CIT
Y OF GLENDALE, CA
DESIGN REVIEW STAFF REPORT – COMMERCIAL / INDUSTRIAL / MIXED USE August 10, 2023 1900 Riverside Drive
Hearing Date Address
Design Review Board (DRB) 5625-031-0 08
Review Type APN
PDR-000210-2022 Richard Dell, RED Architecture
Case Number Applicant
Vista Ezzati Rene Karapedian, PRI Properties, LLC
Case Planner
Owner
Project Summary
The applic
ant is proposing to demolish the existing commercial stable buildings and associated structures (originally developed in 1939) and construct three new buildings with 15 surface parking spaces for a commercial stable and kennel on a 44,682 square-foot (SF) corner lot (pending alley vacation approval), located in the CE (Commercial Equestrian) Zone. The project includes a new one-story, 4,224 SF barn with 16 stables, a one-story, 4,793 SF building to be used as a kennel, an outdoor corral, and a 630 SF accessory building. Development of the project site includes:
A new kennel located along the easterly portion of the site with frontage on both Riverside Drive and the unimproved portion of Allen Avenue. A new barn located along the westerly portion of the site that extends to the rear of the property.
An approximately 6,600 SF outdoor corral will be located in the center of the site, separating the barn and kennel buildings.
New landscaping and a remodeled and expanded parking lot will separate this building from Riverside Drive.
A 1-story accessory building (support offices) for the use is located directly behind the corral with three additional parking spaces, as well as a 20’-0” wide secondary driveway to access the parking and provide necessary fire department access.
The project site is currently 39,985 SF, however, the project scope includes a future application to vacate an existing alley located at the rear of the site. The total lot size will be 44,682 SF pending alley vacation approval.
Exhibit 3
2 Environmental Review
The project is exempt from CEQA review as a Class 32 “Infill Development” exemption pursuant to Section 15332 of the State CEQA Guidelines because the project meets all of the conditions for an in-fill development as noted in Attachment 6.
Existing Property/Background
The property is an approximately 39,985 SF corner lot with frontage on Riverside Drive and Allen Avenue. The project site is relatively flat and is located at the city’s border with Burbank to the west, and City of Los Angeles to the south, with commercial and multi- family residential uses in the immediate area. Towards the rear of the project site is a 20- foot-wide alley at the terminus of Allen Avenue that abuts the Los Angeles Equestrian Center. The property was originally developed in 1939 with various additions and other site improvements made over time. Currently, there are three stable buildings on-site, an existing one-story house (originally built in 1942) that is currently vacant, and a one-story barn originally built in 1939 that is located toward the center of the site.
On March 7, 2023, the Glendale City Council held a public hearing regarding Appeal Case No. PAPP-000522-2022 and voted to reverse the Director of Community Development’s determination that, pursuant to Section 15064 of the State CEQA Guidelines, preparation of an Environmental Impact Report (EIR) would be required for demolition of the existing stable and accessory buildings. Council determined that based on the evidence in the record, the subject property is not a historic resource under CEQA. The property has no associations with events or people significant in history and it is not a distinct or exemplary representative of its architectural style, type, or period. The property does not appear to meet any criteria for listing on any National, State, or local register for historic resources, and is not considered a historic resource under CEQA. Accordingly, this project is exempt from CEQA as an infill development exemption (Attachment 6).
Staff Recommendation
Approve with Conditions
______________________________________________________________________________
Last Date Reviewed / Decision
First time submittal for final review.
Zone: CE - Commercial Equestrian Height District: N/A
Although this design review does not convey final zoning approval, the project has been reviewed for consistency with the applicable Codes and no inconsistencies have been identified.
Active/Pending Permits and Approvals
Development of the project site will require the existing 20-foot wide alley located at the rear of the site at the terminus of Allen Avenue to be vacated. The alley vacation application will be submitted separately.
Site Slope and Grading
Less than 50% current average slope and less than 1500 cubic yards of earth movement (cut and/or fill); no additional review required.
3 DESIGN ANALYSIS
_______________________________________________________________________ Site Planning
Are the following items satisfactory and compatible with the project site and surrounding area?
Building Location
yes n/a no
If “no” select from below and explain:
☐ Located at or near front property line
☐ Conforms to prevailing setbacks on the street
☐ Maintains appropriate sidewalk width
Usable Open Space
yes n/a no
If “no” select from below and explain:
☐ Incorporates outdoor pedestrian space
☐ Integrated with design and overall context
☐ Appropriate relationship with adjoining properties
Access and Parking
yes n/a no
If “no” select from below and explain:
☐ Parking location is appropriate to the site and its neighborhood context ☐ Appropriate pedestrian and vehicle access points
☐ Appropriate service and loading locations
☐ Landscape screening for street-facing parking
☐ Techniques employed to reduce stormwater runoff
☒ Decorative or colored paving to delineate pedestrian areas The drawings indicate that the existing asphalt parking area at the front will be maintained, the new parking area at the rear will feature new stamped concrete paving, and the pedestrian walkways will be concrete. No other information is provided on the plans about these areas. Staff is recommending a condition of approval that the parking areas and pedestrian walkways be redesigned to include decorative paving materials with consideration given to permeable paving options to help reduce stormwater runoff.
Landscape Design
yes n/a no
If “no” select from below and explain:
☐ Complementary to building design
☐ Appropriately sized and located
4 Walls, Fences, and Retaining Walls
yes n/a no
If “no” select from below and explain:
☐ Minimize use whenever possible
☐ Use decorative material to complement building and/or landscape design ☐ Provide landscaping to minimize visual impact
Screening
yes n/a no
If “no” select from below and explain:
☐ Mechanical equipment appropriately screened
☐ Trash bins appropriately located and screened
Determination of Compatibility: Site Planning
The proposed site planning is appropriate, as modified by any proposed conditions, to the site and its surroundings for the following reasons:
There are a limited number of stable and kennel uses located in the City, and the proposed stable/kennel is an appropriate re-use/redevelopment of the existing stable .The proposed site planning is driven by the operationally necessities of the use, the City’s Design Guidelines for suburban commercial corridors, and the development standards for the CE zone, which unlike other commercial zones, includes a minimum 25’-0” street-front setback requirement. The proposed building locations comply with the City’s Design Guidelines where, in suburban commercial corridors, buildings can be located near the front of the lot with parking behind (stable and accessory building), or toward the back of the lot with parking in front (kennel).
The subject property is a corner lot wit h the kennel sited as near the corner as possible while still complying with the street-front setback requirement. New landscaping along Riverside Drive and the unimproved portion of Allen Avenue provides an appropriate buffer from the public right-of-way. The project includes two surface parking areas that are appropr iately screened with landscaping and have a total of 15 parking spaces. As noted above, staff is recommending a condition of approval that the parking areas and pedestrian walkways include decorative paving materials.
o Similar to the existing corner condition, there is a surface parking area with 12 parking spaces that is located at the front of the site with an entrance that is accessed from Riverside Drive and exits onto Allen Avenue. o An additional three parking spaces are located at the rear of the lot and accessed from Allen Avenue.
New drought-tolerant landsca ping is proposed along both street frontages, as well as in the rear parking lot area. At the center of the lot is a new 6,604 SF outdoor corral that will be surfaced in decomposed granite.
________________________________________________________________________ 5 Massing and Scale
Are the following items satisfactory and compatible with the project site and surrounding area?
Building Relates to its Surrounding Context
yes n/a no
If “no” select from below and explain:
☐ Appropriate proportions and transitions
☐ Articulation, solid/void balance, and open space relate to predominant pattern
Building Relates to Existing Topography
yes n/a no
If “no” select from below and explain:
☐ Form and profile follow topography
☐ Alteration of existing land form minimized
☐ Retaining walls terrace with slope to minimize height
Consistent Architectural Concept
yes n/a no
If “no” select from below and explain:
☐ Concept governs massing and height
Scale and Proportion
yes n/a no
If “no” select from below and explain:
☐ Articulation avoids overbearing forms
☐ Appropriate solid/void relationships
☐ Entry and major features well located
Massing
yes n/a no
If “no” select from below and explain:
☐ Larger masses broken into separate volumes
☒ Long, unbroken street walls avoided
☐ Visual impact of larger building minimized
The project features long, continuous segments of building walls facing Allen Avenue that are not broken up in terms of massing or detailing; this treatment is discouraged in the City’s Comprehensive Design Guidelines. However, the commercial design guidelines are geared towards the more common types of commercial uses, such as office buildings and retail stores, and do not account for these more unique 6 circumstances. The building design and site planning is based on the proposed use as a stable and kennel where the elongated and rectangular building forms are common for these types of uses and will be consistent with similar buildings in the surrounding neighborhood.
Determination of Compatibility: Mass and Scale
The proposed massing and scale are appropriate, as modified by any proposed conditions, to the site and its surroundings for the following reasons:
The nearby residential buildings range from o ne to two stories in height and, with the exception of 1820 Riverside Drive located one block to the south, the equestrian-use related buildings are primarily one-story, with multiple buildings on-site. The proposed project fits within this neighborhood massing context. The project design is driven by the needs of the proposed use as a stable and kennel. As noted above, while the design guidelines discourage long, continuous segments of building walls along the street, for this project, the elongated rectangular buildings for the animals are appropriate and consistent with the use and the surrounding neighborhood.
All of the proposed buildings will be one-story, and range in height from 14 feet to 20 feet, which is compatible to the surrounding neighborhood. The design incorporates building forms with varied roof heights that range from 14 to 20 feet, with cupolas appropriately incorporated into the design of the new buildings. ________________________________________________________________________ Design and Detailing
Are the following items satisfactory and compatible with the project site and surrounding area?
Overall Design and Detailing
yes n/a no
If “no” select from below and explain:
☐ Consistent architectural concept
☐ Proportions appropriate to project and surrounding neighborhood ☐ Appropriate solid/void relationships
Entryway
yes n/a no
If “no” select from below and explain:
☐ Well integrated into design
☐ Location promotes pedestrian activity
☐ Design provides appropriate focal point
Storefronts and Windows
yes n/a no
If “no” select from below and explain:
7 ☐ Maximize transparency at ground floor
☐ 12-15’ floor-to-floor height at ground-floor is encouraged ☐ Coordinate design with overall style of building
☒ Use durable materials for windows, such as aluminum or steel ☐ Locate security gates/grilles inside commercial spaces, preferably set back from storefront
This project is proposing black vinyl windows with external grids. In the past, the Board has allowed some residential projects to feature colored vinyl windows based on a case-by-case basis. Staff recommends that the window material be revised to be of a higher quality, such as fiberglass or wood, though the Board can consider allowing the window material to remain vinyl, based on past determinations for some residential projects. The frame type (e.g., block frame, nail-on) and edge details for the new windows are not identified on the window schedules and details. A staff recommended condition of approval will require the window schedules to be revised to identify the window frame type and edge details, and vertical and horizontal window section details to be provided that illustrate the installation, recess, sill, and frame for the different window types, and external grids as applicable.
Awnings and Canopies
yes n/a no
If “no” select from below and explain:
☐ Integrate awnings and canopies into overall building design ☐ Avoid long treatments spanning multiple openings
☐ Back-lit awnings are not allowed
Lighting
yes n/a no
If “no” select from below and explain:
☒ Light fixtures are appropriate to the building design ☒ Avoid over-lit facades; consider ambient light conditions when developing lighting scheme
☒ Utilize shielded fixtures to avoid light spillover onto adjacent properties The drawings do not identify exterior lighting. A staff recommended condition of approval will require submittal of a lighting plan to include exterior lighting details for the new building with fixtures that are consistent with the style.
Finish Materials and Color
yes n/a no
If “no” select from below and explain:
☐ Textures and colors reinforce design
☒ High-quality, durable materials used, especially facing the street ☐ Materials appropriately enhance articulation and façade hierarchies ☐ Wrap corners and terminate cladding appropriately
8 ☒ Cladding is well detailed, especially at junctions between materials ☐ Foam trim, finished on site, is prohibited
As noted above, staff is recommending conditions of approval related to the window material and detailing. The drawings also identify new vinyl cupolas, where high- quality materials are encouraged by the design guidelines. As such, a staff recommended condition of approval will require this to be revised. Additionally, the drawings do not illustrate how the cladding will wrap the corners (e.g., mitered, corner board, etc.). Staff is recommending a condition of approval that corner details be provided.
Paving Materials
yes n/a no
If “no” select from below and explain:
☒ Decorative material at entries/driveways
☐ Permeable paving when possible
☐ Material and color related to design
As discussed in the site planning section, staff is recommending a condition of approval that the parking areas and pedestrian walkways be redesigned to include decorative paving materials with consideration given to permeable paving options to help reduce stormwater runoff.
Roof Forms
yes n/a no
If “no” select from below and explain:
☐ Configure roofline to provide visual interest and deemphasize mass ☐ Roof forms are consistent with overall design
☐ Continue roofs and parapets around building or terminate in logical manner
Determination of Compatibility: Design and Detailing
The proposed design and detailing are appropriate, as modified by any proposed conditions, to the site and its surroundings for the following reasons:
Overall, the finish materials reinforce the architectural concept of the new buildings and are compatible with the surrounding neighborhood.
The exterior finish materials consist of horizontal wood siding for the stable, board and batten hardie panel siding for the kennel and support building, standing seam metal roofing. As detailed above, staff is recommending a condition of approval that the window material be revised from vinyl to a higher quality material. While the design of the stable differs fr om the other buildings, the materials are similar, with the buildings are tied together through the use of the same color palette of primarily off-white buildings, gray metal roofing, and black detailing (window trim, railings, gutters, fascia, wood posts, etc.).
Walkways are proposed within the interior of the site that appropriately connect the new buildings, with the primary entrance to the site taken from Riverside Drive.
________________________________________________________________________ 9 Recommendation / Draft Record of Decision
Based on the above analysis, staff recommends Approval with Conditions. This determination is based on the implementation of the following recommended conditions:
Conditions
1. The applicant shall obtain approval of an Al ley Vacation prior to the issuance of a building permit.
2. The window material shall be revised to a higher quality material such as fiberglass or wood with the window frame type identified in the schedule.
3. The window frame type and edge detail sh all be identified on the window schedules with vertical and horizontal window section details provided for each window type that shows recess, sill, and frame, and external grids as applicable.
4. The parking areas and pedestrian walk ways shall include decorative paving materials with consideration given to permeable paving options to help reduce stormwater runoff.
5. The applicant shall submit an exterior lighting proposal with fixtures that are consistent with the style of the development for review by staff prior to plan check submittal.
6. The applicant shall provide corner details that illustrate how the different cladding wraps the building corners.
7. The proposed vinyl cupolas shall be revis ed to a higher quality material such as wood or metal.
________________________________________________________________________ Attachments
1. Reduced Plans
2. Photos of Existing Property
3. Location Map
4. Neighborhood Survey
5. Interdepartmental Comments
6. Categorical Exemption Findings
7. City Council Motion for Appeal Case PAPP-000522-2022, dated March 7, 2023 The staff report and exhibits are available online, Item 9a:
https://glendaleca.primegov.com/Portal/Meeting?meetingTemplateId=34470
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH
DESIGN REVIEW A-0
NORTH
LEGENDS
KEY NOTES
PROPOSED PROJECT SUMMARY:
ADDRESS 1900 RIVERSIDE DRIVE, GLENDALE CA 91201
EXISTING PROPERTY TYPE: STABLES
LEGAL DESCRIPTION: TRACT # 9792 1/2 VAC ALLEY ON SW
APN : 562-5031-008
REGION / CLUSTER: 24 / 24632
BUILT: 1939-1940 1942
ZONING : CE
GROSS LOT W/0 VACATION: 39,985 SF
VACATION AREA: 3,190 SF (EASEMENT NEXT TO CHANNEL)
LOT AREA AFTER VACATION: 43,175 SF
EXIST BUILDING AREA: 536 SF + 9,104 SF + 1,422 SF + 3,224 SF = 14,286 SF FAR ALLOWED: NONE
FAR EXISTING: 14,286 SF / 39,985 SF = 0.357
LOT COVERAGE ALLOWED: N/A (TABLE 30.15-B) LOT COVERAGE EXISTING: 14,286 SF / 39,985 SF = 0.357 X 100% = 35.7%
PARKING
EXIST PARKING PROVIDED 11
EXISTING PARKING STALLS #
1/20/2023
NOTE: INFORMATION ON THIS SHEET IS FOR
REFERENCE ONLY . REFER TO SURVEY
PREPARED BY / SEABOARD ENGINEERING
CO. SURVEY DATED: 12/15/2021
±
60'-0"
25'-0"
SETBACK
±
32'-0"
24'-0"18'-0"
18'-0"
8'-0"8'-6"
106'-0"
62'-4" 6'-0" 38'-0"
4'-0"
11'-1"
8'-6" 5'-0"
20'-0"
20'-0" 70'-0"
18'-0"
8'-6"
1'-6"
70'-0"
±
20'-0"
4'-0"
21'-4"
29'-6"
204'-0"
12'-0"10'-0"5'-0"
9'-0"
5'-0"
5'-0"
4'-0"
4'-0"
5'-0"
4'-0" 124'-0"
150'-0"
30'-0"
2'-0"
5'-0"
8'-0"
6"
1'-8"
12'-0"
10'-0"
6'-4"
2'-0"8'-0"
23'-1"
27'-3"
10'-0"
47'-1"
22'-0"
8'-0"
9'-3"
±
19'-9"
3'-10"
8'-0"
12'-0"
30%
70%6"
5'-0"
5'-0"
6'-5"
5'-0"
NORTH
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH
A-1DESIGN REVIEW
1/20/2023
PROPOSED PROJECT SUMMARY:
ADDRESS 1900 RIVERSIDE DRIVE, GLENDALE CA 91201
EXISTING PROPERTY TYPE: STABLES
LEGAL DESCRIPTION: TRACT # 9792 1/2 VAC ALLEY ON SW
APN : 562-5031-008 TRACT NO: 9792
REGION / CLUSTER: 24 / 24632
BUILT: 1939-1940 1942
ZONING : CE FIRE HAZARD: N/A
HILLSIDE: N/A
GROSS LOT W/0 VACATION: 39,985 SF
VACATION AREA (ALLEY): 3,190 SF (EASEMENT NEXT TO CHANNEL) LOT AREA AFTER VACATION: 44,682 SF
TOTAL BLDG AREA: 9997 SF
CALCULATED FAR: 9,997/ 44,682 = 0.22 LOT COVERAGE REQUIRED: N/A (TABLE 30.15-B) LOT COVERAGE CALCULATED: 9,997/ 44,682 = 0.22 X 100% = 22% STABLES BARN (UNDER ROOF): 4223 SF
STORAGE : 253 SF
COVERED HAY STORAGE: 96 SF
OPEN HORSE WASH: 295 SF
OUTDOOR CORRAL: 6604 SF
KENNEL BARN: 4795 SF OPEN OUTDOOR AREA: 1600 SF
SUPPORT BUILDING:
630 SF
LANDSCAPE: 10%
PARKING REQUIRED:
STABLES: 1 SPACE PER 4 HORSES (16 HORSES) 4
KENNEL : 2 SPACES PER 1,000 ( 4,750) 10
SUPPORT BLDG. :2 SPACE PER 1,000 (630) 2
TOTAL: 16 STALLS
PARKING REQUIRED: 16
PARKING PROVIDED: 16( 1 HC INCLUDED) + 1 STALL (FOR 5 BIKES) BIKE PARKING REQ : 5
BIKE PARKING PROVIDED: 5(4 SHORT TERM, 1 - LONG TERM)
REQUIRED LANDSCAPE: CE- NOT APPLICABLE (TABLE 30.31-A)
PROVIDED LANDSCAPE: 4,800 SF
EQUESTRIAN USE AREA: 70%
KENNEL USE AREA: 30%
LEGENDS
KEY NOTES
PROPOSED PARKING STALLS #
NOTE: INFORMATION ON THIS SHEET IS FOR
REFERENCE ONLY PROVIDED AND
PREPARED BY : SEABOARD ENGINEERING
CO. SURVEY DATED: 12/15/2021
±
60'-0"
25'-0"
SETBACK
±
32'-0"
24'-0"18'-0"
18'-0"
8'-0"8'-6"
106'-0"
62'-4" 6'-0" 38'-0"
4'-0"
11'-1"
8'-6" 5'-0"
20'-0"
20'-0" 70'-0"
18'-0"
8'-6"
1'-6"
70'-0"
±
20'-0"
4'-0"
21'-4"
29'-6"
204'-0"
12'-0"10'-0"5'-0"
9'-0"
5'-0"
5'-0"
4'-0"
4'-0"
5'-0"
4'-0" 124'-0"
150'-0"
30'-0"
2'-0"
5'-0"
8'-0"
6"
1'-8"
12'-0"
10'-0"
6'-4"
2'-0"8'-0"
23'-1"
27'-3"
10'-0"
47'-1"
22'-0"
8'-0"
9'-3"
±
19'-9"
3'-10"
8'-0"
12'-0"
30%
70%6"
5'-0"
5'-0"
6'-5"
5'-0"
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH
VS-1SITE ADJACENCY
4/20/2023
10'-0"
2'-0" 2'-0"
10'-0"3'-10"
16'-10"
19'-0"
19'-0"
30'-0" 20'-0" 10'-0"
5'-0"
3'-10"
19'-0"
10'-0"3'-10"
19'-0"
10'-0"3'-10"
204'-0"
204'-0"
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH
DESIGN REVIEW
1/20/2023
A-2.2
STABLE COLORED ELEVATIONS
124'-0"
6'-4" 6'-4"
38'-0"
8'-10"6'-0"20'-10"
20'-0"
4'-10" 4'-10"
8'-0" 15'-6" 12'-2"
7'-8"7'-6"3'-10"
4'-6"
6"
6" 6"
3'-10"
3'-0" 5'-0"
38'-0"
20'-0"78'-10"20'-0"
4'-0"
4'-0"
19'-0"19'-0"
6"6"
6" 6"6"
8"
7'-1"
1'-6" 1'-6"
10'-0"
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH
DESIGN REVIEW A-3
1/20/2023
10'-0"
10'-0"
10'-0"
10'-0"
1'-6"
1'-6" 1'-6"
1'-6" 1'-6"
1'-6" 1'-6"
6'-8"
4'-0"
4'-0"
4'-0" 4'-0" 5'-0"
10'-0"
T.O.P.
20'-0"
7'-0"
7'-0"
TYP.
20'-0"
1'-4" 7'-0"
6'-0"
14'-0"
3'-6"
7'-0"16"
T.O.P.
T.O.R.
20'-0"
14'-0"
17'-0"
T.O.P.
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH
1/20/23
DESIGN REVIEW A-3.1
KENNEL ELEVATIONS
10'-0"
10'-0"
T.O.P.T.O.P.
20'-0"
17''-0"
T.O.R.
38'-0" 38'-0"
17''-0"
T.O.R.
1'-6"
1'-6"
1'-6"
1'-6"
10'-0"
T.O.P.
4'-0"
17''-0"
20'-0"
T.O.R.
124'-0"
10'-0"
4'-0"
T.O.P.
20'-0"
17''-0"
T.O.R.
124'-0"
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH
DESIGN REVIEW
KENNEL ELEVATIONS
A-3.2
1/20/23
10'-0"
1'-6"
4'-0"
10'-0"
10'-0"
14'-2"
17'-6" 1'-6"
1'-6"
14'-2"
17'-6"
4'-0"
14'-2"
17'-6"1'-6"
10'-0"
14'-2"
17'-6" 1'-6"
8'-0"
12'-0"
T.O.P.
T.O.P.
T.O.P.
10'-0"
1'-6"
T.O.P.
T.O.R.T.O.R.
T.O.R.
21'-4"
29'-6"
6'-0"
12'-5"
2'-0" 4'-0"
4'-0" 3'-0"
2'-6"2'-6"
7'-6"
3'-6"
6'-0"
15'-5" 4'-0"
8'-6"
2'-0"
10'-0"
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH
DESIGN REVIEW A-4
1/20/2023
SUPPORT BUILDING
10'-0"
T.O.P.
4'-0"
4'-0"
10'-0"
T.O.P.
14'-2"
17'-6"
14'-2"
17'-7"
10'-0"
T.O.P.
14'-2"
17'-7"
T.O.R.
T.O.R.T.O.R.
14'-2"
17'-7"
T.O.R.
10'-0"
T.O.P.
1'-6" 1'-6" 1'-6"
1'-6"1'-6" 1'-6"
21'-4"
21'-4" 29'-6"
29'-6"
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH
SUPPORT BUILDING ELEVATIONS
DESIGN REVIEW A-4.1
1/20/2023
6'-0"
19'-9"
6'-0"
2"
21'-1"
7'-0"
4"6'-5"
7'-0"
4'-0"
4"6'-5"
7'-0"
7'-0"
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH
TRASH AREA , TYPICAL FENCE , GATES ELEVATIONS
DESIGN REVIEW A-4.2
1/20/2023
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH
DESIGN REVIEW A-5
1/12/2023
WINDOW AND DOOR SCHEDULES
FOR ALL BUILDNGS AND STREET VISIBLE
WINDOW PROFILE DETAIL
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH
A-7DESIGN REVIEW
1/20/2023
RENDERED PERSPECTIVES
STABLES
COLOR & MATERIAL BOARD
1/20/2023
A-8
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH
DESIGN REVIEW
KENNEL & SUPPORT BLDG
COLOR & MATERIAL BOARD
1/20/2023
A-8.1
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH
DESIGN REVIEW
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH
DESIGN REVIEW A-10
1/20/2023
A
FS
154 SQ.FT
2.31 GPM 290 SQ.FT
2.8GPM
744 SQ.FT
11.16GPM
485 SQ.FT
7.25 GPM
1825 SQ.FT
27.4 GPM
215 SQ.FT
358 SQ.FT
WM
WM
FS
23.7 GPM
SLEEVE (TYP)
SLEEVE (TYP)
NOTE:
IRRIGATION EQUIPMENT AND
PIPING DIAGRAMMATIC SET ALL
IRRIGATION EQUIPMENT IN
PLANTERS. TYP.
ZONE 1
ZONE 1
ZONE 1
ZONE 1
ZONE 4
ZONE 4
ZONE 2
ZONE 3
ZONE 5
P
P
THE AVAILABLE STATIC WATER
PRESSURE AT THE 2" METER IS
100 PSI VERIFIED bBY ANI
AZOYAN FROM THE CITY OF
GLENDALE DWP ON 4/19/2023.
REGULATOR SHALL BE FACTORY
SET AT 85 PSI DOWN STREAM OF
THE BACKFLOW.
292 SQ.FT
316 SQ.FT
35 SQ.FT
1,216 SQ.FT
ZONE 6
ZONE 7
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH .\red logo.jpg
NORTH
4/24/2023
THE PIPE
NOTE:
THIS PLAN WILL COMPLY WITH THE REQUIREMENTS OF THE
CITY OF GLENDALE MUNICIPAL CODE AND THE STATE WATER
EFFICIENT LANDSCAPE ORDINANCES. FOR MORE
INFORMATION YOU CAN EMAIL GWP:
[email protected] TO GET THEIR
REQUIREMENTS ,FORMS AND INSPECTION REQUIREMENTS.
I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE
WATER EFFICIENT LANDSCAPE ORDINANCE AND SUBMIT A
COMPLETE LANDSCAPE PACKAGE..
__________ ________________________ _____________
LANDSCAPE ARCHITECT SIGNATURE DATE
L101
DESIGN REVIEW BOARD APP-PDR-000210-2022
APN 562-5031-008
TRACT #9792
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH .\red logo.jpg
NORTH
4/24/2023 L102
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH .\red logo.jpg
NORTH
4/24/2023
12" 12" 12" 12" TYP.12" TYP
NOTE:
1. CENTER VALVE BOX OVER REMOTE CONTROL VALVE TO FACILITATE SERVICING VALVE.
2. SET RCV AND VALVE BOX ASSEMBLY IN GROUND COVER AND SHRUB AREA WHERE POSSIBLE.
3. SET BOXES PARALLEL TO EACH OTHER AND PERPENDICULAR TO EDGE.
4. AVOID HEAVILY COMPACTING SOIL AROUND VALVE BOXES TO PREVENT DAMAGING VALVE BOXES.
12" x 18" RECTANGULAR VALVE BOX TYP.
QUICK COUPLER VALVE BOX
9"x10" TYP.
INSTALL MINIMUM ONE(1) AIR VALVE KIT
PER PLANTER AND AN ADDITIONAL ONE
EVERY 1000 FT OF DRIPLINE TUBING.
SEE DETAIL 'I', L202.
EASY FIT COMPRESSION TEE
RAIN BIRD MDCFTEE
PRESSURE COMPENSATING
IN-LINE EMITTER TUBING
EMITTER (PRE-INSTALLED) IN TUBING
PLANT MATERIAL
EMITTER (PRE-INSTALLED) IN TUBING
LANDSCAPE DRIPLINE TUBING:
SEE IRRIGATION LEGEND
L103
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH .\red logo.jpg
NORTH
4/24/2023
F
A
SEE IRRIGATION LEGEND
CONTROL ZONE KIT:
MAINLINE PIPE
POINT" DETAIL
FLUSH POINT-SEE "DRIPLINE FLUSH
IN LANDSCAPE SYSTEM) (INSTALL AT HIGH POINT
RAIN BIRD AR VALVE KITAIR/VACUUM RELIEF VALVE:
RAIN BIRD 600-CF-1
WITH COMPRESSION FITTINGS:
PVC SCH 40
SUPPLY HEADER
SEE IRRIGATION LEGEND
LANDSCAPE DRIPLINE TUBING:
AN ABS TO PVC BONDING SOLVENT
ADAPTER INTO THE PVC TEE, USE
NOTE: WHEN GLUING THE 600-CF-1
RAIN BIRD 600-CF-1
COMPRESSION ADAPTER:
L104
MONTHLY WATERING SCHEDULE FOR THE YEAR
MONTHLY WATERING SCHEDULE FOR THE YEAR
WATER EFFICIENT LANDSCAPE WORKSHEET
NOTE:
ZONE 2 WHICH WATERS THE PLATANUS
RACEMOSA / CALIFORNIA SYCAMORE WILL NEED
ONE YEAR TO BE ESTABLISHED.
BIO-SWALE
BIO-SWALE
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH .\red logo.jpg
NORTH
4/24/2023 L201
NOTE:
THIS PLAN WILL COMPLY WITH THE REQUIREMENTS OF THE
CITY OF GLENDALE MUNICIPAL CODE AND THE STATE WATER
EFFICIENT LANDSCAPE ORDINANCES. FOR MORE
INFORMATION YOU CAN EMAIL GWP:
[email protected] TO GET THEIR
REQUIREMENTS ,FORMS AND INSPECTION REQUIREMENTS.
I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE
WATER EFFICIENT LANDSCAPE ORDINANCE AND SUBMIT A
COMPLETE LANDSCAPE PACKAGE..
__________ ________________________ _____________
LANDSCAPE ARCHITECT SIGNATURE DATE
DATE: 1900 RIVERSIDE DRIVE
GLENDALE, CA 91201PROJECT NUMBER 558.2101.03
KARAPEDIAN FAMILY RANCH .\red logo.jpg
NORTH
4/24/2023 L202