Uses
Single Family Dwelling
Single Family Dwelling
Single Family Dwelling
Single Family Dwelling
Single Family Dwelling
DESIGN GUIDELINE REVIEW AND STAFF ANALYSIS
Applicable Design Guidelines (available at www.ci.glendale.ca.us):
The property is located in the Brockmont District, which is considered a Woodlands Neighborhood.
Typical Woodlands neighborhoods are recognized for common woodland characteristics such as
rolling or hillside topography, expansive, vegetated front yards, mature street trees, and Period
style designed homes. However, the characteristics for the project site's immediate neighborhood
vary from this standard. The project site and its neighbors are located in the hillside with homes
located near the street with no street trees, and contemporary Mid-Century Modern low-profile,
linear homes. Site planning for new residences or additions to existing houses should address the
opportunities and constraints of the site, including existing site features such as mature trees,
topography, and drainage patterns. Components of site development extend beyond building
placement and configuration, and include consideration of topography, surrounding uses, retaining
walls, landscape design, hardscape considerations, and parking. New projects should fit well with
surrounding building fabric. While new proposals need not copy existing development, mass and
scale should respect adjacent building context. Detailing and choice of materials should reinforce
the overall project design. Architectural design elements, details and materials should be
consistent throughout a project, recognizing that a building is 3-dimensional and must be well
designed on all sides.
Comparison of Neighborhood Survey:
Lot size
Setback
House size
Floor Area Ratio
Number of stories
Range of Properties
within 300 linear feet of
subject property
6,775-51,531 sq. ft.
3-42ft.
1,452 -4,412 sq. ft.
0.05-0.35
1 to 2-story
2
Average of Properties
within 300 linear feet of
subject property
15,843 sq. ft.
18ft.
2,376 sq. ft.
0.17
Majority 1-story
Subject Property
Proposal
26,288 sq. ft.
Varies from 20 to 80 ft.
4,629 ft.
0.17
1-story
SITE PLANNING
The site features an existing flat building pad atop a knoll with Kempton Road below on both the
east and west sides. The topography slopes downward from the flat pad down to the street by
approximately 46 feet on the west and by approximately 10 feet on the east. The building pad for
the neighbor to the north sits approximately 20 feet higher, while the neighbor to the south sits
approximately 10 feet lower. The footprint of the existing house and attached two-car garage is
rectilinear, located at a diagonal to the street, with the existing pool along the south-east building
pad edge. A motorcourt is located at the north-west corner of the property and the two-car garage
is oriented towards this motorcourt.
The new house and attached three-car garage will be located in the middle of the flat building pad,
with the garage facing the northerly interior line. The proposed house is circular in shape, with a
central courtyard. This form, along with the residence's expansive windows, takes advantage of
the views surrounding the property to the west, south and east. Access to the house will by the
existing driveway that is to be resurfaced. The new proposal's site planning is appears to meet the
intent of the Single-Family Design Guidelines by being sensitive to existing development patterns
in the neighborhood.
Lot Coverage:
The existing lot coverage is approximately 13%, While the new house will be 28%. The
maximum lot coverage by Code is 40%. While the proposed project appears to maximize
the pad area, at 28%, the proposed lot coverage is below the 30 percent recommended in
the Guidelines and well below the Code standard of 40%. The deep roof overhangs that
result in covered patios areas (2,082 square feel) account for a significant portion of the lot
coverage percentage.
Landscaping: The Guidelines encourage nicely landscaped front yards, but in this case
all the site's slopes adjacent to Kempton Road are steep and covered with native
vegetation. The existing landscaping on the pad area at the top of the slope is simple. and
maintained. The proposal includes installing drought tolerant ornamental landscaping
along the perimeter of the building pad and a naturalizing plant palette throughout the
hillside lot. Several of the existing mature trees along the west side of the building pad will
be removed for the new construction. The tall, mature pine tree at the south-east corner of
the lot is to be incorporated within the outdoor deck area.
Access and Parking: The proposed driveway, attached three-car garage and turn-around
area (motorcourt) are located in the same location as the existing two-car garage and
driveway. Because of garage's orientation facing the interior property line, its location on
the lot and the topographical changes, the garage is concealed from the street. The
parking and access appears compatible with the intent of the Guidelines since the new
garage and motor court are not visible from the street.
Walls: The Guidelines state that retaining walls should reduce grading and preserve the
natural hillside slopes, arid should not be a dominating feature or design feature. A new, 5foot, poured-in-place concrete retaining wall is proposed along the west side of the building
pad where the soil needs to be recompacted. A new retaining wall (not to exceed 3ft.) is
also proposed along the northerly interior property line to define the driveway from the
slope of the neighbor's property to the north. The appropriate use of decorative retaining
walls appears to meet the intent of the Guidelines.
Privacy: The proposal appears to respect the privacy of the adjoining neighbor to the north
and south by maintaining the one-story height and setting the house back from the edge of
3
the existing building pad. Furthermore, the building pad for the neighbor to the north sits
approximately 20 feet higher, while the neighbor to the south sits approximately 10 feet
lower, so there are no direct views onto adjacent properties.
Summary: The new residence will utilize the existing building pad, although the proposed building
shape differs from the elongated linear footprint of the existing house and spans across the
existing pad. The pool is. to be relocated to the south side of the property. New retaining walls are
proposed along the west side of the building pad, where recompaction of the soil is required. The
proposed lot coverage, landscaping, parking, retaining walls and privacy appear consistent with
the majority of homes in the neighborhood and with the Design Guidelines.
MASS AND SCALE
The guidelines recommend building designs that are sympathetic to the mass and scale of its
immediate neighbors and that avoid a bulky appearance. The massing of the proposed one-story
house will maintain the scale of the surrounding, predominantly one-story houses. While the
project will bE3 one of the larger-sized houses in the neighborhood survey area, its one-story height,
coupled with its almost flat roofs and deep overhangs, keep it from appearing massive or out of
scale with the neighbors; it would appear preferential to have an expansive one-story residence
than to have the habitable area proposed within a two-story structure that might not be as
compatible with the. adjacent houses. Therefore, the overall low-profile, horizontal massing
beneath a single roof element appears consistent with the intent of the Guidelines and the
neighborhood designs.
Building Height: The existing house is one story with a low-pitched roof, located on a large
flat pad. The new house will sit atop the same flat pad and feature a similar low-pitched roof
system that elongates the proposed one-story massing. The overall height of the one-story
residence will be 14.5 feet.
Because the neighboring house to the north is on a higher building pad (approximately 22
feet higher) than the subject property's, while the neighboring house to the south is set on
as lower building pad, the project is not anticipated to have any issues with regards to
existing building heights or neighboring views.
Setbacks: The existing building pad is located on an uphill, dual-frontage lot that sits
approximately 10 feet above Kempton Road on the east and approximately 46 feet above
Kempton Road on the west (Kempton Road fronts two sides of the property). The
substantial roof overhang for the proposed house is set back 16.5 feet from the easterly
property line along Kempton Road and approximately 80 feet from the westerly along
Kempton; the roof overhang varies from five to 12 feet from the building wall. The project
exceeds the required 15 foot street front setback required by Code.
Floor Area Ratio: The existing floor area ratio is approximately 0.11, while the Floor Area
Ratio (FAR) for the new house will be 0.17. The average FAR for the immediate
neighborhood is 0:17: The proposed floor area ratio is consistent with the neighborhood
average and is well below the code maximum.
Summary: The propose one-story residence has a /ow-profile, horizontal massing and deep roof
eaves. Its height, the deep street setback and the reduced floor area ratio appear consistent with
the character of the homes in the immediate neighborhood and the intent of the Guidelines.
4
DESIGN
The applicant identifies the project as a Contemporary Ranch style, though it depicts certain
Modern influences. The elevations and roof form feature linear, elongated, clean lines, evident in
both styles. The roof has an expansive overhang that provides covered patio areas around the
house, sheltering the expansive windows from the sun and elements. This deep, horizontal
overhang and the proposed use of glass wall system harken back to high-design Mid-Century
Modern residences. Decorative metal screens employed at specific corners of the roof overhang
provide visual interest and support. Stainless steel rain scuppers project from the fascia of roof
overhang at various intervals, providing a decorative detail while avoiding unsightly downspouts.
Textures and Quality of Materials: The proposed project consists of the following materials:
• Smooth texture stucco w/ integrated white color
• Exposed aggregate concrete
• Ceramic tile
• "Frameless" fixed glass wall system (non-reflective)
• Clear anodized aluminum sliding glass doors
• White powder-coated metal decorative screen and metal sectional garage door
• Built-up bituminous roofing with grey gravel surface
• Painted steel fences/gates
• Stainless steel rain scuppers
Summary: The proposed contemporary design is comprised of quality materials and details that are
used throughout the building. The contemporary architectural style for the new residence appears
compatible with the overall design theme of the neighborhood and the intent of the Guidelines.
RECOMMENDATIONS I DRAFT RECORD OF DECISION:
The Planning Department believes that the proposal's contemporary design would be harmonious
with the overall character and design of homes in the immediate neighborhood with minor
improvement to landscaping and building materials. Therefore, the Planning Department
·
recommends that the project be approved.
ANALYSIS:
Site Planning: The new residence will utilize the existing building pad, although the proposed
building shape differs from the elongated linear footprint of the existing house and spans across
the existing pad. The pool is to be relocated to the south side of the property. New retaining walls
are proposed along the west side of the building pad, where recompaction of the soil is required.
The proposed Jot coverage, landscaping, parking, retaining walls and privacy appear consistent
with the majority of homes in the neighborhood and with the Design Guidelines.
Mass and Scale: The propose one-story residence has a /ow-profile, horizontal massing and deep
roof eaves. Its height, the deep street setback and the floor area ratio appear consistent with the
character of the homes in the immediate neighborhood and the intent of the Guidelines.
Design: The proposed contemporary design is comprised of quality materials and details that are
used throughout the building. The contemporary architectural style for the new residence appears
compatible with the overall design theme of the neighborhood and the intent of the Guidelines.
ATTACHMENTS:
1. Location Map
2. Reduced Plans
5
# 15 Survey List
Address
Key
Subject
311 Kempton Rd,
Property
Glendale, CA
I
2
3
4
Kempton Road
s
6
7
8
9
10
11
12
13
14
Front Yard
Setback (Ft)
Square Footage of House
Number of Stories
1
34
2,980
26,288
0.113
11.3
378
370
360
340
336
326
320
314
308
300
290
270
262
260
I
1
1
1
1
1
1
1
1
1
I
1
1
1
7
7
7
32
18
11,500
11,714
12,829
23,434
14,241
6,77S
7,935
7,700
8,146
7,96S
10,660
8,472
7,608
10,687
0.167
0.184
0.231
0.107
0.31
0.344
0.273
0.189
0.189
0.26
0.207
0.2S8
0.296
0.269
16.7
18.4
23.1
10.7
31
34.4
27.3
18.9
18.9
26
20.7
7
1,925
2,160
2,962
2,514
4,412
2,331
2,170
1,452
1,S4S
2,074
2,212
2,184
2,252
2,870
House It
s
s
7
7
4
s
12
s
without garage {SF)
Square Footage Floor Area/
oflot (SF)
lot Ratio
F/A%
25.8
29.6
26.9
1S
16
17
Kempton Road Uphill
321
297
289
1
1
1
28
42
42
1,680
2,869
1,721
15,431
8,977
16,000
0.109
0.32
0.108
10.9
32
10.8
18
19
20
21
22
23
View Crest Road
306
314
326
330
340
346
1
I
1
1
1
I
32
20
2S
2S
IS
17
3,249
3,049
2,S31
1,7S3
2,394
1,978
2S,S8S
0.127
0.1S8
0.0843
0.129
0.171
0.1S4
12.7
15.8
8.43
12.9
17.1
15.4
24
2S
26
27
Brockmont Drive
301
321
333
300
1
3
IS
42
12
1,338
1,900
1,637
1,630
21,270
16,S46
0.0629
0.11S
0.223
0.119
6.29
l.lS
2.23
1.19
28
29
Arbor Dr
36
s
3,065
2,063
O.OS9S
0.086
17.96
2,376
51,531
24,094
15,843
S.9S
8.6
17.28
1677
1671
Neighborhood Average
'1.
:l.
1
1
1
1
•.. ..
19,350
30,041
13,630
14,000
12,842
7,330
13,700
0.1=1
'a'
1.
-
·~
#10
Location Map - 311 Kempton Road,
Glendale ,CA 91202
311 Kempton Road
Escher
GuneWardena
Architecture
--------··--·
'"""'""
DIRECTORY
OWNER INFORMATlON:
Betty and Michael Balian
ARCHITECT:
Escher GuneWardena Architecture
815 Silver lake Boulevard
Los Angeles, California 90026
Tel: 323 665-9100. Fax: 323 665-9103
/i
GEOTECHNICAL ENGINEER
Caro J. Minas & Shant Minas
Applied Earth Sciences
4742 San Fernando Road., Glendale. CA et204
Tel: BIB 552-6000, Fax: 818 552-B007
ENERGY ENGINEER
Troy lindquist, Ruby Rose Sanchez
Alternative Energy Systems
229 N. Central Ave., Suite 500, Glendale, CA 91203
Tel: (818) 246·2844, Fax:(BIB) 248-4096
PROJECT INFORMATION
PROJECT ADDRESS:
311 Kempton Road, Glendale, CA 91202
LEGAL DESCRIPTION:
Lot\52,154, Portion of Lot 151 & 155
Tract #9152, M.B.124, page B-11
(
-8!~)
-~0
0
'
'
I'
0
'
ZONE:R1RII
'
ZONING SETBACKS:
Front Yard: 15'-0"
Rear Yard (side street): 15'-0"
Side Yards: 10'-0"
l~..rc:.
single sto:~~a
SITE AREA:!oer survey):
26,288 SF (.603489 acres)
MAX FLOOR AREA RATIO !FAR) >40% SLOPE:
Current Average Slope "' 41% slope
,30 x 10,000 = 3.000 SF
.10 x 16,288 = 1,629 SF
Total FAR= 4.629SF
(700 SF rnax. garage not included)
floor elevation 164'
I)
0
LOT COVERAGE:
Roof Area = 7,283 SF
Total Lot Coverage = 7,283 SF
Lot Coverage to Lot Area Ratio = 28%
(Maximum Lot Coverage = 40%)
LANDSCAPE AREA:
Landscape Area= 16.751 SF
Landscape Area to Lot Area Ratio
= 64%
BUILDING AREA TABULATION:
Single Story Residence: 4,629 SF
Garage: 660 SF
Covered Patios: 2,082 SF
BUILDING HEIGHT:
Max. Height 32'-0"
Proposed Building Hejght 14'-0"
Lowest Elevation Point 164'·0"
Highest Elevation Point (roof apex): 178'-0'
PARKING:
3 covered parl<ing spaces provided.
FIRE ZONE:
Very High Fire Hazard Severity Zone
CONSTRUCTION TYPE:
Type V-B. Ful!y Sprinklered
(approved automatic wet-pipe lire sprinkler
system installed per standards set forth
by NFPA 130·2002)
I
OCCUPANCY:
Group R, Division 3 Dwelling
Group U, Division 1 ·Garage
OCCUPANT LOAD:
4,629 SF gross building /200 SF = 23 occupants
- - - - - - - - - - - ·-·---
--·--·----·
dmwn by Autl•Of
seal~
1/16''- 1'-0"
issue date 02/05/13
plot date· 3/11/2013
2:35 32 PM
A0-01
Q
<f
f
m
~
~
0
~
"
~
"c
<
m
c
>
0
•z>
"
~
~
">
"
~
~
;:3
''?~
!:~~
'5
~
m
">
~
>
,:;
"
>
?.'
~
0
m
z
n
!Ut'UlJKA.I:'HlC
"
"
~
g
"'~
5
~
3
~
.. ~
"~ "~
=a ;;
~~
n
)>
h; ~
Cl
~UKV.bY
lVlAt'
I~
U'.L..L.L'\...L iVLCl..Hn..n
KEMPTON
~~
z"
;F<
"'
\
\I
·~ :i §
!j~
~
~:9
\
0
~~~
~
~
6
I
I
/f
~
,,
\,.,
L l'~ITNO '· T.\~7 \N,\ C\•JlJOO
O'l>un.·. "·"' ,,.,;n, ""'"~'· '"""~''''"'"' pm,;~,,.,,m
;t~C tTIWo\~D.~o\1':'~1
Itill
l
0
z
m
0
m
n
l!
-------,.~r:J
p
/"
)"'
~
'
,. u"",, ,~o
d
/
;~I
>
A""'o"
Dolo
,-,
/
/
/
~}13
8y
BK
/
/
/
(
/
I
I
I
I
I
I
I
I
I
I
I
~,
I
I
.J
I
I
I
I
'
',
',,"",,,
I
I
I
I
'~
I
I
I
I
I
I
I
I
I
I
I
I
~--------
a
1
'
~
6
a:
----22:
I
I
L--I
I
I
I
~
I
I
I
I
I
!
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
:o
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
/
I
I
/
I
I
I
[)
I
I
/
I
I
/
I
I
I
/
I
I
I
I
' '
"'--.
I
I
I
I
I
d•nwn by 8H
scnle 1/W = 1'-0'
issue <.Jato 10/26/12
plotd~le
neighbor driveway
and motorcourt
I
NORTH
I
I
I
3/11/2013
2:45-26 PM
A1-00
Dato
3'11·2•)!,-
-@-(I<)
(8)
T
i
(~-
-~'-4" _ _ _ _ _ _ _l_ -?.3'-1"
_J _______~-
!
___l
[ill]
W.STEA!!ATH
;J0'-0'
l
ll -r~,~·~o·;::;.t~-
3CY-8'
---~­
(PJ
22'-0"
(~o)
'
'
'
-~'
'
0
\Tiill
w.o
I'
f--- - - - - - - '
I
I
I
I
I
I
I
I
I
I
m
c·
~1) <lJ
ur...
___
L ::J
(1J+-'
(~)---!1::141
HORW\STEA
~j~:4~
tJP··-
;
---~
~
o:m:J
J::
AlRIUM
Glass Type ____
l
Com
tc
U -jU
V1_.~, ~
IJ !tJ<t
---[1_061
men~:-- ___j
~~
--~
I
__j
c.:?t
i128]
i
~
i
I
u
~
~
KITCHEN
I
I
'\D{]_
(~lmJ\ 1
/
''WI
'-
OU>l~G
\)I'
)_/
I
d"PI'n•of,nolmol,he'
peurnoleredgeol1•oronda
~cc
ARCADIA Series 5000 Aluminum Frame 2 Panel
fEE·--
ARCADIA Series 5000 Aluminum Frame 2
9'--0"
o--rr-r-u
10'- 0" Clear-Anodl.·z9dT 1" Tempered iGiJ: 0."6..50-1
P"oooc"l----h~~~
9'-0" -~-0"
--~ U-Factor: 0.36 SHGC
1
9'-0"
I I
10'- 0"
drawn by BH
3/16"- ]'-{)"
"'
il,l
10/29/1~
3/11/2013
2 54:57 PM
~--------"23'-1"
-r-- --
J
(F)
-- ----,f- _ _ _ _ ___.,~,-~~·~~_ _ _ _ _ _.,
30'-B"
(~)
J.
(P)
(~)
I
i
!
A2-00
i
3'11
~}13
I
176'-E"
1
!
-~~---
~
1
I
I
_ _j~
I
0
0
I
'
I
I
I
I
~
I
3'-ro- I
y
i
I
'
I
I
j
I
!
I
I
,.,,: -~
I
I
I
I
I
'
'I
!
!
I
I
I
!
I
I
0
I
I
I
I!
Of'tN ro
BELOW
Ii
I
176 -6" \
I
I
I
I
176','·6'
I
I
I
178'-S"
I
I
'I
I
~--"-
'j
0
I
§'
•
!
I!
Z'
I
I
I
I
I
I
'
I
I
I
T--~----
-t
\
I
\
\
\
\
!
I
I
0
\
'
I
0K\'IIGHT
I
I
I
\
I
\
I
\
I
\
I
\
I
\
\
~
I
-,
\
-~
\
\
I
P""''"le•nleoolo,eclcpoc~
~/'-----\(~
!
;
\
I
\
\
\
\
\
l
\
\
I!
- ~I
'T
~I
i'=
~I
====rf=--=----=-=
- 176'-6"
dmwll by. BH
scnle 3/16" = i'-D"
issue data: 02/0~/IJ
10!date 3/11/2.013
P
2·S9:21 PM
'
I
I
!
, Roof Plan
3/16" -1'-0"
(0
A2-01
l
""""""
"'
0.00
'i
10
~
~
EXTERIOR MATERIAL KEY
•
01
02
03
04
05
06
07
08
09
I0
11
Exposed Aggregate Concrete w/ Decorative Control Joints
Exposed Aggregate Concrete
Smooth Stucco wl Integrated Whole Colof
Ceramic Tile
'Frametess· Otrat-Giazed FIXed Glass (non-rellective)
Cle81 Anodized Aluminum Glass Sliding Doors
White Powder Coated Metal Decorative Screen
While Powder coated Metal Sectional Garage Door
Stainless Steel Rain Scupper
Built-up Bituminous Roofmg W/ Grey Gravel Surface
Painted Steel Site Fences 1 Gates
'
~
Ceiling
' 174' - 0"
i
!
~
~
11. l,_e'!!l01
'W7 164'- ()"
i
i
8
o;
~
~"'
1). ~~~r~;.~~ vation -North
-o§l8
~~li
u
09
RoofApex
178' - 6"
~~~
Z;Jl~
m
~§~
~
~
1
y
~h
10
a.
I
~~~
IM_otorcourt, En_!ryj
~
~
'(. '
OJ(lJ
it
a
l
!
~
§
(L
..)
mt)
:-. dJ
QJ(}) I J
(
i
..L
{
6
ulu
t•
Vl::.:JL
I
<(
!
5
~t
Exterior Elevation - East
i
~
(Family Room, Chlldren~s Rooms, Kempton Drive Facade)
1/8" = 1'-0"
~
i
R";'~~~
. .. RoofApex
178' ·6"
"''
.
••
!I
1~:~61- . .
Ce~ing
174' - 0"
~
£ ~§
u
"'
~ g_~
~~~t~~-
~ LeveiO!
164' - 0"
:sp
..~"'~
..
~
~
'){ (;(3
_ _ R.Q<>f_Apex •
178' -6" •
t il. Roo.!...Ai!!!x _ _
• - 178' -6"
,~;r~61-
_. C_!>ll!_ng
• . 174' - 0"
..
drawn by BH
.II. Level01
. . . 164'- 0"
scale 1,8
ISSUCdale
1'-0'
10101112
ptotelate 2/2312013
2·J347PM
( 4)- 1f/.~1fJ~yation_- West
(Master Bedroom, Library, Living Room)
A3-00
q
~'"'
..._; ....... J\.)-::
j
5~
::~ ~
~~
~ ~ ~
~~~
j~
~
~
~
9-
COPYRIGHT C !:SCHER (>UNfW~ .t.l'ICHITECl\.IRe, INC
0
0
+:::-.
I
)>
=>
0
["'
(/)
i~
.g
~
qg
~n
:I~
~ ~~
e
~
•
~
l•
Glendale. CA 91202
311 Kempton Road
Kempton Road Residence
i
~
~
a~
1~
+_:__
I
ll
~ ~
.\\
Architecture
Escher
GJneVVardena
=>
0
~
~
~
'{]
z0
'=>
~~
ail,~
66'
Los Angeles, California 90026
1e1: 323 665 9100 fax: 323 665 9103
815 Silver Lake Boulevard
''
''
H • Z2' ·0"
..
'~ ,
' ,_
'~..,.
v~
' ' v,
=:J ' '
property l61e
...a...·------,------·------·
I I
I
I
I
'1
..
NO P~T THI:REOI' SH.l.U. B.f CO!'iED OFI US~O IN CONNECTION WITH IHf Y¥0RK OTHER THAN THE S?ECIAEO PROJECT FOR WHICH THO HA'Y'!; SEEN P!'IEPAAEO WITHOUT 'MIITTfN CONSENT OF !:SCHEll GVN(:WAA(lff'(A AACH!TI:CTI.RE, INC
~
91~
~~;§
~j~
_______ pr_oe!~~f!!.._ ___
[=========~
THESE O'IAWINGS .._..0 SP£CifiCATlONSAAE THf: PROf'EIIT1 OF ESCHER GUNEWAAOENA AP:CHittCTU,IIt, N:
Site Sections
··--- - --~---- · - ~~~~-~---··-··-
!f
it
•
r
(!0)
(6a)
(4a)
(3o)
T
T
T
I
I
I
I
I
I
r
,----. Roof A_p_ex__ _
~-6"
I
r•
I
Ceiling_
b
.__; 174'-0"
I
110~1
~~
[iQ6]
{10;:]
AlfiiUM
1-1All01
r-. le\'_<?_1 01
~4'-0"
(8)
(I<)
I
T
I
~ ~7~'-~ex
-~ ~~&· ~~:~~
r-.
-
I
-
-
/
""'
Mo\SlEA
BEOf!OOM
I
I
I
!
1• Leve191
u
164'-0''
I
.~
/
!I
c I
n .~;;~·····-~
\'
\
.···
[ill]
[@]
~·~
~~
~·
/
!1 __ 1
;~ M
"
.. ·
.·.. ·
I
~
I
I'' ..
I
I
i~
I II• -
.
/
I
I
'
i
/
[ijjij\
'~
ill
!
'
/
!
i
~~~
G~c~
I//
[11S]
"wro
11
/
'
/
i
I
i
-b
'--P
i
II\
1.1 >
I I~. . .. .
I
(T)
.,
I
!
I'
:
I
-·
I
'
!
I
....
~
-q
CeiliQQ _ _ _ - -
~'-0"
II
(~)
\
\
..
-
I
~
I
"
•
"
0
e
~~
~
drawn by BH
-----···-------
scale 1/4"- 1'-0"
ISSUe dale: 02/08/13
plol date·
2/2~/2013
7:37 02 PM
A4-05
-------------
01 Exposed Aggregate Concrete w/ Decorative Control Joints 02 Exposed Aggregate Concrete
03 Smooth Stucco w/ Integrated White Color
LAHABRA - Santa Barbara Finish
04 Ceramic Tile
ANN SACKS - Japanese Geo by Daniel Ogassian
08 White Powder Coated Metal Sectional Garage Door
RAYNOR
05 "Frameless" Dual-Glazed Fixed Glass (non-reflective)
06 Clear Anodized Aluminum Glass Sliding Doors
ARCADIA - Series 5820 Multi-Slide
07 Metal Decorative Screen
BANKER WIRE - Custom Laser-cut steel, painited white
09 Stainless Steel Rain Scupper
10 Built-up Bituminous Roofing w/ Grey Gravel Surface
11 Painted Steel Site Fences I Gates
#13
Building Color and Materials- 311 Kempton Road, Glendale , CA 91202
Escher
GuneWardena
Arch ilecture