SINGLE PARENT AND FEMALE-HEADED HOUSEHOLDS
Single parent households are households with children under the age of 18 at home and include both male- and female-headed households. These households generally have a higher ratio between their income and their living expenses (that is, living expenses take up a larger share of income than is generally the case in two-parent households). Ther efore, finding affordable, decent, and safe housing is often more difficult for single parent and female-headed households. Additional ly, single parent and female-headed households have special needs involving access to daycare or childcare, health care and other supportive services.
While the majority of households in Glendale are either two-spouse couples or single person households, about a quarter (27.2%) of family households are headed by a single male or single female. There are 4,250 male heads of household with no wife present and 825 of these households have children under 18. There is a larger number of female householders with no husband present, 9,473 households or 18.8% of households, and 967 of these female-headed households have children under 18. Table 33 identifies single parent households by gender of the householder and presence of children.
Table 33: Families and Female Householder with Children Under 18 (2019) Category Number Percent
Total Families 50,349 --
Male householder, no wife present: 4250 8.4%
With children under 18 825 1.6%
Female householder, no husband present: 9,473 18.8%
With children under 18 967 1.9%
Source: ACS, 2015-2019
As Glendale’s population and households grow, there will be a continued need for supportive services for single parent households with children present. To address both the housing and supportive service needs of female-headed households, additional multifamily housing should be developed that includes childcare facilities (allowing single mothers to actively seek employment).
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In addition, the creation of innovat ive housing for female-headed households could include co-housing developments where childcare and meal preparation responsibilities can be shared. The economies of scale available in this type of housing would be advantageous to this special needs group as well as all other low- income household groups. Limited equity cooperatives sponsored by non-profit housing developers are another financing structure that could be considered for the benefit of all special needs groups.
FARMWORKERS
Farm workers traditionally are defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm workers work in the fields, processing plants, or support activities on a year-round basis. When workloads increase during harvest periods, the labor force is supplemented by seasonal or migrant labor. Farm workers’ special housing needs typically arise from their limited income and the unstable, seasonal nature of their employment, ac cording to the California Institute for Rural Studies.
Because of these factors, farm worker households have limited housi ng choices and are often forced to double up to afford rents.
According to the 2015-2019 ACS Census, there are approximately 191 people employed in the “Agriculture, forestry, fishing and hunting, and mining.” This represents 0.2% of the City’s workforce. The City of Glendale has no land zoned for agricultural uses. Furthermore, Glendale is unaware of any agricultural uses in Burbank, La Canada-Flintridge, or in portions of uni ncorporated Los Angeles County or the City of Los Angeles immediately surrounding Glendale in which farmin g, fishing or forestry industry is practiced which could necessitate the need for farm worker housing in Glendale. Therefore, the City has not identified a need for farmworker housing and such use is not identified in the Zoning Code.
PERSONS EXPERIENCING HOMELESSNESS
Government Code Section 65583(a)(7) requires that the Housing Element include an analysis of the needs of persons and families experiencing homelessness. These persons and families are defined as those who lack a fixed and adequate residence. People who are experiencing homeless may be chronically unhoused (perhaps due to substance abuse or mental health issues) or situationally unhoused (perhaps resulting from job loss or family strife). People experiencing homelessness face critical housing challenges due to their very low incomes and lack of appropriate housing. Thus, State law requires jurisdictions to plan to help meet the needs of their unhoused populations.
The law also requires that each jurisdiction address community needs and available resources for special housing opportunities known as transitional and suppo rtive housing. These housing types provide the opportunity for families and individuals to “transition” from an unhoused condition to permanent housing, often with the assistance of supportive services to assist individuals in gaining necessary life skills in support of independent living.
Estimates of Persons Experiencing Homelessness
Counting the unhoused population is problematic due to their transient nature; however, through the efforts of the City of Glendale Continuum of Care (CoC), estimates have been developed. The CoC is a consortium of individuals and organizations with the common purpose of developing and implementing a strategy to address homelessness in Glendale. The CoC is responsible for managing U.S. Department of Housing and Urban Development (HUD) funds for homelessness in Glendale, and is uniquely positioned to identify system needs and take steps to address them with the collaboration and partnership of community stakeholders.
As the primary coordinating body for homeless issues and assistance for Glendale, the CoC accomplishes a host of activities and programs vital to the City, including an annual point-in-time “snapshot” survey to identify and assess the needs of both the sheltered and unsheltered unhoused population. The Glendale 2020 Point- in-Time Count was conducted in January 22, 2020 and was planned, coordinated, and carried out by the City of Glendale CoC along with the Glendale Community Services and Parks department, non-profit service providers, and volunteers.
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Table 34: Homelessness in Glendale - 2019-2020
Sheltered Unsheltered TOTAL
Homeless Point-in-Time Survey 2020 94 75 169
Homeless Point-in-Time Survey 2019 96 147 243
Change: 2019 to 2020 -2/-2.0% -72/-49.0% -74/-30.0%
Source: City of Glendale Continuum of Care Survey, 2020 In 2020, the Greater Los Angeles Point in Time Homeless Count, conducted by the Los Angeles Continuum of Care (which excludes the cities of Glendale, Pasadena and Long Beach) identified 17,616 sheltered and 46,090 unsheltered unhoused persons Countywide (excluding Glendale, Pasadena, and Long Beach).
Countywide, there has been an increase in the population of persons experiencing homelessness since the 2016 homeless surveys (see Table 35), primarily due to more accurate counting measures. During this time frame, the number of individuals in shelters has incr eased by approximately 99.1% (8,769 persons), while the unsheltered individuals increased by 49.9% (15,337 persons).
Table 35: Homelessness in Los Angeles County* - 2016-2020 Sheltered Unsheltered TOTAL
Homeless Point-in-Time Survey 2020 17,616 46,090 63,706 Homeless Point-in-Time Survey 2018 8,965 36,084 45,049
Homeless Point-in-Time Survey 2016 8,847 30,753 39,600
Change: 2016 to 2020 +8769/+99.1% +15,337/+49.9% +24,106/+60.9% *Data excludes the cities of Glendale, Pasadena, and Long Beach.
Source: Greater Los Angeles Continuum of Care Survey, 2020 Data is available regarding certain characteristics of Glendale’s unhoused population. As shown in Table 36, subpopulations of the unhoused include the chronically unhoused, severely mentally ill persons, persons with chronic substance abuse, veterans, and victims of domestic violence. The largest subpopulations in Glendale are chronically unhoused (38 persons), severely ment ally ill (33 persons), victims of domestic violence (19 persons), chronic substance abusers (17 persons), and veterans (8 persons).
Table 36: Population Characteristics for Individuals Experiencing Homelessness in Glendale (2020) Characteristics Sheltered Unsheltered Total
Chronically Homeless 14 24 38
Veterans 0 8 8
Chronic Substance Abuse 3 14 17
Mentally Ill 22 11 33
Victims of Domestic Violence 13 6 19
Source: City of Glendale Continuum of Care Survey, 2020.
Emergency Shelters
A network of local and regional service providers operates a number of programs to serve the needs of varied subpopulations of persons experiencing homelessness. Table 37 provides a list of emergency and transitional shelters and available services for the unhoused population in and around Glendale. 345 of 2045
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Table 37: Facilities and Services for Persons Experiencing Homelessness Organization Name Type of Service Provided Population Served Number of Beds YWCA of Glendale Emergency shelter
Women and families
fleeing from domestic
violence
16 The Salvation Army, Chester Street Transitional housing Families with children 8
Door of Hope Transitional housing
Survivors of
domestic violence,
single parent
households, families
N/A
Family Promise of Verdugo’s
Emergency shelter,
transitional housing, Rapid
Re-housing
Families 14
Armenian Relief Society Rapid Re-housing All N/A
Glendale Youth Alliance Employment services,
Rapid Re-housing Youth N/A
Ascencia Emergency shelter All 45
New Directions for Veterans (Veterans
Village)
Permanent supportive
housing Veterans N/A
Assessment of Need
Based on the available information, there is a citywide unhoused population of 169 persons but only 83 beds, indicating an unmet demand for 86 persons. It is noted that the 2020 point-in-time survey identified 94 sheltered unhoused persons and 75 unsheltered unhou sed persons. The discrepancy between sheltered persons and the city’s total capacity to house per sons experiencing homelessness indicates a need for additional community services resources to assist and match the unhous ed population with the countywide shelter and housing resources. Although there are seasonal fluctuations in bed counts, these figures demonstrate a demand for supportive housing.
3I. Units At-Risk of Conversion
ASSISTED HOUSING AT-RISK OF CONVERSION
California housing element law requires jurisdiction s to provide an analysis of low-income, assisted multifamily housing units that are eligible to change from low-income housing uses during the next 10 years (2021-2031) due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use (Government Code 65583). These units risk the te rmination of various subsidy groups which could convert certain multifamily housing from affordable to market rate. State law requires housing elements to assess at-risk housing in order to project any potential loss of affordable housing.
The California Housing Partnership (CHP) provides data on assisted housing units, including those in Glendale. Table 38 indicates the extent of subsidized multifamily rental housing in the City, the subsidy programs that are in place for each project, and the likelihood of current housing assisted projects to convert to market rate projects that would not provide assistance to lower income residents. Projects that are at risk of conversion to market rate within the next five years (2021-2026) are considered high risk, and projects at risk of conversion in six to ten years are considered moderate (medium) risk. 346 of 2045
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Table 38: Summary of at-Risk Subsidized Housing Units
Project/Address
No. & Type of
Units
Type of
Subsidy Current Owner
Earliest
Date of
Conversion Risk
412-422 Harvard
412 E Harvard St 52 HOME GLENDALE HERITAGE
PARK LP 2025 High
700 Orange Grove
700 Orange Grove Ave 24 HOME
WEST HOLLYWOOD
COMMUNITY HOUSING
CO
2023 High
Ascencia
1911 Gardena Ave 9 HOME ASCENCIA
2025 High
Casa de la Paloma
133 S Kenwood St
167
Elderly or
Disabled
Section 8
LIHTC CASA DE LA PALOMA LP 2033 Low
Cypress Senior Living
311 E Cypress St
18 Elderly or
Disabled
HOME CYPRESS SENIOR LIVING
INVESTORS LP 2031 Medium
The Gardens
333 Monterey Rd
74 Elderly or
Disabled
Section 8
SOROPTIMIST GARDENS
HOUSING CORPORATION 2034 Low
Gardens on Garfield
303 E Garfield Ave
29 Family
LIHTC
GARDENS ON GARFIELD
LP 2064 Low
Glendale Accessible Apartments
6206 San Fernando Rd
24 Disabled
Section 8
GLENDALE HOUSING
CORPORATION 2030 Medium
Glendale City Lights
3673 San Fernando Rd
68 Family LIHTC GLENDALE CITY LIGHTS 2030 Medium
Heritage Park at Glendale
420 E Harvard St
51 Elderly or
Disabled
LIHTC
COMMUNITY HOUSING
ASSISTANCE PROGRAM
(CHAPA)
2058 Low
Ivy Glen Apartments
113 N Cedar St
24 Elderly or
Disabled
Section 8
IVY GLEN HOUSING
CORPORATION 2035 Low
Maple Park Apartments
711 E Maple St
25 Elderly or
Disabled
Section 8 MAPLE PARK APTS
PRESERVATION LP 2033 Low
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Monte Vista Apartments
714 E Elk Ave
9 Elderly or
Disabled
LIHTC
MONTE VISTA HOUSING
FOUNDATION 2023 High
Metro Loma
328 Mira Loma Ave
44 Family LIHTC
ADVANCED
DEVELOPMENT &
INVESTMENT INC
2029 Medium
Metropolitan City Heights
1760 Gardena Ave
65 Family LIHTC
ADVANCED
DEVELOPMENT &
INVESTMENT INC
2028 Medium
Orange Grove Apartments
626 Orange Grove Ave 23 LIHTC
WEST HOLLYWOOD
COMMUNITY HOUSING
CORP
2029 Medium
The Otter Gruber House
143 S Isabel St
40 Elderly or
Disabled
Section 8 SENIOR AFFORABLE
HOUSING CORP NO 1 2023 High
Palmer House
555 E Palmer Ave 21 LIHTC PALMER AVENUE
RETIREMENT CORP 2021 High
Palmer Park Manor
617 E Palmer Ave
12 Family Section 8 PALMER PARK MANOR 2022 High
Park Paseo
123 S Isabel St
96 Elderly or
Disabled
Section 8
SOUTHERN CALIFORNIA
PRESBYTERIAN HOMES 2037 Low
Salvation Army 615 Chester Project
615 Chester St 4 HOME
SHP
SALVATION ARMY OF
GLENDALE 2030 Medium
Silvercrest Glendale
313 W Garfield Ave
74 Elderly or
Disabled
Section 8
THE SALVATION ARMY
GLENDALE RESIDENCES
INC
2021 High
Vassar City Lights
3685 San Fernando Rd
70 Family LIHTC VASSAR CITY LIGHTS LP 2030 Medium
Veteran Village of Glendale
327 Salem St
44 Family LIHTC VETERAN VILLAGE OF
GLENDALE LP 2036 Low
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PRESERVATION OPTIONS
Depending on the circumstances of the at-risk projects, different options may be used to preserve or replace the units. The following discussion highlights ways that the City’s high and moderate at-risk units could be preserved as affordable housing. All of the presented alternatives are costly and beyond the ability of the City of Glendale to manage without large amounts of subsidy from federal and/or state resources.
Replacement Through New Construction
The construction of new lower income housing units is a means of replacing the at-risk units should they be converted to market rate. The cost of developing new housing depends on a variety of factors such as density, size of units, location and related land costs, and type of construction. Assuming an average development cost of $200,000 per unit for multifamily rental housing, replacement of the 557 units with a high (241 units) or moderate (316 units) risk of conversion would require approximately $111.4M, excluding land costs, which vary depending upon location.
Purchase of Replacement Units
One preservation option is for a non-profit organization to purchase similar units. By purchasing similar units, a non-profit organization can secure lower-income restrictions and potentially enable the project to become eligible for a greater range of governmental assistan ce. The cost of purchasing similar units depends on a number of factors, including the market conditions at the time, occupancy rate, and physical conditions of the units to be acquired.
Current market value for the at-risk units is estimated on the basis of the units’ potential annual income, and operating and maintenance expenses. The estimated market value of Glendale’s current stock of units with a moderate to high risk of conversion is $139.3M ($250,00 0 per unit). This estimate is provided for the purpose of comparison and understanding the magnit ude of costs involved and does not represent the precise market value of the at-risk units or units that could be purchased to offset converted units. The actual market value at time of sale would depend on market and property conditions, lease-out/turnover rates, among other factors.
Purchase of Affordability Covenants
Another option to preserve the affordability of at-risk projects is to provide an incentive package to the owners to maintain the projects as affordable housing. Incentives could include writing down the interest rate on the remaining loan balance, and/or supplementing the subsidy amount received to market levels.
To purchase the affordability covenant on these proj ects, an incentive package should include interest subsidies at or below what the property owners can obtain in the open market. To enhance the attractiveness of the incentive package, the interest subsidies may need to be combined with rent subsidies that supplement the HUD fair market rent levels.
Rental Assistance
Tenant-based rent subsidies could be used to preserve the affordability of housing. Similar to Housing Choice Vouchers, the City, through a variety of potential fundi ng sources, could provide rent subsidies to very low- income households. The level of the subsidy required to preserve the at-risk units is estimated to equal the Fair Market Rent (FMR) for a unit minus the housing cost affordable by a very low-income household.
Approximately $498,515 in rent subsidies would be required monthly (or $6.0M annually). Assuming a 20- year affordability period, the total subsidy is about $119.6M.
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Cost Comparisons
In terms of cost effectiveness for preservation of the 557 at-risk units, 20 years’ worth of rent subsidies ($119.6M) is fairly comparable to the cost of construction of replacement units ($111.4 million); however, the cost identified to construct replacement units excludes the price of land, which can add a significant expense to the overall project. While the cost of purchasing the affordability covenants is unknown, it is possible that it would provide a cost-effective strategy for preser ving the at-risk units and should be explored further to support the City’s preservation objectives. The following are strategies the City will undertake to work towards preservation of the 557 at-risk units in these projects:
• Monitor At-Risk Units: Contact property owners with in at least one year of the affordability expiration date to discuss City’s desire to preserve as affordable housing. • Explore Funding Sources/Program Options: As ne cessary, contract with the California Housing Partnership Corporation to explore outside funding sources and program options for preservation. • Purchase of Affordabilit y Covenants: Proactively identify potential partners interested in purchasing and extending expiring affordability covenants.
• Tenant Education: Property owners are required to give a twelve-month notice of their intent to opt out of low-income use re strictions. The City will work with tenants, and as necessary contact specialists like the California Housing Partnership to provide education regarding tenant rights and conversion procedures.
Qualified Entities
Qualified entities are non-profit or for-profit organizations with the legal and managerial capacity to acquire and manage at-risk properties that agree to maintain the long-term affordability of projects. HCD maintains a list of qualified organizations, and there are many that have an interest in properties located in Glendale and Los Angeles County, including Southern Califor nia Presbyterian Homes and California Community Reinvestment Corporation, both of which are located in Glendale. Table 39 lists the qualified entities in Los Angeles County. Federal, State, and local financing and subsidy programs that may be considered to preserve at-risk units are listed in the Resources section below.
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Table 39: Qualified Entities in Los Angeles County, 2021
Source: California Department of Housing and Community Development, 2021 Organization City
West Hollywood Community Housing Corp. Pomona
City of Pomona Housing Authority Hollywood
Hollywood Community Housing Corp. Los Angeles
Hope - Net Los Angeles
Skid Row Housing Trust Long Beach
The Long Beach Housing Development Co. Los Angeles
Housing Authority of the City of Los Angeles Culver City Century Housing Corporation Los Angeles
FAME Corporation Midway City
American Family Housing Lafayette
The Long Beach Housing Development Co. Los Angeles
PICO Union Housing Corporation Los Angeles
Korean Youth & Community Center, Inc. (KYCC) Long Beach Long Beach Affordable Housing Coalition, Inc Laguna Beach Housing Corporation of America Los Angeles
Abode Communities Glendale
Southern California Presbyterian Homes Los Angeles
The East Los Angeles Community Union (TELACU) Los Angeles LTSC Community Development Corporation Orange
Nexus for Affordable Housing Inglewood
Francis R. Hardy, Jr. Irvine
A Community of Friends Thousand Oaks
Many Mansions, Inc. Los Angeles
Winnetka King, LLC Los Angeles
Los Angeles Housing & Community Invest Dept Orange
Orange Housing Development Corporation Los Angeles
Home and Community Anaheim
Hart Community Homes San Diego
Keller & Company Los Angeles
Poker Flats LLC Los Angeles
Coalition for Economic Survival Los Angeles
Clifford Beers Housing, Inc. Monrovia
CSI Support & Development Services Santa Clara
ROEM Development Corporation North Hills
Abbey Road Inc. Irvine
Innovative Housing Opportunities, Inc. Los Angeles
Community Development Commission Alhambra
Los Angeles County Development Authority Los Angeles
Santa Fe Art Colony Tenants Association Azusa
San Gabriel Valley Habitat for Humanity, Inc. Los Angeles New Economics for Women Los Angeles
Santa Fe Art Colony Tenants Association Westchester
L + M Fund Management LLC El Segundo
Alliance Property Group Inc Pomona
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3J. Estimates of Housing Need
Several factors influence the degree of demand, or “need,” for housing in Glendale. The major needs categories considered in this element include:
• Housing needs resulting from the overcrowding of units. • Housing needs that result when households pay more than they can afford for housing. • Housing needs of “special needs groups” such as elderly, large families, female-headed households, households with a disabled person, and persons experiencing homelessness.
State law requires that cities quantify existing housing need in their Housing Element. Table 40 summarizes the findings.
Table 40: Summary of Needs
Summary of Households/Persons with Identified Housing Need Percent of Total Population/Households
Households Overpaying for Housing:
% of Renter Households Overpaying 57%
% of Owner Households Overpaying 37%
% of Extremely Low-income Households (0-30% AMI) Overpaying 88% % of Very Low-income Househ olds (0-30% AMI) Overpaying 90% % of Low-income Households (0-30% AMI) Overpaying 65%
Overcrowded Households:
Overcrowded Renter Households 6.6%
Overcrowded Owner Households 3.1%
All Overcrowded Households 5.5%
Special Needs Groups:
Elderly Persons/Households 17.5% of pop.
25.9% of households
Disabled Persons 13.7% of pop.
Developmentally Disabled Persons 1.5% of pop.
Large Households 7.0% of households
Female-Headed Households 18.8% of households
Female-Headed Households with Children 1.9% of households Farmworkers 0.2% of labor force
Persons Experiencing Homelessness 169 persons (2020)
Affordable Housing Units At-Risk of Conversion to Market Rate Costs 557 units Sources: US Census, 2015-2019 ACS; HUD Comprehensive Housing Affordability Strategy (CHAS), 2013-2017
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4. Constraints
Constraints to housing development are defined as government measures or non-governmental conditions that limit the amount or timing of residential development.
Government regulations can potentially constrain the supply of housing available in a community if the regulations limit the opportunities to develop housing, impose requirements that unnecessarily increase the cost to develop housing, or make the development process so arduous as to discourage housing developers.
State law requires housing elements to contain an analysis of the governmental constraints on housing maintenance, improvement, and development (Government Code Section 65583(a)(4)).
Non-governmental constraints (required to be analyzed under Government Code Section 65583(a)(5)) cover land prices, construction costs, and financing. While local governments cannot control prices or costs, identification of these constraints can be helpful to Glendale in formulating housing programs. 4A. Governmental Constraints
Housing affordability is affected by factors in both the private and public sectors. Actions by the City can have an impact on the price and availability of housing in Glendale. Land use controls, site improvement requirements, building codes, fees, and other local programs intended to improve the overall quality of housing may serve as a constraint to housing devel opment. These governmental constraints can limit the operations of the public, private, and non-profit sectors, making it difficult to meet the demand for affordable housing and limiting supply in a region. All City zoning regulations, development standards, specific plans, and fees are posted online and available to the public, consistent with the requirements of AB 1483. 4A.1 Land Use Controls
Local land use policies and regulations impact the price and availability of housing, including affordable housing. This section discusses the General Plan land use designations and provisions in the Zoning Code relative to the types of housing allowed within Glendale as a potential governmental constraint.
GENERAL PLAN
The General Plan Land Use Element sets forth land use designations that guide the location, type, and intensity or density of permitted uses of land in th e City of Glendale. The Zoning Code (Title 30 of the Municipal Code) implements the General Plan by providing specific direction and development standards for each zoning district. Table 41 shows residential land uses, the corresponding zoning designation, and permitted densities allowed for housing. In addition to residential land uses, the City’s Land Use Element establishes a Mixed Use District which allows for a more flexible mix of commercial, industrial, and residential land uses. Areas within the General Plan Land Use Map that are subject to Specific Plans are described below.
Table 41: General Plan Residential Land Use Designations General Plan
Designation Description Zone
Symbol Zoning Description
Very Low
Density/Open Space
Variable density development located in Glendale’s major mountainous areas. This designation allows a maximum
density of 0.45 – 3.0 du/ac based on the steepness of the slope.
ROS Residential Open Space
(up to 3 du/ac)
Low Density
Residential
For development compatible with Glendale’s existing single family developed neighborhoods. This designation allows a variable density of 0.45 – 8 du/ac based on the steepness of the slope and development characteristics of existing
neighborhoods.
R1R, R1
Restricted Residential
(up to 3 du/ac); Low
Density Residential (up
to 7 du/ac)
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General Plan
Designation Description Zone
Symbol Zoning Description
Moderate Density
Residential
For a mixture of single-family and moderate size townhouse developments located in the western, southeastern, and
northern portions of the City. This designation allows a maximum density of 9 – 14 du/ac.
R-3050
Moderate Density
Residential (up to 14
du/ac)
Medium Density
Residential
For townhomes and smaller garden apartments located mainly in the southern portions of the City, with small pockets in the western and northern portions. This designation allows a maximum density of 15 – 19 du/ac.
R-2250
Medium Density
Residential (up to 19
du/ac)
Medium High Density
Residential
Intended for medium size garden apartments located in
northern and central Glendale. This designation allows a maximum density of 20 – 26 du/ac.
R-1650
Medium High Density
Residential (up to 26
du/ac)
High Density
Residential
Provides for relatively large multiple dwelling complexes generally centered around the Downtown Specific Plan area.
This designation allows a maximum density of 35 – 60 du/ac.
R-1250 High Density Residential
(up to 34 du/ac)
Mixed Use
Intended compatible mix of commercial, industrial, and
residential land uses, which ca n be vertically or horizontally integrated and are generally located along the City’s major arterials. This designation allows density of 35 to 100 du/ac depending on the adjoining land use and zone district
designation.
SFMU,
IMU-R
Commercial/Residential
Mixed Use
1;
Industrial/Commercial-
Residential Mixed Use
1 Sources: City of Glendale General Plan, 2016; City of Glendale Zoning Code, 2021
1. 35 dwelling units per acre when abutting the R1, R1R or ROS zones; 87 dwelling units per acre when abutting the R-3050, R-2250, R-1650 and R-1250 zones; 100 dwelling units per acre when not abutting the R1, R1R, ROS, R-3050, R-2250, R-1650 or R-1250 zone; properties separated by an alley shall be considered as abutting The City recognizes that its High Density Residential Zone allows for densities between 35 and 60 du/ac, but the corresponding zone (R-1250) provides for a lo wer density of approximately 34 du/ac. While this inconsistency has not been an obvious problem in the past (the City has not received any inquires, questions, or complaints regarding this misalignment), the City is in the process of updating its General Plan Land Use Element and will be including, as part of that Element, the necessary evaluation for right-sizing density and directing subsequent efforts to update the City’s Zoning Code to create consistency between the land use designations and zoning designations. Moreover, it is possible that areas designated for “high density residential” are effectively implemented through alter native zoning techniques, such as one of the City’s Specific Plans. This will also be studied as part of the City’s Land Use Element Update.
SPECIFIC PLANS
A specific plan is a comprehensive planning document that guides the development of a defined geographic area in a mix of uses including residential, comme rcial, industrial, schools, and parks and open space.
Specific plans typically include more detailed info rmation than the General Plan about land use, traffic circulation, development standards, affordable hous ing programs, resource management strategies, and a comprehensive infrastructure plan. Specific plans are also used as a means of achieving superior design by providing flexibility in development standards beyond those contained in the Zoning Code.
The City Council has adopted two specific plans. Ea ch one contains detailed regulations, conditions, programs, and design criteria unique to a defined geographic area within Glendale and is intended to implement the General Plan. The adopted specific plans are consistent with the General Plan. Future specific plans, specific plan amendments, and development projects must be consistent with policies contained in the General Plan, including the General Plan Land Use Element. The following discussion summarizes the two specific plans, which may accommodate a significant portion of the Regional Housing Needs Allocation 354 of 2045
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(RHNA) through the planning period.
Glendale Downtown Specific Plan
The Glendale Downtown Specific Plan (DSP) was first adopted in 2006 and amended most recently in 2019.
The DSP is an urban design-oriented plan that establishes physical standards and land use regulations within the Downtown, based on an urban form that is compact and pedestrian-friendly. The plan outlines a framework for growth and redevelopment of the 220- acre planning area, which is centered along Brand Boulevard and generally bounded by Glenoaks Avenue to the north, Central and Columbus Avenues to the west, Glendale and Maryland Avenues to the east, and Elk and Colorado Streets to the south. The Specific Plan consists of eleven (11) districts, each with its own permitted land uses and design requirements. Uses in the Town Center District are subject to the Town Center Specific Plan. Residential uses are permitted (with 100% residential projects allowed by-right) in all districts with the exception of the Civic Centers District. The applicable development and parking standards are discussed in Table 42 below.
In the Downtown Specific Plan (DSP) zone only, off-street parking requirements (discussed in Table 42 and Glendale Municipal Code Section 30.32.050) may be satisfied by paying a fee in lieu of each parking space not provided on-site, subject to the following restrictions:
• New construction and building expansion projects shall pay a one-time fee prior to the issuance of a building permit;
• Change of use for which a greater number of off-st reet parking spaces is required shall pay an annual fee. The first year’s fee shall be paid prior to the earlier issuance of a building permit or a zoning use certificate, and subsequent annual fees shall be pai d on the yearly anniversary date of the first payment;
• New construction and building expansion projects ma y pay an in-lieu parking fee in order to satisfy any portion up to fifty (50) percent of required parking; • Change of use projects may pay an in-lieu parking fee in order to satisfy any portion up to one hundred (100) percent of required parking;
• The in-lieu parking fee may be used in conjuncti on with other methods for satisfying the minimum parking requirements; and
• The in-lieu fees payable under this section shall be in the amount set by the council by resolution.
Glendale Town Center Specific Plan
The Glendale Town Center Specific Plan (TCSP) is a transit-oriented, mixed-use revitalization plan for Glendale’s Central Business District. The TCSP is on 16.5-acres located in Downtown and bounded by Brand Boulevard to the east, Colorado Street to the south, Central Avenue to the west, and the Glendale Galleria to the north. The TCSP serves as the guiding document to provide policy, regulatory, and design guidance within the project area. The TCSP sets forth a plan that transitions the project area from blighted parking lots and vacant office buildings into a compact transit-oriented mixed-use district that allows for development of new commercial/retail mixed-use and housing projects.
The TCSP allows for a mixture of multi-family resid ential uses, which are permitted by right, and live-work units, which are permitted subject to an Administra tive Use Permit (AUP). Table 42 outlines the site development standards established for residential units within the Specific Plan area.
The plan area is completely built-out as the Amer icana lifestyle center with no remaining development capacity remaining. The Housing Element does not inclu de any sites in the Town Center Specific Plan. All development standards associated with the TCSP are out lined in the following table, however, these standards are effectively irrelevant given that the project area is recently built-out with no plans for redevelopment within the next twenty years. The project was developed in accordance with these standards and given that it completely developed, no existing standards for the TCSP represent a constraint to 355 of 2045
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development of housing at this location.
Table 42: Residential Development Standards – Specific Plans Development Standard (Residential) DSP TCSP
Density (acre) 90 - 250 du/ac 100 du/ac (338 units max. over planning area)
Minimum Unit Size
Affordable/Senior 540 sf --
Efficiency/One-
bedroom units 600 sf 600 sf
Two-bedroom 800 sf 800 sf
Three-bedroom
1,000 sf + 90 cubic ft of
private
storage space/unit
1,000 sf
Setbacks
Total Setback Width 15’ (residential)
16’ (mixed-use residential)
N/A
Parkway 4’ (residential)
5’ (mixed-use residential)
N/A
Sidewalk 6’ (residential)
8’ (mixed-use residential)
N/A
Building Adjacent
Zone (Average)
5’ (residential)
3’ (mixed-use residential)
N/A
Maximum Building Height 35’-245’
50’-380’ w/ public benefit2
75’ or 7 stories, whichever
is less
Private Open Space 140 sf per du 1 140 sf per du
Parking
One-bedroom units – 1
space
Two-or-more-bedroom units
– 2 spaces
+ 1 guest parking space per
every 10 units
2 spaces per du + 0.25
guest per du
Source: Glendale Town Center Specific Plan, 2017
1. Open Space: New residential development shall meet the requirements of 5.3 (1) and (2) and shall also provide additional outdoor space equal to a minimum of 140 square feet per residential and/or live-work unit.
2. Three story multifamily developments are allowed by right in the Downtown Specific Plan areas that limit height to a maximum of 35 feet.
On-site parking requirements for each separate land use (e.g., residential and retail development as part of a mixed-use project) are applicable and shall be added together to determine the total parking requirements for the project. All residential parking must be fully enclosed in a subterranean and/or above-grade parking structure, with provisions allowing for shared park ing between residential and commercial uses as well as tandem parking for residential uses and attendant and valet parking.
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ZONING CODE
Land use policies in the General Plan are implemented primarily through the Zoning Code. The Zoning Code provides for a range of densities and residential uses and is designed to protect and promote the health, safety, and general welfare of residents, which includes preserving the character and integrity of established residential neighborhoods. To that end, the City has established specific development standards that apply to residential construction in various districts. These include density, lot coverage, building height, parking standards, and other applicable requirements.
Provisions for a Variety of Housing Types
State housing element law requires that jurisdictions facilitate and encourage a range of housing types for all economic segments of the community. This includes the production of housing to meet the needs of different types of households with incomes ranging from low to above moderate. The Housing Element is the City’s plan for achieving this objective.
As shown in Table 43 through Table 45, the City’s Zoning Code accommodates a wide variety of conventional and special needs housing, including single-family dw ellings, duplexes, multifamily, ADUs, manufactured housing, residential care facilities (small and large), and tr ansitional and supportive housing. In an effort to minimize constraints and allow greater flexibility in the types of residential uses, the City of Glendale simplified its housing types. Having fewer, but broader, housing categories allows greater consistency and predictability, as well as flexibility in zoning to accommodate new housing types and supportive services.
The City identifies five primary residential categories for the purposes of zoning, as follows:
• Dwelling, One Residential
• Dwelling, Multiple Residential
• Residential Congregate Living Limi ted (6 or fewer individuals) • Residential Congregate Living, Non- Medical (7 or more individuals) • Residential Congregate Living, Medical (7 or more individuals) These residential categories and special needs housing types are described below. The City’s Zoning Code allows for 100% residential projects, by-right, in the SFMU zone and with an AUP in the IMU-R zone.
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Table 43: Permitted Residential Uses by Zone (Residential Districts) Housing Type
Residential Zones
ROS R1R R1 R3050 R2250 R1650 R1250
Conventional Housing
One Residential Dwelling
Per Lot P P P P P P P
Multiple Residential
Dwellings -- -- -- P P P P
Accessory Dwelling Unit P P P P P P P
Mobile/Manufactured
Housing P P P P P P P
Special Needs Housing
Domestic Violence Shelter P P P P P P P
Residential congregate
living, limited P P P P P P P
Residential congregate
living, medical -- -- -- -- C C C
Residential congregate
living, non-medical -- -- -- C C C C
Senior housing -- -- -- P P P P
Source: City of Glendale Zoning Code, 2021
Notes: “P” = Permitted; “C” = Conditional Use Permit; “A” = Administrative Use Permit; and “--” = Not Permitted
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Table 44: Permitted Residential Uses by Zone (Commercial Districts) Housing Type
Commercial Zones
C1 C2 C3 CR CPD CH
Conventional Housing
One Residential Dwelling
Per Lot 1 P P P P P P
Multiple Residential
Dwellings 2 P P P P -- P
Multiple residential
dwellings with dwelling
units at the ground floor
level
1 C C C -- -- C
Accessory Dwelling Unit P P P P P P
Special Needs Housing
Domestic Violence Shelter P P P P P P
Emergency Shelter -- C C -- -- C
Residential congregate
living, limited
3 P P P P P P
Residential congregate
living, medical A P P -- -- P
Residential congregate
living, non-medical 2 P P P -- -- P
Residential congregate
living, non-medical at the
ground floor level
1 A A A -- -- A
Senior Housing 2 P P P P -- P
Senior Housing at the
ground floor level 1 C C C C -- C
Source: City of Glendale Zoning Code, 2021
Notes: “P” = Permitted; “C” = Conditional Use Permit; “A” = Administrative Use Permit; and “--” = Not Permitted
1. Subject to the provisions of the R-1250 zone.
2. Subject to the provisions of the R-1250 zone and provided further that ground floor level is occupied with permitted commercial uses.
3. Subject to the provisions of one residential dwelling per lot in the R-1250 zone.
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Table 45: Permitted Residential Uses by Zone (Other Districts) Housing Type
Industrial Special
Purpose Mixed Use Specific Plans
IND MS IMU IMU-R SFMU DSP4 TCSP
Conventional Housing
One Residential Dwelling
Per Lot -- P 1 -- -- -- -- --
Multiple Residential
Dwellings Units -- P
1 -- A P 2 P P
Live/Work Unit C -- A A P 3 P A 5
Live/Work Units with
conditionally permitted uses C -- C C C 3 C A 5
Accessory Dwelling Unit -- P -- P P P P
Special Needs Housing
Domestic Violence Shelter P P P P P P --
Emergency Shelter P P P -- -- -- --
Residential congregate
living, limited -- P -- -- P C --
Residential congregate
living, medical -- P -- A A -- --
Residential congregate
living, non-medical -- P -- A A P --
Senior Housing -- P -- C P 2 P --
Source: City of Glendale Zoning Code, 2021
Notes: “P” = Permitted; “C” = Conditional Use Permit; “A” = Administrative Use Permit; and “--” = Not Permitted
1. Subject to provisions of the R-2250 zone.
2. When fronting San Fernando Road, Broadway, or Colorado Street, only allowed as mixed-use projects with commercial uses located along the street frontage as required in Section 30.34.100.
3. For lots having frontage along San Fernando Road, Broadway, and Colorado Street, manufacturing and processing uses shall not be on the ground floor fronting these streets.
4. Includes all Downtown Specific Plan districts except for Civic Centers and Town Center districts.
5. Minor Administrative Use Permit.
Dwelling, one residential: means a detached building designed exclusively for occupancy by one (1) household. On-site support services personnel and equi pment to maintain independent living is limited to residents of the dwelling. This housing type is permitted by right in all residential and commercial zones, as well as the MS zone. Projects are subject to a ministerial review. Projects proposing a subdivision are subject to review by the Planning Commission or Planning Commission and City Council.
Dwelling, multiple residential: means a building or portion thereof designed for occupancy by two (2) or more persons or households living independently of each other in separate units. Includes apartments, townhouses or similar buildings. On-site support services personnel and equipment to maintain independent living is limited to residents of the dwelling. This housing type is permitted by right in the R3050, R2250, R1650, R1250, C1, C2, C3, CR, CH, MS, SMFU, DS P, and TCSP zones, and permitted in the IMU-R zone subject to an Administrative Use Permit.
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Live/Work Unit: means an integrated dwelling unit and working space (e.g., the creation and retail sales of arts and crafts), occupied and utilized by a single housekeeping unit in a structure that has been modified or designed to accommodate joint residential occupancy and work activity, and which includes complete kitchen and sanitary facilities in compliance with applicable building standards and working space reserved for and regularly used by one (1) or more occupants of the unit, in addition to any other employees. The commercial use must be one permitted by the applicable land use tables. Live/work units are permitted in the SFMU and DSP zones by right, in the IND zone subject to a conditional use permit, in the TCSP zone subject to a Minor Administrative Permit, and in the IMU, and IMU-R, zones subject to an Administrative Use Permit, unless the commercial use permitted is a conditional use in which case the live/work unit is subject to a Conditional Use Permit or Administrative Use Permit.
Accessory Dwelling Unit (ADU): Government Code Section 65852.2(a)(1) allows local agencies to designate areas within a city where accessory dwelling units (A DU) may be permitted and to impose development standards addressing issues such as uni t size, height, setbacks, lot coverage, parking, landscaping, and architectural review. The City recently (2020) updated Chapter 30.34 of its Municipal Code to be consistent with California Government Code Sections 65852.150 and 65852.2, which establish regulations for accessory dwelling units.
Glendale Municipal Code Section 30.34.080 was amended to define an accessory dwelling unit as “an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. It shall include permanent provisions for living, sleeping eating, cooking, and s anitation on the same parcel as the single-family or multifamily dwelling is or will be situated.” An access ory dwelling unit also includ es: an efficiency unit as defined in Section 17958.1 of the Health and Safety Code; a manufactured home, as defined in Section 18007 of the Health and Safety Code.
Construction of an ADU or JADU (junior accessory dwelli ng unit) is permitted on a lot in zones that allow residential uses and include a proposed or existing dw elling. A building permit is required for an ADU and JADU pursuant to compliance with the minimum requirements described below and in Section 30.34.080 of the Zoning Code. Construction of ADUs shall be permitted on any residential or mixed-use zone that allows residential units, subject to the following criteria, which include (but are not limited to):
• Sites developed or proposed to be developed with a single-family residence shall not be permitted more than one ADU.
• Sites developed with a multifamily building ma y convert existing non-habitable square footage, including detached accessory buildings, garages, ca rports, or covered parking structures to a minimum one ADU and a maximum that shall not exceed twenty-five percent of the number of units on the site. Sites developed with a multifamily building are also permitted to construct up to three ADUs.
• A maximum of one JADU shall be permitted on a site developed or proposed to be developed with a single-family residence.
The approval process is ministerial in nature, and the City must approve or deny an application for a building permit to construct an ADU or JADU within 60 days afte r receiving a complete application. If a complete application for a building permit to construct an ADU or JADU is submitted in connection with an application to construct a new primary dwelling on a lot, the app lication may not be approved until the application is approved for the new dwelling. The application for t he ADU or JADU must be processed ministerially regardless of the approvals required for the primary dwelling. Further, the ordinance sets forth the following development standards for ADUs:
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Table 46: ADU and JADU Development Standards
Specific Regulations ADU JADU Additional Provisions Attached Detached Minimum Size 220 sf 220 sf 150 sf
Maximum Size 0-1 bdrm: 850 sf
2+ bdrm: 1,000 sf
0-1 bdrm: 850 sf
2+ bdrm: 1,000 sf 500 sf (1)(2)
Maximum Height 16 ft 16 ft --
Minimum Interior Setback 4 ft 4 ft --
Maximum Lot Coverage/Use Intensity Subject to underlying zoning development standards --
Open Space Subject to underlying zoning
development standards --
Maximum parking 1 space 1 space 1 space (3)(4)
Tandem Parking Yes Yes Yes
Source: City of Glendale Zoning Code, 2021
1. An attached accessory dwelling unit may not exceed 50% of the existing floor area of the primary dwelling on the site, not to exceed 850 square feet or 1,000 square feet in size for more than one bedroom.
2. For accessory dwelling units and/or junior accessory dwelling units where only one residential dwelling unit exists or is proposed on a lot, a new construction attached or detached accessory dwelling unit shall be permitted that is 800 square feet or less in size.
3. No parking for the ADU is required if one or more of the following applies:
a. The property is located within one-half (1/2) mile walking distance of a public transit stop. b. The property is listed on the California Register of Historic Places, Glendale Register of Historic Properties, or any property in an adopted historic district overlay zone with a building identified as a contributing building or structure in an adopted historic resources survey.
c. When the accessory dwelling unit is located within the existing primary residence or accessory living quarters. d. When on-street parking permits are required but not offered to the occupant of an accessory dwelling unit. e. When there is a car share vehicle lot, such as ZIP car, located within one (1) block of the accessory dwelling unit. f. When it is a junior accessory dwelling unit.
g. When an accessory dwelling unit(s) qualifies for approval under subsection 30.34.080(E)(4) or (F)(2).
4. Parking spaces shall not be required to be replaced when a garage, carport, or covered parking structure is demolished in conjunction with the construction of an accessory dwelling unit or converted to an accessory dwelling unit.
Mobile Homes and Manufactured Housing: Mobile homes and manufactured homes are permitted in residential zones subject to the same zoning requirements as single-family residences, except for architectural requirements limited to roof overhangs, roofing material, and siding material.
Manufactured homes may be placed on individual lots that allow single-family residential uses provided that the homes are attached to a foundation system in compliance with all applicable building regulations and Section 18551 of the Health and Safety Code and occupied only as a residential use. Manufactured homes are subject to all Zoning Code provisions applicable to residential structures. A manufactured home is also permitted as an accessory dwelling unit (ADU) under the Zoning Code.
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Lodging, Boarding House: See Residential congregate care living, limited.
Residential congregate care living, limited: means a dwelling including a common eating area, with or without on-site assistance with acti vities of daily living, limited to six (6) or fewer individuals or one (1) household. Residential congregate living, limited includes assisted living centers; boarding or lodging houses; residential congregate care facilities, limited; retirement and rest homes; supportive housing; and transitional housing. Residential congregate care living, limited uses are permitted by right in all residential zones, MS, and SFMU zones, all commercial zones subject to provisions of one residential dwelling unit per lot in the R- 1250 zone, and permitted in the DSP zone (except for Civic Centers and Town Center districts) subject to a CUP.
Residential congregate living, medical: means a residential use with or without private kitchens and including a common eating area, with or without on-site assistance with activities of daily living and on-site assistance with counseling or medical care, and with seven (7) or more beds. Residential congregate living, medical includes convalescent homes, extended care, and skilled nursing facilities. This use does not include hotels or motels which are defined separately. Residential congregate living, medical uses are permitted by right in the C2, C3, CH, and MS zones, permitted subject to a CUP in the R2250, R1650 and R1250 zones, and permitted subject to an AUP in the C1, IMU-R and SFMU zones.
Residential congregate living, non-medical: means a residential use with or without private kitchens and including a common eating area, with or without on-site assistance with activities of daily living, and with seven (7) or more individuals. Residential congregate living, non-medical includes assisted living centers; dormitories; fraternities or sororities; residential congregate care fac ilities, retirement and rest homes; supportive housing and transitional housing. This use does not include hotels and motels which are defined separately. Residential congregate living, non-medical uses are permitted by right in the C1, C2, C3, and CH zones (if located on the ground floor, an AUP is needed), permitted by right in the MS zone and in the DSP zone except for the Civic Centers and Town Center Districts, permitted subject to a CUP in R3050, R2250, R1650 and R1250 zones, and permitted subject to an AUP in IMU-R and SFMU zone.
Senior Housing: means a development consisting of dwelling un its, in which each unit is restricted for occupancy by at least one (1) person in each household who is sixty-two (62) years of age or older, or fifty- five (55) years or older if the development consists of thirty-five (35) units or more. Senior housing is permitted by right in the R3050, R2250, R1650, R1250, MS, SMFU, and DSP zones, and permitted in the IMU-R zone subject to an Administrative Use Permit. Senior hou sing is permitted by right in the C1, C2, C3, CR, CH zones, subject to the provisions of the R-1250 zone and provided further that ground floor level is occupied with permitted commercial uses. If senior housing occupies the ground floor in the commercial zones, it is permitted in the C1, C2, C3, CR, and CH zones subject to a conditional use permit and subject to the provisions of the R-1250 zone development standards.
Emergency Shelter: Emergency shelters are allowed in the C2, C3, and CH zones subject to a conditional use permit, which is discretionary action intended to ensure that the proposed site is suitable for emergency shelter use. Emergency shelters are also permitted in the IND, MS, and IMU zones by right, subject to ministerial review and approval and compliance with objective standards consistent with the requirements identified in Government Code Section 65583(a)(4). The City’s Zoning Code does not identify additional requirements or development standards for emergency shelters.
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The IND, MS, and IMU zones are suitable for emergency shelters because:
• Shelters are compatible with a range of uses t hat are common in suburban communities and allowed in the industrial zo nes (e.g., live/work units, office buildings , assembly/meeting facilities, retail and service uses, etc.);
• The IND and IMU zones are located along majo r corridors (San Fernando Road, Verdugo Road, Verdugo Boulevard) with easy access to public transit (bus and Metrolink Antelope Valley and Ventura Lines). The MS zone is largely concentrated around E Chevy Chase Drive near State Route- 134 (SR-134) and SR-2, and is also well served by public transportation; • There is a mixture of existing uses in the industr ial zones that include light industrial, manufacturing, warehousing, office uses, and non-industrial uses; and
• Although hazardous materials may be present and us ed on some of the properties within the IND zones, the majority of parcels are not known to be constrained by the presence of hazardous materials.
Three emergency shelters are currently located wi thin Glendale with 83 beds available for unhoused individuals. The Glendale 2020 Point-in-Time Count cond ucted by the City of Glendale Continuum of Care identified a citywide unhoused population of 169. The sites inventory identifies 71 sites with IND, MS, or IMU zoning (totaling 89.61 acres) with no recorded residential or nonresidential development according to the County Assessor, and 94 sites with C2, C3, and CH zoning (totaling 26.62 acres) with no recorded residential or nonresidential development according to the County Assessor. Looking specifically to sites between 1 acre and 3 acres in size (generally suitable to accommodate development of an emergency shelter), the City has identified 8 sites across these zones which would be suitable for emergency shelters, totaling 14.04 acres. The vacant sites identified would be adequate to accommodate the remaining 86 emergency shelter beds needed to serve Glendale’s unhoused population, based on the latest point-in-time count.
Domestic Violence Shelter: means a residential facility which provides temporary accommodations to persons or families who have been the victims of domestic violence. Such a facility may also provide meals, counseling, and other services, as well as common areas for the residents of the facility. Domestic violence shelters are permitted by right in all residential and commercial districts, as well as the IND, MS, IMU, IMU- R, SFMU, and DSP zones.
Low Barrier Navigation Center: A low barrier navigation center is a housing first, low-barrier, service- enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experienci ng homelessness to income, public benefits, health services, shelter, and housing. AB 2162 requires jurisdicti ons to further streamline approval of eligible low barrier navigation center applications in areas zo ned for mixed-use and residential zones permitting multifamily uses, subject to specific criteria. The City’s Zoning Code does not conform to these recent requirements; however, Program 9B in the Housing Plan requires the Zoning Code to be updated to address AB 2162.
Transitional and Supportive Housing: Transitional housing is a type of housing used to facilitate the movement of individuals and families experiencing homelessness to permanent housing. Transitional housing can take several forms, including group quart ers with beds, single-family homes, and multifamily apartments and typically offers case management and support services to return people to independent living (usually between 6-24 months). The Zoning Code defines transitional housing as “a residential use operated under program requirements that calls for the termination of assistance and recirculation of the assisted unit(s) to another eligible program recipient at some predetermined future point in time, which shall be no less than six (6) months.” This definition is consistent with Government Code Section 65582(j).
According to the National Housing Institute, suppo rtive housing is permanent housing with a service component, which can be provided either on-site or off-site. The Zoning Code defines supportive housing as 364 of 2045
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“a residential use with no limit on length of stay, that is occupied by the target population, and that is linked to onsite or offsite support services that assist the resident in retaining housing, living independently, working in the community and improving his or her health status.” The target population includes persons with disabilities, elderly, youth aging out of the foster system, veterans, and persons experiencing homelessness.
The City’s definition is consistent with Government Code Section 65582(g).
Senate Bill 2 provides that transitional housing and supportive housing that is a rental housing development constitutes a residential use. It requires zoning to trea t such uses as a residential use and subject only to those restrictions that apply to other residential uses of the same type in the same zone. Currently, transitional and supportive housing would be classified in the Zoning Code under the Residential congregate care living, limited and residential congregate living, non-medical housing types. Program 9B in the Housing Plan would revise the Zoning Code to allow transitional and supportive housing in any zone subject to the same standards as a residence of the same type in the same zone consistent with Government Code Section 65583(c)(3) and to allow eligible supportive housing as a use by right in zones where multifamily and mixed uses are permitted pursuant to Government Code Sections 65650 through 65656..
Single-Room Occupancy (SRO): Single-room occupancy (SRO) fac ilities are a housing type that is considered suitable to meet the needs of extremely low, very low, and low-income households. With high housing costs, many communities in California are exploring the use of single-room occupancy housing to fulfill the affordable housing needs of certain segments of the community, such as seniors, students, and single workers. The Glendale Zoning Code includes this housing type under the definition of “hotel or motel,” which is permitted by right in the C2, C3, CH, and MS zones, permitted by right above the first floor in the CR zone, and permitted subject to a CUP in the IMU, IM U-R, and SFMU zones. Within the DSP, SROs are permitted by right in all districts except for the Town Center, where it is permitted subject to Administrative Use Permit, and the Civic Centers.
Housing for Disabled Persons: On January 1, 2002, SB 520 bec ame effective and required local jurisdictions to analyze local government constraints on developing, maintaining, and improving housing for persons with disabilities. In accordance with SB 520 and Government Code 65583(a)(7), the City recognizes the importance of providing housing for persons with disabilities. Persons with disabilities have a number of specific housing needs, including those related to des ign and location. Design needs generally include the removal of architectural barriers that limit the acce ssibility of dwelling units and construction of wheelchair ramps, railings, etc. Location needs include accessibility to public transportation, commercial services, health care, and supportive services. Some persons with disabilities need group housing opportunities, especially those who are lower-income or experiencing homelessness. The following discussion addresses these issues and determines that no specific City policy or regulation serves to imp ede the access that persons with disabilities have to housing that suits their specific needs.
Zoning and Land Use: The General Plan and Zoning Code provide for the development of multiple dwelling unit residential housing in the R3050, R2250, R1650, R1250, C1, C2, C3, CR, CH, MS, SMFU, DSP, and TCSP zones by right, and in the IMU-R zone subject to an Administrative Use Permit. Traditional multiple residential dwelling units for persons with special needs, such as apartments for the disabled, are considered regular residential uses permitted in these zones. The City’s land use policies and zoning provisions do not constrain the development of such housing.
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Under the Lanterman Developmental Disabilities Se rvices Act (Lanterman Act), small State-licensed residential care facilities for six or fewer persons must be permitted in all zones that allow single or multiple unit residential uses, subject to the same permit processing requirements and development standards. Small residential care facilities are addressed in the City’s Zoning Code under the housing category “residential congregate living, limited” and are permitted in in all zones that allow single or multiple unit residential uses, in compliance with the Lanterman Act. Large residential care facilities serving seven or more clients are addressed under the housing category “residential congregate living, non-medical” and are permitted by right in the C1, C2, C3, CH, and MS zones, the R3050, R2250, R1650, and R1250 zones subject to a conditional use permit, and the IMU-R and SFMU zones subject to Admi nistrative Use Permit. The City is not aware of any residential care facilities serving seven or more people that have been burdened by the permitting process or unable to find a suitable site to locate, if desired. The City provides clear guidance for permitted and conditionally permitted uses in all zones and wo rks proactively with applicants to ensure that all requirements of the Zoning Code are understood. If an applicant for this type of use was to identify an issue with site selection or zoning standards, the City w ould work cooperatively to address any potential issues.
The City finds that the wa y it permits large resident ial care facilities does not constrain housing options for persons with disabilities. Occupancy standards for residential care fac ilities are the same as occupancy standards for all other residential uses. The Zoning Code definition of “residential congregate living, limited” and “residential congregate living, non-medical” en compasses and thus accommodates transitional and supportive housing in all residential zoning districts and subject only to the same requirements for residential uses of the same type in the same zone. These facilities may serve persons with disabilities.
Building Code: Building construction and procedures within Glendale are required to conform to the 2019 California Building Code. Standards within the Buildi ng Code include provisions to ensure accessibility for persons with disabilities. These standards are consistent with the Americans with Disabilities Act (ADA). No local amendments that would constr ain accessibility or increase the cost of housing for persons with disabilities have been adopted and City officials are not aware of any instances in which an applicant experienced delays or rejection of a retrofitting proposal for accessibility to persons with disabilities.
Reasonable Accommodation: Both the federal Fair Housing Act and the California Fair Employment and Housing Act direct local governments to make reasonable accommodation (i.e., modifications or exceptions) in their zoning laws and other land use regulations to allow disabled persons an equal opportunity to use and enjoy a dwelling. For example, it may be a reasonabl e accommodation to waive a setback requirement so that elevated ramping can be constructed to provide access to a dwelling unit for a resident who has mobility impairments. Whether a particular modification is re asonable depends on the circumstances and must be decided on a case-by-case basis.
Reasonable accommodation refers to flexibility in standards and policies to accommodate the needs of persons with disabilities. The City’s zoning and buildi ng codes, as well as approach to code enforcement, allow for special provisions that meet the needs of per sons with disabilities without the need for variances.
The City’s Reasonable Accommodation Ordinance is codified in Chapter 30.52 of the Zoning Code.
The City’s Community Development Director has admin istrative/ministerial authority to hear and decide applications for reasonable accommodation to allow reasonable remedy from zoning and other land use regulations, policies, and procedures for individuals with physical or mental impairment. A request for reasonable accommodation may include a modification or exception to the rules, standards, and practices for the siting, development, and use of housing or housing-related facilities that would eliminate regulatory barriers and provide a person with a disability equal opportunity to housing of their choice.
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Reasonable accommodation applications are not charged a fee for review and the reviewing authority must consider all of the following factors:
1. That the dwelling, which is the subject of the request for reasonable accommodation(s) is used by an individual with a disability protected under the Acts;
2. That the requested accommodation is necessary to make the dwelling available to an individual with a disability protected under the Acts;
3. That the requested accommodation(s) would not impose an undue financial or administrative burden on the city;
4. That the requested accommodation(s) would not re quire a fundamental alteration in the nature of the city’s overall land use and zoning program;
5. That the requested accommodation(s), considered si ngly and the project in total, would be in keeping with and not detrimental to the neighborhood character and would not result in a substantial increase in traffic; and
6. If the director of community development grant s, or grants with modifications, the request, the request shall be granted to the disabled individual and shall not run with the land unless the director of community development also finds that the modification is physically integrated into the structure and cannot be easily removed or altered to comply with the city’s zoning regulations or policies.
Conclusion: Current planning policies and zoning regul ations have mitigated potential constraints to the availability of housing for persons with disabilities. The City has analyzed its Zoning Code and procedures to ensure that it is providing flexibility in, and not co nstraining the development of, housing for persons with disabilities. Additionally, the City does not have a definition of “family” thereby providing maximum flexibility.
The City has concluded that Finding 5 above could be co nsidered a constraint to housing for persons with disabilities; the City has included Program 9B to modify this Finding to create a more objective standard.
Employee Housing: The Employee Housing Act asserts that employee housing for six persons or less shall be allowed in the same way residential structures are a llowed in zones allowing residential uses and that employee housing for up to 12 units or 36 beds shall be deemed an agricultural use and must be subject to the same regulations as any other agricultural use in the same zone (Health and Safety Code, Section 17000 et seq.). There are no provisions in the City’s Zoni ng Code to restrict employee housing for six or fewer employees. As stated previously in this report, the City of Glendale is not an agricultural community and there are no parcels zoned for agricultural use. Nonetheless, Program 9B in the Housing Plan will update the City’s Zoning Code to comply with the Employee Housing Act.
Development Standards
Development standards directly shape the form and intensity of residential development by providing controls over land use, heights and volumes of buildings, open space on a site, etc. Site development standards also ensure a quality living environment for all household groups in the City, including special groups such as lower and moderate-income households and senior ci tizens. Table 47 summarizes development standards in the residential, single unit per lot zones (ROS, R1R, R1); Table 48 summarizes development standards in the residential, multiple units zones (R3050, R2250, R1650, R1250); and Table 49 summarizes development standards in the mixed-use zones, including density, minimum lot size, setbacks, lot coverage, and building height, by zoning district.
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Table 47: Basic Residential Development Standards – Single Unit Per Lot Development Standard ROS R1R R1
Density Maximum 1 du/lot 1 1 du/lot 1
1 du/lot. For residential
subdivision w/ 5 lots or
more, not to exceed an
average of 1 du per
each 5,500 sq. ft. of site
area
Minimum Lot Size
Area (sq. ft) 12,000 2 12,000 2 5,500 2
Width (ft) 100 ft except lots at terminus of cul-de-sac street, which have min. 80 ft N/A
Maximum Lot Coverage (% of lot area) 40%
FAR Maximum
District I: 0.30 for the 1st 10,000 sq. ft. of lot area and 0.10 for the portion of lot area thereafter
District II: 0.40 for the 1st 10,000 sq. ft. of lot area and 0.10 for the portion of lot area thereafter
District III: 0.45 for the 1st 10,000 sq. ft. of lot area and 0.10 for the portion of lot area thereafter
FAR shall not include up to 500 sq. ft. of garage area as specified in the definition of the term for dwelling units having a floor area of less than 3,500 sq. ft. Up to 700 sq. ft. of garage area shall not be included for dwelling units having a floor area of 3,500 sq. ft. or more.
Lots with an average current slope of 40% or
greater, the maximum floor area ratio shall be
0.30 for the first 10,000 sq. ft. of lot area and 0.10
for the portion of lot area thereafter.
N/A
Setbacks 3
Street Front 15 ft. 25 ft.
Side Street 15 ft. 6 ft.
Interior 10 ft. 10 ft. 4 6 ft.4
Maximum Primary Dwelling Height 2 Stories 5 or 32 ft (plus 3 feet for any roofed area having a minimum pitch of 3 feet in 12 feet)
25 ft (plus 3 feet for any
roofed area having a
minimum pitch of 3 feet
in 12 feet)
Minimum Open Space 40% minimum of the lot area (See Chapter 30.31 for additional requirements) Sources: City of Glendale Zoning Code, 2021.
1. See Section 30.11.040 (D)(1) for density requirements.
2. As required by Section 30.11.060.
3. See Section 30.11.070 for setback exceptions.
4. All buildings and structures and additions to such buildings and structures for which a building permit has been issued in the R1R and R1 zone permitted prior to May 2, 1991, shall be set back from the interior property lines a minimum of 4 feet for building s or structures 20 feet or lower in height; not less than 5 feet for buildings or structures over 20 feet and equal to or less than 30 feet in height; and, not less than 6 feet for buildings or structures over 30 feet in height.
5. An additional story shall be permitted where the primary building is located on a portion of a lot having an average current slope of forty (40) percent (21.8 degrees) or steeper. The portion of a lot to be measured for the purpose of this section shall be the smallest possible polygon, in terms or area, necessary to enclose the primary building and having a maximum of four (4) sides.
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Table 48: Basic Residential Development Standards – Multiple Units per Lot Development Standard R3050 R2250 R1650 R1250
Density Maximum 1 du/3,050 sq.
ft.
1 du/2,250 sq. ft.
(1 du/1,800 sf. ft.
for lots with width
of 90 ft. or
greater)
1 du/1,650 sq. ft.
(1 du/1,320 sf. ft.
for lots with width
of 90 ft. or
greater)
1 du/1,250 sq.
ft. (1 du/1,000
sf. ft. for lots
with width of 90
ft. or greater)
Minimum Lot Size (Area/Width) N/A
Maximum Lot Coverage (% of lot area) 50%
FAR Maximum 0.65 0.85 1.0 1.2
Setbacks 1
Street Front 25 ft. min.
20 ft. min. and an average of 23 ft. for any garage or first residential floor; 23 ft. min. and an average of 26 ft. for 2 nd and 3rd residential floors (see Diagram 1 in Figure
30.11.030)
Side Street
5 ft. min and an average of 8 ft. for 1 st residential floor; 8 ft. min and an average of 11 ft. for 2 nd residential floor; and 11 ft. min. and an average of 14 ft. for 3 rd residential floor (see Diagram 2 in Figure 30.11.030) Interior 2
5 ft. min and an average of 8 ft. for 1 st residential floor; 8 ft. min and an average of 11 ft. for 2 nd residential floor; and 11 ft. min. and an average of 14 ft. for 3 rd residential floor (see Diagram 2 in Figure 30.11.030) Maximum Primary Dwelling Height 3 stories or 36 ft. 3
2 stories or 26 ft. 3 on lots w/ width of 90 ft. or less Minimum Open Space
30% of lot area
(see Chapter
30.31 for
additional
requirements)
25% of lot area (see Chapter 30.31 for additional
requirements)
Sources: City of Glendale Zoning Code, 2021.
1. See Section 30.11.070 for setback exceptions.
2. If abutting ROS, R1R or R1 zones (excluding chimneys, railings and vents), 8 feet minimum and an average of 11 feet for the first residential floor; not less than 11 feet and an average of 14 feet for the second residential floor; and not less than 17 feet and an average of 20 feet for the third residential floor.
3. Additional five (5) feet of height shall be permitted for any roofed area having a minimum pitch of three (3) feet in twelve (12) feet.
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Table 49: Basic Residential Development Standards – Mixed-Use Districts Development Standard IMU IMU-R SFMU
Density Maximum N/A
35 dwelling units per acre when abutting the R1, R1R or ROS zones; 87 dwelling units per acre when abutting the R-3050, R-2250. R-1650 and R-1250 zones; 100
dwelling units per acre when not abutting the R1, R1R,
ROS, R-3050, R-2250, R-1650 or R-1250 zone
Minimum Lot Size Area 10,000 sq. ft. 10,000 sq. ft. 1 10,000 sq. ft.
Width 100 ft.
Maximum Lot Coverage (% of lot area) N/A N/A
FAR Maximum N/A N/A N/A
Setbacks 2
Street Front
& Side Street None3 (10 ft. at corner of an intersection 4) Interior None
Abutting a
Residential
Zone
15 ft. for the first two stories when abutting an R1, R1R or ROS zone and 25 ft. for the third story
5 Maximum Primary Dwelling Height 50 ft. 6
36 ft. and 3 stories, when abutting the R1, R1R or ROS
zones; 60 ft. and 4 stories when abutting the R-3050, R- 2250, R-1650 and R-1250 zones; 75 ft. and 6 stories
when not abutting the R1, R1R, ROS, R-3050, R-2250,
R-1650 or R-1250 zone 6
Landscaping N/A Minimum 10% of lot area (see Chapter 30.31 for additional requirements)
Sources: City of Glendale Zoning Code, 2021.
1. Minimum lot size for multi-family development. The minimum lot size in the IMU-R zoning district shall be 15,000 sq. ft. for new multifamily housing development.
2. See Section 30.14.050 for setback exceptions
3. Minimum setbacks. In the IMU, IMU-R and SFMU zoning districts, there are no setbacks required from the street property line, except as required for corner cutoffs at intersections. If setbacks are provided, these areas shall only be used for landscapin g and active pedestrian areas (e.g., plazas, outdoor dining). Surface parking lots and vehicle accessways such as drive-through lanes shall not be located in the area between a street property line and a building. All street adjacent parking shall be set back a minimum of 5 feet and the setback area shall be fully landscaped.
4. Corner cutoff at intersection. In order to maintain visibility at intersections and to provide architectural interest for buildings at corner locations, buildings shall provide a 10-foot minimum corner cutoff and shall have an entrance to the building from this area. The minimum cutoff area shall be a triangular area that is determined by measuring 10 feet back from the corner along both street property lines and drawing a line between the two points.
5. Landscaped buffer within setback area. Landscaped buffer required. A minimum 5-foot wide landscaped buffer shall be provided on the subject property adjacent to any residentially zoned property or intervening alley regardless of the actual building setback that is provided. A landscaped buffer is not required adjacent to an alley at areas where direct vehicular access is provided to the subject property.
6. Enclosed or screened rooftop equipment not exceeding 5 feet in height above the roof of a building shall not be computed as part of the height of the building. Elevator shafts and roof top stairwells not exceeding 15 feet in height above the roof of a buildin g shall not be computed as part of the height of the building. See Chapter 30.70 (Definitions).
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To facilitate housing development, the City allows mi nimum unit sizes that vary by the type of housing and number of bedrooms. These minimum unit size requirements are typical and can facilitate a range of housing types in the City. The minimum unit size standards are established to facilitate the inclusion of smaller units in the multiple unit residential and mixed-use zones. Table 50 summarizes the unit size development standards for the residential and MU Overlay districts.
Table 50: Minimum Floor Area
Unit Type ROS, R1R, R1 R3050, R2250,
R1650, R1250 IMU, IMU-R, SFMU
Efficiency/One-bedroom unit (N/A) 600 600 sq. ft.; average of 650 sq.ft. for the residential development
Two-bedroom unit (N/A) 800 800 sq. ft.; average of 900 sq.ft. for the residential development
Three- or more bedroom unit (N/A) 1,000 1,000 sq. ft.; average of 1,100 sq.ft. for the residential development
Senior/Affordable units (N/A) -- 540 sq. ft.
Source: City of Glendale Zoning Code, 2021.
Residential Parking Requirements
Parking standards are an important development regulation in communities. The City’s parking requirements are intended to ensure that adequate off-street parking and loading facilities are provided in proportion to the need created by the type of use. Adequate parking for residential projects contributes to the value of a project, the safety of residents, and the quality of a project’s appearance. However, excessive parking standards can pose a significant constraint to the development of housing because they can reduce the buildable area on a site and impact the funding available for project amenities or additional units. The parking requirements for residential and mixed-use developments are shown in Table 51.
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Table 51: Residential Parking Requirements
Use Requirement
Dwelling units in the R-3050, R-2250,
R-1650, R-1250, SFMU, IMU and IMU-
R zones where more than one dwelling
unit exists on a lot; and duplexes,
multi-family dwellings, condominiums,
and townhouses in all zones.
• Efficiencies of up to 1,500 sq. ft. and 1-bedroom units - 2 spaces • 2 bedroom units - 2 spaces
• Efficiencies of 1,501 to 2,000 sq. ft. and 3 bedroom units - 2.5 spaces • Efficiencies of more than 2,000 sq. ft. and any unit containing 4 or more bedrooms -- 3 spaces
• Guest parking – 0.25 space per unit fo r residential projects of 4 or more units in the R-3050, R-2250, R-1650, R-1250, SFMU, IMU and IMU-R zones. In the PRD zone, 1 uncovered guest space per dwelling unit in addition to enclosed parking spaces.
Projects in the DSP zone with more
than 1 dwelling unit
• 1-bedroom units - 1 space
• Units of 2 bedrooms or more - 2 spaces, except that only 1 parking space is required for each senior residential unit
• Guest parking - 0.25 space per unit fo r projects of 4 or more units and residential use is more than 80% of the entire floor area Residential congregate living, Medical • 1 space per every 4 beds Residential congregate living, non-
medical, except for Senior housing • 1 space for every 3 residents Senior housing • 1 space per unit in projects with more than 1 dwelling unit Dwelling units where only one dwelling
unit exists on a lot;
Domestic Violence Shelter;
Residential Congregate Living, Limited
• Cumulative Gross Floor Area of dwelling:
• 0-3,499 sq. ft. - 2 spaces
• 3,500 - 5,999 sq. ft. - 3 spaces
• 6,000 - 7,999 sq. ft. - 4 spaces
• 8,000+ sq. ft. - 5 spaces
Live/work units • 3 spaces for the first 2,000 sq. ft. and 3 spaces per 1,000 sq. ft for any additional floor area over 2,000 sq. ft.
Accessory Dwelling Units • 1 space (see Section 30.34.080) Affordable Housing Projects Using
Density Bonus
• 0 - 1 bdrm: 1 on-site parking space
• 2 - 3 bdrm: 2 on-site parking spaces
• 4+ bdrm: 2.5 on-site parking spaces
Source: City of Glendale Zoning Code, 2021
The City has identified the guest parking requireme nts for the Planned Residential Development (PRD) Overlay Zone as a potential constraint to development; however, in practice, this overlay zone is rarely applied. The City will update the Zoning Code (see Program 9B) to revise the guest parking standards in the PRD Overlay Zone.
The City has also considered parking requirements for efficiency and one-bedroom units. The City has provisions to reduce and/or waive parking requirements for a variety of projects, including affordable housing units, mixed-use projects, uses adjac ent to transit, as well as for perso ns with disabilities. Moreover, affordable housing developments that are eligible for a density bonus pursuant to Government Code Section 65915-65918 are eligible to use parking standards established by State Density Bonus law. Based on the history of development in Glendale and community priori ties, including a strong desire to provide sufficient parking for residential projects, the City finds that this is not a constraint to development because demand for parking associated with market rate units is sufficiently high so as to not constrain development and not a constraint for affordable projects, which are provided relief from these standards.
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4A.2 Development Review Process
The time and cost of permit processing and review can be a constraint to housing development if significant development review is required. Project review and per mit processing are necessary steps to ensure that residential construction proceeds in an orderly manner. The time required for project approval is often not so much a factor of the approval body (Director versus Planning Commission), but the complexity of the project and associated environmental issues. However, small in fill projects that can be approved administratively are generally less complex and take a shorter time to obtain appropriate approvals. Large mixed-use projects or residential subdivision maps, subject to the California Environmental Quality Act (CEQA), require a public hearing before the Planning Commission or the Design Review Board.
The City reviews all applications for development to ensur e the construction of projects that contribute in a positive manner to the community and improve quality of life. Residential development projects typically undergo several types of approvals – mi nisterial, discretionary actions (either with or without a public hearing), and legislative actions. This section outlines the timeline for typical residential development review and describes the permitting requirements and procedur es for Design Review, Conditional Use Permits (CUP), Subdivision Maps, etc. Given the development activity during the 5 th Cycle RHNA period, the City’s processing and permit procedures do not appear to unduly constrain the development of housing.
PERMIT PROCESSING AND APPROVAL PROCEDURES
The City updated the Zoning Code in 2013 in an effort to streamline processing times; maximize the efficiency of discretionary decision making bodies; simplify the process for applicants; r educe subjectivity where possible; and make a final decision more quickly and efficiently, while retaining opportunities for public review and comment. The amendments included elimination of CUPs for new single-family dwellings in the R1R and ROS zones, introducing a new Administrative Use Pe rmit (AUP) process that allows less controversial types of projects to be reviewed in a discretionary manner with public notice and without the delay and expense of a public hearing, and also a new Administrati ve Design Review (ADR) process that also allows minor projects to be administratively review by the Urban Design Studio and Community Development Director as part of a notice process with a public review period prior to a project determination. These changes have shown to improve processing times, reducing impediments to housing development.
With these changes still in place, the City’s current local processing and approval procedures for housing developments in all zones is summarized as follows:
All development in single family zones (ROS, R1, and R1R), whether new construction or additions, are subject to Design Review (GMC 30.47), and the applic able Single Family Design Guidelines (and Hillside Design Guidelines, when applicable). Minor additions less than 700 SF and remodels of single family homes are typically deemed “Exempt” from Design Review, and can proceed into plan check directly. Projects involving additions greater than 700 SF or more than 200 SF visible from the street must go through the Administrative Review Process; this process typi cally takes two to three months. New single family residences require Design Review by the Design Review B oard (DRB) at a noticed public hearing; this process requires three to four months from formal application submittal to project determination. Appeals of ADRs are heard by the DRB, and appeals of DRB case s are heard by the City Council; appeals of ADRs typically take two to four months, while appeals of DRBs take three to five months. Once approved, projects can proceed into plan check.
All multi-family residential development in multi-fa mily and mixed use zones (R-3050, R-2250, R-1650 and R-1250 for multi-family residential zones and IMU-R and SFMU mixed use zones) are also subject to Design Review (GMC 30.47) and applicable Multi-Family and Mixed Use Design Guidelines. Projects less than seven units are eligible for Administrative Design Review (same process and timeline as noted above), while projects seven units or more must go through the Design Review process with a determination by the Design Review Board (see above). The same appeal review authorities and timelines summarized above apply to multi-family Design Review determinations.
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New multi-family projects in Downtown Specific Plan area must also go through the Design Review process.
However, the design review authority for projects in the Downtown Specific Plan area is the City Council, and in 2020, in addition to adopting objective design standards, City Council amended the Zoning Code to require a three-stage Design Review process in the DSP: St age I Preliminary Design Review by City Council, advisory review by the Design Review Board, and Stage II Final Design Review by City Council. City Council intentionally implemented this multi-phase process to insure the highest quality of development for the largest projects in the City in the Downtown core, despite the additional time added to the process.
Housing projects in the IMU-R mixed use zone also require approval of Administrative Use Permits (AUP) in order to ensure the compatibility of the proposed multi-family use with the existing commercial and industrial uses found in the IMU-R zones, prior to Design Revi ew consideration. The AUP process typically takes approximately three months and includes a notice public hearing before the Planning Hearing Officer. In addition to the AUP standard findings of fact related to general plan consistency, public health, safety and welfare, no adverse conflicts with adjacent uses, and adequacy of public and private facilities, the review authority (Planning Hearing Officer) must consider additional finding of fact when granting an AUP:
GMC 30.49.030 AUP Findings of fact.
An administrative use permit shall be granted only if the review authority first finds that each of the following exists:
A. That the proposed use will be consistent with the various elements and objectives of the general plan.
B. That the use and its associated structures and facilities will not be detrimental to the public health or safety, the general welfare, or the environment.
C. That the use and facilities will not adversely affect or conflict with adjacent uses or impede the normal development of surrounding property.
D. That adequate public and private facilities such as utilities, landscaping, parking spaces and traffic circulation measures are or will be provided for the proposed use.
F. Applications for new multi-family residential uses proposed to be located within the IMU-R zone shall consider the following criteria in making the findings in addition to subsections A. through D. above:
1. That the proposed multi-family housing development is allowed within the respective zoning district with the approval of a [administrative] use permit and complies with all other applicable provisions and performance standards identified in this zoning ordinance and the Municipal Code.
2. That the proposed multi-family housing development would not result in the displacement of existing, or limit future, employment on the subject site or on surrounding sites.
3. That the subject site is physically suitable for the type and density/intensity of the proposed multi-family housing development.
4. That the proposed multi-family housing development will be compatible with the surrounding existing and future land uses allowed in the IMU-R zoning district.
Live-work residential units are permitted in IMU and IMU-R mixed use residential zones, subject to approval of an AUP, as outlined above. In addition to the st andards Findings of Fact A-D, live-work units have specialized AUP findings relating to compatibility of uses, given that commercial and residential uses are proposed in the same unit, and in close proximity to residential units as well as existing commercial and industrial uses:
GMC 30.49.030 AUP Findings of fact.
G. Applications for live/work units to be located in the IMU and IMU-R zones shall consider the following criteria in making the findings in addition to subsections A. through D. above:
1. The establishment of live/work units will not conflict with nor inhibit commercial or industrial uses in the area where the project is proposed;
2. The structure containing live/work units and each live/work unit within the structure has been designed to ensure that they will function predominantly as work spaces with incidental 374 of 2045
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residential accommodations meeting basic habitability requirements in compliance with applicable regulations; and
3. Any changes proposed to the exterior appearance of an existing structure will be compatible with adjacent commercial or industrial uses where all adjacent land is zoned for commercial or industrial uses.
While these additional AUP findings may appear as a constraint for multi-family developments in the IMU-R zones, in particular the employment and compatibilit y findings, as well as the live work findings, including inhibiting commercial or industrial uses, these findings were intentionally adopted by City Council to protect the existing commercial and industrial base of the City; the IMU-R zone was adopted in 2004 in the San Fernando Road Redevelopment Area as a way of introducing multi-family residential uses in an area of the City that previously only allowed certain commercial and general industrial uses. The AUP requirement for residential development may need to be re-evaluated in light of the State’s direction of increasing housing production.
Furthermore, as the City embarks on implementing obj ective design standards for multi-family and mixed- use developments in the coming years, the Design Revi ew process for residential projects may be revised and/or possibly eliminated.
TIMEFRAMES
Processing times for applications in Glendale vary based upon the scope and type of project. The amount of time involved in processing applications depends on the type of project, the applicant’s compliance with the City’s ordinances, and the completeness of the app lications. Certain types of applications/permits are discretionary and require a public hearing, while others are processed administratively. Through administrative approval, the applicant bypasses the public hearing requirement and shortens the processing time.
Some projects may take an extended period for final approval. However, these projects generally have significant environmental impacts, involve General Plan or specific plan amendments, rezoning, or need additional community workshops. Developers may be responsible for delays by failing to provide information or requesting continuances. Permit approval under these circumstances requires more time for public notice, public hearings, and negotiation of design modifications to resolve problems.
On average, the typical processing time for a single- family home ranges from 60-90 days, which assumes plan check and building permits with no additional entitlements required. These residential projects tend not to create substantial environmental impacts, thereby greatly reducing the time needed for review. The typical processing time for a multifamily unit is 3-6 months, which assumes that additional entitlements are required, a moderate level of environmental analysis is necessary, and public hearings with the Design Review Board and/or City Council will occur.
Table 52 outlines the typical permit processing times and associated reviewing body by the type of approval or permit. It should be noted that many projects require multiple entitlements, which are often processed concurrently, thereby shortening t he overall processing time. The City has established a list of standard permits that apply to residential development projects ranging from building permits to use permits.
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Table 52: Permit Processing Reviewing Body
Type of Approval or Permit
Review Authority
Director DRB PHO PC CC Typical
Timeframe
Public
Hearing
Administrative Design Review D
3-4 months No (public
notice, no
hearing)
Design Review D 3-4 months Yes
Administrative Use Permit D
3 months No (public
notice, no
hearing)
Conditional Use Permit D 3-5 months Yes
Variance D 4-5 months Yes
Zoning Amendment or Zone Change R D 6-8 month Yes
General Plan Amendment R D 6-9 months Yes
Tentative Map/Parcel Map D 4-5 months Yes
Reasonable Accommodation D 1-2 months No
Source: City of Glendale, 2021.
D = Deciding body whose decision is final unless appealed R = Advisory body required to make recommendations
A = Appeal authority
Design Review
In accordance with Chapter 30.47 of the Zoning C ode, Design Review is required for new buildings and structures, exterior remodeling and exterior changes of or to existing buildings and structures for which a building permit is required, subject to exemptions and requirements set forth in Section 30.47.020 of the Zoning Code (notably, ADUs are exempt). Design Review is a discretionary action performed by the design review board, the city council, the director of community development, the historic preservation commission, or the arts and culture commission, depending on the project.
The intent of design review is to promote the general welfare of the community by achieving the following purposes:
A. To protect the community from the adver se effects of poor design and to encourage good professional design practices;
B. To enhance the beauty, livability and prosperity of the community; C. To encourage high quality development;
D. To discourage poor exterior design, appearance and inferior quality which are likely to have a depreciative effect on the local environment and surrounding area; E. To encourage originality, creativity and diversity in design and to avoid monotony; F. To ensure the compatibility of multiple-dwelling pr ojects with adjoining single-family neighborhoods; G. To ensure single-family design which is compatible with the character inherent within the surrounding neighborhood;
H. To preserve the city’s histor ical and architectural heritage in geographical areas designated as historic district overlay zones pursuant to Chapter 30.25 of this title. (Ord. 5399 Attach. A, 2004)
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For buildings and structures in the DSP zone over ten thousand (10,000) square feet, or any addition over ten thousand (10,000) square feet to an existing building, the city council shall be the review authority instead of the design review board.
Review authority is as follows:
A. For the purposes of the City’s Zoning Code, the term “review authority” shall mean the design review board, the city council, the director of community development, the historic preservation commission, or the arts and culture commission, as applicable.
B. For buildings and structures in the DSP zone ov er ten thousand (10,000) square feet, or any addition over ten thousand (10,000) square feet to an existi ng building, the city council shall be the review authority instead of the design review board.
C. For building and structures in the DSP zone, out side of a redevelopment project area, ten thousand (10,000) square feet or less, or any addition ten thousand (10,000) square feet or less to an existing building, the director of community development shall be the review authority.
D. For creative signs in the DSP zone outside a rede velopment project area, the city council shall be the review authority instead of the design review board, when the creative sign is proposed in conjunction with a new building greater than ten thousand (10,000) square feet or an addition greater than ten thousand (10,000) square feet to an existing building. In all other cases in the DSP zone the review authority shall be the director of community development.
E. For buildings, structures, and creative signs in a Hi storic District Overlay Zone, plans and proposals shall be reviewed by the historic preservation commission.
F. Except for properties located in the SR zone or PPD overlay zone, the director of community development shall be the review authority for:
1. Additions and remodels of single-family dwellin gs; provided that a proposed addition or remodel of a single-family dwelling that does not meet the limitations of Section 30.60.040(8)(2) shall be considered new construction; and
2. New multifamily buildings of six (6) or fewer units and additions of six (6) or fewer units to existing multifamily buildings; and
3. Nonresidential or mixed use projects of ten t housand (10,000) square feet or less or any addition of ten thousand (10,000) square feet or less to an existing nonresidential or mixed use building.
4. The design review board may review final design review projects listed in this subsection H when, in the opinion of the director of community development, a new building or structure, or alteration or addition to an existing building or structure is determined by staff to be incompatible with the surrounding neighborhood character or with existing buildings or structures on the lot. In making their determination of incompat ibility, staff shall consider evidence such as neighborhood predominance of street front setback, roof styles, use of eaves and overhangs, variation in plane (both horizontal and vertical), building location on the site, massing, scale, use of colors and materials and other architectural treatments whic h, if otherwise ignored, could be injurious to surrounding properties.
G. For sign programs, the director of community development shall be the review authority.
H. For murals, the arts and culture commission shall be the review authority.
In all other cases, plans and proposals shall be reviewed by the design review board.
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Review of plans and conditions of approval . The review authority may impose conditions related to site planning, design, general layout, and appearance. For any project where the property has an average current slope exceeding fifty (50) percent, or where the project grading will exceed one thousand five hundred (1,500) cubic yards, the review authority may impose conditions to address impacts related to construction and grading, including, but not limited to, haul routes, pr otection of indigenous trees and requirements and conditions of approval of any city department that ar e reasonably related to the public health, safety or welfare. The review authority shall approve, approve with conditions or deny the design of the project. The review authority shall not have the authority to require full working drawings. In the event of denial, the review authority shall specify those areas in which the project fails to comply with the provisions of this title.
Notwithstanding any provision of Title 30, the review authority shall have the authority to impose conditions in order to ensure compatibility with surrounding develo pment in terms of size, scale, bulk/mass, roofline orientation, setbacks, and site layout. Regarding privacy, access to natural light, and placement of windows, the review authority shall consider alternative arrangement of windows or building massing or site layout to avoid conflicting relationships to adjacent buildings, structures, improvements and uses; for these reasons alone, however, the review authority shall not reduce the size or scale of a project or shall not prohibit construction with a reasonable number or size of windows in a new or remodeled building, or an addition thereto. The review authority is not required to review plans that are not in reasonable conformance with the provisions of this title unless applications for appropriate discretionary permits are pending. The director of community development is authorized to withhold plans from the review authority when such plans are in violation of the provisions of this title and the required redesign would have a substantial effect on the appearance of the project, or are otherwise not in s ubstantial conformance with relevant adopted design guidelines.
Notwithstanding the above, the review authority shall have authority to impose conditions for sign programs in the DSP zone or for vehicle sales, leasing and rent al agencies in the CA zoning district, as applicable, according to Section 30.33.220 in order to ensure co mpatibility with surrounding development, size, scale, bulk/mass, setbacks and site layout. The review authorit y is not required to review plans that are not in reasonable conformance with provisions of this titl e. The review authority shall approve, approve with conditions or deny sign programs as applicable.
Changes to projects/plans. Upon request of the applican t, the review authority shall have the authority to modify its previous actions. The review authority, as applicable, may delegate authority to the director of community development for review and approval of minor changes, and to approve resubmitted plans with modifications or changes provided such modifications or changes are in substantial conformance with plans and conditions approved by the review authority, in keep ing with the architectural style of the building or structure, and consistent with the objectives of this code, any applicable design guidelines, and conditions of approval.
When changes to projects approved by the review authority occur at project sites during the course of construction, the director of community development has the authority for review and approval of minor design changes that are in subst antial conformance with plans and conditions approved by the review authority, in keeping with the architectural style of the building or structure, and consistent with the objectives of this code, any applicable design guidelines, and conditions of approval. Other design changes shall be presented to the review authority for their consideration. The review authority may then approve or deny any changes. The poster-size sign on the property in question that is normally required for design review cases by Section 30.61.010 shall not be a requirement for public notice purposes in these cases.
Projects that do not conform to designs approved by a review authority and/or the planning division of the community development department shall be deemed to be in violation of this code.
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The director of community development shall have the authority to modify approved landscape plans when modifications are consistent with California-friendly plantings or California-friendly landscaping as defined in Section 13.36.040 of this code.
Building permit plan check and conformance with design review. Except as provided herein or authorized by the director of community development, no building permit plan check application shall be accepted for a project which requires design review unless said plans are in conformance with plans approved and any conditions imposed by the review authority. Upon application for any design review consideration, a building permit plan check application may be accepted for a nonresidential project which requires design review prior to final action by the review authority if the review authority authorizes procee ding to building plan check during the public comment period for the environmental documentation of a project. Plans are in conformance with plans approved and any conditions imposed by the review authority if they comply in all material respects with all plans submitted and approved as part of the design review including, but not limited to, the site plan and all elevations as to all matters regulated by this ch apter, including, without lim itation, site layout and planning (which shall include location of primary and ac cessory structures), design, architectural style and treatments, appearance, size, scale, bulk/mass, roofline orientation, and setbacks. (Ord. 5955 § 6, 2020; Ord. 5849 § 3, 2015; Ord. 5847 § 11, 2015; Ord. 5837 § 8, 2014; Ord. 5818 § 28, 2013; Ord. 5803 § 109, 2013; Ord. 5765 § 26, 2012; Ord. 5752 § 13, 2011; Ord. 5747 § 91, 2011; Ord. 5728 § 6, 2011; Ord. 5687 § 3, 2010; Ord. 5677 § 2, 2009; Ord. 5648 § 8, 2009; Ord. 5605 § 3, 2008; Ord. 5571 § 11, 2007; Ord. 5535 § 12, 2006; Ord. 5503 § 2, 2006; Ord. 5399 Attach. A, 2004).
In consideration of applications for design review, t he review authority shall be guided by the intent and purpose of Section 30.47.010 and the standards set forth in this section. The design review board shall adopt written guidelines consistent with such intent, purposes, and standards, as it may deem necessary to properly exercise its powers and duties. Such guidelines shall be approved by the city council and shall be kept on file in the office of the director of community development, and a copy thereof shall be furnished to any person upon request. Within the DSP zone, all design review shall be subject to the guidelines and standards established by the downtown specific plan.
For the purposes of this section, t he term “review authority” shall mean the design review board, the city council, the director of community development, the historic preservation commission, or the arts and culture commission, as applicable.
A. The review authority shall ensure that all projects are consistent with adopted community plans.
B. The following standards and criteria may be utilized by the review authority which may require changes in materials, color, general design and layout, projections in the vertical or horizontal plane or such other design changes as may be necessary.
1. In addition to the height and minimum setb ack requirements set forth for the zone in which the property is located, changes in material, height, projections in the vertical or horizontal plane or similar façade changes should be encouraged on visible exterior building walls. Primary attention shall be given to those sides visible from the public right- of-way.
2. The appropriateness of a new or remodeled building to the zoning and area within which it is located, surrounding architectural design, scale and streetscape appearance should be considered provided they are in keeping with the intent and purpose of this chapter.
Integrated and harmonious design themes are encouraged, including the use of consistent materials, colors, textures and signs on exposed building walls. New development or remodeling should be designed in such a way as to upgrade the appearance and quality of the area and be harmonious with existing improvements.
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3. Conflicting relationships to adjacent bu ildings, structures, improvements and uses should be avoided as appropriate to the zone and area. For buildings in the R1, R1R or ROS zones, new development or remodeling that includes more than one (1) story in height shall continue to allow reasonable access to natural light for buildings in the R1, R1R and ROS zones, and shall not unreasona bly impact the privacy of buildings and outdoor spaces in the R1, R1R and ROS zones. Privacy shall be judged by the view from the living room, den, study, family r oom, great room, library, dining room or balconies (greater than twenty-five (25) square feet) of the new development into the buildings and backyard outdoor space of existing buildings. For new development and remodeling in the R 1, R1R and ROS zones, consideration shall be given to the placement of windows in the new development vis-à-vis the placement of windows in adjacent residential buildings.
4. Boundary and other walls should generally be of decorative masonry and/or wrought iron which is complementary in color, texture and material to the development as a whole, although it is recogni zed that these materials ma y not be appropriate in all situations (i.e., wood fencing in residentia l zones and chain link fencing in industrial zones).
5. Landscaping shall be integrated into the architectural scheme so as to accent and enhance the appearance of the development. Existing mature trees (including those regulated in Chapter 12.44 of this code pertaining to preservation and protection of indigenous trees) over eight (8) inches in diameter on the site and within the parkway as well as trees on adjacent property within twent y (20) feet of the common property line should be considered for preservation in the site planning.
6. Subject to any applicable height limits, roo ftop equipment shall be incorporated into the design of the project in such a manner that it is completely enclosed on all sides or concealed from view by screening, roofing or parapets at least six (6) inches higher than the height of the uppermost part of such equipment.
7. Any dish antenna that is ground-mounted but attached to a building or structure, and any roof-mounted dish antenna, shall be designed in accord with the criteria in Section
30.34.050.
In evaluating any proposed ground-mounted dish antenna that is attached to a building or structure, any roof-mounted dish antenna, or any ground-mounted dish antenna not qualifying for exemption under the criteria of Section 30.47.020 of this chapter, the review authority shall determine whether the color would be unobtrusive, whether the dish antenna can be installed in a location and in a manner which would minimize visual intrusion while maintaining practical operation, and whether the dish can be screened so that it is suitably concealed from view, in order to promote aesthetic objectives, including, but not limited to, compatibility of neighborhood properties, the preservation of views and vistas, and the ov erall harmonious development of property. The criteria set forth herein shall apply only insofar as such criteria do not prevent the reception of satellite delivered signals or do not impose costs on the users of such antennas that are excessive in light of the purchase and inst allation costs and intended use of the dish antenna.
8. Any wireless telecommunications facility sha ll be designed in accord with the criteria specified in Chapter 30.48 of this title. The standards outlined elsewhere in this Section
30.47.040 notwithstanding, all wireless telecommunications facilities shall be designed in accordance with Chapter 30.48 of this title.
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9. In addition to paragraphs 1 through 8 of this subsection, within designated “HD” historic district overlay zones, design review standards shall be as adopted by the city council in the citywide historic district design guide lines, as may be supplemented by the city council for each district, or any guidelines for non-residential buildings for each district as adopted by the city council at the time of designation of that district. In the event of a conflict between paragraphs 1 through 8 of this subsection A, and the citywide historic district design guidelines, and as may be supplemented by the city council for each district at the time of designation of that district, or any guidelines for non-residential buildings for each district, as adopted by the city council at the time of designation of that district, the citywide historic district design guidelines and applicable supplements thereto, and any guidelines for non-residential buildings as may be adopted by the city council for that district, shall take preceden ce, with the final determination of whether there is a conflict to be made by the director of community development.
C. The review authority shall ensure the compatible design of all multi-unit projects that abut a single-family zone. To accomplish this goal, the review authority shall have the authority to impose more restrictive development standards than the provisions of the zone in which the project is located. The review authority shall review each multi-unit project in terms of its impact on the single-family residential neighborhood, including, but not limited to, such design elements as window location, balconies, location of recreational facilities, entryways, and garage location. Although street setbacks are not required in the IMU, IMU-R and SFMU zones, the review authority may add conditions to ensure pedestrian activity at the street edge including the location of building entrances and surface parking lots and the use of setback areas as plazas, open space, or other active uses. In the IMU, IMU-R and SFMU zones, façades on the corner cutoff areas at intersections should incorporate significant architectural design features (e.g., a tower). The review authority may require transitional height increases in order to promote a vi sual transition between the single-family neighborhood and multiple-family zone and to ensure that adequate landscape buffering is provided and permanently maintained. The review authority shall also consider the multiple dwelling building façades, roof designs, and use of mate rials and colors to ensure compatibility with the architectural design elements generally found in the neighboring single- family zone.
D. The review authority shall ensure single-family design that is compatible with the character inherent within the surrounding neighborhood. Primary emphasis on what constitutes a neighborhood should generally be given to the existing development pattern within three hundred (300) feet of the subject property. Special attention should also be placed on ensuring a positive design relationship with the adjacent developments and developments on the block on which the proposed project is located. The director of community development shall have the discretion to consider an alternate area to be the neighborhood of primary emphasis. To accomplish compatibilit y, the review authority shall review each single-family residential project in terms of its specific impact on the surrounding single- family neighborhood, including, but not limited to, such design elements as massing, scale, height, setback, landscaping, impacts from average current slopes exceeding fifty (50) percent and grading of more than one thousand five hundred (1,500) cubic yards and window location. The review authority shall consider the setbacks of buildin gs and structures on adjacent properties and ensure that a proj ect’s proposed height and setback promote a visual transition between the project and neigh boring buildings. The review authority shall also consider garage location and design to promote compatibility with neighborhood patterns. The review authority shall also cons ider the single-family building façades, roof designs, and use of material and colors to ensure compatibility with the architectural design elements generally found in the surrounding single-family zone. 381 of 2045
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E. Decisions related to development in the ROS and R1R zones shall consider the hillside development review policy contained in Section 30.11.040(A).
The City has carefully considered the role of Design Review as part of the project review process and recognizes that it can be a challenging process. Howe ver, the Design Review process is a cornerstone of development in Glendale, and a process that is very important to the City and community. It is through this process that the City can protect its historic character, create timeless projects, contribute to the architectural landscape of Los Angeles County, and preserve and protect its residents from undue aesthetic impacts related to new development.
Looking forward, the City continues to see a role for design review as part of the planning process. However, the City also recognizes the need for higher levels of approval certainty. The City will prepare new objective design standards are required by State law and review applicable projects based on those requirements. The City will also continue promoting the use of its free preapplication review option so that applicants can receive clear feedback on what is needed to receive design review.
Conditional Use Permit (CUP)
Chapter 30.42 of the Zoning Code regulates the issuance of Conditional Use Permits (CUP). Land uses that require a CUP generally have a unique and distinct impac t on the area in which they are located or are capable of impacts to adjacent properties unless given special review and conditions. The following residential uses require a CUP:
• Residential congregate living, limited in the DSP zone (except for Civic Centers and Town Center districts);
• Residential congregate living, medical in the R2250, R1650, and R1250 zones; • Residential congregate living, non-medical in the R3050, R2250, R1650, and R1250 zones; • Multiple residential dwe llings with dwelling units at the ground floor level in C1, C2, C3, CH zones; • Emergency Shelter in the C2, C3, and CH zones;
• Senior housing in the IMU-R zone;
• Senior housing at the ground floor level in the C1, C2, C3, CR, and CH zones; • Live/Work Unit in the IND zone, and live/work units with conditionally permitted uses in the IND, IMU, IMU-R, SFMU, and DSP zones (except for Civic Centers and Town Center districts).
The hearing officer approves, conditionally approves, or denies a CUP application unless the application includes concurrent processing of a permit that requires City Council action. The approving body must make the following findings prior to approval, pursuant to Section 30.42.030 of the Zoning Code:
1. That the proposed use will be consistent with the various elements and objectives of the general plan;
2. That the use and its associated st ructures and facilities will not be detrimental to the public health or safety, the general welfare, or the environment;
3. That the use and facilities will not adversely affect or conflict with adjacent uses or impede the normal development of surrounding property; and,
4. That adequate public and private facilities such as utilities, landscaping, parking spaces and traffic circulation measures are or will be provided for the proposed use.
These findings apply to all uses that require a CUP. In addition to the above, the following special or unique findings are required for certain residential uses:
1. Applications for new multi-family residential uses proposed to be located within the IMU-R zone shall consider the following criteria in making the findings:
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a. That the proposed multi-family housing devel opment is allowed within the respective zoning district with the approval of a conditional us e permit and complies with all other applicable provisions and performance standards identified in this zoning ordinance and the municipal code;
b. That the proposed multi-family housing developm ent would not result in the displacement of existing, or limit future, employment on the subject site or on surrounding sites; c. That the subject site is physically suitable for the type and density/intensity of the proposed multi-family housing development; and,
d. That the proposed multi-family housing devel opment will be compatible with the surrounding existing and future land uses allowed in the IMU-R zoning district.
2. Applications for live/work units to be located in the IND, IMU, IMU-R, and SFMU zones shall consider the following criteria in making the findings:
a. The establishment of live/work units will not conflict with nor inhibit commercial or industrial uses in the area where the project is proposed;
b. The structure containing live/work units and ea ch live/work unit within the structure has been designed to ensure that they will function pred ominantly as work spaces with incidental residential accommodations meeting basic habitability requirements in compliance with applicable regulations; and,
c. Any changes proposed to the exterior appearance of an existing structure will be compatible with adjacent commercial or industrial uses where all adjacent land is zoned for commercial or industrial uses.
3. Decisions related to development in the ROS and R1R zones shall consider the hillside development review policy contained in Section 30.11.040(A).
The IMU-R zoning district is applied to areas appropriate for a mix of commercial, industrial, and residential activities and provides for a full range of goods and services to the community located along portions of industrial/commercial thoroughfares, in conformance with the general plan. This district allows for a mix of commercial and residential or just commercial, industrial, or residential (stand alone) land uses. The findings related to employment and compatibility are to ensure that new residential uses would not be significantly impacted by industrial uses that already exist and would remain onsite. The City has considered whether these findings represent a constraint to development and finds that they do not. Moreover, to protect the health and safety of Glendale’s residents, the City believes that these findings are an important part of project review when residential and industrial uses are located close together.
Administrative Use Permit
Chapter 30.49 of the Zoning Code regulates the issuance of Administrative Use Permits (AUP). The purpose of an AUP is to allow special consideration for certain uses without the need for a noticed public hearing. The Community Development Director is the deciding body.
An administrative use permit shall be granted only if the review authority first finds that each of the following exists:
A. That the proposed use will be consistent with the various elements and objectives of the general plan.
B. That the use and its associated structures and facilities will not be detrimental to the public health or safety, the general welfare, or the environment.
C. That the use and facilities will not adversely affe ct or conflict with adjacent uses or impede the normal development of surrounding property.
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D. That adequate public and private facilities such as utilities, landscaping, parking spaces and traffic circulation measures are or will be provided for the proposed use.
F. Applications for new multi- family residential uses proposed to be located within the IMU-R zone shall consider the following criteria in making the findings in addition to subsections A. through D. above:
1. That the proposed multi-family housing de velopment is allowed within the respective zoning district with the approval of a conditional use permit and complies with all other applicable provisions and performance standards identified in this zoning ordinance and the Municipal Code.
2. That the proposed multi-family housing development would not result in the displacement of existing, or limit future, employment on the subject site or on surrounding sites.
3. That the subject site is physically suitable for the type and density/intensity of the proposed multi- family housing development.
4. That the proposed multi-family housing development will be compatible with the surrounding existing and future land uses allowed in the IMU-R zoning district.
G. Applications for live/work units to be located in the IMU and IMU-R zones shall consider the following criteria in making the findings in addition to subsections A. through D. above:
1. The establishment of live/work units will not conflict with nor inhibit commercial or industrial uses in the area where the project is proposed;
2. The structure containing live/work units a nd each live/work unit within the structure has been designed to ensure that they will function predomina ntly as work spaces with incidental residential accommodations meeting basic habitability requirements in compliance with applicable regulations; and
3. Any changes proposed to the exterior appearance of an existing structure will be compatible with adjacent commercial or industrial uses where all adjacent land is zoned for commercial or industrial uses. (Ord. 5818 § 32, 2013)
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Subdivisions
This review process applies to all residential land divisions within the City. Title 16 of the Glendale Municipal Code includes the standards and processes for subdivis ions. It is based primarily on the State Subdivision Map Act. As it relates to residential development, the regulations apply to all land divisions that create lots for single-family homes and lots, or condominiums, for multifamily development. As part of the review process for subdivisions, the City reviews applications for compliance with lot size and shape standards, the general layout of the subdivision, and infrastructure requirements. If the project complies with the subdivision standards and General Plan density, the project can proceed through the approval process.
Reasonable Accommodation
The City’s process for providing reasonable accommodation allows individuals, or their representatives, to make requests for re asonable accommodations for persons with disabilities as part of the permit process.
No additional permits are required or additional f ees charged by the City. Requests for reasonable accommodation to meet the needs of persons with di sabilities are approved administratively, and a use permit is not required. City staff is available to prov ide assistance regarding the processing of requests for the construction of accessory structures intended to accommodate persons with disabilities. Information regarding the approval of these structures is included within all public notices and agendas, as applicable.
Glendale’s reasonable accommodation procedure complies with Housing Element law and provides an accessible way for disabled residents to make necessary changes to their properties.
Impact of Processing and Permit Procedures on Housing Supply and Affordability The City has considered the totality of its processing and permit procedures and has concluded that they do not represent a significant constraint to housing supply or affordability. The City works proactively with applicants, including a no-cost pre-appl ication review, to encourage submittal of a complete application.
Issues with project applications that cause significant delays are typically outside of the City’s control (i.e., a change in the development plan, changes in material s or architectural styles, changes to request for concessions, etc.). The City will continue to work with developers of all housing products to ensure that the City’s processing and permit procedures are clear and effective.
FACILITATED ENVIRONMENTAL REVIEW
The City has adopted uniform procedures for complying with the requirements of the California Environmental Quality Act (CEQA) for assessing the potential environmental impacts of those development applications determined to be a “project” as defined by Public Re sources Code 21000-21177. Environmental review is required for most discretionary actions including Design Review, Conditional Use Permits, Subdivision Maps, and legislative actions including General Plan amendments, zone changes, and code amendments.
Environmental review occurs while the application is being processed. An environmental determination by City staff for a project is made in order to prepare the appropriate environmental document that can be considered by the decision-making authority with the legislative or discretionary application.
DEVELOPED DENSITES AND PERMIT TIMES
The City has not received any requests during the prior planning period to develop housing at densities below those anticipated. Based on a typical residential project, the City estimates that the time between discretionary approval and submittal of an application for a building permit is between 4 and 12 weeks. The City finds that this is a reasonable timeline and works diligently with applicants once they submit material for review.
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STREAMLINING APPROVALS
Lower Income Sites Included in Previous Elements
While the Design Review process is not considered a constraint to housing, Program 9B has been included to comply with Government Code 65583.2. This program will provide for ministerial approval (e.g., Planning Director approval of Design Review and entitlements other than a subdivision map) of housing projects with a minimum of 20 percent of units affordable to lower income households and will increase certainty for affordable and multifamily developers related to resid ential sites throughout the community, as identified in Appendix A.
Senate Bill (SB) 35
SB 35 provides provisions for streamlining projects based on a jurisdiction’s progress towards its RHNA and timely submittal of the Housing Element Annual Pr ogress Report. When jurisdictions have insufficient progress toward their above moderate-income RHNA and/or have not submitted the latest Housing Element Annual Progress Report, these jurisdictions are subject to the streamlined ministerial approval process (SB 35 (Chapter 366, Statutes of 2017) streamlining) for proposed developm ents with at least 10 percent affordability.
HCD reviews the annual progress report deadlines and RHNA progress on an annual basis. Glendale is currently subject to SB 35 streamlining provisions when proposed developments include 50 percent affordability. Program 9B in the Housing Plan has been provided to incorporate the mandatory streamlining provisions into the City’s Zoning Code. These streamlining provisions will reduce approval requirements for projects that include a minimum of 50 percent of units affordable to lower income households and that meet the criteria specified by State law.
FLEXIBILITY IN DEVELOPMENT STANDARDS
Development standards affect the financials of a re sidential project, both from the revenue side (through achievable density) and through the costs of acco mmodating specific development standards. However, there is no specific threshold that determines whether a particular standard or combination constrains the affordability or supply of housing. Many factors determi ne project feasibility. While prior sections discussed how to reduce development costs, the following describes ways that the Zoning Code offers flexibility in development standards.
Residential Density Bonus
In 2017, the City updated the Zoning Code to allow den sity bonuses for affordable and senior residential projects in accordance with State Density Bonus law. Chapter 30.36 of the Zoning Code requires density bonuses and other incentives for housing and/or child ca re facilities to be granted in accordance with the requirements of State law, including Government Code Title 7, Division 1, Chapter 4.3 (Density Bonuses and Other Incentives).
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Inclusionary Housing
In 2004, the City adopted an Inclusionary Housing ordinance to assist the city in meeting its regional share of housing needs and implementing the goals and objectives of the general plan. Chapter 30.35 of the Zoning Code enacts a citywide inclusionary housing ordinance that requires the development of rental housing affordable to lower income households in conjunction with market-rate housing, or payment of an in-lieu fee.
In order to meet the inclusionary housing requirement, the developer of any new rental housing development of eight units or greater has the following four options:
• Reserve 15 percent of the lesser of either the maximum residential density or the number of residential units proposed by the developer (prior to the grant of any density bonus) on-site to be made affordable to low-income households;
• Develop inclusionary units off-site;
• Acquire and rehabilitate existing market rate units; or • Pay an in-lieu fee. The fee is paid into the Housing Trust Fund.
Demand for residential development in Glendale is extremely high. Since adoption of its Inclusionary Housing ordinance, the City has continued to see an increase in applications to develop housing affordable to all income levels. It does not appear that housing supply has been constrained as a result of the City’s Inclusionary Ordinance. In practice , the City sees that most developers are currently choosing to build the units versus pay an in-lieu fee; this is a positive outco me in that it creates mixed-income communities. The cost of housing has not noticeably increased as a result of the City’s Inclusionary Housing ordinance, however, housing costs continue to be at an all-time high so it is difficult to determine the potential cost implications in such an “up” market. The City will continue to monitor its Inclusionary Housing ordinance for effectiveness and potential impacts on supply and affordab ility, but at this time, the City has not identified any issues related to this requirement.
Short-Term Rentals
The Glendale Municipal Code addresses short-term rentals for parcels with an accessory dwelling unit and/or junior accessory dwelling unit. Section 30.34.080 prohibits short-term rentals of less than thirty days for the primary residential dwelling, accessory dwelling unit, and junior accessory dwelling unit. There were over 300 short-term rentals in Glendale listed on Airbnb.com in January 2022, largely oper ating outside of the City's short-term rental requirements. The majority (200+ rentals) of these were for an entire house, apartment, or condominium unit. Given the large number of residences in Glendale, this does not represent a significant decrease the amount of housing stock available for permanent occupancy.
It is reasonable to assume that prior to adoption of the short-term rental restrictions, more units were listed as short-term rentals. By providing these restrictions , the City was able to encourage at least some of the short-term rental housing stock back into the traditional market, opening up opportunities for long-term rentals and theoretically reducing housing costs (by increasing supply).
BUILDING CODES AND ENFORCEMENT
New construction in Glendale, including additions a nd remodels, must comply with the 2019 California Building Code (CBC). The City adopted the 2019 Ca lifornia Building Code with all required updates. The Building Code establishes construction standards necessary to protect public health, safety, and welfare, and the local enforcement of this code does not unduly constrain development of housing. The 2019 California Building Code, Title 24, Part 2, Volumes 1 and 2, pub lished by the International Code Council, is enforced by the Glendale Building and Safety Division.
No local amendment to the Building Code has either been initiated or approved that directly impacts housing standards or processes. Code enforcement is conducted by the City and is based upon issues identified by the community and reported to City staff. The City maintains general records of neighborhoods where code complaints are most prevalent and works proactively with these neighborhoods to address potential issues 387 of 2045
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before they become significant concerns. The City enforces its code requirements equitably throughout the community, as necessary. Strategy 2 in the Hous ing Plan has been included to help support homeowners with rehabilitating substandard housing. The Code Enforcement Department works with property owners and renters to assist in meeting State health and safety codes. 4A.3 Development Fees
The City of Glendale charges fees to process plans submitted for residential projects and to fund the provision of important services that are needed to accommodate housing and population growth. Fees and exactions are used to finance public facilities, roadways, water and sewer infrastructure, schools, and other community services. Nearly all these fees are assessed through a pro rata share system, based on the magnitude of the project’s impact or the extent of the benefit that will be derived. Fa ilure to adequately plan for residential development is a key reason why jurisdictions are so financially constrained today. In general, these fees can be a constraint on housing development and compromise market-rate affordability because the additional cost borne by developers contributes to overall increased housing unit cost. However, the fees are necessary to maintain adequate planning services and other public services and facilities in the City.
For new residential projects, developers in Glendale may be required to pay one or more of the following fees depending on the location, type, and size of the project:
Planning, Building, and Environmental Fees: The City of Glendale charges developers standard plan check fees, fees for processing applications, building permits, tentative tract maps, environmental initial study, variance, conditional use permit, or other permits to pay for the cost of processing applications and conducting inspections for specific projects. This does not include additional fees paid by the developer for project-specific environmental impact reports.
City Impact Fees: The City charges impact fees to finance new or expanded infrastructure and public facilities required to serve residents. The fee must have a reas onable relationship to the infrastructure costs and represent the marginal cost of improvements required to serve residents of the new residential projects. The City charges fees to offset impacts to parks, lib raries, and sewers. Other fees and assessments may apply depending on the location.
Regional Impact Fees: Regional impact fees include water and sewer fees collected by the water district and sanitation district, and school impact fees collected by the school districts as allowed by State law to finance the construction and expansion of schools to accommodat e student enrollment. The water, sanitation, and school districts have the authority to set the fee levels; the City does not have any ability to adjust these fees.
Planning and permitting fees are charged on an at-cost basis to cover staff services and administrative expenses for processing development applications. Development impact fees are required to provide essential services and infrastructure to serve new residents. Impact fees are governed by State law to demonstrate a nexus between development and potential impacts. State law also requires the proportionality test to ensure the pro rata share of costs to provide services and infrastructure by individual developments is reasonable. The City recognizes that planning/per mitting and development fees add to the cost of residential development. To mitigate the impact of planning/permitting and impact fees on the cost of residential development, the City uses HOME, CDB G, and other funding sour ces including Emergency Solutions Grants (ESG) to gap-finance affordable housing development.
Table 53 details the City’s Planning Department processing fees for development project entitlements and Table 54 describes the fee schedule for residential buildi ng permits. One or more of the entitlements would be required to process a residential project depending on the scale and complexity of the project and a building permit is required for each residential structur e. All fees apply to both single-family and multifamily projects, with the exception of development fees for parks and parks and library mitigation, which only apply to multifamily projects.
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Table 53: Development Project Processing Fees (Effective August 7, 2021) Entitlements
Planning and Application Fees
Administrative Use Permit $1,898.00
Conditional Use Permit (New Projects with up to 50 res. Units, or commercial or industrial projects with up to 20,000 sq. ft. of floor area) $4,599.00 Conditional Use Permit (New Projects with more than 50 res. Units, or commercial or industrial projects with more than 20,000 sq. ft. of floor area) $11,760.00 Design Review; Administrative Review for single family homes $2,297.00 Design Review; Administrative Re view for multi-family and non -residential projects $5,661.00 Design Review (DRB, HPC, City Council); New Application All Single Fa mily Projects (under 3,500 sq. ft.) $4,311.00
Design Review (DRB, HPC, City Council); New Application All Single Fa mily Projects (3,500 sq ft and over) $4,311.00
Design Review (DRB, HPC, City Council); New or Amended Application 2-50 Residential units, or commercial or industrial with less than 20,000 sq. ft. of floor area $8,343.00 Design Review (DRB, HPC, City Council); Ne w or Amended Application 51 -100 residential units $7,642.00
Design Review (DRB, HPC, City Council); New or Amended Applic ation 101 or greater residential units, or commercial, or industrial with 20,000 sq. ft. or more of floor area $8,130.00 Development Agreements $3,080.00
General Plan Amendment $13,523.00
Parking In-Lieu Fees (G.M.C. § 30.32.172) – One-time fee per space $28,332.00 Parking In-Lieu Fees (G.M.C. § 30.32 .172) – Annual fee per space $706.00 Preliminary Design Review $3,448.00
Urban Art Program; Buildings or Structur es valued at $500,000 or more; In-lieu fee 1.0% of the project value Variance Setback or Standards New Projects with up to 50 res. Units, or commercial or industrial projects with up to 20,000 sq. ft. of floor area, or new hillsid e single family projects $5,584.00 Variance Setback or Standards New Projects with up to 50 res. Units, or commercial or industrial projects with up to 20,000 sq. ft. of floor area, or new hillsid e single family projects Additional exception
$1,942.00
Variance Setback or Standards Ne w Projects with more than 50 res. Units, or commercial or industrial projects with more than 20,000 sq. ft. of floor area $6,885.00 Variance Setback or Standards Ne w Projects with more than 50 res. Units, or commercial or industrial projects with up to 20,000 sq . ft. of floor area Additional exception $1,553.00 Variance Use $13,471.00
Variance - Use / Single Family Zone - Projects
Approved Prior to Adoption of Ordinance #5644 $1,344.00 Zone Change Map Amendment $13,694.00
Zone Change Map Amendment Per Lot Fee $82.00
Zoning Code Text Amendment $13,523.00
Subdivisions
Lot Line Adjustment $2,873.00
Subdivision Parcel Map $17,006.00
Subdivision Parcel Map Per Unit Amount $572.00
Environmental Review
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Source: City of Glendale, 2021
Note: This is only a partial list of typical Planning fees; all fees are posted online in accordance with transparency requirements.
There is no site plan fee. For a S pecific Plan, the applicant would be charged the fee associated with a General Plan Amendment. The City has included Progra m 8B to amend the Fee Structure to provide this clarification. The City has also revi ewed its annual parking fee to assess w hether or not it is a constraint to housing development or affordability. The City has review ed any past applications fo r use of this fee, and finds that there are sufficient alternative programs available, typically with a smaller financial impact, that the development community utilizes. The annual parking fee has only been utilized once since it was implemented, and it was used for a hotel project not a re sidential project. The City finds that this is not a constraint on the supply or affordability of housing.
Table 54 illustrates the total typical development fees for a high-density, multifamily application. The fees described in Table 54 are based on a hypothetical 45-unit apartment project. As stated previously, all fees expect for parks and parks and library mitigation fees are consistent between single-family and multifamily projects. The overall fee identified below, per unit based on a 45-unit project, is $6,187.73 per unit.
Removing the multifamily-unit specific fees, the expected fee for a single-family project would be $5,393.13 per unit.
The cost of construction for a typical 1,000 sf multifamily project is approximately $210,000 (note that this will vary widely based on the location of the project). As a percentage of overall construction, fees for multifamily units represent approximately 3% of construction costs. The cost of construction for a typical 1,200 sf single- family house is approximately $240,000. As a percentage of overall construction, fess for single-family units represent approximately 2.5% of construction costs.
EIR Environmental Review Fee for EIRs prepared by applicants $6,772.00 Environmental Impact Report (EIR) Contract Prepar ation Fee / Professional Services $4,154.00 Environmental Information Form (New or Addendum) Residential One Unit $1,195.00 Environmental Information Form (New or Addendum) Residential 2 to 19 units $2,393.00 Environmental Information Form (New or Addendum) Residential 20 to 50 units $2,992.00 Environmental Information Form (New or Addendum) Residential 51 units or more $6,381.00 390 of 2045
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Table 54: Typical Development Fees for High Density Residential Project Expected Permits/Development Impact Fees for 45-Unit Apartment Project Planning
Design Review $8,343.00
Environmental Review (CEQA) $2,604.00
Building
Plan Check $19,179.40
Building $22,564.00
Electrical Service Fee $20,000.00
Residential Development Impact Fees
School Fees $106,515.00
Street Improvement $5,000.00
Parkway Improvement $55.00
Water Improvements $10,000.00
Sewer Connection $48,430.31
Parks (Quimby, residential multi-family) $17,006.00
Park and Library Mitigation (residential multi-family) $18,751.00 Total Fees for 45-Unit Project $278,447.71
Total Fees per Unit $6,187.73
Sources: City of Glendale, 2021
4B. Non-Governmental Constraints
Non-governmental constraints refer to market factor s such as the demand for housing, the price of land, construction costs, availability of financing, and other factors that increase the cost of housing development.
DEVELOPMENT COSTS
Land Prices
The cost to develop housing is influenced by the cost of the raw land, the cost of holding the land during the development process, and the cost of providing services to meet City standards for development. The cost of raw land is influenced by variables such as scarcity , location, availability of public utilities, zoning, and unique features like trees and adjoining uses. In Los Angeles County, undeveloped land is limited and combined with a rapidly growing population land prices have generally increased. A review of lots for sale and recently sold, using Zillow and LoopNet listings, found ten vacant lots zoned for residential use in Glendale, ranging from $115,000 for two unentitled adjacent lots zoned R1R ($8 per square foot) to $12,000,000 for three adjacent parcels zoned C3 ($310 per square foot).
A number of underdeveloped parcels with a single-family unit that could be redeveloped with larger, single- family homes (with ADUs) or duplexes have been sold for $450,000 to $640,000 or approximately $111 to $135 per square foot, largely depending on the location within the community.
A number of multi-family developments have recently been sold in Glendale. A 2-unit property (duplex) at 1432-1434 E Windsor Rd. sold in July 2020 for $905,000 or $139 per square foot ($452,500 per unit). A 6- unit multi-family property at 917 E Elk St. sold in September 2019 for $2,400,000 or $350 per square foot ($400,000 per unit). A 13-unit multi-family property at 204 E Chestnut St. sold in November 2018 for $7,450,000 or $428 per square foot ($573,077 per unit).
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Cost of Construction
Construction cost is determined primarily by the cost of labor and materials. The relative importance of each is a function of the complexity of the construction jo b and the desired quality of the finished product. As a result, builders are under constant pressure to complete a project for as low a price as possible while still providing a quality product. This pressure has led (and is still leading) to an emphasis on labor-saving materials and construction techniques.
The International Code Council (ICC) provides estima tes for the average cost of labor and materials for typical Type VA protected, wood-frame housing. Es timates are based on “good-quality” construction, providing for materials and fixtures well above the minimum required by state and local building codes. In the 2018 edition of the Building Safety Journal, the ICC estimated that the average per square foot cost for good- quality housing in the Glendale area was approximately $210 for multifamily housing and $200 per square foot for single-family homes. Although construction costs are a substantial portion of the overall development cost, they are consistent throughout the region and therefore are not considered a major constraint to housing production. The 2020 COVID-19 pandemic social distancing guidelines may increase constructions costs for an unknown period.
Construction cost increases, like la nd cost increases, affect the abilit y of consumers to pay for housing.
Construction cost increases occur due to the cost of materials, labor, and higher government-imposed standards (e.g., energy conservation requirements). Without public assistance, the development community is generally producing market rate for-sale housing that is affordable to moderate and above moderate- income households.
Cost and Availability of Financing
Financing is critical to the housing market. Develope rs require construction financing and buyers require permanent financing. The two principal ways in which financing can serve as a constraint to new residential development are the availability and cost of construction financing and the availability and cost of permanent financing.
• If financing is not easily available, then more equity may be required for developing new projects and fewer homebuyers can purchase homes, since higher down payments are required. • Higher construction period interest rates for developers result in higher development costs. For homebuyers, higher interest rates translate into higher mortgage payments (for the same loan amount), which therefore reduces the purchasing power of homebuyers.
On May 6, 2021, the reported average rate for a 30-year mortgage was 2.96% with 0.6 fees/points (Freddie Mac, 2021). From 2005 through 2021, average monthly mortgage rates have ranged from a high of 6.76% in July 2006 to today’s record lows. For homebuyers, it is necessary to pay a higher down payment than in the recent past, and demonstrate credit worthiness and adequate incomes, so that loan applications meet standard underwriting criteria. While adherence to strict underwriting criteria was not required during the early and mid-2000s, the return to stricter standards is consistent with loan standards prior to 2001.
Approved and Built Densities
While the City’s zoning regulations identify minimum and maximum densities that can be developed in Glendale, individual developers may opt to build at the lower, mid-range, or higher end of allowed densities.
Recent projects in Glendale that are built or ar e under construction are consistent with the densities anticipated by the City’s General Plan, Downtown Specific Plan, and Zoning Code and typically built within 5% of the maximum allowable density. The City has received feedback from the development community that the maximum density levels are realistic and achievable, and the City expects to continue to see projects built at or around the maximum allowable density.
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Market Conditions
Additional considerations include the market conditions of the local area, as viewed by the development community. Developers are risk-adverse by nature to avoid bankruptcy, and therefore seek to develop products that can sell or rent within the existing market as quickly as possible to reduce holding costs.
Without some level of certainty that their final product can be occupied, the project would be considered infeasible and never initiated. Consumer preference also plays a role in determining viability. City zoning that allows for a high-density product does not guarantee it will be interesting to consumers or viable for developers.
AFFORDABLE HOUSING DEVELOPMENT CONSTRAINTS
In addition to the constraints to market rate housing development discussed above, affordable housing projects face other constraints. While there is a r ange of sites available for potential affordable housing projects, as well as projects that focus on special needs populations, financial assistance for the development of affordable housing is limited and highly competitive.
Multiple funding sources are typically needed to construct an affordable housing project since substantial subsidies are required to make the units affordable to extremely low, very low, and low-income households.
It is not unusual to see five or more funding sources assembled to make a project financially feasible. Each of these sources may have different requirements and application deadlines, and some sources may require that the project has already successfully secured financing commitments. Since financing is so critical and is also generally competitive, organizations and agencies that provide funding can often effectively dictate the type and size of projects. Thus, in some years senior housing may be favored by financing programs, while in other years family housing may be preferred. Target income levels can also vary from year to year.
This situation has worsened in recent years. Federal and state funding has decreased and limited amounts of housing funds are available. Tax credits, often a fundamental source of financing for affordable housing, are no longer selling on a one for one basis. In other words, once a project has received authorization to sell a specified amount of tax credits to equity investors, the investors are no longer purchasing the credits at face value but are purchasing them at a discount.
Nonetheless, the City has had succ ess in collaborating with other stakeholders for the development of affordable housing in Glendale. Since its inception in 1975, the Glendale Housing Authority has developed over 1,200 units of affordable housing for both low-income renters and homeowners. A recent public private partnership or P3 to provide middle-income rental units includes The Link, a 143-unit apartment complex which was purchased by Standard Communities in partn ership with the California Statewide Communities Development Authority (CSCDA) and the City of Gle ndale using tax-exempt bond funding. Two projects in- progress include Citrus Crossing, providing 126 rental units to very low and low-income seniors, and Harrower Village, providing 39 rental units to very low and low-income seniors.
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4C. Environmental Constraints
According to the City’s 2018 Local Hazard Mitigation Plan, environmental hazards affecting residential development in the City include geologic and seismic conditions, as well as wildfire, which provide the greatest threat to the built environment, and aircraft ac cident. In addition, the local topography serves to constrain residential development. The following hazards and other considerations may impact development of residential units in Glendale.
Geologic and Seismic Hazards
Similar to other southern California cities, the City of Glendale is located in an area of high seismic activity.
Several active or potentially active faults traverse the City, including the Sierra Madre and Hollywood faults which extend through the northern and southwestern portions of Glendale, respectively, and the Verdugo and Raymond faults which extend through the central and southeastern portions of Glendale. In addition, the City is close to other major fault zones including the Elysian Park Fault, San Gabriel Fault, East Montebello Fault, and the San Andreas Fault. The City prohibits cons truction directly atop or astride the Sierra Madre fault, and the Verdugo and Sycamore Canyon faults whic h are recognized by the City as potentially active.
Surface rupture in Glendale is unlikely; however, the City is likely to experience ground shaking, the degree to which would be based on the fault from which the earthquake occurs, distance from the City, and the magnitude. Impacts of an earthquake include potentia l liquefaction, which occurs when the strength and stiffness of a soil is reduced by intense ground shaking. Structures particularly susceptible to earthquake damage include tilt-up structures, unreinforced masonry buildings, older buildings, and mobile homes. After the 1971 San Fernando earthquake, building codes and design criteria were updated to address seismic occurrences. Further recommendations and land use restrictions are described in the Safety Element.
Wildfire
The presence of naturally-occurring shrub-dominated vegetation (i.e., chaparral and coastal sage scrub), in conjunction with the City’s many hillsides and steep topography, results in high and extreme fire risks. More than half of the City lies within Very High Fire Hazard Severity Zones (VHFHSZ) according to CAL FIRE. 1 In
order to reduce the risk, new development must comply with applicable City requirements for fuel modification zones, fire-safe site design principals, and other fire prevention activities.
Aircraft Accident
Glendale is on the landing path of commercial airpla nes inbound to the Los Angeles International Airport (LAX) and Bob Hope Airport (BUR). The Glendale Local Hazard Mitigation Plan and Glendale Safety Element contain details and programs on emergency preparedness and aviation disaster response.
Hillside/Slope
The topography in the mountainous portions of Glendale serves as a constraint to residential development.
Slopes in these areas often exc eed 60 percent grade, and development necessitates extreme terrain modifications which significantly add to the cost of development. Allowable development densities and standards are governed by the Slope Density Formula outlined in the City’s Zoning and Subdivision Ordinance.
1 “Very High Fire Hazard Severity Zones in LRA,” CAL FIRE (September 2011). 394 of 2045
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Indigenous Tree Ordinance
Chapter 12.44 of the Glendale Municipal Code protects native tree species including oak, sycamore and bay trees above a certain size. This ordinance prevents these indigenous trees from being cut down, removed or moved without the City’s review and issuance of a permit.
Ridgeline Areas and Blue-Line Streams
Chapter 16.08 of the Glendale Municipal Code prot ects scenic viewsheds to primary and secondary ridgelines, as well as properties with blue-line streams (defined as any natural stream course mapped with a blue-line pattern on the most recently published U.S. Geological Survey 7.5 minute series topographic map) within its boundaries. The geographic areas that are a ffected by the ridgeline ordinances include the San Gabriel Mountains, San Rafael Hills and the Verdugo Mountains. There is also a potential to impact tentative tract and parcel maps, building plans and grading plans for any property with blue-line streams within its boundaries. Other than improved drainage channels, blueline streams are located in hillside areas, most of which are zoned open space. A few blueline streams are located within developed single-family areas zoned R1R. Blueline streams are evaluated on a site-by-site basis as single-family residential projects are proposed.
Past history has shown that flexible development design has allowed use of single family lots within blueline stream areas.
4D. Infrastructure Constraints
Another factor adding to the cost of new construction is the provision of adequate infrastructure: major and local streets; curbs, gutters, and sidewalks; water and sewer lines; storm drains; and street lighting. All these improvements are required to be built or installed in conjunction with new development. In most cases, these improvements are dedicated to the City, which is then responsible for their maintenance. The cost of these facilities is borne by developers, added to the cost of new housing units, and eventually passed on to the homebuyer or property owner. As noted in the Re sources chapter of this Housing Element, public infrastructure and services are available, or are programmed to be made available, for all the sites included in the sites inventory, including the capacity to accommodate Glendale’s total share of the regional housing need (RHNA).
Senate Bill 1087 (enacted 2006) requires that water provid ers develop written policies that grant priority to proposed development that includes housing affordable to lower income households. The legislation also prohibits water providers from denying or conditioning the approval of development that includes housing affordable to lower income households, unless specific written findings are made. Senate Bill 1087 also mandates priority sewage collection and treatment service to housing developments providing units affordable to lower income households. The City will provide a copy of the Housing Element to its water and sewer providers in compliance with Government Code Section 65589.7 and SB 1087. As well, the Planning Department will continue to coordinate with the water and sewer providers to ensure priority service provision to affordable housing developments.
Water Capacity
Water supply and distribution in Glendale is provided by Glendale Water and Power (GWP) and, in the eastern portion of the City, Crescenta Valley Water District (CVWD). GWP covers 98.75 percent of the City’s municipal boundary. Water delivered to customers in t he City is a combination of groundwater from San Fernando and Verdugo Basins, recycled water, and imported purchased water from Metropolitan Water District of Southern California (MWD) via the Colorado River Aqueduct and the State Water Project.
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The 2020 City of Glendale Urban Water Management Plan (U WMP) states that it will be able to serve 100 percent of projected demands for the City of Glendale in normal, single-dry and multiple-dry years. Because of this, the projected purchases from MWD are assumed to make up differences between demand and other projected (groundwater and recycled water) supplies. Collectively, water supplies are projected to be sufficient to meet demands in all year types through the planning horizon (20 years).2 The GWP projects that its service population will increase during the 2021-2029 planning period, from 202,831 in 2020 to 206,908 in 2030. Despite that population increase, the City projects a surplus water supply of 18,577 acre-feet in 2030 during a normal year. Therefore, the City has adequate water supply to serve projected demand, including the City’s RHNA, through the time frame of this housing element (2029).
Sewer Capacity
The Glendale Public Works Department (GPWD) provides sewer collection and treatment services in the City. Sewage from the City is treated by the City of Los Angeles Hyperion System, which includes the Los Angeles-Glendale Water Reclamation Plant (LAGWRP), located outside the Glendale City limits in Los Angeles, and the Hyperion Water Reclamation Plant (H WRP), located in Playa del Rey. The City and the City of Los Angeles jointly own and share operating capacity of the LAGWRP. LAGWRP is part of an integrated network of facilities, known as the Nort h Outfall Sewer (NOS), which includes four wastewater treatment plants (WRPs). The upstream treatment plants (TillmanWRP, LA GWRP, and Burbank WRP) discharge solids to the HWRP. Wastewater conveyed to LAGWRP receives secondary and tertiary treatment to generate recycled water. The sludge generated at LAGW RP is sent back to the sewer, and conveyed to HWRP. The excess tertiary water is discharged to t he Los Angeles River. The LAGWRP has a capacity of 80 million gallons per day (mgd) and processes an aver age daily flow (DWF) of 20 mgd. The plant has a remaining capacity of about 60 mgd. The HWRP has a capacity of 450 mgd (up to 800 mgd during wet weather) and processes approximately 275 mgd of wastewater. 3 According to the 2020 UWMP, the GPWD
collected 6,024 acre-feet (approximately 5.38 mgd) of wastewater from the UWMP service area in 2020.
The local system of collector and lateral sewer lines is overseen by the City, while the City’s overall wastewater collection system is regulated under the jurisdiction of the Los Angeles Regional Water Quality Control Board, the State Water Re sources Control Board, and the U.S. Environmental Protection Agency.
Approximately 360 miles of underground sewer mains ranging in size from 8 inches to 36 inches in diameter are located throughout the City of Glendale.4 No deficiencies presently exist in the District’s regional facilities that serve Glendale. Therefore, t he City has adequate sewer capacity to accommodate projected demand, including the City’s RHNA, through the time frame of this housing element (2029).
Dry Utilities
GWP provides electrical service and Southern Califor nia Gas Company (SoCalGas) provides natural gas services to residences and businesses throughout the Ci ty of Glendale. Infrastructu re to deliver electricity and natural gas throughout Glendale is currently in place. GWP and SoCalGas can generally provide these services to newer development on request.
Telecommunications services in Glendale are provided by a variety of service providers including AT&T, Spectrum, and Viasat.5 Infrastructure to deliver telecommunications throughout Glendale is currently in place and can generally be provided to newer development upon request.
2 “2020 City of Glendale Urban Water Management Plan,” Glendale Water and Power (July 2021). 3 “Clean Water,” LA Sanitation & Environment (July 2021). 4 “2010 City of Glendale Urban Water Management Plan,” Glendale Water and Power (July 2010). 5 “Internet Providers in Glendale,” HighSpeedInternet.com, https://www.highspeedinternet.com/ca/glendale (January 2022). 396 of 2045
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5. Resources
This section of the Housing Element describes resources available for housing development. Resources include land designated for housing development and financ ial resources to assist with the development of housing.
5A. Regional Housing Needs Allocation (RHNA)
The City of Glendale falls under the jurisdiction of the Southern California A ssociation of Governments (SCAG). SCAG is responsible for developing a Regional Housing Needs Plan (RHNP) allocating the region’s share of the statewide housing needs to lower-level councils of governments, which then allocate the needs to cities and counties in the region. The Regional Housing Need Assessment (RHNA) is a minimum projection of additional housing units needed to accommodate projected household growth of all income levels by the end of the Housing Element’s statutory planning period.
This RHNA covers an 8-year planning period (2021 through 2029) and is divided into four income categories:
very low, low, moderate, and above moderate. T he City’s 2021-2029 RHNA is 13,425 units, as shown in Table 55. Pursuant to AB 2634, local jurisdictions are also required to project the housing needs of extremely low-income households (0-30% Area Median Income (A MI)). In estimating the number of extremely low- income households, a jurisdiction can use 50% of the very low-income allocation; therefore, the City’s very low income RHNA of 3,439 units can be split into 1, 720 extremely low income and 1,719 very low-income units.
The largest component of Glendale’s RHNA (42%) is for above-moderate income households, which is primarily addressed through the development of single-family homes (attached and detached). Multifamily projects like apartments and condominiums, especially smaller unit sizes, are most likely to be affordable to lower income households. Housing for lower income households is not typically provided in the Los Angeles market without some level of subsidy or regulatory requirement, and th us the Housing Element will need to provide sites at sufficient densities, combined with programs to support affordability, to address the housing needs of lower income households.
Table 55: RHNA 2021-2029
Income Group Total Housing Units
Allocated Percentage of Units
Extremely/Very Low 3,439 26%
Low 2,163 16%
Moderate 2,249 17%
Above Moderate 5,574 42%
Total 13,425 100%
Source: Southern California Association of Governments, 2021 Housing Element law does not require the City to ensure that the numbers of dwelling units identified in the RHNA are built within the planning period. The law does, however, require that the City provide an inventory of land suitably zoned and with available infrastructu re and utilities to meet that need. Government Code Section 65583.2(c)(3)(B) specifies that a minimum dens ity of 30 units per acre qua lifies to meet the City’s low- and very low-income housing needs.
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5B. Progress Towards the RHNA
Since the RHNA uses June 30, 2021 as the baseline for growth projections for the 2021-2029 planning period, jurisdictions may count housing units that have been developed, are under construction, and/or have received their building permits after June 30, 2021 toward their RHNA obligation. Since this date, 252 housing units have been developed, are under construction, or have received building permits in Glendale (Table 56Table 56).
Pursuant to Assembly Bill No. 787, the City may also count as a credit towards meeting a portion of its 6 th
Cycle RHNA, units in an existing multifamily building that will be converted to deed-restricted rental housing for lower-income households by the imposition of affo rdability covenants and restrictions for the unit. Units credited through this method may account for up to 25 percent of the City’s moderate-income RHNA.
Glendale’s 6th Cycle moderate-income RHNA is 2,249 units, meaning that the City may take credit for up to a maximum of 562 moderate-income units through this opportunity.
One existing market-rate multifamily project in Glendale (1717 Verdguo) will be converted to deed-restricted moderate-income units during the 2021-2029 planning period and qualifies to represent a portion of the City’s progress towards meeting its RHNA. The City has conf irmed all compliance with all statutory requirements (Government Code section 65583.1), including that the units will be preserved via deed-restriction with committed assistance from the City of Glendale. This project is not newly constructed, however, deed restrictions will be put in place to provide for moderate income units (see Program 1B). Using these units as a credit towards the City’s RHNA, the City can count 100% of the project’s 125 units towards its moderate income RHNA. This opportunity results in a total credit of 125 units. It should be noted that prior to the 2021-2029 planning period the City converted numerou s other market-rate projects to deed-restricted affordable projects, such as Brio Apartments, Next on Lex, Altana, and The Link; however, because the deed restrictions for these units were recorded prior to the planning period (prior to July 1, 2021), these units cannot be counted as a credit towards the City’s 2021-2029 RHNA and will be counted as progress towards meeting the City’s prior planning period RHNA.
Jurisdictions may also count projects that are approved/entitled but not yet built or under construction; 1,120 units at all income levels are expected to be constructed during the planning period. These credits towards meeting the City’s RHNA obligation are specified in Table 56. All units identified as being affordable to lower-income households are deed-restricted. All other units are identified as affordable to above-moderate income households.
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Table 56: Credits Towards the RHNA
Project
Extremely and
Very Low income
(0-50% AMI)
Low income (51-
80% AMI)
Moderate income
(81-120% AMI)
Above Moderate
income (121%+
AMI)
Total
Status
Units Constructed/Under Construction/Buildi ng Permits Issued since June 30, 2021 1407 W Glenoaks Blvd 5 50 55 COO 12/23/21
352-358 W Milford St 4 28 32 Under
construction
361 Myrtle St 15 15 Under
construction
348-352 Salem St 12 12 COO 10/01/2021
373 W. Doran St 5 5 Under
construction
337 N. Cedar St 4 4 Under
construction
600 W. Wilson Ave 3 3 COO 07/19/2021
2608 Honolulu Avenue 28 28 Under
construction
520 N Central 53 53 Under
construction
521 N Orange 45 45 Under
construction
Subtotal 9 0 0 243 252
Conversion of Existing Multifamily Units to Deed-Restricted Affordable Units 1717 Verdugo 125 125 To be recorded
in 2022
Units Credited/ Subtotal 0 0 125 0 125
Approved/Entitled Units Not Yet Under Construction
Various Single Family Residences 70 70 Approved
413 N. Brand Blvd 228 228 Approved
429-503 N. Kenwood St 3 18 21 Approved
1821 S Brand Blvd 38 38 Approved
1820 S Brand Blvd 26 26 Approved
722 E. Arcadia Ave 14 14 Approved
913 S Adams St 2 16 18 Approved
3950 Foothill Blvd 5 29 34 Approved
423 Oak St 2 16 18 Approved
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314-324 W Doran 3 30 33 Approved
1838 S Brand Blvd 5 75 80 Approved
1820 S Brand Blvd 28 28 Approved
2941 Honolulu Ave 3 15 18 Approved
515 Pioneer Dr. 116 221 337 Approved
900 E. Broadway 26 100 1 127 Approved
920 E. Broadway 21 8 1 30 Approved
Subtotal 186 329 0 605 1,120
Total 195 329 125 848 1,497
Source: City of Glendale, January 2022
As of December 2021, the City has achieved approximately 10% of its overall RHNA obligation with housing units constructed, under construction (252), existing units to be converted to deed-restricted affordable units (125), or approved/entitled (1,120 units). With these units taken into account, the City has a remaining RHNA of 11,928 units as shown in Table 57 (3,244 extremely low/very low-income units, 1,834 low-income units, 2,124 moderate-income units, and 4,726 above moderate-income units).
Table 57: Remaining RHNA
Project Extremely
and Very Low
income (0-
50% AMI)
Low income
(51-80% AMI)
Moderate
income (81-
120% AMI)
Above
Moderate
income
(121%+ AMI)
Total
2021-2029 RHNA 3,439 2,163 2,249 5,574 13,425
Completed/Under
Construction/Permits Issued
9 0 0 243 252
Conversion of Existing
Multifamily Units to Deed-
Restricted Affordable Units
0 0 125 0 125
Units Approved/ Entitled 186 329 0 605 1,120
Subtotal 195 329 125 848 1,497
Remaining Allocation 3,244 1,834 2,124 4,726 11,928
Source: City of Glendale, January 2022, SCAG, 2021
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5C. Residential Sites Inventory
Housing element law requires an inventory of land suitable for residential development (Government Code Section 65583(a)(3)). An important purpose of this in ventory is to determine whether a jurisdiction has sufficient land allocated for the development of housing to meet the jurisdiction’s share of the regional housing need, including housing to accommodate households of all income levels.
This section provides an analysis of the land available within the City for residential development. In addition to assessing the quantity of land available to accommodate the City’s total housing needs, this section also considers the availability of sites to accommodate a va riety of housing types suitable for households with a range of income levels and housing needs.
This Housing Element identifies underutilized sites that can accommodate residential uses (including 100% residential projects) within Glendale. It is noted that Glendale is essentially built-out with no remaining vacant land designated for residential development.
A citywide parcel database, City of Glendale project data, Los Angeles County Assessor Data, aerial photos, and General Plan Geographic Information System (GIS) dat a were used to identify parcels for this update.
Parcel acreages by land use designation referenced herein are based on Los Angeles County Tax Assessor and GIS data. The opportunity sites shown here consist of proposed developments, accessory dwelling units, vacant residential sites, underutilized residential sites, underutilized mixed-use sites, and sites within the Downtown Specific Plan to accommodate the RHNA.
SITES INVENTORY CONSIDERATIONS
The City has considered several key issues relevant to the sites inventory presented in this section.
Zoning Appropriate to Accommodate Housing Affordable to Lower-Income Households The capacity of sites that allow development densities of at least 30 units per acre are credited toward the lower-income RHNA based on State law. Much of the moderate and above-moderate income need will be met by private market construction of non-subsidized rental units, conversion of market-rate units to deed- restricted affordable units, redevelopment of underutilized residential lots, development of vacant residential lots, and entry-level condominiums.
Assembly Bill 1397
Consistent with updated Housing Element law (Assembly Bill 1397) related to the suitability of small and large sites, the lower-income sites inventory presented in this section is specifically limited to parcels that are between 0.5 and 10 acres in size and thirteen city-owned parcels that are less than 0.50 acres but intended for development as affordable housing, as the State has indicated these size parameters are most adequate to accommodate lower-income housing need.
AB 1397 also adds specific criteria for assessm ent of the realistic availability of non ‐vacant sites during the planning period. If non-vacant sites accommodate half or more of the lower-income need (as is the case in Glendale), the housing element must describe “substantial evidence” that the existing use does not constitute an impediment for additional residential use on the site. Due to the built-out nature of Glendale, all sites suitable to accommodating the City’s lower-income need have existing uses. Non-vacant sites included in the inventory have been chosen due to their location, age, existing uses, improvement-to-land value ratios, floor area ratio (FAR), lot coverage, and potential for intensification based on current market trends and a history of similar redevelopment projects in Glendale and the region. To ensure that appropriate sites have been chosen, properties that show recent investments or updates or that contain uses of local importance are not included, and clear criteria were used to evaluate all sites, as described below under the Detailed Sites Inventory.
AB 1397 requires that vacant sites identified in the previous two Housing Elements and non-vacant sites identified in the previous Housing Element onl y be deemed adequate to accommodate a portion of the 401 of 2045
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housing need for lower-income households if the site is zoned at residential densities consistent with the default density established by HCD (30 units per acre) and the site allows residential use by right for housing developments in which at least 20 percent of the units ar e affordable to lower-income households. None of the sites identified to meet the City’s 2021-2029 lower income RHNA have been identified in a prior planning period and are not subject to this requirement; howeve r, the City has included Program 1G should a site meeting these criteria be identified as part of the City’s inventory at a later date during the planning period.
No Net Loss Provision
Government Code Section 65863 stipulates that a jurisdiction must ensure that its Housing Element inventory can accommodate its share of the RHNA by income level throughout the planning period. If a jurisdiction approves a housing project at a lower density or with fewer units by income category than identified in the Housing Element, it must quantify at the time of approval the remaining unmet housing need at each income level and determine whether there is sufficient capacity to meet that need. If not, the city must “identify and make available” additional adequate sites to accommodate the jurisdiction’s share of housing need by income level within 180 days of approving the reduced-density project. Program 1B is included in the Housing Plan to set up a process for compliance.
Realistic Capacity Assumptions
Consistent with HCD guidelines, the review of existi ng and proposed multifamily projects within a zone or particular area helps to identify the realistic density that can be anticipated for potential development.
Vacant and Underutilized Residential Sites (Residential Recycling) Currently, the City is processing multiple applications for intensification of existing residential properties, including several applications involving the demolition of a single-family dwelling and development of three or four units on the lot, thereby tripling or quadrup ling the number of units on a parcel. These residential recycling projects are achieving maximum density capaci ties consistent with those defined in the Zoning Code, ranging from 14-35 dwelling units per acre. Sites identified as likely candidates for residential recycling are currently developed with residential units with capacity for at least two additional units per site (note that sites which only demonstrated the potential for one additional unit were excluded from the inventory). Vacant residential sites (for which there are only 9 sites providing for 37 total units) are expected to develop at their maximum capacities. Nearly all residential recycling sites are expected to produce units affordable to above moderate-income households. Only one residential recycl ing site meets the size and density criteria to be credited towards the City’s lower-income RHNA; this single site can accommodate up to 103 lower-income units. This represents just 4% of all units expected to result from residential recycling and just 2% of the City’s remaining lower-income RHNA. Note that all units expected to be produced through residential recycling are net new units. Adjusting for replacement of existing units, the effective capacity for sites designated exclusively for residential uses is 72% of the maximum capacity allowed.
The City’s estimate of an effective density of 72% es timate considers the follow ing capacity factors, as identified in housing element statue (Gov. Code se ction 65583.2(c)(2)): land use controls and site improvements, realistic capacity of the site, and typical densities. Of the five fa ctors only land use controls and site improvements, realistic capacity of the site, and typical densities are relevant when considering the capacity of sites in Glendale; infrastructure constraints and environmental constraints are not applicable.
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Table 58: Realistic Capacity Adjustment Factors – Residential Zones Capacity Factor Adjustment Reasoning
Land use controls and site
improvements
95% For net acreage due to on-site improvements
(sidewalks, easements)
Realistic capacity of the site 77% Adjustment based on past redevelopment trends in residential zones in Glendale and Los Angeles County
and programs to incentivize development in infill
residential areas
Typical densities 100% Based on ongoing project review, resi dential projects are achieving maximum density
Infrastructure availability No adju stment Not applicable, no constraint Environmental constraints No adjust ment Not applicable, no constraint Source: City of Glendale, 2021
Underutilized Mixed-Use Sites
The City has identified two mixed-use areas where resi dential development is permitted and desired; there areas include Mixed-Use Commercial/Residential (i.e., San Fernando Mixed Use or SFMU) and Mixed-Use Industrial/Commercial-Residential. In both cases, the maximum density allowed is based on adjacent zoning.
Specifically, for both Mixed-Use zones considered as opportunity sites herein, if the parcel abuts a property zoned R1, R1R or ROS, the maximum density shall be 35 du/ac; if the parcel abuts a property zoned R- 3050, R-2250, R-1650 and R-1250, the maximum density shall be 70 du/ac; and, if the property does not abut any of the previously listed zones the maximum density shall be 100 du/ac. Historically, the majority of projects in Glendale utilize density bonus provisions, and as a result projects nearly always achieve their maximum allowable density (or above)..
In order to determine a realistic development capacity estimate for the mixed-use designated areas, the City assumed that these sites will only develop at 60% of their development potent ial. This is based on a list of projects approved or proposed in the SFMU and IMU-R zones, which are currently achieving at least 80% of maximum capacity (with most projects proposed in 2021 and 2022 at levels above maximum capacity due to potential density bonus provisions). This conservative estimate considers the following capacity factors, as identified in housing element statue (Gov. Code section 65583.2(c)(2)): land use controls and site improvements, realistic capacity of the site, and typical densities. Of the five fa ctors only land use controls and site improvements, realistic capacity of the site, and typical densities are relevant when considering the capacity of sites in Glendale; infrastructure constr aints and environmental constraints are not applicable.
While the underlying zoning currently allows for 100 percent nonresidential uses, the City has not seen any applications or had pre-application discussions for mi xed-use projects where residential uses represent anything less than 80% of the site’s development potential. The City finds that it is not financially feasible or desirable for developers to redevelop any of the sites listed in the Housing Element inventory for 100% nonresidential uses. In an abundance of caution, the City has applied a 60% reduction to the maximum site capacity, but all evidence suggests that residential uses will comprise the vast majority of new development in the City, even if the underlying zone allows for 100% non-residential uses.
Table 59 summarizes how the various factors identi fied in housing element statute (Gov. Code section 65583.2(c)(2)) result in an adjusted site capacity of 60 percent the maximum densities in the mixed-use districts.
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Table 59: Realistic Capacity Adjustment Factors – Mixed-Use Zones Capacity Factor Adjustment Reasoning
Land use controls and site
improvements
90% For net acreage due to on-site improvements
(sidewalks, easements)
Realistic capacity of the site 85% Adjustment based on past redevelopment trends in mixed-use zones in Glenda le and Los Angeles County
and programs to incentivize development in mixed-use
areas
Typical densities 85% Based on Table 60, market rate projects develop between 70-80% of maximum capacity but affordable
housing projects are more likely to be built out to
maximum or above-maximum (through density bonus
provisions) density
Infrastructure availability No adju stment Not applicable, no constraint Environmental constraints No adjust ment Not applicable, no constraint Source: City of Glendale, 2021
Downtown Specific Plan
The Downtown Specific Plan is designed to provide si gnificantly flexibility to developers in designing and implementing high-density projects. While the Downto wn Specific Plan does not set a maximum density, it does establish maximum heights and FARs by right, and with incentives, based on the subzone of the Specific Plan. Due to the wide variety of development scenarios possible under the Downtown Specific Plan, the City has inventoried all projects proposed and/or developed under the Downtown Specific Plan parameters in order to establish a realistic density for development in this very unique project area.
There have been 15 projects developed in the Downtown Specific Plan area and two more entitled. Together, these projects represent the delivery of 2,440 units over 17.19 acres. Based on the combined totals of these 17 projects, the average density of development in the Downtown Specific Plan area is 142 dwelling units per acre. In some cases, the project utilized density bonus provisions to secure additional development potential through the provision of affordable and/or senior units. All projects developed and proposed in the Downtown Specific Plan area are outlined in Table 60 below.
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Table 60: Downtown Specific Plan Projects
Project Address Acres Units Density Zone
Onyx south (I) 301 N. Central (aka 304 Myrtle) 0.65 94 144 DSP - T Onyx north (II) 319 N Central (aka 313 W.
California)
0.76 91 119 DSP - T
Legendary 300 N Central 0.63 80 127 DSP - OC
Altana (Site B) 540 N Central 2.02 192 95 DSP - OC
Altana (Site A) 633 N Central 2.43 315 130 DSP - T
Central+Wilson Not constructed 0.96 158 165 DSP - OC
Harrison 318 W Wilson (& 115 N. Central) 1.37 164 120 DSP - T Orange+Wilson 200 W Wilson (& 185 N Orange) 0.91 159 176 DSP - BC Brand+Wilson 120 W Wilson 1.38 235 170 DSP - BC
Next on Lex 201 W Lexington (& 321 N Orange) 3.18 489 154 DSP - OC The Campus 411 N Brand (& 414 N Orange) 1.34 228 170 DSP - Gat Moderna 600-610 N Central 1.56 235 151 DSP - Gat
Total - 17.19 2,440 142 -
Source: City of Glendale, 2021
Recent changes to State density bonus law will likely increase the number of units available to be developed in the Downtown Specific Plan area and the City expects the average density of development to increase in coming years. However, for the pu rposes of assuming a realistic capa city for projects proposed in the Downtown Specific Plan area, the City has assum ed an average density of 142 dwelling units per acre, consistent with the average density of all developed and proposed projects in the project area. It is noted that the majority of these projects were constructed prior to implementation of the City’s inclusionary housing ordinance; as a result, many of these projects only include limited numbers of affordable residential units.
The intent of the inclusionary ordinance is to change this pattern of development. Coupled with the City’s strong programs outlined in the Housing Plan to proactively advertise development opportunities and work with the development community to develop affordable units Downtown, the City expects to see the same or higher density levels for affordable projects who are better positioned to take advantage of incentives and concessions.
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Suitability of Non-vacant Sites
Because non-vacant sites comprise more than half of Glendale’s sites inventory, Government Code Section 65583.2(g)(2) requires that the City analyze the extent to which existing uses may constitute an impediment to additional residential development, past experience in converting existing uses to higher density residential development, market trends and conditions, and regulatory or other incentives to encourage redevelopment.
Furthermore, the City will make fi ndings based on substant ial evidence that the existing use is not an impediment and will likely discontinue during the planning period.
City of Glendale is essentially entirely built out with only nine vacant unentitled parcels remaining to accommodate new multifamily residential development. In order to accommodate its fair share of regional housing growth (nearly 14,000 new units), the City must identify non-vacant sites to accommodate its remaining RHNA for all income levels (not only its lower income requirements).
Increase in Development Potential in Residential Areas
The City has conducted a records search of residentia l projects developed in the City’s residential zones from 2014 through 2020 and analyzed the presence of existing residential units (if any) and the number of new units constructed. Year after year, the City has seen existing residential units demolished and replaced with new multifamily projects incr ease existing capacity by 300%-1,600%. The presence of existing residential uses is not an impediment to the development of residential uses in residentially zoned areas.
Table 61: History of Development in Residential Zones, 2014-2020 Year Number of Projects
Surveyed
Existing Units
Demolished
Units Constructed Percent Increase
2014 4 4 26 550%
2015 3 2 38 1800%
2016 8 15 66 340%
2017 18 13 78 500%
2018 3 3 50 1567%
2019 8 13 79 508%
2020 3 3 17 467%
Total 47 53 354 568%
Source: City of Glendale, 2021
The City used this evidence to determine the realistic capacity of residential recy cling sites (as described earlier in this section). The research provided the evidence that sites in residential zones have redeveloped even when residential uses existed on the site. The City continues to receive expressed interest from property owners in residential areas interested in redeveloping their property to achieve higher unit counts. With the forthcoming update to the City’s Land Use Element, the City expects to continue to receive as much or increased interest in this development opportunity. The City finds that based on past development trends, current interest from property owners, and State legisl ation (i.e., SB 9) which continues to streamline infill residential development in residential zones, these sites are suitable sites to accommodate a portion of the City’s RHNA and existing uses do not represent a constraint to development of new residential units.
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Increase in Development Mixed-Use Areas
As a built-out city, Glendale established innovative ways to provide housing opportunities for its residents.
As residential land has become increasingly scarce and traffic congestion a constant battle, the mixed-use and transit-oriented development concept became a viable option for Glendale. Mixed-use development has been permitted for years in most commercial zones in Glendale, but few mixed-use projects in commercial zones were built. To facilitate mixed-use and transit-oriented development, the City adopted several mixed- use zones, which were incorporated in a new zoning chapter of the Glendale Municipal Code (Chapter 30.14 – Mixed-Use Districts). The City has found that the potential for residential development in mixed-use areas is not well known or understood by the development community, and has included programs in the Housing Plan to advertise the availability of sites and proac tively engage developers in a discussion regarding opportunities along the City’s mixed-use corridors. This effort dovetails with the State’s objectives to locate more affordable housing closer to goods, services, and transit lines; the City expects that given the State’s objectives, new funding will be available for the devel opment of housing in this mixed-use areas, which are near transit stops, making them more attractive for investment and revitalizati on. Development in nearby cities including Pasadena, Burbank, and the City of Los Angeles demonstrate that the redevelopment of underutilized commercial or light industrial properties into residential or mixed-use developments is viable.
Demand for Development Downtown
Downtown Glendale is the most in-demand location for new multifamily development in the City. At any given time, the City is facilitating multiple discussions with property owners and/or applications regarding the potential redevelopment of sites Downtown. The sites that are most ripe for redevelopment include those that are at least 30 years old, have a floor area ratio of no more than 3, have an improvement-to-land value ratio of less than 2, and demonstrate blighted characteristics or are in need of significant repair or maintenance.
The City has evaluated these metrics for all Downtown sites and has conducted a visual survey of sites to assess their quality and development potential. The City has also considered any known long term leases or other constraints that would preclude, or even hinder, the redevelopment of the site. A draft of potential sites for development Downtown was reviewed by the Glendale Association of Realtors ®; based on input provided
by this group, the City reviewed and substantially revised the inventory of parcels suitable for redevelopment Downtown to better reflect current development trends and additional information on potential constraints, such as long-term leases. In addition to providing further context and information as part of this Background Report, the City has included specific parcel-level detail regarding existing uses (not only for Downtown, but for all non-vacant sites) in Appendix A.
Suitability of Non-vacant Sites Findings
The City has specifically analyzed whether existing uses constitute an impediment for residential uses on the site. Additional information provided in Appendix A demonstrates that existing uses on the sites identified to accommodate the City’s RHNA do not constitute an impediment for residential uses on the site. Additional information regarding floor area ratio, improvement to land value, and existing uses are included. The City has considered each site individually and has conclu ded that based on the subst antial evidence provided, current uses are not an impediment to the sites redevelopment for residential uses.
Environmental Constraints
The sites inventory analysis reflects zoning designations and densities established in the current Zoning Code and approved planning documents, including the Do wntown Specific Plan. Thus, any environmental constraints that would lower the potential yield (e .g., flood hazards) have alread y been accounted for. Any additional constraints that would occur on a more deta iled site review basis would be addressed as part of the individual project review process. The City’s capacity to meet its RHNA allocation is not constrained by environmental conditions.
The City is in the process of resolving litigation regarding the Environmental Impact Report for South Glendale. The City won the suit, which has been appealed, and will not be heard until the summer of 2023 (at the earliest). However, the South Glendale Community Plan does not change any density within the plan 407 of 2045
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area with the exception of the site of Dignity Health Medical Center that will be up zoned to 100 units per acre and include increases in 200 feet in height. Sites in the South Glendale Community Plan (SGCP) included in the City’s list of suitable sites to acco mmodate its 2021-2029 RHNA since densities in the this area are already provided for with the existing zoning and no changes to densities in this area are proposed as part of the SGCP. Therefore, any litigation w ould not impact the sites from being developed since no changes to the existing allowable densities is being proposed.
Impacts of the COVID-19 Pandemic on Office Uses
The COVID-19 pandemic has brought forward a reimaging of office space, especially in urban markets. While many offices emptied out in the early months of the pandemic, the companies who occupied them were generally well-positioned to adapt to remote working arrangements and continued to operate productively.
While many companies are still operating completely remotely or with a hybrid arrangement, most anticipate at least a partial return to the offi ce, suggesting that the demand for office space will come back to some degree. One potential trend, given the tight labor market, is that companies may look to locate closer to where their workers live to improve comm ute conditions. The impacts of the COVID-19 pandemic on commercial real estate, and office space in particular, remain to be seen but the City of Glendale expects that some additional development opportunities will emerge as a result in shifting worker location patterns.
DETAILED SITES INVENTORY
The following sections provide details on the City’s 2021-2029 Housing Element sites inventory. The opportunity areas identified involve sites that can realistically be redeveloped with residential units during the planning period. The sites chosen are suitable for redevelopment given their size, location, existing development pattern, vacancy rates, low lot coverage, low improvement-to-land value ratio, low floor area ratio, age of structure, underutilization, and/or density levels. As market forces continue to push toward higher densities, recycling of underutilized land is expected to occur at an increasing rate. If the trend continues, the City can anticipate increased recycling of land, particularly in higher-density areas where economies of scale can be realized.
The City of Glendale’s 6
th Cycle residential capacity falls into six categories:
1) Proposed projects;
2) Accessory dwelling units;
3) Vacant residential sites;
4) Underutilized sites in residential areas;
5) Underutilized sites in mixed-use areas; and
6) Sites in the Downtown Specific Plan area.
As described throughout this section, the City has sufficient land appropriately zoned for residential uses throughout the community to accommodate its RHNA allocation for the 2021-2029 planning period.
Moreover, Glendale has a proven track record of supporting development of affordable housing, working with affordable housing developers, promoting home type s that are affordable to lower-income households, including multifamily projects and mixed-use developments, and addressing needs of the community’s vulnerable populations, including seniors. The City will continue to implement its Inclusionary Zoning Ordinance to ensure the production of affordable units . Sites designated to accommodate the City’s RHNA allocation for the 2021-2029 planning period are illustrated on Figure 3, and detailed in Appendix A.
1. Proposed Projects
As of December 2021, the City is currently revi ewing 16 multifamily projects and 54 single-family development applications which would result in the production of 691 new units (in total, the proposed projects include 779 units but there are 63 units existing at these sites for a total net increase of 657 new units), including a net of 20 new units affordable to lower-income households (these will be deed-restricted) and 691 new units affordable to above-moderate income households.
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B u r b a n kB u r b a n k
L a C a n a d aL a C a n a d a
F l i n t r i d g eF l i n t r i d g e
P a s a d e n aP a s a d e n a
U n i n c o r p o r a t e dU n i n c o r p o r a t e d
L o s A n g e l e s C o u n t yL o s A n g e l e s C o u n t y L o s A n g e l e sL o s A n g e l e s
L o s A n g e l e sL o s A n g e l e s
LosAngelesRiver
Verdugo Wash
Glendale City Boundary
Glendale Sphere of Influence
Glendale Planning Area
Sites Suitable for Moderate and Above
Moderate Income Households
Downtown Specific Plan (<0.5 ac)
Residential: Vacant
Residential: Underutilized
Proposed Project
Sites Suitable for All Income Levels
Downtown Specific Plan (>0.5 ac)
Mixed Use: Commercial/Residential (SFMU)
Mixed Use: Industrial/Commercial-
Residential (IMU-R)
Proposed Project (A)
Sources: City of Glendale; Los Angeles County. Map date: December 8, 2021.
CITY OF GLENDALE
GENERAL PLAN
F i g u r e 3 . O v e r a l l H o u s i n g S i t e s M a p 1 0 1½
Miles
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Table 62: Credits Towards the RHNA
Proposed Project
Extremely and
Very Low income
(0-50% AMI)
Low income (51-
80% AMI)
Moderate income
(81-120% AMI)
Above Moderate
income (121%+
AMI)
Total
126-132 S Kenwood St 42 42
620 N Brand Blvd/625 N Maryland 294 294
401-409 Hawthorne St 5 20 25
452 W Milford 2 15 17
534 N Kenwood 11 11
1642 S Central Ave 3 28 31
822 E Chesnut St 13 13
1242 S Maryland 12 12
526 Hazel St 2 15 17
3450 N Verdugo 4 18 22
238 Concord 13 13
345 W Cerritos 44 44
246 N Jackson 11 11
441-445 W Glenoaks 27 27
1303 N Central 118 118
400 N Maryland 4 24 28
Various Single Family Ap plications 54 54
Total 20 0 0 759 779
Existing Units at Proposed Project
Locations
0 0 0 68 68
Net Increase in Units 20 0 0 691 711
Source: City of Glendale, December 2021
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2. Accessory Dwelling Units
In January 2020, new State legislati on pertaining to Accessory Dwelling Units (ADUs) went into effect. The legislation amended Government Code Sections 65852.2 and 65852.22. The City subsequently updated its zoning ordinance for consistency with State law.
The City approved 150 ADUs in 2018, 148 ADUs in 2019, and 179 ADUs in 2020. The City has taken significant proactive steps to advertise the opportunity for residents to construct ADUs, including information on the City’s website, hosting presentations to the, community, Planning Commission and City Council, and answering questions from the public in-person at City Hall and over the telephone. The City is also exploring the opportunity to prepare pre-approved plans to further streamline the ADU review and approval process.
Glendale made a conservative estimate of the number of ADUs that will meet a portion of the City’s RHNA obligation. The City used the average annual number of ADUs permitted over the past three years multiplied by 8 (the number of years in the planning period), to estimate the number of ADUs (at a minimum) to be constructed during the planning period. While there is a slight difference between the number of units permitted and the number constructed in any given year, the City of Glendale, specifically, has observed that permitted ADUs are constructed and occupied within appro ximately 12 months. Currently, there is a small lag between units permitted and constructed due to chang es in ADU requirements at the State-level which have caused homeowners to pause and refine their plans, but the City has received no indication that permitted units will not be constructed within the planni ng period. For example, in 2021, the City received 213 requests for permits for ADUs or JADUs (218 for ADUs and 13 for JADUs), approved 72 applications (56 ADUs and 16 JADUs), and realized construction of 257 new units (230 ADUs and 27 JADUs). The number of ADUs and JADUs constructed in 2021 is a 42% increase over the City’s projected assumption for the development of ADUs and JADUs during the planning period, further supporting the City’s estimates outlined in this section.
The City fully expects that based on the trends seen in 2020 and 2021, ADU production will outpace assumptions during the planning period. The City has included Program 1F to monitor the production of this housing type, including affordability levels served, and the City is prepared to make adjustments to the City’s inventory if production lags behind projections.
The average annual number of ADUs permitted from 2018-2020 was 159, multiplied by 8, yields the estimate of 1,272 ADUs to be permitted and constructed between 2021 and 2029. This is a conservative assumption and production will likely outpace this ta rget during the planning period. Additionally, the affordability level of these ADUs is assumed to be consistent with the findings of SCAG’s ADU affordability study and the findings for Los Angeles County 2.
6 6 SCAG estimates an affordability breakdown of ADUs in the Los Angeles County 2 subregion as follows: 15.0% extremely low-income,
8.5% very low-income, 44.6% low-income , 2.1% moderate-income, and 29.8% above moderate-income. 6th Cycle Housing Element Update Technical Assistance – ADU Affordability Analysis, August 27, 2020. 412 of 2045
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3. Vacant Residential Sites
The City has identified nine vacant parcels designated for residential development. In total, these sites can accommodate 37 new units. As previously stated, vacant resi dential sites are not anticipated to accommodate any portion of the City’s lower-income RHNA. All of these sites were identified in the City’s 2014-2021 Housing Element. It is noted that the 2014-202 1 Housing Element identified a total of 12 vacant sites, three of which were developed during the past planning period. The City continues to support the development of its very limited existing vacant proper ty, and this history demonstrates the development of these sites is feasible and reasonably expected as vacant property in the City gets even more limited.
Table 63: Vacant Residential Sites
Zoning Designation Number of
Parcels
Acres Assumed
Density
Total Capacity (Above
Moderate-Income
Capacity)
R 1250 2 0.35 35 13
R 1650 1 0.20 26 5
R 2250 3 0.43 19 8
R 3050 3 0.81 14 11
Total Vacant Residential Site
Potential 9 1.79 - 37
Source: City of Glendale, 2021
4. Underutilized Residential Sites (Residential Recycling) The potential resource for residential development in Gl endale is in the “underutilized” areas of the City. A portion of the City’s higher density residential acreage (R-3050, R-2250, R-1650 and R-1250 zones) is currently developed at less than maximum capacity, such as with single family dwellings and duplexes. These lower-density residential uses typically are redeveloped when it becomes economically feasible to increase the intensity of use allowed in the zone by acquirin g the improved site, demolishing the existing units, and constructing new, higher density units. Glendale’s four multifamily zones permit significant increases above single family densities, thereby increasing the ec onomic viability of recycling existing lower density developments with higher density apartments and condominiums. Glendale’s population growth in the 1980’s in particular was fueled by the recycling of underutilized lots into higher density multifamily apartments and condominiums. Land recycling such as this continues and demonstrates that the r edevelopment of parcels by the private sector is economically feasible.
Between 1980 and 1990, Glendale’s population expanded by over 40,000 individuals. Growth between the 1980’s and 1990’s was accommodated, for the most part, by the redevelopment of underutilized properties in the multiple family residential zone categories. During the 1980’s and 1990’s, over 10,500 dwelling units were added to the City.
The City completed several rezoning programs over the past several decades to accommodate increased development potential throughout the City. In 1986, the City performed a comprehensive rezoning program in which all residential land use categories were reevaluated. This resulted in both changes of zones and the development of new standards. A further rezoning strategy also occurred in 1991, resulting in the refinement of the City’s multiple family zoning standards. As a result of these two programs, the zoning distribution represents an accurate portrayal of the land use pa tterns in the City. Areas with a concentration of economically viable single family units were zoned either si ngle family or in the lowest category of multiple family zoning. Also, as a result of these zoning efforts, the underutilized properties in the multiple family zones are generally those that do not have a high economic value as a single family or duplex use. Therefore, the total development potential expressed in Table 64 is an accurate representation of viable development potential of this type of property.
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The City has identified 854 parcel s (totaling 161.06 acres) desig nated for higher density residential development suitable for residential recycling during the planning period, where each identified parcel can accommodate at least two additional units (there are m any more underutilized parcels with capacity for at least one additional unit each, but those have not been included in the inventory). In total, these sites can accommodate a minimum of 2,591 new units. All properties are underutilized, having potential for at least two additional units, and all existing uses were developed before 1990 (making them over 31 years old). As previously stated, all except for one of the underutilized residential sites anticipated to accommodate the City’s above-moderate income RHNA. The City has identified one site zoned for R-1250 (which allows for at least 35 du/ac) that is 2.95 acres as appropriate to accommodate a portion of the City’s lower-income RHNA.
All other net new residential units (2,488) expected to be developed as a result of residential recycling have been credited towards the City’s above moderate-income RHNA. The net capacity of each site has been calculated by multiplying the site acreage times the maximum density and subtracting the existing number of units at the site (i.e., the capacity for each underutilized resi dential site is the site’s net capacity, after subtracting for existing development). The average ne t additional units across all 158 acres identified as underutilized is 5 new units per acre.
Table 64: Underutilized Residential Sites
Zoning Designation Number of
Parcels
Acres Assumed
Density
Total Capacity (Above
Moderate-Income
Capacity)
R 1250 1 2.95 35 103
R 1250 134 23.98 35 627
R 1650 196 36.49 26 673
R 2250 400 71.18 19 936
R 3050 123 26.44 14 252
Total Underutilized Residential
Site Potential 854 161.04 - 2,591
Source: City of Glendale, 2021
5. Underutilized Mixed-Use Sites
As a built-out city, Glendale established innovative ways to provide housing opportunities for its residents.
As residential land has become increasingly scarce and traffic congestion a constant battle, the mixed-use and transit-oriented development concept became a viable option for Glendale. Mixed-use development has been permitted for years in most commercial zones in Glendale, but few mixed-use projects in commercial zones were built. To facilitate mixed-use and transit-oriented development, the City adopted several mixed- use zones, which were incorporated in a new zoning chapter of the Glendale Municipal Code (Chapter 30.14 – Mixed-Use Districts). Additionally, the Downtown S pecific Plan makes greater provision for housing than previous zoning (discussed later in this section).
The City has identified 38 parcels (totaling 31.95 ac res) designated for mixed-use development that are between 0.50 acres and 2 acres in size (there are no feasible parcels available for redevelopment larger than 2 acres) that are suitable for redevelopment during the planning period. All sites allow for a density of at least 35 dwelling units per acre and provide appropriate zoning to accommodate a portion of the City’s lower- income RHNA. The City has also identified 13 parcels (t otaling 2.66 acres) owned by the City of Glendale zoned for mixed-use development that are intended for affordable housing development; while their size is smaller than the minimum threshold applied to privately owned sites, the City’s public control of these sites provide an additional level of assurance that developm ent at the site would be made available to lower- income households. In total, these sites can accommodate a minimum of 1,759 units. All sites are developed with uses at least 30 years old and are charac terized by blighted conditions, inefficient site 414 of 2045
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design/low lot coverage, low utilization (an FAR of less than 1) or high vacancies or other market conditions rendering them likely for redevelopment during the planni ng period. These sites share characteristics with those sites recently constructed and/or approved for development, where t he proposed densities are at or above the maximum density established by the Zoning Code based on density bonus provisions. In recognition of the potential for mixed-use development at these locations, the capacity of each site is based on 60% of the maximum allowable density, excluding potential increases in density allowed through density bonus. In other words, a 0.75 acre site which allows for 70 dwelling units per acre has a maximum capacity of 52 units, however, this inventory only assumes 31 units for the site (60% of the maximum capacity).
Table 65: Underutilized Mixed-Use Sites
Zoning Designation Number of
Parcels
Acres Assumed
Density
Assumed
Capacity
(Lower
Income)
Percent of
Remaining
Lower
Income
RHNA
Commercial/Residential Mixed Use
(adjacent to R1, R1R or ROS) 2 2.91 35 61 1%
Commercial/Residential Mixed Use
(adjacent to R-3050, R-2250. R-1650
and R-1250)
6 4.13 70 173 3.3%
Commercial/Residential Mixed Use
(not adjacent to R1, R1R, ROS, R-
3050, R-2250. R-1650 and R-1250)
19 7.04 100 422 8.3%
Industrial/Commercial Residential
Mixed Use (adjacent to R1, R1R or
ROS)
3 1.78 35 37 0.7%
Industrial/Commercial Residential
Mixed Use (adjacent to R-3050, R-
2250. R-1650 and R-1250)
4 3.32 70 140 2.7%
Industrial/Commercial Residential
Mixed Use (not adjacent to R1, R1R,
ROS, R-3050, R-2250. R-1650 and
R-1250)
18 15.42 100 926 18.2%
Total Underutilized Mixed-Use
Site Potential 51 34.61 - 1,759 34.6%
Source: City of Glendale, December 2021
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6. Downtown Specific Plan Sites
It is the City’s vision that Downtown Glendale will be an exciting, vibrant urban center which provides a wide array of excellent shopping, dining, working, living, entertainment and cultural opportunities, within a short walking distance. Revitalization of this special area is a priority for the City. To this end, the City has seen significant development interest and investment in the project area since the Specific Plan’s adoption in 2005, with projects in the Specific Plan area starting to come online in 2015. In just the past six years, over 2,440 units have been constructed or approved Downtown, with an average overall density of 142 dwelling units per acre, as described earlier in this section. The City continues to promote Downtown as the premier location for new multifamily and affordable development in the City.
There are 459 parcels in the Downtown Specific Plan area. Of these 459 parcels, the City has identified 21 parcels (totaling 20.39 acres) as suitable to accomm odate a portion of the City’s lower-income RHNA and extremely feasible for redevelopment during the planning period. The 21 parcels identified in the inventory to accommodate a portion of the City’s lower-income RHNA represent only 4.5% of the total number of parcels in the Downtown Specific Plan area and only 8.6% of the total developable project area; these sites are all between 0.50 acres to 3.5 acres in size (there are no feasible parcels suitable for redevelopment in the Downtown Specific Plan area larger than 3.5 acres). These sites have the capacity to accommodate a minimum of 2,895 units at densities determined to be suitable to accommodate a portion of the City’s lower income RHNA.
The City has also identified smaller sites (less than 0.50 acres) in the Downtown Specific Plan which are suitable to accommodate a portion of the City’s moderate and above-moderate income RHNA. The City has identified 123 parcels (totaling 25.38 acres) as being extremely feasible for redevelopment during the planning period. The average lot size is 0.20 acres which can support a development 25-30 units at the average Downtown density of 142 du/ac. These sites have the capacity to accommodate a minimum of 3,522 units affordable to moderate- and above-moderate income households. The City is focused on promoting the development of new projects Downtown affordable to moderate-income households and converting market- rate units to deed-restricted units affordable to moderate-income households, which is a priority for the City for the duration of the planning period.
The City considered numerous factors in identifying sites feasible for development during the planning period and relied on a variety of information, including pres ent development patterns, commercial real estate performance data, information on existing uses provi ded by the Los Angeles County Assessor, the City’s own recent land use inventory update, guidance from the Downtown Specific Plan, interest from the development community, existing lot coverage/floor area ratio, and among others. Most sites in the Downtown Specific Plan identified to accommodate a por tion of the City’s lower income RHNA meet the following specific criteria (note that while numerous other sites were considered but ultimately excluded from the inventory for not meeting these criteria):
• Between 0.50 acres and 3.5 acres in size
• Built in 1991 or earlier (over 30 years old)
• No existing residential uses
• An existing floor area ratio of less than 2.0
• No known leases that would preclude development of residential uses at the site • Showing signs of physical deterioration
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In identifying those parcels feasible for development during the planning period, the City took a conservative approach to the development potential Downtown. There is significant development capacity available at locations beyond those identified in the inventory, and it is possible that growth in this area may exceed these projections. Moreover, changes to State density bonus law will very likely increase the realized density for projects in the Downtown area, all of which have utilized density bonus provisions.
Table 66: Downtown Specific Plan Sites
Zoning Designation Number of
Parcels
Acres Assumed
Density
Assumed
Capacity
Income
Level
Percent of
Lower
Income
RHNA
Downtown Specific Plan
(>0.50 ac) 21 20.39 142 2,895 Very
Low/Low 59%
Downtown Specific Plan
(<0.50 ac) 122 25.38 142 3,522
Moderate/
Above
Moderate
-
Total 143 45.77 142 6,417 All -
Source: City of Glendale, 2021
ADEQUACY OF SITES TOWARD THE RHNA
Including all proposed projects (711 net new units), ADU projections (1,272 units), vacant and underutilized residential sites (2,591 net new units), underutilized mixed-use sites (1,759 units), and sites in the Downtown Specific Plan (6,417 units), the site s inventory identifies capacity for at least 12,787 units, 5,645 of which have been identified as being able to meet the City ’s remaining lower-income RHNA of 4,924 units and remaining moderate-income RHNA of 2,124. Together wi th projects under construction, the conversion of existing multifamily units to deed-restricted affordable units, and projects approved/entitled but not yet built, the City has demonstrated the ability to exceed its RHNA by 859 units, an 6% overall surplus (with a quarter of the surplus recorded in the lower income categori es and the remainder in the above moderate income categories). Overall, the City has the ability to adequately accommodate the remaining RHNA at all income levels (Table 67). These sites and the densities allowed will provide opportunities to achieve the remaining RHNA goals for all income categories and can realistically be redeveloped with residential units during the planning period. These areas are considered highly likely to experience recycling for several key reasons: 1) the high demand for more affordable housing throughout the Southern California region, 2) the City’s proactive support for affordable housing production through its inclusionary housing ordinance and density bonus provisions, and 3) the success of recent a ffordable and market-rate developments in and around Glendale at densities high enough to stimulate redevelopment of existing uses.
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Table 67: RHNA Site Inventory
Lower Income
(0-80% AMI)
Moderate
Income (81-
120% AMI)
Above Moderate
income (121%+
AMI)
Total
RHNA 5,602 2,249 5,574 13,425
Credits 524 125 848 1,497
Remaining RHNA after
Credits Applied 5,078 2,124 4,726 11,928
Proposed Projects 20 0 691* 711*
ADUs 868 26 378 1,272
Vacant Residential
Sites 0 0 37 37
Underutilized
Residential Sites 103 0 2,488 2,591
Underutilized Mixed-
Use Sites 1,759 0 0 1,759
Sites in the Downtown
Specific Plan 2,895 1,761 1,761 6,417
Remaining RHNA
after Sites Applied +567 (surplus) 337 +629 (surplus) + 859 (surplus) Remaining RHNA
after Surplus Applied
+ 230 (surplus
after
accommodating
remaining
moderate
income RHNA)
0 (after
surplus from
lower income
RHNA
applied)
+ 629 (surplus) + 859 (surplus)
Source: City of Glendale, 2021
*Net increase in units resulting from Proposed Projects
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5D. Financial, Housing, and Administrative Resources
FINANCIAL RESOURCES
In light of the elimination of redevelopment agencies in the State of California, the City has limited access to funding sources for affordable housing activities. Howe ver, there are several State, federal, and regional funding programs that assist first-time homebuyers, build affordable housing, and help special needs groups, such as seniors and large households. Several programs available to fund affordable housing opportunities are summarized below.
Community Development Block Grant Program (CDBG)
Federal funding for housing programs is available through the Department of Housing and Urban Development (HUD). The City’s use of federal funds is described in the 2020-2024 Consolidated Plan. As an Entitlement City, Glendale participates in the Community Development Block Grant (CDBG) program.
HOME Investment Partnership
Funds are granted by a formula basis from HUD to increase the supply of decent, safe, sanitary, and affordable housing to lower income households. Eligible activities include new construction, acquisition, rental assistance and rehabilitation. The City participates in the Los Angeles County-administered HOME Program, which administers HOME funds to projects in participating jurisdictions. County-administered HOME funds for first time homebuyer assistance are m ade available to residents or employees of the local jurisdictions participating in the HOME program. Ne w development projects are typically allocated funding on a competitive basis.
Housing Choice Voucher Program Rental Assistance (Formerly “Section 8”) The City of Glendale works cooperatively with the Los Angeles Housing Authority, which administers the Housing Choice Voucher Program. The program assi sts very low-income, elderly and disabled households by paying the difference between 30% of an eligible household's income and the actual cost of renting a unit.
The City facilitates use of the voucher program within its jurisdiction by encouraging apartment owners to list available rental units with the County Housing Aut hority for potential occupancy by tenants receiving vouchers.
Project Based Housing Voucher program is a component of the form er Section 8 Housing Choice Voucher program funded through HUD. The program's objective is to induce property owners to make standard housing available to low-income families at rents within the program limits. In re turn, the Housing Authority or HUD enters into a contract with the owner that guarantees a certain level of rents.
Section 811/202 Program (Supportive Housing for Persons with Disabilities/Elderly) – Non- profit and consumer cooperatives can receive no interest capital advances from HUD under the Section 202 program for the construction of very-low income rental housing for seniors and persons with disabilities. These funds can be used in conjunction with Section 811, which can be used to develop group homes, independent living facilities and immediate care facilities. Eligible activities include acquisition, rehabilitation, new construction and rental assistance.
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California Housing Finance Agency (CalHFA) Multifamily Programs Provides permanent financing for the acquisition, rehabilitation, and preservation or new construction of rental housing that includes affordable rents for Low and M oderate income families and individuals. One of the programs is the Preservation Acquisition Finance Program that is designed to facilitate the acquisition of at- risk affordable housing developments and provide low-cost funding to preserve affordability.
CalHOME Program
Provides grants to local public agencies and non-profit developers to assist households in becoming homeowners. CalHome funds may be used for predevelopment, development, acquisition, and rehabilitation costs as well as downpayment assistance. While CalHOME funding has been limited to disaster assistance in recent years, this would be an appropriate program for the City to pursue to begin to develop a local portfolio of housing assistance programs and funds.
California Housing Finance Agency (CHFA)
Offers permanent financing for acquisition and rehabilit ation to for-profit, non-profit, and public agency developers seeking to preserve "at-risk" housing units. In addition, CHFA offers low interest predevelopment loans to nonprofit sponsors through its acquisition/rehabilitation program.
Emergency Housing and Assistance Program (EHAP)
Provides funds to local government agencies and non-prof it corporations for capital development activities and facility operation for emergency shelters, transitional housing and safe havens that provide shelter and supportive services for unhoused individuals and families. No current funding is offered for this program.
Federal Home Loan Bank System
Facilitates Affordable Housing Progr ams (AHP), which subsidize the inte rest rates for a ffordable housing.
The San Francisco Federal Home Loan Bank District provides local service within California. Interest rate subsidies under the AHP can be used to finance the purchas e, construction, and/or rehabilitation of rental housing. very low-income households must occupy at least 20% of the units for the useful life of the housing or the mortgage term.
Housing for a Healthy California (HHC)
Provides funding on a competitive basis to deliver supportive housing opportunities to developers using the federal National Housing Trust Funds (NHTF) allocations for operating reserve grants and capital loans. The Department will also utilize from a portion of moneys collected in calendar year 2018 and deposited into the Building Homes and Jobs Trust Fund to provide funding through grants to counties for capital and operating assistance. Funds will be announced through a Notice of Funding Availability.
Infill Infrastructure Grant Program (IIG)
Funds infrastructure improvements to facilitate new housing development with an affordable component in residential or mixed-use infill projects and infill areas.
Low-Income Housing Tax Credit Program
The Low-Income Housing Tax Credit Program was created by the Tax Reform Act of 1986 to provide an alternate method of funding low-and moderate-income housing. Each state receives a tax credit, based upon population, toward funding housing that meets program guidelines. The tax credits are then used to leverage private capital into new construction or acquisition and rehabilitation of affordable housing. Limitations on projects funded under the Tax Credit programs include minimum requirements that a certain percentage of 420 of 2045
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units remain rent-restricted, based upon median income, for a term of 15 years.
Low-income Housing Preservation and Residential Home Ownership Act (LIHPRHA) Requires that all eligible HUD Section 236 and Section 221(d) projects “at-risk” of conversion to market-rate rental housing through the mortgage prepayment option be subject to LIHPRHA Incentives. The incentives to owners include HUD subsidies which guarantee owners an 8% annual return on equity. Owners must file a Plan of Action to obtain incentives or offer the project for sale to a) non-profit organizations, b) tenants, or c) public bodies for a 12 month period followed by an additional three-month sale to other purchasers. Only then are owners eligible to prepay the subsidized mortgages.
National Housing Trust Fund
A permanent federal program with dedicated sources of funding not subject to the annual appropriations.
The funds can be used to increase and preserve the supply of affordable housing, with an emphasis on rental housing for extremely low income households. Californi a is receiving approximately $10.1 Million for the program in 2019. Funds will be made available through a competitive process and will be announced through a Notice of Funding Availability.
SB 2 Planning Grants Program
Provides one-time funding and technical assistance to all eligible local governments in California to adopt and implement plans and process improvements that streamline housing approvals and accelerate housing production. Eligible activities include updating a variety of planning documents and processes such as general plans and zoning ordinances, conducting environm ental analyses, and process improvements that expedite local planning and permitting. The planning grants program is funded through the Building Homes and Jobs Act Trust Fund (SB 2, Chapter 364, Statutes of 2017). The City applied for funds through this program and was approved for funding of various programs.
California Community Reinvestment Corporation (CCRC)
A multifamily affordable housing lender whose mission is to increase the availability of affordable housing for Low-income families, seniors and residents with special needs by facilitating private capital flow from its investors for debt and equity to developers of affordable housing. Eligible activities include new construction, rehabilitation and acquisition of properties.
Supplement Security Income (SSI)
A federal welfare program for persons 65 and over and for blind or disabled persons of any age. "Disabled" means that you have a physical or mental disability that is expected to keep you from working for 12 months or longer, or will result in death. Medicare is a federal health insurance program for people who are 65 and over, for some younger people with permanent disab ilities, and for people with end-stage kidney disease.
SSI may provide total monthly income or it may supplement a low income. In addition to cash payments, SSI recipients are automatically covered by Medi-Cal, the state health insurance plan.
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ADMINISTRATIVE RESOURCES
Agencies with administrative capacity to implement programs contained in the Housing Element include the City of Glendale and local and regional non-profit pr ivate developers. The City of Glendale Community Development Department takes the lead in implementing Housing Element programs and policies. The City also works closely with non-profit developers to expand affordable housing opportunities in Glendale.
Community Development Department
The Community Development Department consists of five divisions: Building and Safety, Economic Development, Housing, Neighborhood Services, and Planning. The Department coordinates development activity within the City to ensure planned orderly growth. The Planning Division administers the General Plan and Zoning Code, the California Environmental Quality Act (CEQA) and other environmental regulations, and provides primary staff assistance to the Planning Commission. The Housing Division manages the City’s Community Development Block Grant.
Non-Profit Developers
The City collaborates with a number of affordable housing developers and service providers to accommodate the housing needs of Glendale residents. The following are housing developers and service providers active in the region.
• Meta Housing
• Affirmed Housing
• Community Housing Works
• National Community Renaissance (National CORE)
• American Family Housing
• AMCAL
• Habitat for Humanity
5E. Energy Conservation Opportunities
State of California Energy Efficiency Standards for Residential and Nonresidential Buildings were established in 1978 in response to a legislative mandate to r educe California's energy consumption. The standards are codified in Title 24 of the California Code of Regulations and are updated periodically to allow consideration and possible incorporation of new energy efficiency technologies and methods. California's building efficiency standards (along with those for energy efficient appl iances) have saved nearly $80 billion in electricity and natural gas costs since 1978.
Title 24 sets forth mandatory energy standards and requires the adoption of an “energy budget” for all new residential buildings and additions to residential buildings. Separate requirements are adopted for “low-rise” residential construction (i.e., no more than 3 stories) and non-residential buildings, which includes hotels, motels, and multi-family residential buildings with four or more habitable stories. The standards specify energy saving design for lighting, walls, ceilings a nd floor installations, as well as heating and cooling equipment and systems, gas cooling devices, conservation standards a nd the use of non-depleting energy sources, such as solar energy or wind power. The home building industry must comply with these standards while localities are responsible for enforcing the energy conservation regulations through the plan check and building inspection processes.
The City of Glendale enforces energy efficiency requirements through the building permit process. As previously described, the City adopted the 2019 California Building Code (Ordinance 5937). All new construction must comply with the standards in effect on the date a building permit application is made. The California Building Code includes green building regulat ions, referred to as CALGreen, to encourage more sustainable and environmentally friendly building practi ces, require low pollution emitting substances that can cause harm to the environment, conserve natural resources, and promote the use of energy efficient 422 of 2045
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materials and equipment. CALGreen Requirements for new residential buildings include:
• Water conserving plumbing fixtures and fittings to reduce indoor-water consumption; • Water-efficient landscaping and moisture-sensing irrigation systems for larger landscape projects; • Install low pollutant-emitting materials;
• Installation of solar photovoltaics;
• Domestic hot water solar preheat requirement of 20-30 percent; and • Home Energy Rating System testing for kitchen exhaust hood ventilation, insulation, and heating, ventilation, and air conditioning systems.
Examples of techniques for reducing residential energy use include the following:
• Glazing – Glazing on south facing exterior walls a llows for winter sunrays to warm the structure.
Reducing glazing and regulating sunlight penetration on the west side of the unit prevents afternoon sunrays from overheating the unit.
• Landscaping – Strategically placed vegetation reduces the amount of direct sunlight on the windows.
The incorporation of deciduous trees in the landscaping plans along the southern exposure of units reduces summer sunrays, while allowing penetration of winter sunrays to warm the units. • Building Design – The implementation of roof over hangs above southerly facing windows shield the structure from solar rays during the summer months.
• Cooling/Heating Systems – The use of attic ventila tion systems reduces attic temperatures during the summer months. Solar heating systems for sw imming pool facilities saves on energy costs.
Natural gas is conserved with the use of flow restrictors on all hot water faucets and showerheads. • Weatherizing Techniques – Weatherization techni ques such as insulation, caulking, and weather stripping can reduce energy use for air-conditioning up to 55% and for heating as much as 40%.
Weatherization measures seal a dwelling unit to guard against heat gain in the summer and prevent heat loss in the winter.
• Efficient Use of Appliances – Appliances can be us ed in ways that increase their energy efficiency.
Unnecessary appliances can be eliminated. Proper maintenance and use of stove, oven, clothes dryer, washer, dishwasher, and refrigerator can also reduce energy consumption. New appliance purchases can be made on the basis of efficiency ratings. • Voluntary Green Building program for residential remodels • Implementation of Citywide design guidelines
• Energy efficient improvements, including window replacement, are eligible for rehabilitation loan program
• The City’s existing network of on- and off-road bi cycle trails link residential areas to employment centers within Glendale and surrounding cities.
As previously discussed, GWP provides electricity services to the City of Glendale. Glendale currently promotes various programs for residential efficiency and income-qualified electric discounts, including the City’s Solar Solutions Program and In-Home Display and Thermostat Program. The City has also introduced the My Connect app so all residents can monitor energy use on their cell phones. Program 2B in the Housing Plan is included to promote energy conservation by fundi ng investments such as: cost-effective services to promote energy-efficiency and energy conservation; new investment in renewable energy resource and technologies; research, development and demonstration programs; and services provided for low-income electricity customers, including but not limited to, targeted energy efficiency service and rate discounts. 423 of 2045
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5F. General Plan Consistency
State law requires that the Housing Element be consis tent with other elements of the City of Glendale’s General Plan. Policies and programs were developed subject to the constraints of the policies and programs contained in the other General Plan elements. Of all the other General Plan elements, the Housing Element is most closely related to the City of Glendale’s L and Use Element in the General Plan because the Land Use Element specifies the lands within the city that may be utilized for residential development. Areas available for residential development along with the range of allowable densities and direction on appropriate housing types are designated through the Land Use maps and tables, and the land use definitions in the Land Use Element. The policies contained in other elements of the City’s General Plan affect many aspects of life that residents enjoy, such as the amount and variety of open space; the preservation of natural, historic, and cultural resources; permitted noise levels in residential areas; and the safety of the residents in the event of a natural or humanmade disaster.
The Housing Element has been reviewed for consistenc y with the City’s other General Plan elements, and the policies and programs in this element reflect the policy direction contained in other parts of the General Plan. As portions of the General Plan are amended in the future, the Housing Element will be reviewed and updated to ensure that internal consistency is maintained.
The City is aware of Government Code Section 65302(h) requirements related to environmental justice and Senate Bill 244 requirements related to disadvantaged unincorporated areas. The City conducted an analysis to determine if any Disadvantaged Communities (DACs) ex ist within the City. Initial analysis revealed that there are areas of the City that are considered disa dvantages communities and the City will be required to prepare and adopt an Environmental Justice Element. As required by State law, the future Environmental Justice Element is required to be consistent with th e goals, policies, and programs of other General Plan Elements, including the Housing Element.
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6. Affirmatively Furthering Fair Housing (AFFH)
All housing elements due on or after January 1, 2021 must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis requir ed by the federal Affirmatively Further Fair Housing Final Rule of July 16, 2015. Under State law, affirm atively furthering fair housing means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.” These characteristics can include, but are not limited to, race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability.
The AFFH analysis must contain the following:
• A: Outreach
• B: Assessment of Fair Housing
• Key Data and Background Information
• Fair Housing Enforcement and Outreach Capacity
• Integration and Segregation Patterns and Trends
• Racially or Ethnically Concentrated Areas of Poverty
• Disparities in Access to Opportunity
• Disproportionate Housing Needs in the Jurisdiction
• Displacement Risk
• C: Sites Inventory
• D: Identification of Contributing Factors
• E: Goals and Actions
While this section provides a focused analysis of fair housing issues in Glendale, several other sections of the Housing Element address the issue and are included in this section by reference. 6A. Outreach
Appendix B of the Housing Element details the public participation that was undertaken as part of the Housing Element preparation process. It is noted that the City sees this effort as an extension of the Focused General Plan Update, which also included a robust public engagement program. The City of Glendale has made an effort to involve the public in the update of its H ousing Element and has solici ted input from the public throughout the planning process. The City provided o ngoing notification to local housing service providers that represent lower income and special needs populations, such as the Armenian Relief Society of Western Region Social Services, Continuum of Care provi ders (Ascencia, Door of Hope, Glendale YMCA, the Salvation Army, Family Promise of the Verdugos), Heritage Housing Partners, Housing Rights Center, Abundant Housing LA, and affordable housing developers. Appendix B to the Housing Element provides a summary of the key comments received during the Housing Element update process, and how they have been considered and addressed in the Element. The City implemented the following public outreach program. 425 of 2045
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PROJECT WEBPAGE
The City’s dedicated project website for the Focused General Plan Update includes a webpage specifically for the Housing Element Update (https://www.glendaleplan. com/housing-element-update). The webpage serves as the main conduit of information for indi viduals who can access material online. The project webpage launched in December 2020 (associated with the City’s Focused General Plan Update) and is regularly updated to reflect ongoing community input opportunities, advertise draft work products, and answer commonly asked questions.
HOUSING ELEMENT SURVEY
The City hosted an online Housing Element survey which was available from April 5, 2021 through May 2, 2021. The survey asked for input on the community’s housing priorities and strategies to address Glendale’s future housing growth needs. Over 300 individuals responded to the survey, which focused on issues of home maintenance, affordability, home type, living conditi ons, and community priorities related to housing.
The Survey also included a specific section to understanding fair housing issues facing the Glendale community. A summary of the key survey results related to fair housing is provided below, with the complete results included in Appendix B. The City values the input community members provided via the online survey and has included an action as part of Program 7C to conduct a similar survey, by neighborhood, biennially and then target outreach efforts, in coordination with fair housing service providers, to neighborhoods based on identified issues.
When asked, “How important are the following factors in your housing choice?”7 respondents were most likely to identify the following factors as being very important or somewhat important:
Resident responses:
• Housing I can afford (95%)
• Housing was available in the neighborhood I chose at the time I needed it (89%) • Housing large enough for my household (84%)
• The amount of money I have/had for deposit (77%)
• My credit history and/or credit score (59%)
Worker responses:
• Housing I can afford (94%)
• Housing was available in the neighborhood I chose at the time I needed it (87%) • Housing large enough for my household (78%)
• The amount of money I have/had for deposit (77%)
• My credit history and/or credit score (46%)
Other responses:
• Housing I can afford (100%)
• Housing large enough for my household (100%)
• Housing was available in the neighborhood I chose at the time I needed it (80%) • The amount of money I have/had for deposit (60%)
• My credit history and/or credit score (60%)
7 Question 14: How important are the following factors in your housing choice? 426 of 2045
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While still important for some individuals, respondents of all groups were less likely to identify the following factors as being very important or somewhat important:
• Concern that I would not be welcome in that neighborhood • Housing that accommodates disability of household member When asked, “How important are the following housing priorities to you and your household?”8 respondents were most likely to identify the following factors as being very important or somewhat important:
Resident responses:
• Rehabilitate existing housing (88%)
• Promote affordable housing for working families (87%) • Ensure that children who grow up in Glendale can afford to live in Glendale as adults (86%) • Support fair/equitable housing opportunities (82%)
• Support programs to help neighborhood s that have suffered foreclosures (76%) • Providing more housing for all income levels (76%)
• Establish programs to help at-risk homeowners keep their homes, including mortgage loan programs (74%)
• Encourage more senior housing (67%)
• Build more single-family housing (67%)
• Integrate affordable housing throughout the community to create mixed-income neighborhoods (66%)
• Provide housing for persons experiencing homelessness (66%) • Build more multi-family housing such as apartments and condos (63%) • Provide ADA-accessible housing (61%)
While still important for some individuals, resident respondents were less likely to identify the following factor as being very important or somewhat important:
• Create mixed-use projects to bring di fferent land uses closer together (56%) Worker responses:
• Support fair/equitable housing opportunities (91%)
• Support programs to help neighborhood s that have suffered foreclosures (91%) • Rehabilitate existing housing (90%)
• Promote affordable housing for working families (90%) • Providing more housing for all income levels (84%)
• Ensure that children who grow up in Glendale can afford to live in Glendale as adults (84%) • Establish programs to help at-risk homeowners keep their homes, including mortgage loan programs (81%)
• Build more single-family housing (78%)
• Provide housing for persons experiencing homelessness (77%) • Integrate affordable housing throughout the community to create mixed-income neighborhoods
8 Question 15: How important are the following housing priorities to you and your household? 427 of 2045
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(74%)
• Encourage more senior housing (68%)
• Build more multi-family housing such as apartments and condos (67%) • Provide ADA-accessible housing (67%)
While still important for some individuals, worker respondents were less likely to identify the following factor as being very important or somewhat important:
• Create mixed-use projects to bring di fferent land uses closer together (43%) Other responses:
• Rehabilitate existing housing (100%)
• Promote affordable housing for working families (100%) • Build more single-family housing (100%)
• Encourage more senior housing (100%)
• Support programs to help neighborhood s that have suffered foreclosures (80%) • Ensure that children who grow up in Glendale can afford to live in Glendale as adults (80%) • Establish programs to help at-risk homeowners keep their homes, including mortgage loan programs (80%)
• Provide housing for persons experiencing homelessness (80%) • Provide ADA-accessible housing (80%)
• Support fair/equitable housing opportunities (60%)
• Provide more housing for all income levels (60%)
• Build more multi-family housing such as apartments and condos (60%) • Create mixed-use projects to bring di fferent land uses closer together (60%) While still important for some individuals, other respondents were less likely to identify the following factor as being very important or somewhat important:
• Integrate affordable housing throughout the community to create mixed-income neighborhoods (40%)
When asked to indicate their level of agreement or disagreement with a series of affirmative statements9 respondents were most likely to strongly agree or somewhat agree with the following statements:
Resident responses:
• There are grocery stores close to my neighborhood (92%) • There are banks and credit unions near where I live (84%) • There is a public library close to my house (84%)
• There is a pharmacy close to my house (82%)
• The condition of the homes in my neighborhood are acceptable (82%) • The streets and sidewalks near my home are well kept (72%) • There are plenty of parks, playgr ounds, or green space near me (68%) • The streets and sidewalks in my neighborhood have adequate lighting (65%)
9 Question 16: Please respond to each statement
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• There is access to public transit close to my neighborhood (63%) • I am satisfied with the schools in my area (61%)
Resident respondents were less likely to agree with the following statements:
• There are plenty of other public spaces near my home (56%) • There is enough parking in my area of town (50%)
• There are quality jobs in my neighborhood (47%)
Worker responses:
• There are grocery stores close to my neighborhood (87%) • There are banks and credit unions near where I live (87%) • There is a pharmacy close to my house (87%)
• There is a public library close to my house (87%)
• The condition of the homes in my neighborhood are acceptable (81%) • There are plenty of parks, playgr ounds, or green space near me (68%) • There is enough parking in my area of town (65%)
• The streets and sidewalks near my home are well kept (61%) • The streets and sidewalks in my neighborhood have adequate lighting (61%) Worker respondents were less likely to agree with the following statements:
• There are plenty of other public spaces near my home (58%) • There is access to public transit close to my neighborhood (57%) • There are quality jobs in my neighborhood (55%)
• I am satisfied with the schools in my area (52%)
Other responses:
• There is a pharmacy close to my house (100%)
• The streets and sidewalks near my home are well kept (100%) • There are quality jobs in my neighborhood (100%)
• There are grocery stores close to my neighborhood (80%) • There are banks and credit unions near where I live (80%) • There is a public library close to my house (80%)
• The condition of the homes in my neighborhood are acceptable (80%) • The streets and sidewalks in my neighborhood have adequate lighting (80%) • There are plenty of parks, playgr ounds, or green space near me (80%) • I am satisfied with the schools in my area (80%)
• There are plenty of other public spaces near my home (60%) • There is enough parking in my area of town (60%)
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When asked to identify what they thought the biggest problem with housing discrimination is in Glendale and the surrounding area,10 the majority of all respondents identified race as the most prevalent factor. The responses broken down by group were:
Resident responses:
• Race/Ethnicity (39%)
• Other (please specify) (21%)
• National Origin (15%)
• Familial status (9%)
• Color (physical appearance (8%)
• Disability (6%)
• Sex (2%)
• Religion (0%)
Worker responses:
• Race/Ethnicity (42%)
• National Origin (23%)
• Other (please specify) (10%)
• Familial status (10%)
• Color (physical appearance) (10%)
• Disability (6%)
• Sex (0%)
• Religion (0%)
Other responses:
• Race/Ethnicity (60%)
• Other (please specify) (20%)
• Color (physical appearance) (20%)
Of other responses, nobody indicated housing discrimination was due to national origin, religion, sex, familial status, or disability.
Of all respondents who selected “Other (please specify)” about half specified that no problems with housing discrimination existed or that they are unaware of any problem. Other common responses included discrimination based on financial factors or sexual preference/gender expression.
10 Question 17: The federal Fair Housing Act prohibits discrimination in the sale, rental, and financing of housing based on race, color, national origin, religion, sex, familial stat us, and disability. Of those, which do you think is the most prevalent factor in h ousing discrimination in our region?
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When asked whether they had experienced or witnessed housing discrimination in Glendale11 the majority of respondents answered “No.” The responses broken down by group were:
Resident responses:
• Yes (20% or 39 responses)
• No (56% or 110 responses)
• I don’t know (24% or 46 responses)
Of those respondents that answered “yes” to the prior question, the discriminatory factors identified12 (in order of affirmative responses) were:
• Race/Ethnicity (43%)
• Color (physical appearance) (10%)
• Level/source of Income (8%)
• Sex/gender/gender identity (5%)
• National Origin (5%)
• Language spoken (5%)
• Not applicable (N/A) (3%)
• Age (3%)
• Marital status (3%)
• Religion (3%)
• Familial status (3%)
• Disability (3%)
• Political Ideas (3%)
• Citizenship status (3%)
• Use of Housing Choice Voucher or other assistance (3%) • Other (3%)
Worker responses:
• Yes (13% or 4 responses)
• No (66% or 21 responses)
• I don’t know (22% or 7 responses)
Of those respondents that answered “yes” to the prior question, the discriminatory factors identified (in order of affirmative responses) were:
• Race/Ethnicity (25%)
• National origin (25%)
• Marital status (25%)
• Religion (25%)
11 Question 18: Have you ever experienced or witnessed housing discrimination in the City of Glendale? 12 Question 19: On what grounds do you believe you witnessed housing discrimination? 431 of 2045
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Other responses:
• Yes (20% or 1 response)
• No (60% or 4 responses)
• I don’t know (0% or no responses)
Of other responses for the prior question, the only discriminatory factor identified was race/ethnicity (100%).
When asked whether they knew of anyone in Glendale who experienced unfair real estate or lending practices13 respondents provided the following responses:
Resident responses:
• The majority (74%) didn’t know of anyone who had encountered these unfair practices • 13% knew of someone who was unfairly refused a rental or sale agreement • 10% reported knowing someone who was not shown all housing options • 9% reported knowing someone who was falsely denied available housing options • 7% knew of someone who was unfairly directed to a certain neighborhood or location • 5% (each) indicated they knew of someone who was offered unfair terms when buying or selling, or was not given reasonable accommodation for a disability • 4% reported knowing someone who was unfairly denied a mortgage Worker responses:
• The majority (62%) didn’t know of anyone who had encountered these unfair practices • 10% (each) knew of someone who was unfairly refused a rental or sale agreement, was not shown all housing options, was not given reasonable accommodation for a disability, or was unfairly denied a mortgage
• 7% (each) reported knowing someone who was falsely denied available housing options, or was offered unfair terms when buying or selling
Other responses:
• The majority (80%) didn’t know of anyone who had encountered these unfair practices • 20% knew of someone who was unfairly refused a rental or sales agreement Many respondents (37% of residents, 23% of workers, and 40% of other) would not know where to refer someone (or themselves) if they felt that their fair housing rights were violated 14. Of those who responded that they might know where to go, most would refer someone to the local, state or federal government or the California Department of Housing and Community Development. Familiarity with Fair Housing Laws varied amongst and between groups. A large proportion (43% of residents, 32% of workers, and 60% of other) were not familiar with Fair Housing Laws
15. Workers were more likely than other groups to be somewhat familiar or very familiar with fair housing laws (68%), while just over half (56%) of residents and only 40% of workers felt the same. Additionally, the majority of all groups ( 74% of residents, 81% of workers, and 60% of other) responded “Yes” or “I don’t know” when asked if Federal and/or State Fair Housing Laws are difficult to understand or follow
16. 13 Question 20: Do you know of anyone in Glendale who has faced the following: (select all that apply) 14 Question 21: Where would you refer someone if they felt their fair housing rights had been violated? 15 Question 22: How familiar are you with Fair Housing Laws? 16 Question 23: Do you think Federal and/or State Fair Housing Laws are difficult to understand or follow? 432 of 2045
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CITY COUNCIL PRESENTATIONS
The City Council received a briefing on August 16, 2021 regarding the Housing Element Update and the project team sought feedback from Council and the community on the City’s strategy to accommodate its unmet RHNA in areas designated for mixed-use deve lopment, areas in the Downtown Specific Plan, accessory dwelling units, and underdeveloped residentia l sites which were also designated as housing opportunity sites in the prior Housing Element. The City Council is scheduled to receive another briefing on November 2, 2021 as part of the public review process for the draft Housing Element.
PLANNING OPEN HOUSE (IN-PERSON)
The City of Glendale hosted one in-person open house fo r planning projects on August 4, 2021. The event highlighted the work the City is currently undertaking as part of its Focused General Plan Update (including the Housing Element), the West Glendale plan, th e Verdugo Wash, and various other ongoing planning projects. The City was especially excited to host this event in-person, given that there have been very limited to meet in person during preparation of the Housing Element due to impacts related to COVID-19. At this event, the City was able to speak directly with re sidents about their housing priorities, and educate the community regarding the City’s approach to planning to meet its fair share of regional housing need.
COMMUNITY HOUSING OPEN HOUSE #1
The City hosted a Virtual Community Open House on October 11, 2021 to provide an update on the preparation of the Draft Housing Element. At this open house, the City highlighted 5th Cycle progress, defined the criteria for the sites inventor y, identified credits towards the 6 th Cycle RHNA, and described the fair housing analysis being undertaken.
COMMUNITY HOUSING OPEN HOUSE #2
The City is scheduled to host a community open house on the Public Draft Housing Element in November 2021. At this open house, the City will present the Public Draft 2021-2029 Housing Element and solicit feedback on the Element that will be considered and reflected in the final document. The City will specifically present information related to fair housing and describe the goals, policies, and programs that the City has added to the Housing Element to address this topic.
ADVERTISEMENTS
The City of Glendale maintains various social media accounts including Facebook, Nextdoor, and Instagram.
Starting in January 2021, and continuing throughout the project, the City posted updates to its social media platforms advertising opportunities to provide input and alerting the public to upcoming meetings and workshops.
EMAILS
The project team complied a database of community members and stakeholders who registered to be notified via email of future public engagement opportunities and key deliverables. Direct emails were sent to these individuals to publicize the Virtual Workshop, the Housing Survey, and the Public Review Draft 2021-2029 Housing Element.
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6B. Assessment of Fair Housing
This section presents an overview of available federal, state, and local data to analyze fair housing issues in Glendale. This data is supplemented with local knowledge of existing conditions in the community to present a more accurate depiction of fair housing issues in Glendale and a more informed perspective from which to base goals, policies, and programs to affirmatively further fair housing.
KEY DATA AND BACKGROUND INFORMATION
As recently as September 2021, the City of Glendale prepared an Analysis of Impediments to Fair Housing Choice (AI) to fulfill its HUD requirement and remove bar riers to fair housing choice for all their residents.
The AI examined policies, procedures, and practices within the City that may limit a person’s ability to choose their residence free from discrimination. The AI provided an overview of laws, regulations, conditions, or other possible obstacles that may affect an individual or a household’s access to housing in the City. It also presented local and regional demographic profiles, as sessed the extent of housing needs among specific groups, identified existing barriers or impediments th at may limit housing choice, and proposed actions to overcome those barriers.
The City’s demographic and income profile, household and housing characteristics, housing cost and availability, and special needs populations are discussed in previous sections of this Background Report.
Barriers to fair housing choice specific to the City of Glendale that were identified in the 2020-2025 AI and the commitments of the City to address identified barri ers were incorporated into this AFH. Supplemental data analysis was conducted to further understand potentia l fair housing issues, within the context of AFH topics, at the city-level. Glendale is comprised of 46 census tracts, although several are only partially located in Glendale. Figure 4 shows the tract boundaries.
ACKNOWLEDGEMENT OF THE CITY OF GLENDALE'S HISTORICAL CONTRIBUTIONS TO RACISM On July 21, 2020 in response to the nationwide dialogue on race and equity, and as part of a long-term effort to foster diversity, equity, and inclusion, City Council approved the City's membership in the local and regional Government Alliance on Race & Equity (GARE). GARE is a national network of governments working to achieve racial equity and advance opportunities for all. Joining GARE provides staff with access to the organization's resources, network, and staff to develop and present an action plan for consideration and discussion by City Council. Concurrently, the Police Department is reviewing its use of policies based on recommendations that were made by Attorney General Xavier Becerra, and will bring a report back to Council at some point.
Part of the request from Council on this topic included an acknowledgement of Glendale's past with regard to race. As such, staff has been reviewing available historic documents to identify and understand Glendale's history as it pertains to its racist past.
The City of Glendale was incorporated as a charter city in 1906. In 1920, the U.S. Census reported that the African American population of Glendale was 0.16%, and that population was likely comprised of live-in domestic workers. In 2019, the U.S. Census reported that the African American population of Glendale was
1.6%. Comparatively, the African American population for Los Angeles County was 9.0% in 2019, according to the U.S. Census. This disparity in racial makeup warrants an exploration of the history of Glendale. 17 17 Loewen, James W. Sundown Towns: A Hidden Dimension of American Racism. New York: Simon & Schuster, 2006. 434 of 2045
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James Loewen, sociologist, professor, and author of Sundown Towns: A Hidden Dimension of American Racism, defines sundown towns as "any organized jurisdiction that for decades kept African Americans or other groups from living in it and was thus 'all-white' on purpose," through formal and informal methods.
Loewen identified over 100 sundown towns in California in his research, including Glendale.
Informal methods to exclude Black people and other people of color from Glendale included intimidation and violence. Harassment of Black people who moved into Glendale, or who were visiting Glendale, is well documented with hate crimes reported in newspapers from the 1900s through the 1990s. 18, 19, 20 Contemporaneous accounts and oral histories from Black people who worked in or lived near Glendale consistently note hostility and discrimination.21 22 23 24 25 26 Additionally, individuals who were not white were prohibited from being buried in Glendale's Forest Lawn Memorial Park until the 1960s.27 Formal methods that kept Glendale all white are most clearly represented by racially restrictive covenants in housing. In the 1910s and 1920s, racially restricted housing was noted in advertisements for Glendale homes,
28 29 and by the 1940s, Glendale was noted as a model for other communities that wanted to racially restrict housing.30, 31, 32 In 1940, Glendale was cited by the California Real Estate Association (CREA) "as being worthy of singular praise in its utilization of measures to keep it a '100% Caucasian Race Community"' due to the promotion of a pledge by homeowners which read, "I will not sell or rent to any person or groups other than the Caucasian Race." In 1942, the Glendale CREA chapter formed Race Restriction Committee "to establish perpetual race restrictions on all parcels of property in Glendale." 33 As late as 1949, Glendale Realtors proudly declared their city a "100% Caucasian Race Community" in the CREA's annual directory."34 Debate continued on the issue of "open housing" through the 1960s, 35 36 and controversy ensued when Black people did move into Glendale.37
Although no official record of a Glendale sundown law has been found to date, there is ample documentary evidence that Glendale was a "sundown town." For example, in 1938, Los Angeles City Park Commissioners refused to allow the Civilian Conservation Corps to house a company of African American workers at Griffith Park because the bordering cities of Glendale and Burbank had ordinances which prohibited Black people
18 "Threat in Glendale: Negro Family is Ordered in Anonymous Communication to Leave Town." Los Angeles Times (1886-1922); Apr 2, 1907; ProQuest Historical Newspapers: Los Angeles Times. P 1110. 19 Alexander, Pat. "Postscript." Los Angeles Sentinel (1934-2005); Dec 11, 1947; ProQuest Historical Newspapers: Los Angeles Sentinel. P 7
20 Man Admits Racist Action Against Black: IHome Edition]. Los Angeles Times (pre-1997 Fulltext); Mar 26, 1987; Global Newsstream .
P 15.
21 Negro Leader Assails Conditions in Glendale." Los Angeles Times (1923-1995); Jul 16, 1963; ProQuest Historical Newspapers: Los Angeles Times. P 2.
22 Merritt, Bruce G. Faith and Fair Housing: An Episcopal Parish Church in the 1964 Debate over Proposition 14. Southern Californ ia Quarterly (2013) 95 (3): 284--316. https://doi.orql10.15251scq.2013.95.3.284 23 Central Avenue Sounds: Lee Young. Interviewed by Stephen L. lsoardi, 1991. UCLA Library Center for Oral History Research, University of California, Los Angeles.
24 Central Avenue Sounds: Clora Bryant. Interviewed by Stephen L. lsoardi, 1990. UCLA Library Center for Oral History Research, University of California, Los Angeles.
25 Central Avenue Sounds: William Douglass. 1990. UCLA Library Center for Oral History Research, Un iversity of California, Los Angeles.
26 "Local relations group to reform" Richard Swearinger, R. 1986, Sept. 12, Glendale News Press. 27 Integrating the City of the Dead: The Integration of Cemete ries and the Evolution of Property Law, 1900-1969." Vol. 56:4. Alab ama Law Review. P 1153. August 7, 2005.
28 ADVERTISEMENT. Los Angeles Herald, Volume XXXIX, Number 116, 13 February 1913. P 24. 29 Display Ad 220 -- No Title. Los Angeles Times (1886-1922); Apr 3, 1921; ProQuest Historical Newspapers: Los Angeles Times. P V4 30 "Ask Sign-up on Restrictions of Property Use." La Habra Star, Volume XXIX, Number 51, 27 July 1945. P 1. 31 "Start Plan to Make Race Restrictions," La Habra Star, April 20, 1945, 1. 32 "Would Limit Residents to Caucasian Race," La Habra Star, December 22, 1944, 1 33 Goodman, George. "Bigotry of Fair Housing Act Opponents Root ed in Past." Los Angeles Sentinel (1934-2005); Aug 27, 1964; ProQuest Historical Newspapers: Los Angeles Sentinel. pg. A12. 34 Hosang, D. (2010). Racial Propositions: Ballot Initiatives and the Making of Postwar California. University of California Press. 35 Goodman, George. "Bigotry of Fair Housing Act Opponents Rooted in Past." Los Angeles Sentinel (1934-2005); Aug 27, 1964; ProQuest Historical Newspapers: Los Angeles Sentinel. P A12 36 Barber, Mary. "Pasadenan Warns Glendale League: Open Housi ng Not Easy.'' Los Angeles Times (1923-1995); May 1, 1969; ProQuest Historical Newspapers: Los Angeles Times. P SG5 37 "Mixed Marriage Eviction Halted." Los Angeles Sentinel (1934-2005), May 04 1967, p. 2. ProQuest. Web. 14 Aug. 2020. 435 of 2045
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from remaining after sun down.38
Additionally, Glendale has a history as home to white supremacist organizations that alone would have made the city hostile to African Americans. It is well documented that the Ku Klux Klan (KKK) was active in Glendale as early as the 1920s 39, 40 when it was noted to be a "strong" organization including many of the business' men of the suburban city [as] members of the masked brotherhood."41 The KKK was active in Glendale into the 1960s. 42 Other white supremacist organizations established themselves in Glendale, including the American Nazi Party in the 1960s and 1970s,43, 44 the League of Pace Amendment Advocates in the 1980s,45 and various Aryan nationalist groups in the 1980s and 1990s.46, 47 Another method of racial exclusion existed in the form of redlining. The term comes from federal government maps from the New Deal period, in which maps of every metropolitan area in the country were color-coded to indicate where it was considered safe to insure mortgages. Anywhere African Americans lived were colored red to indicate to appraisers that these neighborhoods were too risky to insure mortgages.48 Redlining was a means to classify neighborhoods worthy of investment or lending. The Home Owner's Loan Corporation (HOLC) developed redline maps in the 1930 s to determine the level of risk associated with neighborhoods. As part of this initiative, the HOLC created maps using local real estate agents to determine that level of risk. These maps factored in proximity to noxious uses, such as industrial development, but the primary determining factor for classification was raci al composition. The more minorities that lived in a neighborhood the lower the grade it was given, decreasing the likelihood that a finance company would lend to a prospective home buyer or builder. Maps were color coded into four classes: green (best), blue (desirable), yellow (declining), and red (hazardous). Yellow areas were seen as declining based on the what was described as a "subversive racial element" which was labeled as a threat. Redlined communities were seen as rapidly declining due to a high presence of minorities. Both yellow and red communities were deemed as high risk lending areas. Areas deemed as "best" and "desirable" earned this rating based on the presence of racially restrictive deeds and covenants. This essentially created two official barriers to entry for minorities into more wealthy neighborhoods: redlining maps and covenants. 49 38 Cole, Jr., Olen. The African-American Experience in the Civilian Conservation Corps. Gainesville: University Press of Florida, 1999. 39 "Ku Klux Klan Will Be Seen on Glendale Streets." Glendale News-Press, June 30, 1921. P 1. 40 "Klan Handbills Distributed.'' San Pedro News Pilot, Volume 12, Number 250, 23 December 1939. P 11. 41 "LOS ANGELES SEEKS HIGHER-UPS IN INGL EWOOD NIGHT RIDERS OUTRAGES." Hanford Sentinel, Volume 70, Number 41, 29 April 1922. P 1.
42 "Interracial Couple Gets KKK Warning," Glendale News Press, April 28, 1967. 43 "Hahn Opposes Nazi Hdqtrs.'' Los Angeles Sentinel (1934-2005); Dec 17, 1964; ProQuest Historic al Newspapers: Los Angeles Sentinel. P. A4
44 "Documentation of Nazi Activity Vowed at Rally,'' Glendale News Press, May 6, 1965. 45 O'Donnell, Santiago. "Glendale Group of White Supremacists May Move.'' Los Angeles Times (1923-1995); Apr 14, 1989. ProQuest Historical Newspapers: Los Angeles Times. P VY10.
46 Romney, Lee. "Police Investigating Source of Leaflets with Racist Messages.'' Los Angeles Times (1923- 1995), Jan 28 1993, p. 2. 47 Brian Lewis, "Racist Groups May Rally at Li brary,'' Glendale News Press, July 30, 1987. 48 Gross, Terry. "A 'Forgotten History" of How the U.S. Government Segregated America.'' Fresh Air. National Public Radio. May 3, 2017.
49 Ryan Reft, "Segregation in the City of Angels: A 1939 Map of Housing Inequality in L.A .," KCET, Los LA. https://www.kcet.org/shows/lost-la /segregation-in-the-city-of-angels-a-1939-map-of-housing- inequality-in-la. 436 of 2045
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In combination with the HOLC redlining maps, the Federal Housing Administration (FHA) also used subjective criteria based on race. Yellow and red areas were often not eligible for loans, which stifled development and encouraged urban decay. This was particularly damaging to older neighborhoods where even loans for repairs were difficult to obtain. The FHA would not provide insurance backing for mortgages in redlined and some yellow classified neighborhoods. Without FHA backing , most could not afford the alternative of high down payment, high interest rate, short term loans. Ultimately this led to redlined, and some yellow classified communities, unable to acquire loans for new purchases or even home improvements. This was further reinforced by the FHA's own Underwriting Manual, which stated "If a neighborhood is to retain stability it is necessary that properties shall continue to be occ upied by the same social and racial classes." The Underwriting Manual served as a field guide when determining if a loan was FHA eligible. 50, 51
Staff has found evidence of original redlined maps of Glendale that indicate risk of lending to particular neighborhoods in south Glendale based on the presence of minorities. A redlining map, "Redlining Security Map," was issued by the Federal Home Loan Bank Boar d in 1939. It should be noted that the green (best) and blue (desirable) communities were favored for lending based on their ability to restrict access to these neighborhoods. These neighborhoods were most prevalent in north Glendale, where their racially restrictive deeds were deemed as a positive tool to restrict opportunities for minorities, based on review by the HOLC.
These maps and racially restrictive covenants were legal to use until 1968, cementing over three decades of economic and housing inequality. During this period, favored neighborhoods and ethnicities were able to build and accumulate wealth through property ownership, while minorities were restricted in access to neighborhoods and the ability to build wealth. Restricted access to neighborhoods made finding employment more difficult, as well as restricted opportunities to higher quality education.
Furthermore, redlined communities based upon race were often located closest to industrial uses and other noxious uses, creating disparity in public health as well as economic disparity.
Today, redlining maps are no longer used, but racial compositions and segregation in cities deeply follow the boundaries of these maps. Research has shown that most neighborhoods that were classified as green (best) and blue (desirable) typically have a racial composition of over 75% white today. Neighborhoods classified as yellow (declining) and red (hazardous) were majo rity-minority communities. While outlawed in the mid- 20th century, redline maps created racial and economic division lines that have lasted through today.
Given the recent national tragedies that have sparked open, honest, and uncomfortable conversations surrounding race, it is appropriate and timely for the City of Glendale to understand, acknowledge, and confront its racial past in order to have conversations about race today. In an effort to fully explore and understand Glendale's history, the City Council has directed staff to draft and release a request for proposals (RFP) to complete a historical context statement for the City of Glendale. Many cities utilize historic context statements as an organizing structure for grouping information about historic properties that share a common theme, place, and time. A historic context statement is not intended to be a comprehensive history, but rather, it focuses on describing those historical development patterns within which the significance of resources can be understood. There can be differing themes for historic context statements, incl uding race/ethnicity; the City of Glendale has requested that the historical context statement focus on the theme of race/ethnicity, with the following subsections: African American, Latinx, Eastern Asian, and Western Asian. This is so as to not dilute the history and understanding of each group.
50 United States. Federal Housing Administration. Underwriting Ma nual. Underwriting and Valuation Procedure Under Title II of the National Housing Act, 1938.
https://books.google.com/books?id=GOnVAAAAMAAJ&pg=PA970&Ipg=PA970&dq#v=onepaqe&q&f=false. 51 William H. Brown, Jr. "Access to Housing: The Role of the Real Estate Industry," Economic Geography , 48, no. 1 (January 1972): 66-78.
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As the City works towards understanding and acknowledging its past, it has also launched a year-long series of educational programming through the Library, Arts & Culture Department. This series seeks to enhance and elevate culturally diverse artistic voices and brin g additional focus on systematic racism by amplifying cultural voices through a lens of diversity, equity, an d inclusion. These programs will occur in conjunction with such commemorations as Hisp anic Heritage Month, Black Hi story Month, Armenian Genocide Remembrance, Asian American and Pacific Islander Heritage Month, and the one-year anniversary of the 2020 racial justice protests. The series will feature authors, curators, historians, panelists, and speakers presenting exhibits and programming.
By understanding and acknowledging the past and confronting the present, the City of Glendale will be better equipped to move forward towards a future that is an antiracist Glendale, and work alongside the community to gain a better understanding of what a safe, just, and inclusive community looks like for everyone who does (and does not) live in Glendale.
FAIR HOUSING ENFORCEMENT AND OUTREACH CAPACITY
The City’s Analysis of Impediments to Fair Housing Choice 2020-2025 (AI) was prepared in September 2021 and is a thorough examination of structural barriers to fair housing choice and access to opportunity for members of historically marginalized groups protected from discrimination by the federal Fair Housing Act (FHA).
To ensure the AI accurately reflected the community’s needs, the community outreach program included two community meetings, one for the general public on October 3, 2019 and one for social service and housing service providers on December 5, 2019. Seventeen re sidents and 15 representatives of service provider agencies attended these meetings. To encourage attendance and participation, the general public meeting was publicized through distributed flyers at various public locations, mailings to 226 service providers, email sent to participating organizations with CDBG, housing, and homeless programs and City department heads, advertisements on the City’s cable channel, and posted flyers on the City’s, community services and parks, and CDBG webpages. The general public workshop featured citizen focus groups who were asked to identify community needs and priorities concerning housi ng, community development, homeless, economic development, transportation and citizen participation. The social service and housing providers meeting provided a general overview of the AI and the outreach process. Copies of the survey were made available to them to fill out and share with their clients in the community.
In addition to the meetings, the City also created a Fair Housing Survey. The Fair Housing Survey sought to gain knowledge about the nature and extent of fair h ousing issues experienced by Glendale residents. The survey consisted of questions designed to gather information on a person’s experience with fair housing issues and perception of fair housing issues in thei r own neighborhood. The survey was made available in English, Spanish, and Armenian and distributed via distribution at variou s community locations and public counters, posted on the City’s webpage, and solicited the participation of service providers to also post the survey link on their websites and to help distribute surveys to their clients. The survey was also provided to the participants at the general pu blic meeting on October 3, 2019. A total of 752 Glendale residents responded to the Fair Housing Survey.
52 52 City of Glendale Analysis of Impediments to Fair Housing Choice 2020-2025, Prepared by the City of Glendale, September 29, 2021. 438 of 2045
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A vast majority of survey recipients felt that housing discrimination was not an issue in their neighborhoods.
Of the 752 responses, approximately 73% (548 persons) had not experienced housing discrimination. About 77% of the survey respondents (579 persons) stated that they were renters, with only 23% of the respondents stating that they owned their ho mes. Among the persons indicating that they had experienced housing discrimination, 103 of those persons responded to the housing discrimination questions. 80% (83 persons) indicated that a landlord or property manager had di scriminated against them, while 18% (18 persons) of respondents identified a city/county staff person as the source of discrimination. Among the persons indicating that they had experienced housing discri mination, 74% (76 persons) indicated that the discrimination they experienced occurred in an apartment complex. About 11% (11 persons) indicated that the discrimination occurred in a single-family neighbo rhood (most likely renters renting homes), 9% (nine persons) indicated that it took place in a public or subsidized housing project, and 18% (18 persons) indicated it occurred when applying for City and or County housi ng programs. Of the 103 people who felt they were discriminated against, 50% (51 persons) indicated that they believed the discrimination was based on race, 29% (30 persons) believed it was based on source of income, 24% (25 persons) believed it was based on familial status, and 17% (18 persons) believed it was based on age. Other responses included discrimination based on marital status, disability, gender, and national origin. Among the persons indicating that they had experienced housing discrimination, 8% (8 persons) indicated that they had been denied “reasonable accommodation” in rules, policies, or practices for their disability. Typical requests that were denied included modifications for wheelchair use and the addition of a service animal. However, based on the written narratives from the respondents, there is also evidence that many do not fully understand the modifications/flexibility covered under reasonable accommodation. Of the survey respondents who felt they were discriminated against, only 9% reported the discr imination incident. Many of the respondents who did not report the incident indicated that they did not know where to report the incident (20%, or 19 persons), or they did not believe reporting would make a difference (54%, or 50 persons); 4% (four persons) felt it was too much trouble. Another 16% (15 persons) were afraid of retaliation.
The Draft AI was made available for a 30-day public review from September 30, 2021 to October 29, 2021, accessible online on the City’s website.
The AI describes the departments and organizations t hat handle fair housing enforcement and outreach in Glendale. The California Department of Fair Employm ent and Housing (DFEH) investigates complaints of employment and housing discrimination. The Housing Rights Center (HRC) provides services to Glendale to ensure equal access to housing. The HRC’s services include outreach and education, homebuyer education, mortgage default counseling, landlord-tenant mediation, and limited low-cost advocacy. The Fair Housing Council investigates claims of housing discrimination and assists with referrals to DFEH.
The Glendale Rental Rights Program is available to City of Glendale residents for questions and inquiries regarding rights and responsibilities between landlords and tenants. Residents can contact City housing staff to get information on different fair housing services such as Just Cause Eviction, Right to Lease, and Relocation Assistance provided under the Rental Rights Program to better understand their rights as a tenant.
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The City of Glendale complies with fair housing laws and regulations as described in Table 68Table .
Table 68: Compliance with Fair Housing Laws
Law Description Compliance
California Fair Employment and
Housing Act (FEHA)
The Fair Employment and Housing Act
(FEHA) applies to public and private
employers, labor organizations and
employment agencies. It is illegal for
employers of 5 or more employees to
discriminate against job applicants and
emplo
yees because of a protected cate gory
or retaliate a gainst them because the y have
asserted their rights under the law. The
FEHA prohibits harassment based on a
protected cate
gory against an emplo yee, an
applicant, an unpaid intern or volunteer, or
a contractor. Harassment is prohibited in all
workplaces, even those with fewer than five
employees.
Compliance is achieved through strict
enforcement in hiring practices and
regular training of and by Human
Resources staff.
Government Code Section 65008
Covers actions of a ci ty, county, city and
county, or other local government agency,
and makes those actions null and void if the
action denies an individual or group of
individuals the enjoyment of residence,
landownership, tenancy, or other land use
in the state because of membership in a
protected class, the method of financing,
and/or the intended occupancy. For
example, a violation under Government
Code section 65008 may occur if a
jurisdiction applied more scrutiny to
reviewing and approving an affordable
development as compared to market-rate
developments, or multifamily housing as
compared to single family homes.
Compliance is achieved by uniform
application of the City’s codes,
regulations, policies and practices,
including development standards,
design guidelines, ap plication submittal
requirements, fees and approval
findings.
Government Code Section 8899.50
Requires all public agencies to administer
programs and activities relating to housing
and communit
y development in a manner to
affirmatively further fair housing and avoid
any action that is materially inconsistent
with its obligation to affirmatively further fair
housing.
Compliance is achieved through
consultations with community
stakeholders and support agencies as
part of program evaluating and funding
decisions. The 6t h Cycle Housing
Element Housing Plan describes how
each Program addresses fair housing
issues and contributing factors.
Government Code Section 11135 et
seq.
Requires full and equal access to all
programs and activities operated,
administered, or funded with financial
assistance from the state, regardless of
one’s membership or perceived
membership in a protected class.
Compliance is achieved through
promotion/availability of activities and
programs to all persons of all
backgrounds to participate equally in
community programs and activities.
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Density Bonus Law (Gov. Code, §
65915.)
Density bonus law is intended to support
the construction of affordable housing by
offering developers the ability to construct
additional housing units above an agency’s
otherwise applicable density range, in
exchange for offering to build or donate
land for affordable or senior units. Density
Bonus Law also provides for incentives
intended to help make the development of
affordable and senior housing economically
feasible.
Compliance is achieved by
administration of Glendale Municipal
Code Chapter 30.36 – Density Bonus
Incentives, which provides for
compliance with Government Code
Section 65915 et seq.
Housing Accountability Act (Gov.
Code, § 65589.5.)
Provides that a local agency shall not
disapprove a housing development project,
for very low, low-, or moderate-income
households, or an emergency shelter, or
condition approval in a manner that renders
the housing development project infeasible
for development for the use of very low,
low-, or moderate-income households, or
an emergency shelter, including through
the use of design review standards, unless
it makes certain written findings, based
upon a preponderance of the evidence in
the record.
Compliance is achieved through the
development review process with is
completed consistent with the Housing
Accountability Act. Additionally, the
Housing Plan includes Program 9B,
Zoning Code Amendments, which
requires the City to update the Zoning
Code to remove constraints to a variety
of housing types and ensure the City’s
standards and permitting requirements
are consistent with State law. This
includes allowing supportive housing by
right, and updating the Zoning Code to
ensure eligible multi-fa mily projects with
an affordable component are provided
streamlined review.
No-Net-Loss Law (Gov. Code, §
65863)
Ensures development opportunities remain
available throughout the planning period to
accommodate a jurisdiction’s regional
housing need assessment (RHNA)
allocation, especially for lower- and
moderate- income households.
The City’s draft Housing Element
identifies a surplus of sites with a
capacity to accommodate the City’s
RHNA allocation. The City has also
identified additional sites for
accommodating any shortfall that may
occur with respect to anticipated
development density capacity, that may
be added to the site list if necessary.
Least Cost Zoning Law (Gov. Code,
§ 65913.1)
Provides that, in exercising its authority to
zone for land uses and in revising its
housing element, a city, county, or city and
county shall designate and zone sufficient
vacant land for residential use with
appropriate standards, in relation to zoning
for nonresidential use, and in relation to
growth projections of the general plan to
meet housing needs for all income
categories as identified in the housing
element of the general plan.
Compliance is achieved through the
implementation of Housing Element
Housing Plan Program 1 which ensures
that the City has sufficient land
appropriately zoned to accommodate
the City’s RHNA at all income levels for
the duration of the planning period. This
includes maintaining an inventory of the
available sites for residential
development.
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Excessive Subdivision Standards
(Gov. Code, § 65913.2.)
Provides that, in exercising its authority to
regulate subdivisions a city, county, or city
and county shall:
(a) Refrain from imposing criteria for
design, as defined in Section 66418, or
improvements, as defined in Section 66419,
for the purpose of rendering infeasible the
development of housing for any and all
economic segments of the community.
However, nothing in this section shall be
construed to enlarge or diminish the
authority of a city, county, or city and
county under other provisions of law to
permit a developer to construct such
housing.
(b) Consider the effect of ordinances
adopted and actions taken by it with
respect to the housing needs of the region
in which the local jurisdiction is situated.
(c) Refrain from imposing standards and
criteria for public improvements including,
but not limited to, streets, sewers, fire
stations, schools, or parks, which exceed
the standards and criteria being applied by
the city, county, or city and county at that
time to its publicly financed improvements
located in similarly zoned districts within
that city, county, or city and county.
Compliance is achieved through the
implementation of a fair and equitable
development review process which is
administrated consistent with the
Excessive Subdivision Standards Act.
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Sources: City of Glendale; Los Angeles County; AFFH.
Map date: January 5, 2022.
CITY OF GLENDALE
GENERAL PLAN
F i g u r e 4 . C e n s u s T r a c t B o u n d a r i e s 1 0 1½
Miles
L E GE N D
Glendale City Boundary
Glendale Sphere of Influence
Other Incorporated Areas
Census Tract Partially or Completely within
the Glendale Planning Area*
Sites Suitable for All Income Levels
!( Downtown Specific Plan
!( Mixed Use: Commercial/Residential
!( Mixed Use: Industrial/Commercial-
Residential (IMU-R)
!( Proposed Project
*Census tract labels followed by an asterisk (*) denote tracts that include area outside of the Glendale Planning Area. 443 of 2045
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PROGRESS SINCE PREVIOUS AI
This section highlights key accomplishments with regard to the previous AI document as described in the Analysis of Impediments to Fair Housing Choice 2020-2025. • Housing Discrimination – The City continues to maintain a contract with the Housing Rights Center to provide educational and investigative services for multi-language housing discrimination questions and landlord/tenant complaints to further fair housing.
• Fair Housing Education and Outreach – Annually, the City and the Housing Rights Center present a fair housing workshop that targets landlords and apartment managers and a workshop for renters and homeowners. Outreach for workshops targets owners of multi-family properties and residents in low- income neighborhoods. Outreach and workshops are targeted to include non-English speaking segments of the community.
• Accessibility – The City adopted Ordinance 5695 in 2010 for reasonable accommodation procedures to address housing for persons with disabilities.
• Segregation – The City continues to look for ways to disperse its affordable housing stock to different areas of the City to provide more coverage for marginalized groups. • Minority Outreach – Currently, the City has multi-lingual capabilities to serve Spanish speaking residents. The City can also accommodate Armenian, Tagalog, Korean, American Sign Language, Farsi, Vietnamese, Chinese (Cantonese & Mandarin), Arabic, and Russian speakers. • Land Use Regulations – The City continued to expand services and facilities for emergency shelters, transitional shelters, case management and supportive services, homeless prevention services, street outreach, domestic violence programs, and runaway youth shelters. • Access to Services – The City continues to utilize its CDBG funds to help support supportive human services throughout the City in order to improve academic performance. • Housing Rehabilitation – The City continues to monitor City-assisted affordable housing units within the Glendale to ensure that maintenance and housing standards are met. • Access to Housing Choice Vouchers – The City and the Section 8 Advisory Board have worked to educate the residents on the selection process that is utilized for Section 8 vouchers. To that end, the City has developed a webpage dedicated to describing the Section 8 application and wait list process and has produced a bilingual video detailing how the Section 8 program is funded, managed, and monitored.
• Definition of “Disability” or “Handicap” – The City amended the Zoning Code to include a definition of “disability” that is consistent with the FFHA definition. • ADA Accessibility – The City annually works to complete a Capital Improvement Project/Program to address concerns with ADA compliance at different locations throughout the City.
ANALYSIS OF AVAILABLE FEDERAL, STATE, AND LOCAL DATA AND LOCAL KNOWLEDGE Integration and Segregation Patterns and Trends
To inform priorities, policies, and actions, Glendale has included an analysis of integration and segregation, including patterns and trends, related to people with protected characteristics. Segregation generally means a condition in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a par ticular type of disability when compared to a broader geographic area. Conversely, integration refers to a condition in which there is a not a high concentration of persons of a particular race, color, religion, sex, fam ilial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. The following analysis will analyze levels of segregation and integration for race and ethnicity, persons with disabilities, familial status, age, and income to identify the groups in Glendale that experience the highest levels of segregation. 445 of 2045
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Dissimilarity Index
The dissimilarity index is the most commonly used measure of segregation between two groups, reflecting their relative distributions across neighborhoods (as defined by census tracts). The index represents the percentage of the minority group t hat would have to move to new neighborhoods to achieve perfect integration of that group. An index score can range in value from 0 percent, indicating complete integration, to 100 percent, indicating complete segregation. An index number between 30 and 60 indicates moderate similarity and community segregation while an index number above 60 is considered to show high similarity and a segregated community.
There are a number of reasons why patterns of racial segregation exist (or don’t exist) within a community.
Some of these reasons may be institutional (discriminatory lending practices) while others can be cultural (persons of similar backgrounds or lifestyles choosing to live near one another to provide support and familiarity). As such, discussions regarding segregation are complicated and there is not a “one size fits all” approach to addressing patterns of racial segregation.
Figure 5 shows the dissimilarity between each of the identified race and ethnic groups and White population for the City of Glendale and the Los Angeles-Long Beach metropolitan area. The White (not Hispanic or Latino) population within Glendale makes up approximately 74% of the City’s population. The higher scores indicate higher levels of segregation among those race and ethnic groups. The City does not have any racial or ethnic groups with scores higher than 60 (indicating high similarity and segregation). Several race and ethnic groups (Black, American Indian, Native Hawaiian, Other Race, and Hispanic) exhibit moderate levels of dissimilarity and segregation in Glendale (scores between 30 and 60), with most scores indicating moderate levels of segregation on the lower end of the moderate range.
The highest levels of segregation within Glendale are Native Hawaiian (47.5%) and American Indian (42.2%), both of which fall within the moderate similarity and segregation range. However, it should be noted that only 281 individuals identified as Native Hawaiian and only 407 individuals identified as American Indian, and such small populations can indicate a pattern of segregation that is not of significant concern. The dissimilarity scores correlate directly with the percentage of people within that racial or ethnic group that would need to move into a predominately White census tract in order to achieve a more integrated community. For instance,
47.5% of the Native Hawaiian population would need to move into predominately White census tract areas to achieve “perfect” integration.
When compared to the Los Angeles-Long Beach metropolitan area, Glendale exhibits lower levels of dissimilarity and segregation than the region as a whole for all race and ethnic groups. For the categories previously identified as showing moderate levels of segregation in Glendale, the Native Hawaiian dissimilarity index is 21 points lower in the City than in the metr opolitan area, while the American Indian category is 6 points lower in the City than the metropolitan area.
These patterns indicate that in general, Glendale is less dissimilar and more integrated for all of the identified racial and ethnic groups, and the community’s most dissimilar communities (its Native Hawaiian and American Indian populations) reflect trends seen throughout the region. This analysis suggests that patterns of segregation at the local level reflect those at the regional level as well, and that partnerships with regional agencies and advocates may be an effective way to address local issues of moderate segregation.
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Source: CensusScope, Social Science Data Analysis Network, 2021 * Not Hispanic or Latino
Diversity Index
Tracking the diversity of cities and counties through out California is crucial to understanding the shifting demographics of race and ethnicity in California and the United States. Esri’s Diversity Index captures the racial and ethnic diversity of a geographic area in a single number, from 0 to 100. Scores less than 40 represent lower diversity in the jurisdiction while sc ores of greater than 85 represent higher diversity.
Additionally, scores between 40-55 represent low divers ity, 55-70 represent moderate diversity, and 70-85 represent high diversity. As illustrated in Figure 6, there generally appears to be higher diversity index scores in the neighborhoods south of Colorado Street, su ch as Pacific-Edison, Mariposa, and Tropico, and along San Fernando Road north of the 134 Freeway, includ ing the Grand Central, Pelanconi, and Fremont Park neighborhoods. The lowest diversity index scores in clude areas in the Verdugo Mountains where census tract populations are low and in certain neighborhoods at the base of the Verdugo Mountains. Figure 7 shows the diversity index scores for the City of Glendale in 2010. Comparing Figures 6 and 7, many census tracts across the City have higher density index scores in 2018 compared to 2010, although the diversity index in the areas in and around the Verdugo Mountains do not show any significant change from 2010 to 2018. As shown in Figure 8, the City of Los Angeles to the south of the City tends to be more diverse, while the other smaller cities in the surrounding area, such as the City of Burbank, follow a similar pattern of diversity.
Figure 5: Dissimilarity Index
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Table 69 shows the demographic trends over time for the City and the larger region. Since 1990, the percentage of population that are Hi spanic residents has decreased in the City from 21.22% to 17.48% compared to the region which has increased from 34.74% to 44.44%. In comparison, percentage of Asian or Pacific Islander residents has increased in the City at a similar rate when compared to the larger region, increasing from 13.71% to 16.07% in the City and from 10.18% to 14.72% in the region.
Table 69: Demographic Trends
Racial/Ethnic 1990 2000 2010 Current
Glendale
White 63.40% 54.18% 61.65% 61.65%
Black 1.16% 1.38% 1.53% 1.22%
Hispanic 21.22% 19.78% 17.48% 17.48%
Asian or Pacific Islander 13.71% 17.20% 18.77% 16.07%
Native American 0.25% 0.34% 0.26% 0.10%
Los Angeles-Long Beach-Anaheim, CA Region
White 45.86% 35.72% 31.62% 31.62%
Black 8.62% 8.10% 7.27% 6.70%
Hispanic 34.74% 41.38% 44.44% 44.44%
Asian or Pacific Islander 10.18% 13.35% 15.95% 14.72%
Native American 0.32% 0.53% 0.42% 0.20%
Source: HUD Affirmatively Furthering Fair Housing (AFFH) Database, 2020.
According to the AI, the growing ethnic diversity of Glendale is reflective of the overall changes occurring in Los Angeles County and Southern California as a whole. Until 1980, Glendale had a predominately White population (91.7%), however, the ethnic composition of the City has chan ged significantly since that time.
The proportion of White residents in Glendale decreased to 63.4% in 1990 and again to 54.18% in 2000. By 2010 however, the City’s proportion of White residents increased to 61. 65%. Immigrants are an important part of Glendale’s ethnic and cultural diversity. Gle ndale is home to a substantial number of Armenian immigrants of Middle Eastern and Russian ancestry. Although only a dozen Armenian families resided in Glendale in the 1950s, by the late 1970s, many Armenian busine sses and families from Iran, Iraq and Lebanon had settled in Glendale. During the 1980s, a new wave of Armenians from various countries settled in the community. By the 1990s, Armenians formed an important core of residents in most parts of Glendale and in the adjacent valleys that includes La Cañada Flintridge and Tujunga. The most common countries of origin for residents in the City is Iran (16.92%), other Western Adia (14.35%), the Philippines (5.68%), and Mexico (4.23%). Compared to the Los Angeles-Long Beach-Anaheim region, 13.95 % of residents are from Mexico.
53 53 HUD Affirmatively Furthering Fair Housing (AFFH) Database, 2020. 448 of 2045
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Mapped Patterns of Integration and Segregation
Patterns of integration and segregation are also considered for people with disabilities, familial status, seniors and income groups. Relying primarily on data available from the US Census, it is possible to map and consider existing patterns which may indicate historical influences and future trends by census tract and census block groups.
As shown in Figure 9, persons with disabilities are present throughout the Glendale community, with higher concentrations in areas near transit and major activity centers. The highest concentrations of persons with disabilities exist along both sides of San Fern ando Road north of the 134 Freeway, the Adams Hill neighborhood south of Chevy Chase Drive, and an area Do wntown, north of Colorado Street. Housing that accommodates persons with disabilities is more likely to be located near transit and activity centers, as reflected on Figure 9. Persons with disabilities often re ly on public transit to visit doctors, go shopping, or attend activities at community facilities. More geographically isolated areas or areas with steep topography, like the City’s northern neighborhoods are less suitable for persons with disabilities who may have impaired mobility and difficulty accessing good s and services. As shown in Figu re 10, this pattern of higher concentrations of persons with disabilities near trans it and major activity centers in Glendale follows the pattern in Los Angeles County. Generally, along the I-5 freeway throughout the County there are higher concentrations of persons with disabilities. Based on this analysis, the City finds that there are not significant patterns of segregation impacting persons with disabilities living in Glendale.
Family makeup, including married couples (with or without children), persons over the age of 18 living alone and female headed households can provide insight into potential segregation issues in the community. As shown in Figure 11, there is a higher concertation of population in married couples in east Glendale compared to west Glendale. Overall, as sh own in Figure 12, the communities in east and north Los Angeles County have a much higher concentration of married households compared to the City of Los Angeles. As seen in Figures 13 and 14, this pattern continues for married couples with children. Glendale is also home to a number of female-headed households located throughout the community with limited discernible patterns of segregation, as illustrated on Figure 15. Although ratios are still low, census tracts with higher concentrations of female-headed households are primarily located sout h of the 134 Fwy in neighborhoods with multifamily housing. However, as shown on Figure 15, female-head ed households are located in a variety of census tracts with different incomes, access to opportuniti es, and resource levels. Countywide, there are higher concentrations of female-headed households in census tr acts, particularly in the City of Los Angeles, that have lower median incomes and higher diversity scores, as illustrated in Figure 16.
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The community’s older residents, persons 65 years of age or older, tend to be more highly concentrated in only one census tract in the City, in a neighborhood of single-family homes specifically within the Glenwood neighborhood north of Kenneth Road, as shown in Figure 17. This is an established neighborhood with some of the City’s older single-family homes, which indicates that senior residents there are aging in place. An area of moderate concentration along San Fernando Road corresponds with a concentration of lower median household incomes, which may suggest that some senior residents are choosing to live in these areas as a result of the affordable home options available there. As shown in Figure 18, the concentration of senior residents in Glendale is consistent with the surrounding communities. However, in Los Angeles County, there is far less concentration of senior residents in central and south Los Angeles.
Patterns of segregated economic wealth, as indicat ed by median household income, are not present in Glendale, as illustrated on Figure 19. Low and high median household incomes are dispersed throughout the community, with lower and higher levels generally coexisting. Block groups with lower median household incomes are found in three different parts of Glendale. One of the lower median household income block groups is located along the western edge of the City, north and south of San Fernando Road in an area with a concentration of commercial and manufacturing uses. Another is located between Glendale Avenue and San Fernando Road, north and south of Chevy Chase Drive where there is a mix of multifamily residential and single-family residential along with a concentration of commercial uses in the southern portion of the block group. A third group is in the Downtown, north of the intersection of Glendale Avenue and Colorado Street, where multifamily housing is mixed with commercial and office uses. Countywide, census tracts with lower median incomes are concentrated in central Los Angeles, including Downtown Los Angeles.
Findings
The City has considered trends and patterns related to integration and segregation based on racial and ethnic factors, disability, familial status , seniors, and median household income. In some cases, there are no distinguishable patterns of segregation, and the communi ty appears to be well-integrated. Moreover, when considering patterns of integration and segregation compared to its neighbors (including the cities of Burbank, Los Angeles, Pasadena, and La Canada Flintridge –which are shown on the relevant Countywide figures), Glendale’s patterns appear to be consistent with the region, and in some cases showing higher degrees of integration. However, patterns of ra cial and ethnic concentrations are present within particular areas of the City. The AI found that there are very few block groups in the City that have a higher concentration of minorities than the County’s average of 72.2 percent.
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Racially or Ethnically Concentrated Areas of Poverty (R/ECAP) To assist communities in identifying racially/ethnically concentrated areas of poverty (R/ECAPs), HUD has developed a census tract-based definition of R/ECAPs. The definition involves a racial/ethnic concentration threshold and a poverty test. The racial/ethnic concent ration threshold is straightforward: R/ECAPs must have a non-White population of 50 percent or more. Regarding the poverty threshold, Wilson (1980) defines neighborhoods of extreme poverty as census tracts with 40 percent or more of individuals living at or below the poverty line. Because overall poverty levels are substantially lower in many parts of the country, HUD supplements this with an alternate criterion. Thus, a neighborhood can be a R/ECAP if it has a poverty rate that exceeds 40% or is three or more times the aver age tract poverty rate for the metropolitan/micropolitan area, whichever threshold is lower. According to HCD’s 2020 AFFH mapping tool based on the 2009-2013 American Community Survey (ACS), there are no R/ECAPs in Glendale.
Comparing Figure 6 (Diversity Index) to Figure 19 (Median Household Income), it appears that, generally, areas in the City ranking higher in diversity tend to have lower median household incomes. Conversely, areas ranking in the low (40-55) and moderate (55-70) diversity index categories appear to have the highest median household incomes in the City. Therefore, it appears that moderately segregated economic wealth exists within the City based on diversity. Figure 21 provides an ethnicity analysis identifying the majority racial concentrations in the City. As shown, the vast majo rity of the City contains a White majority racial concentration, with slim (<10%) Hispanic majority racial concentrations located in the western corner of the City, southwest of the 5 Freeway and at the southern ti p of the City in the Tropi co neighborhood. Overall, however, it appears that the City does not exhibit significant patterns or trends of greater racial/ethnic concentrations correlating to increased poverty. In comparison, Figure 22 provides an ethnicity analysis for Los Angeles County. The City of Los Angeles has several neighborhoods with high neighborhood segregation, particularly in central and south Lo s Angeles. Glendale follows a similar pattern to the surrounding communities.
While there are no identified R/ECAPs in Glendale, t he HCD’s AFFH mapping tool found one census tract (3024.01) located in the southwestern portion of the City that is identified an area of high segregation and poverty. The poverty threshold is 30 percent of the p opulation living below the poverty line and the location quotient is essentially a measure of the concentration of race in a small area compared to a county level.
As discussed in the Findings section, the Housing Plan includes programs to encourage increased diversity and housing opportunities in the City and to provide education related to fair housing rights.
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Racially Concentrated Areas of Affluence (RCAA)
According to the Department of Housing and Community Development AFFH Guidance Memo, “segregation is a continuum, with polarity between race, poverty, and affluence, which can be a direct product of the same policies and practices.” Therefore, both sides of the continuum must be examined. While HCD does not have a standard definition for RCAAs, looking at the per centage of the White population and median household income can provide a good indicator for areas of affluence.
In addition to R/ECAPs utilized by HUD, scholars at the University of Minnesota Humphrey School of Public Affairs created the Racially Concentrated Areas of Affl uence (RCAAs) metric to more fully tell the story of segregation in the United States.54 RCAAs are defined as census tracts where 1) 80 percent or more of the population is White, and 2) the median household income is $125,000 or greater (slightly more than double the national median household income in 2016). Compari ng Figure 21 (Ethnicity Analysis) with Figure 19 (Median Household Income), as the majority of the City contains a White majority racial concentration, and there are census block groups with a median household income of $125,000 or more. Table 70, looks at the median household incomes of White, non-Hispanic residents in Glendale, as well as the Los Angeles County as a whole. As shown in Table 70, there is significantly less difference in median income between White households and all households in the City when compared to the County. There is one census tract in the City where more than 80 percent of the population is White and has a median household income greater than $125,000, census tract 3014.00, located adjacent to the boundary with the City of Burbank and consists of single-family neighborhoods.
Table 70: Median Household Income
Median Household Income Glendale Los Angeles County
White households $62,776 $88,038
All households $66,130 $68,044
% of white population 61.7% 26.2%
Source: US Census, 2015-2019 ACS
54 Goetz, E. G., Damiano, A., & Williams, R. A. 2019. Racially Concentrated Areas of Affluence: A Preliminary Investigation. Cityscape:
A Journal of Policy Development and Research , Volume 21(1) [pages 99–124]. Available at:
https://www.huduser.gov/portal/periodicals/cityscpe/vol21num1/ch4.pdf 452 of 2045
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Glendale Sphere of Influence
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Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
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Map date: January 5, 2022.
CITY OF GLENDALE
GENERAL PLAN
Fi gu re 6. D iv e rs it y In d ex b y C e ns u s Bl o ck G r ou p 2 0 18 1 0 1½
Miles
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Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"RaceDemographics_BlockGrp_2010."
Map date: January 5, 2022.
CITY OF GLENDALE
GENERAL PLAN
Fi gu re 7. D iv e rs it y In d ex b y C e ns u s Bl o ck G r ou p 2 0 10 1 0 1½
Miles
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Bell
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Culver City
Covina
San Gabriel
El
Segundo
Lawndale Gardena La Mirada
La Habra
Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Bellflower
Norwalk
Diamond Bar
La Puente
South El
Monte
West Covina
El Monte
Pomona
Montebello
Rosemead
Industry
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Pico
Rivera
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Whittier
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San Marino
Bradbury
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La Canada
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Pasadena
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Verne
Los Angeles
San Dimas
Hawthorne Lynwood
South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park Maywood
Malibu
ParamountCompton
Vernon
Santa Monica
LE G E N D
Glendale City Boundary
Glendale Sphere of Influence
Diversity Index (2018)
Higher Diversity
70-85
55-70
40-55
Lower Diversity
No Data
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"RaceDemographics_BlockGrp_2018."
Map date: January 7, 2022.
Fi gu re 8. D iv e rs it y In d ex b y C e ns u s Bl o ck G r ou p 2 0 18 - C o un t yw id e 1 0 21
Miles
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GENERAL PLAN
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Sources: AFFH Data and Mapping Resources,
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Map date: January 5, 2022.
CITY OF GLENDALE
GENERAL PLAN
Fi gu re 9. P ro p o rti o n of P o pu l at io n w it h Di sa b il it ie s by Ce n su s Tra c t 1 0 1½
Miles
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Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Bellflower
Norwalk
Diamond Bar
La Puente
South El
Monte
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El Monte
Pomona
Montebello
Rosemead
Industry
Baldwin Park
Pico
Rivera
Walnut
Whittier
Santa Clarita
Temple City
San Marino
Bradbury
Azusa
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Burbank
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Pasadena
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South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park Maywood
Malibu
ParamountCompton
Vernon
Santa Monica
LE G E N D
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Glendale Sphere of Influence
Percent of Population with a Disability
< 10%
10 - 20%
20 - 30%
30 - 40%
> 40%
No Data
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"DisabilityPopulation_Tract_2015_19."
Map date: January 7, 2022.
Fi gu re 10 . P ro p or ti on o f P op u la ti on wi th D i sa b ili ti es b y C e ns u s Tra ct - C o un ty w id e 1 0 21
Miles
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GENERAL PLAN
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Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"FamilyStatus_Tract_2015_19." Map date: January 5, 2022.
CITY OF GLENDALE
GENERAL PLAN
Figure 11. Percent of Population 18 Years and Over in Households Living with Spouse 1 0 1½
Miles
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Manhattan Beach
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Covina
San Gabriel
El
Segundo
Lawndale Gardena La Mirada
La Habra
Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Bellflower
Norwalk
Diamond Bar
La Puente
South El
Monte
West Covina
El Monte
Pomona
Montebello
Rosemead
Industry
Baldwin Park
Pico
Rivera
Walnut
Whittier
Santa Clarita
Temple City
San Marino
Bradbury
Azusa
Sierra Madre
Arcadia
Glendora
Monrovia
Duarte
South
Pasadena
Burbank
La Canada
Flintridge
Glendale
San Fernando
Pasadena
Irwindale La
Verne
Los Angeles
San Dimas
Hawthorne Lynwood
South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park Maywood
Malibu
ParamountCompton
Vernon
Santa Monica
LE G E N D
Glendale City Boundary
Glendale Sphere of Influence
Percent of Population 18 Years and
Over in Households Living with
Spouse
> 80%
60% - 80%
40% - 60%
20% - 40%
< 20%
No Data
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"FamilyStatus_Tract_2015_19."
Map date: January 7, 2022.
Figure 12. Percent of Population 18 Years and Over in Households Living with Spouse - Countywide 1 0 21
Miles
CITY OF GLENDALE
GENERAL PLAN
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!( Mixed Use:
Commercial/Residential (SFMU)
!(
Mixed Use:
Industrial/Commercial-
Residential (IMU-R)
!( Proposed Project (A)
Percent of Children in Married-
Couple Households
> 80%
60% - 80%
40% - 60%
20% - 40%
< 20%
No Data
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"FamilyStatus_Tract_2015_19." Map date: January 5, 2022.
CITY OF GLENDALE
GENERAL PLAN
Fi gu re 13 . P er ce n t of C h il dr en in M a rr ie d C ou p le H o us e ho l ds 1 0 1½
Miles
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UV2
§¨¦210
§¨¦5
§¨¦5
§¨¦10
§¨¦110
A N G E L E S N A T I O N A L F O R E S T
UV60
UV57
UV57
UV170
UV2
UV118
UV134
UV60
§¨¦110 §¨¦710
§¨¦5
§¨¦10
§¨¦605
§¨¦10
§¨¦405
§¨¦5
§¨¦210
West
Hollywood AlhambraBeverly
Hills
Bell
Manhattan Beach
Culver City
Covina
San Gabriel
El
Segundo
Lawndale Gardena La Mirada
La Habra
Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Bellflower
Norwalk
Diamond Bar
La Puente
South El
Monte
West Covina
El Monte
Pomona
Montebello
Rosemead
Industry
Baldwin Park
Pico
Rivera
Walnut
Whittier
Santa Clarita
Temple City
San Marino
Bradbury
Azusa
Sierra Madre
Arcadia
Glendora
Monrovia
Duarte
South
Pasadena
Burbank
La Canada
Flintridge
Glendale
San Fernando
Pasadena
Irwindale La
Verne
Los Angeles
San Dimas
Hawthorne Lynwood
South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park Maywood
Malibu
ParamountCompton
Vernon
Santa Monica
LE G E N D
Glendale City Boundary
Glendale Sphere of Influence
Percent of Children in Married-Couple
Households
> 80%
60% - 80%
40% - 60%
20% - 40%
< 20%
No Data
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"FamilyStatus_Tract_2015_19."
Map date: January 7, 2022.
Fi gu re 14 . P er ce n t of C h il dr en in M a rr ie d C ou p le H o us e ho l ds - C o un t yw id e 1 0 21
Miles
CITY OF GLENDALE
GENERAL PLAN
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!(
!(
!( !(
!(!(
!(
!( !(
!(
!(
!(!(
!(!(
!(
!(!(
!(
!(!(!(!(
!(!(!( !(!(!(
!(!(!(
!(!( !(
!(
!(!(!(
!(
!( !(
!(!(
!(
!(
!(!(
!(!(!(
!(!( !(!(
!(
!(!(
!(!(
!(
!( !(
!(
!(
!(!(
!(
UV2
§¨¦210
§¨¦5
Alhambra
South
Pasadena
Burbank
La Canada
Flintridge
Glendale
Pasadena
Los Angeles
Los Angeles
Unincorporated
UV134
UV2
UV134
§¨¦5
§¨¦210
UV134
LE G E N D
Glendale City Boundary
Glendale Sphere of Influence
Other Incorporated Areas
Sites Suitable for All Income Levels
!( Downtown Specific Plan (>0.5 ac)
!( Mixed Use: Commercial/Residential
(SFMU)
!( Mixed Use: Industrial/Commercial-
Residential (IMU-R)
!( Proposed Project (A)
Percent of Children in Female-Headed
Household in which No Spouse or
Partner Present is Present
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%
No Data
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"FamilyStatus_Tract_2015_19."
Map date: January 5, 2022.
CITY OF GLENDALE
GENERAL PLAN
Figure 15. Female-Headed Households by Proportion of Children Present by Census Tract 1 0 1½
Miles
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UV2
§¨¦210
§¨¦5
§¨¦5
§¨¦10
§¨¦110
A N G E L E S N A T I O N A L F O R E S T
UV60
UV57
UV57
UV170
UV2
UV118
UV134
UV60
§¨¦110 §¨¦710
§¨¦5
§¨¦10
§¨¦605
§¨¦10
§¨¦405
§¨¦5
§¨¦210
West
Hollywood AlhambraBeverly
Hills
Bell
Manhattan Beach
Culver City
Covina
San Gabriel
El
Segundo
Lawndale Gardena La Mirada
La Habra
Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Bellflower
Norwalk
Diamond Bar
La Puente
South El
Monte
West Covina
El Monte
Pomona
Montebello
Rosemead
Industry
Baldwin Park
Pico
Rivera
Walnut
Whittier
Santa Clarita
Temple City
San Marino
Bradbury
Azusa
Sierra Madre
Arcadia
Glendora
Monrovia
Duarte
South
Pasadena
Burbank
La Canada
Flintridge
Glendale
San Fernando
Pasadena
Irwindale La
Verne
Los Angeles
San Dimas
Hawthorne Lynwood
South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park Maywood
Malibu
ParamountCompton
Vernon
Santa Monica
LE G E N D
Glendale City Boundary
Glendale Sphere of Influence
Percent of Children in Female-Headed
Household in which No Spouse or
Partner Present is Present
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%
No Data
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"FamilyStatus_Tract_2015_19."
Map date: January 7, 2022.
Figure 16. Female-Headed Households by Proportion of Children Present by Census Tract - Countywide 1 0 21
Miles
CITY OF GLENDALE
GENERAL PLAN
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!(
!(
!( !(
!(!(
!(
!( !(
!(
!(
!(!(
!(!(
!(
!(!(
!(
!(!(!(!(
!(!(!( !(!(!(
!(!(!(
!(!( !(
!(
!(!(!(
!(
!( !(
!(!(
!(
!(
!(!(
!(!(!(
!(!( !(!(
!(
!(!(
!(!(
!(
!( !(
!(
!(
!(!(
!(
UV2
§¨¦210
§¨¦5
Alhambra
South
Pasadena
Burbank
La Canada
Flintridge
G l e n d a l e
Pasadena
Los Angeles
Los Angeles
Unincorporated
UV134
UV2
UV134
§¨¦5
§¨¦210
UV134
L E G E N D
Glendale City Boundary
Glendale Sphere of Influence
Other Incorporated Areas
Sites Suitable for All Income Levels
!( Downtown Specific Plan (>0.5 ac)
!( Mixed Use: Commercial/Residential (SFMU)
!( Mixed Use: Industrial/Commercial-
Residential (IMU-R)
!( Proposed Project (A)
Percent of Population At or Over Age 65
< 10%
10 - 15%
15 - 20%
20 - 25%
25 - 30%
>30%
No Data
Data sources: U.S. Census Bureau's American
Community Survey (ACS) 2015-2019 5-year estimates,
Table(s) B01001. Map date: January 5, 2022.
CITY OF GLENDALE
GENERAL PLAN
Fi gu re 17 . P ro p or ti on o f S en i or R e si de n ts b y C en s u s Tr a ct 1 0 1½
Miles
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UV2
§¨¦210
§¨¦5
§¨¦5
§¨¦10
§¨¦110
A N G E L E S N A T I O N A L F O R E S T
UV60
UV57
UV57
UV170
UV2
UV118
UV134
UV60
§¨¦110 §¨¦710
§¨¦5
§¨¦10
§¨¦605
§¨¦10
§¨¦405
§¨¦5
§¨¦210
West
Hollywood AlhambraBeverly
Hills
Bell
Manhattan Beach
Culver City
Covina
San Gabriel
El
Segundo
Lawndale Gardena La Mirada
La Habra
Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Bellflower
Norwalk
Diamond Bar
La Puente
South El
Monte
West Covina
El Monte
Pomona
Montebello
Rosemead
Industry
Baldwin Park
Pico
Rivera
Walnut
Whittier
Santa Clarita
Temple City
San Marino
Bradbury
Azusa
Sierra Madre
Arcadia
Glendora
Monrovia
Duarte
South
Pasadena
Burbank
La Canada
Flintridge
Glendale
San Fernando
Pasadena
Irwindale La
Verne
Los Angeles
San Dimas
Hawthorne Lynwood
South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park Maywood
Malibu
ParamountCompton
Vernon
Santa Monica
LE G E N D
Glendale City Boundary
Glendale Sphere of Influence
Percent of Population At or Over Age 65
< 10%
10 - 15%
15 - 20%
20 - 25%
25 - 30%
>30%
No Data
Data sources: U.S. Census Bureau's American
Community Survey (ACS) 2015-2019 5-year estimates,
Table(s) B01001.
Map date: January 7, 2022.
Figure 18. Proportion of Senior Residents by Census Tract - Countywide 1 0 21
Miles
CITY OF GLENDALE
GENERAL PLAN
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!(
!(
!( !(
!(!(
!(
!( !(
!(
!(
!(!(
!(!(
!(
!(!(
!(
!(!(!(!(
!(!(!( !(!(!(
!(!(!(
!(!( !(
!(
!(!(!(
!(
!( !(
!(!(
!(
!(
!(!(
!(!(!(
!(!( !(!(
!(
!(!(
!(!(
!(
!( !(
!(
!(
!(!(
!(
UV2
§¨¦210
§¨¦5
Alhambra
South
Pasadena
Burbank
La Canada
Flintridge
G l e n d a l e
Pasadena
Los Angeles
Los Angeles
Unincorporated
UV134
UV2
UV134
§¨¦5
§¨¦210
UV134
LE G E N D
Glendale City Boundary
Glendale Sphere of Influence
Other Incorporated Areas
Sites Suitable for All Income Levels
!( Downtown Specific Plan (>0.5 ac)
!( Mixed Use: Commercial/Residential
(SFMU)
!( Mixed Use: Industrial/Commercial-
Residential (IMU-R)
!( Proposed Project (A)
Median Income by Block Group
< $30,000
$30,000 - $55,000
$55,000 - $87,100*
$87,100 - $125,000
> $125,000
No Value
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"MedianIncome_BlockGrp_2015_19." Map date: January 5, 2022.
CITY OF GLENDALE
GENERAL PLAN
Fi gu re 19 . M ed i an H o u se h ol d In c om e b y B lo c k G ro up 1 0 1½
Miles
* 87,100 is the HCD State Median Income
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UV2
§¨¦210
§¨¦5
§¨¦5
§¨¦10
§¨¦110
A N G E L E S N A T I O N A L F O R E S T
UV60
UV57
UV57
UV170
UV2
UV118
UV134
UV60
§¨¦110 §¨¦710
§¨¦5
§¨¦10
§¨¦605
§¨¦10
§¨¦405
§¨¦5
§¨¦210
West
Hollywood AlhambraBeverly
Hills
Bell
Manhattan Beach
Culver City
Covina
San Gabriel
El
Segundo
Lawndale Gardena La Mirada
La Habra
Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Bellflower
Norwalk
Diamond Bar
La Puente
South El
Monte
West Covina
El Monte
Pomona
Montebello
Rosemead
Industry
Baldwin Park
Pico
Rivera
Walnut
Whittier
Santa Clarita
Temple City
San Marino
Bradbury
Azusa
Sierra Madre
Arcadia
Glendora
Monrovia
Duarte
South
Pasadena
Burbank
La Canada
Flintridge
Glendale
San Fernando
Pasadena
Irwindale La
Verne
Los Angeles
San Dimas
Hawthorne Lynwood
South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park Maywood
Malibu
ParamountCompton
Vernon
Santa Monica
LE G E N D
Glendale City Boundary
Glendale Sphere of Influence
Median Income by Block Group
< $30,000
$30,000 - $55,000
$55,000 - $87,100*
$87,100 - $125,000
> $125,000
No Value
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"MedianIncome_BlockGrp_2015_19."
Map date: January 7, 2022.
Fi gu re 20 . M ed i an H o u se h ol d In c om e b y B lo c k G ro up - C o u nt yw i de 1 0 21
Miles
CITY OF GLENDALE
GENERAL PLAN
* 87,100 is the HCD State Median Income
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!(
!(
!( !(
!(!(
!(
!( !(
!(
!(
!(!(
!(!(
!(
!(!(
!(
!(!(!(!(
!(!(!( !(!(!(
!(!(!(
!(!( !(
!(
!(!(!(
!(
!( !(
!(!(
!(
!(
!(!(
!(!(!(
!(!( !(!(
!(
!(!(
!(!(
!(
!( !(
!(
!(
!(!(
!(
UV2
§¨¦5
South
Pasadena
Burbank
La Canada
Flintridge
G l e n d a l e
Pasadena
Los Angeles
Los Angeles
Unincorporated
UV134
UV2
UV134
§¨¦5
§¨¦210
UV134
LE G E N D
Glendale City Boundary
Glendale Sphere of Influence
Other Incorporated Areas
Sites Suitable for All Income Levels
!( Downtown Specific Plan (>0.5 ac)
!( Mixed Use:
Commercial/Residential (SFMU)
!(
Mixed Use:
Industrial/Commercial-
Residential (IMU-R)
!( Proposed Project (A)
Hispanic Majority by
Dominance
Slim (gap < 10%)
Sizeable (gap 10 - 50%)
Predominant (gap > 50%)
White Majority by Dominance
Slim (gap < 10%)
Sizeable (gap 10 - 50%)
Predominant (gap > 50%)
African American Majority by
Dominance
Slim (gap < 10%)
Sizeable (gap 10 - 50%)
Predominant (gap > 50%)
Asian Majority by Dominance
Slim (gap < 10%)
Sizeable (gap 10 - 50%)
Predominant (gap > 50%)
Insufficient Data
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"PredominantPop_HispanicMajority," "PredominantPop_AsianMajority," "PredominantPop_HispanicMajority," "PredominantPop_WhiteMajority." Map date: January 5, 2022.
CITY OF GLENDALE
GENERAL PLAN
Fi gu re 21 . E th n ic ity An a ly si s - Ra c ia l C on c en tr a tio n s 1 0 1½
Miles
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UV2
§¨¦210
§¨¦5
§¨¦5
§¨¦10
§¨¦110
A N G E L E S N A T I O N A L F O R E S T
UV60
UV57
UV57
UV170
UV2
UV118
UV134
UV60
§¨¦110 §¨¦710
§¨¦5
§¨¦10
§¨¦605
§¨¦10
§¨¦405
§¨¦5
§¨¦210
West
Hollywood AlhambraBeverly
Hills
Bell
Manhattan Beach
Culver City
Covina
San Gabriel
El
Segundo
Lawndale Gardena La Mirada
La Habra
Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Bellflower
Norwalk
Diamond Bar
La Puente
South El
Monte
West Covina
El Monte
Pomona
Montebello
Rosemead
Industry
Baldwin Park
Pico
Rivera
Walnut
Whittier
Santa Clarita
Temple City
San Marino
Bradbury
Azusa
Sierra Madre
Arcadia
Glendora
Monrovia
Duarte
South
Pasadena
Burbank
La Canada
Flintridge
Glendale
San Fernando
Pasadena
Irwindale La
Verne
Los Angeles
San Dimas
Hawthorne Lynwood
South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park Maywood
Malibu
ParamountCompton
Vernon
Santa Monica
LE G E N D
Glendale City Boundary
Glendale Sphere of Influence
African American Majority by Dominance
Slim (gap < 10%)
Sizeable (gap 10 - 50%)
Predominant (gap > 50%)
Asian Majority by Dominance
Slim (gap < 10%)
Sizeable (gap 10 - 50%)
Predominant (gap > 50%)
Hispanic Majority by Dominance
Slim (gap < 10%)
Sizeable (gap 10 - 50%)
Predominant (gap > 50%)
White Majority by Dominance
Slim (gap < 10%)
Sizeable (gap 10 - 50%)
Predominant (gap > 50%)
No Data
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"PredominantPop_HispanicMajority,"
"PredominantPop_AsianMajority,"
"PredominantPop_HispanicMajority,"
"PredominantPop_WhiteMajority."
Map date: January 7, 2022.
Fi gu re 22 . E th n ic ity An a ly si s - Ra c ia l C on c en tr a tio n s - C ou n ty wi d e 1 0 21
Miles
CITY OF GLENDALE
GENERAL PLAN
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Disparities in Access to Opportunity
HUD developed the opportunity indicators to help in form communities about disparities in access to opportunity. The scores are based on nationally available data sources and assess residents’ access to key opportunity assets in the City. Table 71Table provi des the index scores (ranging from 0 to 100) for the following opportunity indicator indices:
• Low Poverty Index: The low poverty index captur es poverty in a given neighborhood. The poverty rate is determined at the census tract level. The higher the score, the less exposure to poverty in a neighborhood.
• School Proficiency Index: The school proficienc y index uses school-level data on the performance of 4th grade students on state exams to describe which neighborhoods have high-performing elementary schools nearby and which are near lower performing elementary schools. The higher the score, the higher the school system quality in a neighborhood. • Labor Market Engagement Index: The labor ma rket engagement index provides a summary description of the relative intensity of labor market engagement and human capital in a neighborhood.
This is based on the level of employment, labor force participation, and educational attainment in a census tract. The higher the score, the higher the labor force participation and human capital in a neighborhood.
• Transit Trips Index: This index is based on estimates of transit trips taken by a family that meets the following description: a three-person, single-parent family with income at 50% of the median income for renters for the region (i.e., the Core-Based Statistical Area (CBSA)). The higher the transit trips index, the more likely residents in that neighborhood utilize public transit. • Low Transportation Cost Index: This index is based on estimates of transportation costs for a family that meets the following description: a three-person, single-parent family with income at 50% of the median income for renter s for the region/CBSA. The higher the index, the lower the cost of transportation in that neighborhood.
• Jobs Proximity Index: The jobs proximity index quantif ies the accessibility of a given residential neighborhood as a function of its distance to all job locations within a region/CBSA, with larger employment centers weighted more heavily. The higher the index value, the better the access to employment opportunities for residents in a neighborhood. • Environmental Health Index: The environmental health index summarizes potential exposure to harmful toxins at a neighborhood level. The higher the index value, the less exposure to toxins harmful to human health. The higher the value, the better the environmental quality of a neighborhood, where a neighborhood is a census block group.
Opportunity indicators were obtained for Glendale from the HUD Affirmatively Furthering Fair Housing GIS tool. Table 71Table identifies the opportunity indica tors by race and ethnicity for the total population of Glendale and the larger region of Los Angeles-Long Beach-Anaheim.
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Table 71: Opportunity Indicators by Race/Ethnicity
Race/ Ethnicity
Low Poverty
Index
School
Proficiency
Index
Labor Market
Index
Transit Index
Low
Transportation
Cost Index
Jobs Proximity
Index
Environmental
Health Index
Glendale
White 52.60 68.93 55.87 91.05 82.02 73.83 18.77
Black 45.54 65.81 50.99 92.64 86.34 76.24 15.68
Hispanic 43.98 64.15 48.14 92.55 85.99 75.77 15.25
Asian or
Pacific
Islander
52.61 68.33 56.58 90.37 82.40 70.49 19.76
Native
American 51.91 67.91 55.93 90.73 84.00 73.46 18.70
Total
Average 49.33 67.03 53.50 91.47 84.15 73.96 17.63
Los Angeles-Long Beach-Anaheim, CA Region
White 65.19 68.03 67.43 77.63 73.13 54.59 21.35
Black 36.07 33.82 35.34 87.25 79.02 40.72 11.92
Hispanic 35.53 39.72 35.73 86.48 77.78 43.70 12.36
Asian or
Pacific
Islander
55.03 61.94 57.64 85.13 75.98 51.11 13.13
Native
American 48.40 50.70 48.58 81.04 75.36 45.88 17.68
Total
Average 48.04 50.84 48.94 83.51 76.25 47.20 15.29
Source: HUD Affirmatively Furthering Fair Housing GIS Tool, Available at: https://egis.hud.gov/affht/ As shown in Table 71Table , residents of Glendale appear to have mixed access to opportunity based on the different indices; however, access to opportunity appears only slightly tied to race/ethnicity as all residents seem to have fairly similar values. Generally, all resi dents have very high access to public transit and low transportation costs with average scores in the 90s and 80s, respectively. Likewise, all residents have high access to jobs (scores above 70). Conversely, all residents generally have high exposure to pollution from harmful toxins (scores less than 20), which indicate s that Glendale residents are especially vulnerable to harmful toxins at the neighborhood level; these toxins are likely the result of air quality impacts resulting from vehicle GHG emissions. Scores are typically average in all other categories. As noted, no one race/ethnicity dominates the high scores, but Hispanic residents do have the lowest scores in four of the seven indices.
Regionally, White residents generally have higher levels of access to opportunity for most indicators, but not all. Throughout the region, White residents had the highe st levels of opportunity related to the low poverty index, school proficiency index, l abor market index, jobs proximity index, and environmental health index.
The environmental health index at the regional level i ndicated the lowest levels of opportunity (with scores for all residents below 22). Hispanic and Black resi dents have the lowest scores for all indices but transportation related indices.
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TCAC/HCD Opportunity Area Maps
Additionally, the Department of Housing and Community Development together with the California Tax Credit Allocation Committee (TCAC) established the Californi a Fair Housing Task Force to provide research, evidence-based policy recommendations, and other st rategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD). The Task force developed the 2021 TCAC/HCD Opportunity Area Maps to unders tand how public and private resources are spatially distributed. The Task Force defines opportunities as pathways to better lives, including health, education, and employment. Overall, opportunity maps are intended to display which areas, according to research, offer low-income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health.
According to the Task Force’s methodology, the tool allocates the 20 percent of the tracts in each region with the highest relative index scores to the “Highest Resource” designation and the next 20 percent to the “High Resource” designation. Each region then ends up with 40 percent of its total tracts as “Highest” or “High” resource. These two categories are intended to help State decision-makers identify tracts within each region that the research suggests low-income families are most likely to thrive, and where they typically do not have the option to live—but might, if given the choice. The remaining tracts are then evenly divided into “Low Resources” and “Moderate Resource”. Table 72Table shows the full list of indicators. The Task Force analyzed three domains (Economic, Environmental, Education) to establish the resource category for each block group. The Economic Domain (Figure 23) analyzes poverty, level of adult education, employment rates, job proximity, and median home value in each block group, while the Education Domain (Figure 24) analyzes math/reading proficiency, high school graduation rate s, and the student poverty rate. The Environmental Domain (Figure 25) looks at the CalEnviroScreen 3. 0 Pollution indicators (Exposures and Environmental Effect indicators) and processed values. Each figure includes the locations of proposed sites to accommodate the 6
th Cycle RHNA. Comparatively, Figure 26 identifies the final resource categories of each census tract, as identified on the TCAC/HCD Opportunity Map, as well as the locations of the proposed sites to accommodate the 6th Cycle RHNA.
Table 72: Domains and List of Indicators by Factors
Domain Indicator
Economic • Poverty
• Adult education
• Employment
• Job proximity
• Median home value
Education • Math proficiency
• Reading proficiency
• High school graduation rates
• Student poverty rates
Environmental • CalEnviroScreen 3.0 pollution indicators and values Source: California Fair Housing Task Force, Methodology for TCAC/HCD Opportunity Maps, December 2020
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Table 73 identifies the resources levels by census tract and the corresponding scores for economic, educational and environmental indicators.
Table 73: Opportunity Resource Levels by Census Tract
Census Tract Resource Level Economic Score Environmental Score Educational Score
30.18.01 Moderate 0.72 0.18 0.49
3003.01 Highest 0.81 0.66 0.94
3004.00 Highest 0.77 0.44 0.94
3006.00 Highest 0.72 0.52 0.90
3007.01 Highest 0.84 0.47 0.80
3007.02 Highest 0.87 0.52 0.72
3008.00 Highest 0.77 0.41 0.92
3009.01 Highest 0.85 0.43 0.82
3009.02 Highest 0.91 0.13 0.82
3010.00 High 0.73 0.29 0.65
3011.00 High 0.83 0.47 0.55
3012.03 High 0.72 0.38 0.66
3012.04 High 0.64 0.34 0.63
3012.05 High 0.85 0.35 0.71
3012.06 Moderate 0.46 0.22 0.66
3013.00 Highest 0.91 0.40 0.71
3014.00 High 0.83 0.38 0.73
3015.01 High 0.84 0.31 0.73
3015.02 Moderate 0.35 0.13 0.73
3016.01 Moderate 0.53 0.01 0.77
3016.02 Moderate 0.63 0.03 0.79
3017.01 High 0.81 0.06 0.66
3017.02 Moderate 0.49 0.04 0.60
3018.02 Moderate 0.63 0.23 0.49
3019.00 Moderate Resource 0.67 0.20 0.55
3020.02 Moderate Resource (Rapidly
Changing)
0.57 0.33 0.53
3020.03 High 0.56 0.36 0.65
3020.04 Moderate 0.34 0.38 0.65
3021.02 High 0.81 0.38 0.66
3021.03 Moderate 0.45 0.48 0.64
3021.04 High 0.66 0.24 0.65
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Census Tract Resource Level Economic Score Environmental Score Educational Score 3022.01 Moderate 0.32 0.38 0.63
3022.02 Moderate 0.50 0.30 0.60
3023.01 Moderate 0.51 0.08 0.55
3023.02 Moderate 0.63 0.08 0.55
3024.01 High Segregation and Poverty 0.35 0.05 0.60
3025.03 Moderate Resource (Rapidly
Changing)
0.50 0.37 0.62
3025.04 Moderate 0.23 0.37 0.61
3025.05 Moderate 0.18 0.30 0.61
3025.06 High 0.73 0.40 0.61
4606.00 Highest 0.90 0.94 0.98
As shown in Figure 26 and Table 73, more than half of the census tracts in Glendale are classified as “High” or “Highest” resource. Most of the remaining census tracts are designated “Moderate” or “Moderate (Rapidly Changing” resource. Opportunity scores rise from sout h to north as shown in Figure 26, with the Tropico neighborhood categorized as High Segregation and Povert y, the Downtown area categorized as Moderate Resource or Moderate Resource (Rapidly Changing), the neighborhoods at the base of the Verdugo Mountains categorized as High Resource, and the northern neighborhoods categorized as Highest Resource. Sites to accommodate the City’s 6th Cycle RHNA are primarily located in moderate resource areas, with several in high resource areas. There are sites located within the census tract designated as a High Segregation and Poverty area.Economic Opportunity
As described above, the Fair Housing Task Force calculates economic scor es based on poverty, adult education, employment, job proximity, and median home values. According to the 2021 Task Force map presented in Figure 23, the City largely has tracts with good to more positive economic scores. As shown in Table 73, the overall economic scores in Glendale range from 0.18 to 0.91. Tracts with low and less positive economic outcomes exist along Glenoaks Boulevard in the Grandview and Glenwood neighborhoods and south of the 134 Freeway starting in the Downtown and becoming less positive (<0.25) towards the southern tip of the City in the Tropico neighborhood. There is somewhat of a correlation between the economic scores and the level of resources shown on the Opportunity Areas Map (Figure 26). As shown in Figure 27, the Jobs Proximity index is highest in western Glendale in the census tracts around San Ferando Road, which is a high-quality transit corridor. Countywide, there are lowe r economic index scores in central and south Los Angeles. The City of Glendale follows a similar to pattern to the surrounding communities, but as shown in Table 71, has less disparities between racial and ethnic groups compared to the larger region.
The Southern California Association of Governments (SCAG) local profile of Glendale lists 117,466 total jobs in Glendale in 2017, which was an increase of 20% from 20 07. The profile also states that the mean travel time was 27.9 minutes compared to 30.9 minutes for the County. According to the AI, Glendale serves as a major employment center for the region. Major empl oyers include the Glendale Adventist Medical Center, Glendale Unified School District, the City of Glendale, and Dreamworks Animation/NBC Universal.
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Educational Opportunity
The Fair Housing Task Force determines education scores based on math and reading proficiency, high school graduation rates, and student poverty rates. The City performs well with regard to education scores as shown in Figure 24. As shown in Table 73, the overall education opportunity scores in Glendale range from 0.49 to 0.98. Glendale mainly has tracts with higher education scores (0.50-0.75 and >0.75) although a tract between the Vineyard neighborhood and the Downtown has an education score of 0.25-0.50.
Residential uses in this area are largely multifamily dwellings. The SCAG local profile of Glendale shows that the kindergarten through 12th grade public school enrollment in the City decreased by 15.6% between 2000 and 2018. With approximately 20,189 students enrolled in 2018, Glendale’s student population comprised of
1.4% of the County’s total. In comparison, the 2018 population of Glendale was 2.0% of the County total population.
The City of Glendale is served by the Glendale Unified School District (GUSD) for kindergarten through 12th grade. According to the California Department of Ed ucation’s California School Dashboard, in 2019 GUSD had an enrollment of 25,789 students. The ethnic/racial make-up was: 58.4% White, 20.5% Hispanic, 11.6% Asian, 5.2% Filipino, 1.1% African American, 0.2% American Indian, 0.1% Pacific Islander, and 2.9% two or more races. A total of 72.9% of the District’s students come from socioeconomically disadvantaged backgrounds, 38.8% are English learners and 10.8% are students with disabilities.
Similar to economic opportunity, Glendale follows a similar pattern of educational opportunity to the surrounding communities, but as shown on Table 71, has less disparities between racial and ethnic groups compared to the larger region.
Environmental Opportunity
Environmental health scores are determined by the Fair Housing Task Force based on CalEnviroScreen 3.0 pollution indicators and values. The California Office of Environmental Health Hazard Assessment (OEHHA) compiles these scores to help identify California communities disproportionately burdened by multiple sources of pollution. In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight infants), CalEnviroScreen also takes into consideration socioeconomic factors. These factors include educational attainment, linguistic isolation, poverty, and unemployment. As shown in Table 73, the overall environmental scores in Glendale have a significant range from 0.01 to 0. 94. Figure 25 shows that areas adjacent to the freeways have the highest enviro nmental scores (worst). Scores generally improve north of the 134 Freeway with the Montrose nei ghborhood and Crescenta Highlands neighborhood having some of the best (lowest) scores. This pattern reflects the larger pattern for the County, with areas adjacent to freeways having the least positive environmental outcomes.
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Transportation/Transit Routes
Availability of efficient, affordable transportation can be used to measure fair housing and access to opportunities. Figure 28 shows that Glendale has high-quality transit running north-south and east-west, including the Metro Antelope Valley Line (light rail) and 12 bus routes, all of which provide efficient and affordable access to opportunities in and around the Ci ty. As shown in Table 71, the transit index score ranges from 90.37 to 92.64 and the low transportation cost index score ranges from 82.08 to 86.34. Both the transit index scores and low transportation cost index scores for the City are higher than the region with less discrepancies between racial and ethnic groups. According to All Transit, the City of Glendale has a score of
6.9 out of 10, with a score of 10 being high connectivity, access to jobs and frequency of service.55 According to the AI, transit services in Glendale in clude the Beeline local transit system and the services provided by the Los Angeles County Metropolitan Transportation Authority (MTA). These systems combine to provide frequent transit service on many key streets in downtown Glendale. Transit service is offered at least every 10 minutes on Brand Boulevard, Centra l Avenue, San Fernando Road, Glendale Avenue, and Broadway. The Beeline system consists of seven fixed routes serving Glendale and two express routes with service from the Glendale’s train station known as the Glendale Transportation Center (GTC) to downtown Glendale as well as to Grand Central Business Distri ct. The Beeline system provides greater service frequency on the most heavily used local streets.
GTC, located at 400 West Cerritos Avenue hosts Metrolink and Amtrack train service. GTC serves as a central transportation hub for Glendale, and is within walking distance of the City’s “transit-oriented” affordable housing developments. Several public transportation systems, including Amtrak, Metrolink, Greyhound, Metro, and the Glendale Beeline, utilize GTC. In addition, the City provides Dial-A-Ride service to seniors and persons with disabilities.
As described in the AI, despite this network of high frequency transit services, many residents in Glendale find transit services inadequate, or are unaware of the level of service actually provided. Many people who are likely to use public transit are concentrated in the southern part of the City. In order to serve this significant population of bus patrons, most of the bus routes in the City pass through or are concentrated in these areas.
Some areas such as Chevy Chase Canyon, the La Crescenta area, and northwest Glendale are more than ¼-mile from a bus route. It is difficult to extend publ ic transportation to these areas because of low housing densities.
55 AllTransit, https://alltransit.cnt.org/metrics/?addr=Glendale%2C+CA, accessed December 22, 2021. 493 of 2045
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Findings
Overall, it appears that residents in Glendale have va rying levels of access to opportunities, and access to opportunity is not correlated to the location of specia l groups, like persons with disabilities, female-headed households, or seniors. Access to opportunity does appear correlated to race/ethnicity, with White residents having higher levels of access to opportunity than non -White residents. This pattern generally mirrors the region, where overall White residents do appear to have higher levels of access to opportunity. However, compared to the region, the City of Glendale has much less discrepancy of access to opportunities between racial and ethnic groups. In Glendale, residents located in census tracts adjacent to freeways are impacted by environmental toxins, largely a result of vehicl e emissions from congested roadways. The City has proactively planned to allow for new development in low and moderate resource areas specifically to improve access to opportunities. Sites to accommodate the City’s 6th Cycle RHNA, including its lower-income units, are distributed between low and moder ate resource areas. New residential development in the City is envisioned to provide new safe residential housing units. Moreover, by bringing additional residential units within high quality transit areas, the City strives to reduce vehicle miles traveled, reduce GHG emissions, and improve air quality, thereby working to improve access to higher levels of environmental health.
Discussion of Disproportionate Housing Needs
The analysis of disproportionate housing needs with in Glendale evaluated existing housing need, needs of the future housing population, and units within the co mmunity at-risk of converting to market-rate (of which there are 373 units). HUD requires all grantees to compare and assess the burdens for housing for different groups in the community. A disproportionately greater burden exists when the members of a particular group experience a housing problem at a greater rate (90 percent or more) than the group as a whole.
The four HUD-designated housing problems include when a 1) housing unit lacks complete kitchen facilities; 2) housing unit lacks complete plumbing facilities; 3) household is overcrowded; and 4) household is cost burdened. Households are considered to have a housing problem if they experience at least one of the above. Table 74 summarizes the demographics of households with disproportionate housing needs in the City and region. As shown in Table 74, Glendale has a slightly higher percentage of residents experiencing housing problems compared to the region. For both the City and the region as a whole, non- White households are more likely to experience at least one of the housing problems than White households. However, there is less disparity between racial and ethnic groups in the City of Glendale than in the region as a whole.
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Table 74: Demographics of Households with Disproportionate Housing Needs Housing Needs Glendale Los Angeles-Long Beach-Anaheim, CA Region
Households
experiencing any of 4
housing problems
# with
problems
#
households
% with
problems
# with
problems
# of
households
% with
problems
Race/Ethnicity
White 26,000 47,325 54.94% 710,485 1,741,265 40.80%
Black 578 1,137 50.84% 186,785 332,330 56.20%
Hispanic 6,740 11,170 60.34% 924,105 1,458,220 63.37%
Asian or Pacific Islander 5,110 10,714 47.69% 312,775 666,628 46.92% Native American 79 114 69.30% 4,655 9,535 48.82%
Other 659 1,708 38.58% 44,255 90,895 48.69%
Total 39,175 72,185 54.27% 2,183,075 4,298,855 50.78%
Household Type and Size
Family households, <5
people
22,640 44,250 51.16% 1,029,920 2,301,365 44.75%
Family households, 5+
people
3,990 5,580 71.51% 434,995 628,630 69.20%
Non-family households 12,545 22,355 56.12% 718,155 1,368,880 52.46% Households
experiencing any of 4
severe housing
problems
# with
severe
problems
#
households
% with
severe
problems
# with
severe
problems
# of
households
% with
severe
problems
Race/Ethnicity
White 17,200 47,325 36.34% 387,770 1,741,265 22.27%
Black 324 1,137 28.50% 115,450 332,330 34.74%
Hispanic 4,445 11,170 39.79% 649,345 1,458,220 44.53%
Asian or Pacific Islander 2,825 10,714 26.37% 189,350 666,628 28.40% Native American 49 114 42.98% 2,645 9,535 27.74%
Other 434 1,708 25.41% 26,215 90,895 28.84%
Total 25,285 72,185 35.03% 1,370,770 4,298,855 31.89%
Source: HUD Affirmatively Furthering Fair Housing (AFFH) Database, 2020.
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Future Growth Need
The City’s future growth need is based on the RHNA, which allocates production of 3,439 very low and 2,163 low-income units to the City for the 2021-2029 planning period. Figure 3 shows that affordable units are well dispersed throughout the community and do not present a geographic barrier to obtaining affordable housing.
Appendix A of this Housing Element shows the City’s ability to meet its 2021-2029 RHNA need at all income levels. This demonstrates the City’s ability to accommodate the anticipated future affordable housing needs of the community.
Existing Need
As described earlier in this Background Report, the City has a history of working with affordable housing developers to help facilitate the dev elopment of housing for lower income households. Glendale has 1,096 deed-restricted units, representing approximately 1.4% of the City’s housing stock. The City actively works with affordable housing developers to identify and evaluate potential sites and to expand opportunities for lower income households throughout Glendale. The Ci ty continues to encourage development of 15% affordable housing in conjunction with development of market-rate housing (i.e. inclusionary zoning).
Cost Burden
A household is considered cost burdened if the household pays more than 30% of its total gross income for housing costs. For renters, housing co sts include rent paid by the tenant plus utilities. For home owners, housing costs include mortgage payment, taxes, insurance, and utilities. As discussed in the Background Report, as with most communities, the location of the home is one of the biggest factors with regard to price.
As discussed previously in the Background Report, 57% of renters in Glendale overpay for housing (Table 24). The majority of renters that overpay are in the lower income groups, with 81% in the extremely low- income group and 55% in the very low-income group severely overpaying for housing (over 50% of their monthly income). As shown in Figure 29, these rent ers are located throughout the City, with increased concentrations in census tracts located in western Glendale. Overall, these c ensus tracts have a higher percentage of households in renter-occupied housing units and include more multi-family housing. As shown in Table 24 of the Background Report, 37% of homeowners overpay for housing. 75% of extremely low- income owners and 48% of very low-income owners are severely overpaying. 50% of all households in Glendale overpay for housing. Figure 30 shows the concentrations of cost burden on home owners in the City of Glendale. Similar to renters that overpay, these homeowners are located throughout the City.
The average rate of residents experiencing severe housing cost burden is 22.87% across the region.
Discrepancies across race/ethnicity or family type are much lower for severe cost burden than for housing problems or severe housing problems in the region.
56 However, in the region, Hispanic and Black households are most likely to experience severe housing cost burden. As shown in Table 74, Hispanic households in the City and larger regions are the most likely to experience housing problems, including cost burden. Figures 31 and 32 show the concentrations of cost burden by renter and home owners Countywide. As seen in the figures, there are concentrations of cost burdened renters and homeowners Countywide.
56 HUD Affirmatively Furthering Fair Housing (AFFH) Database, 2020. 496 of 2045
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Overcrowding
Typically, a housing unit is considered overcrowded if there is more than one person per room and severely overcrowded if there are more than 1.5 persons per room. As described in Table 16 in the Background Report, 3.1% of owner-occupied homes and 6.6% of renter-occupied homes are overcrowded, and a total of
5.5% of all households in Glendale are overcrowded. As shown in Table 17 of the Background Report, the average household size in Glendale was 2.90 persons in 2019. Figure 33 shows the concentration of overcrowded households in Glendale. Two census tracts, 3017.02 and 3025.05 have over 20% of households which are overcrowded. As shown in Figure 34, the more racially/ethnically diverse central and south Los Angeles County has a significantly higher concentration of overcrowded households than other areas of the County. The AI concluded that while there was a high percentage of overcrowded households in Glendale, it is comparable to overcrowding in the region. In comparison, in 2017, 24 percent of occupied housing in Glendale was considered overcrowded and 23 percent of households in Los Angeles County were considered overcrowded.
Substandard Housing
Typically, housing over 30 years of age is more likely to have rehabilitation needs that may include plumbing, roof repairs, electrical repairs, foundation rehabilitation, or other significant improv ements. As discussed in Section 3 of the Background Report, the 2015-2019 ACS data indicates that only a third of the housing in the City is less than 50 years old; 36.6% of units were built in 1970 or later. The majority (63.4%) of housing units were built prior to 1970, with 30.6% built prior to 1950. A citywide housing conditions survey was last performed in 2019 and indicated at the time that approx imately 2% of housing units were in need of maintenance and rehabilitation while 0% of housing unit s were in need of replacement. The City’s Building and Safety Division has estimated that 2% of housing units are currently in need of substantial rehabilitation or replacement. To address the deterioration of the housing stock, property rehabilitation programs are made available to property owners. Code enforcement staff works closely with housing staff to refer eligible properties and property owners to financial assist ance programs. Currently, the City administers home rehabilitation programs that provide home repai r grants and loans to lower and moderate income homeowners whose homes need improvement.
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Persons Experiencing Homelessness
As discussed in Section 3 of the Background Report, the 2020 Point-In-Time Report identified 169 people in the City of Glendale experiencing homelessness, representing 0.3% of Los Angeles County’s total homeless count (63,706 individuals). 75 of t he homeless individuals in the City were unsheltered. There was a 30% decrease in the number of homeless individuals in the City from 2019 to 2020. From the 2016 to the 2020 Homeless Count, there was an increase of homeless individuals counted in Los Angeles County from 39,600 to 63,706, which is a 60.9% increase. Primarily, the increase from 2016 to 2021 in the County was unsheltered individuals, which increased from 30,753 individuals in 2016 to 46,090 individuals in 2020.
According to the AI, recent reports from service providers demonstrate a large homeless at-risk population in Glendale. Households at-risk are comprised of families with children, seniors, and single adults living below the poverty level. Provision of social services is one key to addressing barriers to self-sufficiency and providing support to households who continue to need services throughout their lives. Among the following agencies, the Salvation Army, Door of Hope, Arme nian Relief Society, YWCA of Glendale and Catholic Charities operates a homeless prevention case management program through which families and disabled or elderly individuals who have received an eviction or utility disconnect notice are eligible for one-time direct financial assistance. The Salvation Army Glendale Corps also provides limited food services to families in poverty.
As described in the AI, the Section 8 Housing Choice Voucher program, as well as the development of affordable rental and ownership projects, prevents homelessness through the provision of long-term affordable housing and in some cases linkages to on- going supportive services. In 2019, the Glendale Housing Authority applied for and was awarded 14 Mainst ream Section 8 Vouchers from HUD. These are special vouchers designated from non-elderly, developm entally disabled clients. All 14 of the special use vouchers have been utilized for this clientele. Permanent Supportive Housing, including Shelter Plus Care, also provides affordable housing along with intensive case management to serve disabled homeless persons who would not otherwise be able to maintain housing. Fair housing education is a supplemental resource that is provided to educate renters about their rights and responsibilities.
Findings
“Disproportionate housing needs” generally refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area. Based on input from the community and the Assessment of Impediments to Fair Housing Choice, the most disproportionate housing needs in Glendale include seniors, who may need additional support connecting to fair housing resources.
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CITY OF GLENDALE
GENERAL PLAN
Fi gu re 23 . T CA C E c on o m ic S c or e b y Ce n su s Tra c t 1 0 1½
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CITY OF GLENDALE
GENERAL PLAN
Fi gu re 24 . T CA C E d uc a ti on a l Sc o re b y C e ns u s Tr a ct 1 0 1½
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0.50 - 0.75
0.25 - 0.50
<0.25 (Less Positive
Environmental Outcomes)
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"TCAC_OpportunityAreas_Tract_2021."
Map date: January 5, 2022.
CITY OF GLENDALE
GENERAL PLAN
Fi gu re 25 . T CA C E n vi ro n m en ta l S co re by C e n su s Tra c t 1 0 1½
Miles
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Los Angeles
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UV2
UV134
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UV134
LE G E N D
Glendale City Boundary
Glendale Sphere of Influence
Other Incorporated Areas
Sites Suitable for All Income Levels
!( Downtown Specific Plan (>0.5 ac)
!( Mixed Use:
Commercial/Residential (SFMU)
!(
Mixed Use:
Industrial/Commercial-
Residential (IMU-R)
!( Proposed Project (A)
Opportunity Areas
Highest Resource
High Resource
Moderate Resource (Rapidly
Changing)
Moderate Resource
Low Resource
High Segregation and Poverty
Missing or Insufficient Data
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"TCAC_OpportunityAreas_Tract_2021."
Map date: January 5, 2022.
CITY OF GLENDALE
GENERAL PLAN
Fi gu re 26 . T CA C O p p or tu n ity Ar ea s b y C e ns u s Tr a ct 1 0 1½
Miles
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Los Angeles
Unincorporated
UV134
UV2
UV134
§¨¦5
§¨¦210
UV134
LE G E N D
Glendale City Boundary
Glendale Sphere of Influence
Other Incorporated Areas
Sites Suitable for All Income Levels
!( Downtown Specific Plan (>0.5 ac)
!( Mixed Use:
Commercial/Residential (SFMU)
!(
Mixed Use:
Industrial/Commercial-
Residential (IMU-R)
!( Proposed Project (A)
Index Score
> 80 (Closest Proximity)
61 - 80
41 - 60
20 - 40
< 20 (Furthest Proximity)
No Data
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"JobsProximityIndex_BlockGrp_2014_17." Map date: January 5, 2022.
CITY OF GLENDALE
GENERAL PLAN
Fi gu re 27 . J ob s P ro x im it y In d ex b y B lo c k G ro u p 1 0 1½
Miles
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B u r b a n kB u r b a n k
L a C a n a d aL a C a n a d a
F l i n t r i d g eF l i n t r i d g e
P a s a d e n aP a s a d e n a
U n i n c o r p o r a t e dU n i n c o r p o r a t e d
L o s A n g e l e s C o u n t yL o s A n g e l e s C o u n t y L o s A n g e l e sL o s A n g e l e s
L o s A n g e l e sL o s A n g e l e s
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SanFernandoRd
LosAngelesRiver
Verdugo Wash
UV2
UV2
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UV134
Foothill Blvd
York Blvd
N
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Eagle Rock Blvd
E Colorado St
la Tuna Canyon Rd
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Canada Blvd
§¨¦5
§¨¦5
§¨¦210
Honolulu Ave
la Crescenta Ave
Lowell Ave
N Glendale Ave
Pennsylvania Ave
Western Ave
Sources: City of Glendale; Los Angeles County.
Map date: January 5, 2022.
CITY OF GLENDALE
GENERAL PLAN
F i g u r e 2 8 . T r a n s i t R o u t e s
1 0 1½
Miles
L E GE N D
Glendale City Boundary
Glendale Sphere of Influence
Other Incorporated Areas
Sites Suitable for All Income Levels
!( Downtown Specific Plan (>0.5 ac)
!( Mixed Use: Commercial/Residential
(SFMU)
!( Mixed Use: Industrial/Commercial-
Residential (IMU-R)
!( Proposed Project (A)
Route 28
Route 90
Route 92
Route 94/794
Route 96
Route 180
Route 183
Route 201
Route 501
Route 603
Route 685
Route 780
Transit Routes and Stations
"M Glendale Transportation Center
Amtrak Line
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Displacement Risk
As mentioned, there are 373 deed-restricted affordable units currently at-risk of converting to market-rate within the next 10 years. Most of the City’s affo rdable housing stock has an expiration date beyond the planning period. The City also has a number of units which are affordable to lower income families but are not deed-restricted. As described earlier in this Background Report, the City plans to accommodate the large majority of its 2021-2029 RHNA allocation on parcels designated for mixed-use development, with a focus on new development along the City’s major transportati on corridors and near activity centers, which have good access to transportation facilities, amenities, and infr astructure. Moreover, given that the majority of new residential development will happen in areas envisioned to support mixed-use development, it is expected that residential uses will be developed alongside complementary commercial and civic uses, which will help facilitate bringing jobs and housing closer together.
As shown in Figure 35, census tracts in the southern tip of the City, including the Tropico neighborhood are designated “Low-Income/Susceptible to Displacement”. Other census tracts in west Glendale are designated as either “Early/Ongoing Gentrification” or “Advanced Gentrification”. The census tracts in east Glendale are designated as either “As Risk of Becoming Exclusive” or “Stable/Advanced Exclusive”. There are several census tracts in the City that are “Stable Moderate/Mixed Income” as well, particularly in the Downtown area.
Figure 36 shows the census tracks in Glendale are des ignated as “Sensitive Communities” that would potentially displace existing residents due to redevel opment. As shown in Figure 36, census tracts in the western portion of the City are considered “Sensiti ve Communities” where residents may be particularly vulnerable to displacement in the event of increased redevelopment and shifts in housing costs. Communities were designated sensitive if they currently have populat ions vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost. Vulnerability is defined as share of very low- income residents is above 20% in 2017 and the tract meet s one other criteria related to renters, diversity, and housing burden.
The City recognizes that even though it has identified sufficient land to accommodate its RHNA allocation at all income levels, there is still t he potential for economic displacement because of new development and investment. This “knock-on” effect can occur at any time, and it can be challenging for the City to predict market changes and development patterns which have the potential to impact rental rates and sales prices for housing available in the marketplace. To date, the City has no evidence that new development (affordable or market-rate) has resulted in ec onomic displacement. However, the City recognizes that economic displacement might occur in the future and has developed Program 7B to study and address potential issues related to displacement.
The City has also considered the risk of displacement specifically for protected classes, including persons with disabilities, female-headed households, seniors, and non-White residents (as discussed previously throughout this Background Report). As discussed above, Program 7B has been included in the City’s Housing Plan to study and address issues related to future displacement, and the City remains committed to maintaining its existing affordable housing stock, which includes affordable units throughout the City.
To the extent that future development occurs in areas where there is existing housing, all housing must be replaced according to SB 330’s replacement housing provisions (Government Code Section 66300). SB 330 also provides relocation payments to existing low-inco me tenants. The State has also adopted “just cause” eviction provisions and statewide rent control to protect tenants from displacement.
There have been past community efforts to pass a rent stabilization ordinance. While these efforts have not been successful, the City Council adopted Ordinance #5922, known as the Rental Rights Program, which took effect March 14, 2019 and was created to provi de housing stability and to mitigate the impact of displacement for Glendale residents. The Program is comprised of 3 components including Just Cause Eviction, Relocation Assistance and Right to Lease.
• Just Cause Eviction: Addresses the twelve (12) legal reasons for eviction and other issues relating 511 of 2045
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to the termination of a tenancy.Relocation Assistance: Tenants are eligible for relocation assistance when a tenant elects to vacate a unit in response to a rent increase that increases the rent by more than 7% of the rent that was in place at any time during the 12 month period preceding the effective date of the rent increase. Right to Lease: Requires landlords to offer a lease with a minimum term of 1 year to prospective tenants and current tenants who are issued rent increases.
Research has shown that low-income renter populati ons are disproportionately exposed to environmental hazards and that housing tenure is a telling determinant of social vulnerability to disasters. Renters bear the brunt of the existing affordable housing shortage, an d their adaptive capacity to cope and recover from the impacts of environmental hazards may be reduced due to systemic inequities and limited resources. As discussed in the Constraints section under Environm ental Constraints, environmental hazards affecting residential development in the City include geologic and seismic conditions, as well as wildfire, which provide the greatest threat to the built environment, and aircraft accident. More than half of the City lies within Very High Fire Hazard Severity Zones (VHFHSZ). In order to reduce the risk, new development must comply with applicable City requirements for fuel modification zones, fire-safe site design principals, and other fire prevention activities. The Glendale Local Hazard Mitigation Plan and Glendale Safety Element contain details and programs on emergency preparedness and aviation disaster response. Liquefaction and other seismic- related issues are addressed by the State Universal Building Code (UBC).
Findings
The City is committed to making diligent efforts to engage underrepresented and disadvantaged communities in studying displacement. Program 7B details efforts the City will take to engage these communities during the planning period.
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6C. Sites Inventory
AB 686 requires that jurisdictions identify sites throughout the community in a manner that is consistent with its duty to affirmatively further fair housing. The site identification includes not only an analysis of site capacity to accommodate the RHNA (provided in this section), but also considers whet her the identified sites serve the purpose of replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity. This section analyzes the role of all sites, regardless of income le vel, in assisting to affirmatively further fair housing.
However, special attention is paid to those sites identified to accommodate a portion of the City’s lower- income RHNA to ensure that the City is thinking care fully about how the development of new affordable housing options can promote patterns of equality and inclusiveness.
The location of the City’s affordable housing is the resu lt of a combination of fa ctors, including financial feasibility and topographical considerations. Much of the land in the northern half of the City is comprised of steep hillside areas, which is also located within a Very High Fire Hazard Severity Zone. The topography of northern Glendale makes the area much more suitable for low density market-rate single family development.
SEGREGATION/INTEGRATION
As previously stated, the City finds that there are no existing deliberate patterns of segregation by race and ethnicity, persons with disabilities, familial status, ag e, or income; however, the City finds that there have been historic patterns of segregation, including by race and ethnicity, that must be recognized and considered. To address its history, the City Council has directed Staff to complete a historical context statement for the City of Glendale. Many cities utilize historic context statements as an organizing structure for grouping information about historic properties that share a common theme, place, and time. A historic context statement is not intended to be a comprehensive history, but rather, it focuses on describing those historical development patterns within which the significance of resources can be understood. There can be differing themes for historic context statements, including race/ethnicity; the City of Glendale has requested that the historical context statement focus on the theme of race/ethnici ty, with the following subsections:
African American, Latinx, Eastern Asia n, and Western Asian. This is so as to not dilute the history and understanding of each group. As the City works to wards understanding and acknowledging its past, it has also launched a year-long series of educational programming through the Library, Arts & Culture Department.
This series seeks to enhance and elevate culturally diverse artistic voices and bring additional focus on systematic racism by amplifying cultural voices th rough a lens of diversity, equity, and inclusion. These programs will occur in conjunction with such commemorations as Hispanic Heritage Month, Black History Month, Armenian Genocide Remembrance, Asian American and Pacific.
However, in the Housing Element Survey, the surveys identified the biggest problem of housing discrimination and witnessed discrimination factor as race and ethnicity. Additionally, the AI did conclude that the City has experienced segregated housing patterns; both self-selected and steering practices for minority renters has been an issue. The City will continue to work to expand its housing stock to accommodate a range of housing options and income levels and look for ways to disperse its affordable housing stock to different areas of the City.
As described throughout this Housing Element, the City is committed to supporting the development of housing to promote a balanced and integrated community . This is highlighted in Table 67 in the Housing Resources chapter, as the City has identified a surplus of sites and excess development capacity for housing for all income levels.
Figure 6 shows the sites identified to meet Glendale’s RHNA allocation in relation to racial/ethnic diversity.
As shown, proposed lower income RHNA sites (underutilized mixed-use sites and sites within the Downtown Specific Plan allowing for densities of at least 30 du/ ac) are located throughout the community and are not concentrated in areas of low diversity. The majority of sites are located in areas of moderate to high diversity, and no sites are located in areas of lower diversity.
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Figure 7 shows the sites designated to meet Glendale’s RHNA allocation in relation to the concentration of persons with disabilities. As shown, proposed lower income RHNA sites (underutilized mixed-use sites and sites within the Downtown Specific Plan allowing for densities of at least 30 du/ac) are located throughout the community and are not concentrated in areas with high proportions of persons with disabilities. The majority of sites are located in census tracts with 10-20% of residents indicating a disability. Additionally, the City’s mixed-use areas are located near transit corridors and activity centers, which also benefits persons with disabilities. However, these sites are not concentrated in areas with already high levels of disability. The locations of sites designated to meet the City’s lower income RHNA allocation are not expected to contribute to patterns of isolation or segregation for persons with disabilities.
Figure 8 shows the sites designated to meet Glendale’s RHNA allocation in relation to female-headed households. As shown, proposed lower income RHNA sites (underutiliz ed mixed-use sites and sites within the Downtown Specific Plan allowing for densities of at least 30 du/ac) are located throughout the community and are not concentrated in areas with high levels of female-headed households. The locations of sites designated to meet the City’s lower income RHNA alloca tion are not expected to contribute to patterns of isolation or segregation for female-headed households.
Figure 9 shows the sites designated to meet Glendale’s RHNA allocation in relation to concentration of senior residents. As shown, proposed lower income RHNA sites (underutilized mixed-use sites and sites within the Downtown Specific Plan allowing for densities of at least 30 du/ac) are located throughout the community and are not concentrated in areas with high proportions of senior residents. Most sites are located in areas with low levels of senior residents (less than 20%) and some sites are located in areas where seniors make up 20-25% of the population. However, these areas (located generally along San Fernando Road and in the Downtown) are also good locations for seniors because they provide easy access to goods and services and are located near transportation facilities and activity centers. The locations of sites designated to meet the City’s lower income RHNA allocation are not expected to contribute to patterns of isolation or segregation for senior households.
Figure 10 shows the sites designated to meet Glendale’s RHNA allocation in relation to median household income. As shown, proposed lower income RHNA site s (underutilized mixed-use sites and sites within the Downtown Specific Plan allowing for densities of at least 30 du/ac) are located throughout the community and are not concentrated in areas with low median hous ehold income. Some candidate sites are located in the City’s lowest median household income census tr acts, but the overall distribution is spread amongst census tracts with varying levels of median household income. The location of new development to meet the City’s lower income RHNA is not expected to contribute to patterns of isolation or segregation for lower income households.
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R/ECAPS
The City does not have any racially or ethnically concentrated areas of poverty and the identification of sites to accommodate the City’s RHNA is not expected to alter this finding. There is one census tract in the City that is considered a racially concentrated area of affluence (census tract 3014.00). There are no candidate sites located in that census tract.
ACCESS TO OPPORTUNITY
Some of the City’s suitable sites are located within Census Tract 3024.01 in the Tropico neighborhood, which is considered an area with High Segregation and Povert y (see Figure 26). The introduction of new mixed- use development in this area will help to create more housing affordable to households at lower income levels, introduce new residents to an area which can contribute to higher neighborhood stability, and expand opportunities for people to live and work in the same area. Taken together, new mixed-use development in this area, which is focused on underutilized commercial sites, will help to diversify the land use pattern without displacing existing residents. The Housing Plan includes Program 2D, “Neighborhood Target Areas”. The goal of this program is to improve the quality of life throughout Glendale, with a focus on neighborhoods that contain lower income census tracts, such as South and West Glendale. The City intends to prepare and adopt a Community Plan for West Glendale to guide l and use and transportation decisions in the area and encourage investment and revitalization in the project area.
To help support the addition of new development in high resource areas, the City has included Program 1F, which promotes the opportunity to develop accessory dwelling units throughout the community.
DISPLACEMENT RISK
Figure 29 shows the sites designated to meet the lower income RHNA allocation for Glendale (underutilized mixed-use sites and sites within the Downtown Specific Plan allowing for densities of at least 30 du/ac) in relation to percent of renter households overburdened by housing costs, by census tract. A number of sites are located in census tracts with high levels of r enter households overburdened by housing costs (60-80%) and four sites (located within the Tropico neighborhood) are located in the census tracts with the highest levels of homeowner households overburdened by housing costs (>80%). Fi gure 30 shows the sites proposed to meet Glendale’s lower income RHNA allocation (underutilized mixed-use sites and sites within the Downtown Specific Plan allowing for densities of at least 30 du/ac) in relation to percent of homeowner households overburdened by housing costs, by census tract. The intent of introducing new residential development in these areas (at locations currently developed with commercial uses) is to add new housing to desirable areas and provide a range of housing choices at different prices to current and future residents.
The sites designated to accommodate the City’s lower income RHNA are not currently developed with residential uses and are not expected to displace current residents. However, t he City recognizes that economic displacement might occur in the future and has developed Program 7B to study and address potential issues related to displacement.
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SITE ANALYSIS FINDINGS
To accommodate the City’s RHNA allocation, the City undertook a robust analysis of existing site conditions, including an evaluation of existing development on the si te, the age of the existing st ructure, site utilization (FAR), historic development patterns and trends, any known constraints to development, ownership patters, and overall development feasibility. The City promotes high-density residential development in stand-alone and mixed-use formats through out the City, with a special focus on higher density housing along transit corridors and around activity centers, including Downtown Glendale. These areas allow and incentivize higher density residential and mixed-use development at the densities needed to stimulate affordable housing development, and the City has seen a history of development pursuing density bonus opportunities in order to achieve higher densities. The City’s lower RHNA needs are largely accommodated in these locations which do not represent extremely concentrated racial or ethnic populations, persons with disabilities, female- headed households, senior households, or low-income households. However, the City has included a program to encourage additional development of lower in come units throughout the community through its accessory dwelling unit program. For these reasons, the City finds that the sites proposed to accommodate its RHNA allocation do not unduly burden existing ar eas of concentrated racial or ethnic homogeneity, poverty, or other characteristics. Moreover, the sites affirmatively further fair housing by helping to stimulate investment in areas where additional people and pl ace-based opportunity is desired, and where new residential and/or mixed-use development can help to improve some of the opportunity level characteristics discussed earlier in this section.
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Los Angeles
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UV134
UV2
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§¨¦210
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LE G E N D
Glendale City Boundary
Glendale Sphere of Influence
Other Incorporated Areas
Sites Suitable for All Income Levels
!( Downtown Specific Plan (>0.5 ac)
!( Mixed Use:
Commercial/Residential (SFMU)
!(
Mixed Use:
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Residential (IMU-R)
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Percent of Renter Households
for whom Gross Rent (Contract
Rent Plus Tenant-Paid Utilities)
is 30% or More of Household
Income
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%
No Data
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"Overpayment_Tract_2015_19:" Map date: January 5, 2022.
CITY OF GLENDALE
GENERAL PLAN
Fi gu re 29 . C os t- B ur de n e d Re n te r H ou s eh o ld s b y C en s us Tr ac t 1 0 1½
Miles
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Los Angeles
Los Angeles
Unincorporated
UV134
UV2
UV134
§¨¦5
§¨¦210
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LE G E N D
Glendale City Boundary
Glendale Sphere of Influence
Other Incorporated Areas
Sites Suitable for All Income Levels
!( Downtown Specific Plan (>0.5 ac)
!( Mixed Use:
Commercial/Residential (SFMU)
!(
Mixed Use:
Industrial/Commercial-
Residential (IMU-R)
!( Proposed Project (A)
Percent of Owner Households
with Mortgages whose Monthly
Owner Costs are 30% or More
of Household Income
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%
No Data
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"Overpayment_Tract_2015_19." Map date: January 5, 2022.
CITY OF GLENDALE
GENERAL PLAN
Fi gu re 30 . C os t- B ur de n e d O wn e r Ho u se h o ld s by Ce n su s Tra c t 1 0 1½
Miles
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UV2
§¨¦210
§¨¦5
§¨¦5
§¨¦10
§¨¦110
A N G E L E S N A T I O N A L F O R E S T
UV60
UV57
UV57
UV170
UV2
UV118
UV134
UV60
§¨¦110 §¨¦710
§¨¦5
§¨¦10
§¨¦605
§¨¦10
§¨¦405
§¨¦5
§¨¦210
West
Hollywood AlhambraBeverly
Hills
Bell
Manhattan Beach
Culver City
Covina
San Gabriel
El
Segundo
Lawndale Gardena La Mirada
La Habra
Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Bellflower
Norwalk
Diamond Bar
La Puente
South El
Monte
West Covina
El Monte
Pomona
Montebello
Rosemead
Industry
Baldwin Park
Pico
Rivera
Walnut
Whittier
Santa Clarita
Temple City
San Marino
Bradbury
Azusa
Sierra Madre
Arcadia
Glendora
Monrovia
Duarte
South
Pasadena
Burbank
La Canada
Flintridge
Glendale
San Fernando
Pasadena
Irwindale La
Verne
Los Angeles
San Dimas
Hawthorne Lynwood
South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park Maywood
Malibu
ParamountCompton
Vernon
Santa Monica
LE G E N D
Glendale City Boundary
Glendale Sphere of Influence
Percent of Renter Households for
whom Gross Rent (Contract Rent Plus
Tenant-Paid Utilities) is 30% or More
of Household Income
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%
No Data
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"Overpayment_Tract_2015_19:"
Map date: January 7, 2022.
Fi gu re 31 . C os t- B ur de n e d Re n te r H ou s eh o ld s b y C en s us Tr ac t - Co u n ty wi d e 1 0 21
Miles
CITY OF GLENDALE
GENERAL PLAN
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UV2
§¨¦210
§¨¦5
§¨¦5
§¨¦10
§¨¦110
A N G E L E S N A T I O N A L F O R E S T
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UV57
UV57
UV170
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Hills
Bell
Manhattan Beach
Culver City
Covina
San Gabriel
El
Segundo
Lawndale Gardena La Mirada
La Habra
Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Bellflower
Norwalk
Diamond Bar
La Puente
South El
Monte
West Covina
El Monte
Pomona
Montebello
Rosemead
Industry
Baldwin Park
Pico
Rivera
Walnut
Whittier
Santa Clarita
Temple City
San Marino
Bradbury
Azusa
Sierra Madre
Arcadia
Glendora
Monrovia
Duarte
South
Pasadena
Burbank
La Canada
Flintridge
Glendale
San Fernando
Pasadena
Irwindale La
Verne
Los Angeles
San Dimas
Hawthorne Lynwood
South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park Maywood
Malibu
ParamountCompton
Vernon
Santa Monica
LE G E N D
Glendale City Boundary
Glendale Sphere of Influence
Percent of Owner Households with
Mortgages whose Monthly Owner
Costs are 30% or More of Household
Income
< 20%
20 - 40%
40 - 60%
60 - 80%
> 80%
No Data
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"Overpayment_Tract_2015_19:"
Map date: January 7, 2022.
Fi gu re 32 . C os t- B ur de n e d O wn e r Ho u se h o ld s by Ce n su s Tra c t - C o u nt yw i de 1 0 21
Miles
CITY OF GLENDALE
GENERAL PLAN
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524 of 2045
!(
!(
!( !(
!(!(
!(
!( !(
!(
!(
!(!(
!(!(
!(
!(!(
!(
!(!(!(!(
!(!(!( !(!(!(
!(!(!(
!(!( !(
!(
!(!(!(
!(
!( !(
!(!(
!(
!(
!(!(
!(!(!(
!(!( !(!(
!(
!(!(
!(!(
!(
!( !(
!(
!(
!(!(
!(
UV2
§¨¦210
§¨¦5
Alhambra
South
Pasadena
Burbank
La Canada
Flintridge
G l e n d a l e
Pasadena
Los Angeles
Los Angeles
Unincorporated
UV134
UV2
UV134
§¨¦5
§¨¦210
UV134
LE G E N D
Glendale City Boundary
Glendale Sphere of Influence
Other Incorporated Areas
Sites Suitable for All Income Levels
!( Downtown Specific Plan (>0.5 ac)
!( Mixed Use:
Commercial/Residential (SFMU)
!(
Mixed Use:
Industrial/Commercial-
Residential (IMU-R)
!( Proposed Project (A)
Percentage of Households that
are Overcrowded
< 8.2% (Statewide Average)
8.2 - 12%
12 - 15%
15 - 20%
> 20%
Percentage of Households that
are Severely Overcrowded
>0 - 5%
5% - 20%
>20%
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"OvercrowdedHouseholds_Tract,"
"OvercrowdedHouseholds_Severe_Tract"
Map date: January 5, 2022.
CITY OF GLENDALE
GENERAL PLAN
Fi gu re 33 . O ve r cr ow d ed Ho u se h ol d s by C e n su s Tra c t 1 0 1½
Miles
525 of 2045
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526 of 2045
UV2
§¨¦210
§¨¦5
§¨¦5
§¨¦10
§¨¦110
A N G E L E S N A T I O N A L F O R E S T
UV60
UV57
UV57
UV170
UV2
UV118
UV134
UV60
§¨¦110 §¨¦710
§¨¦5
§¨¦10
§¨¦605
§¨¦10
§¨¦405
§¨¦5
§¨¦210
West
Hollywood AlhambraBeverly
Hills
Bell
Manhattan Beach
Culver City
Covina
San Gabriel
El
Segundo
Lawndale Gardena La Mirada
La Habra
Heights
Downey
Santa Fe
Springs
Commerce
Monterey Park
Bellflower
Norwalk
Diamond Bar
La Puente
South El
Monte
West Covina
El Monte
Pomona
Montebello
Rosemead
Industry
Baldwin Park
Pico
Rivera
Walnut
Whittier
Santa Clarita
Temple City
San Marino
Bradbury
Azusa
Sierra Madre
Arcadia
Glendora
Monrovia
Duarte
South
Pasadena
Burbank
La Canada
Flintridge
Glendale
San Fernando
Pasadena
Irwindale La
Verne
Los Angeles
San Dimas
Hawthorne Lynwood
South Gate
Cudahy
Bell Gardens
Inglewood
Huntington
Park Maywood
Malibu
ParamountCompton
Vernon
Santa Monica
LE G E N D
Glendale City Boundary
Glendale Sphere of Influence
Percentage of Households that are
Overcrowded
< 8.2% (Statewide Average)
8.2 - 12%
12 - 15%
15 - 20%
> 20%
Percentage of Households that are
Severely Overcrowded
>0 - 5%
5% - 20%
>20%
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"OvercrowdedHouseholds_Tract,"
"OvercrowdedHouseholds_Severe_Tract"
Map date: January 7, 2022.
Fi gu re 34 . O ve r cr ow d ed Ho u se h ol d s by C e n su s Tra c t - C o u nt yw i de 1 0 21
Miles
CITY OF GLENDALE
GENERAL PLAN
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528 of 2045
!(
!(
!( !(
!(!(
!(
!( !(
!(
!(
!(!(
!(!(
!(
!(!(
!(
!(!(!(!(
!(!(!( !(!(!(
!(!(!(
!(!( !(
!(
!(!(!(
!(
!( !(
!(!(
!(
!(
!(!(
!(!(!(
!(!( !(!(
!(
!(!(
!(!(
!(
!( !(
!(
!(
!(!(
!(
UV2
§¨¦210
§¨¦5
Alhambra
South
Pasadena
Burbank
La Canada
Flintridge
G l e n d a l e
Pasadena
Los Angeles
Los Angeles
Unincorporated
UV134
UV2
UV134
§¨¦5
§¨¦210
UV134
LE G E N D
Glendale City Boundary
Glendale Sphere of Influence
Other Incorporated Areas
Sites Suitable for All Income Levels
!( Downtown Specific Plan (>0.5 ac)
!( Mixed Use:
Commercial/Residential (SFMU)
!(
Mixed Use:
Industrial/Commercial-
Residential (IMU-R)
!( Proposed Project (A)
Displacement Type
Low-Income/Susceptible to
Displacement
Ongoing Displacement
At Risk of Gentrification
Early/Ongoing Gentrification
Advanced Gentrification
Stable Moderate/Mixed Income
At Risk of Becoming Exclusive
Becoming Exclusive
Stable/Advanced Exclusive
High Student Population
Unavailable or Unreliable Data
Sources: Chapple, K., & Thomas, T., and Zuk, M. (2021).
Urban Displacement Project website. Berkeley, CA:
Urban Displacement Project.
Map date: January 5, 2022.
CITY OF GLENDALE
GENERAL PLAN
Fi gu re 35 . G en t rif ic a ti on a n d D is pl a ce m en t 1 0 1½
Miles
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530 of 2045
!(
!(
!( !(
!(!(
!(
!( !(
!(
!(
!(!(
!(!(
!(
!(!(
!(
!(!(!(!(
!(!(!( !(!(!(
!(!(!(
!(!( !(
!(
!(!(!(
!(
!( !(
!(!(
!(
!(
!(!(
!(!(!(
!(!( !(!(
!(
!(!(
!(!(
!(
!( !(
!(
!(
!(!(
!(
UV2
§¨¦210
§¨¦5
Alhambra
South
Pasadena
Burbank
La Canada
Flintridge
G l e n d a l e
Pasadena
Los Angeles
Los Angeles
Unincorporated
UV134
UV2
UV134
§¨¦5
§¨¦210
UV134
LE G E N D
Glendale City Boundary
Glendale Sphere of Influence
Other Incorporated Areas
Sites Suitable for All Income Levels
!( Downtown Specific Plan (>0.5 ac)
!( Mixed Use:
Commercial/Residential (SFMU)
!(
Mixed Use:
Industrial/Commercial-
Residential (IMU-R)
!( Proposed Project (A)
Sensitive
Vulnerable
Other
Sources: AFFH Data and Mapping Resources, California
Department of Housing and Community Development,
"SensitiveCommunities_UrbanDisplacementProject_Tract."
Map date: January 5, 2022.
CITY OF GLENDALE
GENERAL PLAN
Fi gu re 36 . S en s it iv e Co m m u ni ti es
1 0 1½
Miles
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6D. Analysis of Contributing Factors and Fair Housing Priorities and Goals The December 2015 Affirmatively Furthering Fair Ho using Rule Guidebook identifies examples of contributing factors by each fair housing issue ar ea: outreach, fair housing enforcement and outreach capacity, segregation and integration, racially and ethni cally concentrated areas of poverty, disparities in access to opportunity, disparities in access to o pportunities for pers ons with disabilities, disproportionate housing needs, including displacement risks, and sites inventory. Based on the analysis included in this Background Report, the City has identified the following potential contributing factors to fair housing issues in Glendale and, as described later in this section, has developed a series of specific programs to address these contributing factors. The meaningful actions listed in Table 75 relate to the actions identified in the Housing Plan.
Table 75: Fair Housing Issues and Contributing Factors
Fair Housing Issue Contributing Factors Priority Meaningful Action Segregation and
Integration
• Displacement of residents due to economic
pressures
• Community opposition
• Housing discrimination
• Land use and zoning laws
• Location and type of affordable housing
High • Program 1E
• Program 1F
• Program 2A
• Program 2D
• Program 3A
• Program 3B
• Program 3C
• Program 3D
• Program 3E
• Program 5A
• Program 5B
• Program 7B
• Program 7B
Disproportionate
Housing Needs,
including Displacement
Risks
• Lack of private investment in specific
neighborhoods
• Community opposition
High • Program 1E
• Program 1F
• Program 2A
• Program 2D
• Program 3B
• Program 5A
• Program 7B
Disparities in Access to
Opportunity for Persons
with Disabilities
• Lack of accessible housing for persons with
disabilities
• Inaccessible government facilities or services
Medium • Program 6A
• Program 6C
Fair Housing
Enforcement and
Outreach
• Lack of resources for fair housing agencies
and organizations
• Lack of local private fair housing outreach and
enforcement
Medium • Program 7A
• Program 7C
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Based on the issues identified in this Background report, the following are the top three issues to be addressed through the Housing Programs.
1. Displacement of residents due to economic pressures . Displacement of residents due to economic pressures is a significant contributing factor to fair housing issues in Los Angeles County.
While gentrification has not historically been a problem in Glendale (based on data from the Urban Displacement Project at the University of California, Berkeley), going forward, the areas most vulnerable to gentrification and displacement are disadvantaged areas located near areas that have already gentrified (not applicable to Glendale) an d disadvantaged areas located near major transit assets as well as anchor institutions like universities and hospitals (applicable to Glendale). Program 7B has been included to address this contributing factor.
2. Lack of private investments in specific neighborhoods. Historically, the City has seen limited private investment in specific neighborhoods of Glendale, including the Tropico neighborhood (and South Glendale more generally), West Glendale, and Downtown Glendale. In order to stimulate private investment and revitalization of these areas, the City has invested its resources in developing community plans for South and West Glendale and preparing and adopting the Downtown Specific Plan. Through these efforts, the City has strived to help streamline investment, highlight investment opportunities, and guide private investment to t hese specific underrepresented neighborhoods.
Adoption of the Downtown Specific Plan has spurred new private investment Downtown and the City continues to encourage the revitalization of other areas of the City through private investments.
Program 8A has been included to address this contributing factor.
3. Community opposition. Community opposition is a significant contributing factor to fair housing issues in Los Angeles and Glendale. In Glendale, and many other communities, there is a lack of community understanding around affordable housing and the important role it plays in helping meet the needs of a variety of community members, including young people, working professionals, seniors, persons with disabilities, single-parent households, low-income households, and other at- risk populations. Program 7C has been included in the City’s Housing Plan to address this contributing factor.
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Moving forward, the City remains committed to providing a diversity of housing options for all income levels, encouraging development throughout the community to help overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.
The majority of the City’s Housing Programs designed to address fair housing are required to be implemented on an ongoing basis, with annual progress reports and program evaluations to ensure they are achieving the City’s objectives. The following list summarizes those programs identified in this Housing Element which affirmatively further fair housing and implement the AI’s recommendations:
• Program 1D: Replacement of Affordable Units
• Program 1F: Accessory Dwelling Units
• Program 2D: Neighborhood “Target Areas”
• Program 2E: Conservation of Exis ting and Future Affordable Units • Program 3B: Direct City Financial Assistance
• Program 3C: Inclusionary Zoning
• Program 3D: Community Housing Development Organizations and other Nonprofit Housing Organizations
• Program 4A: Section 8 Rental Housing Choice Voucher Payments • Program 6B: Services for Persons Experiencing Homelessness • Program 7A: Fair Housing Plan
• Program 7B: Anti-Displacement Evaluation
• Program 7C: Affirmatively Furthering Air Housing (AFFH) Program • Program 9B: Zoning Code Amendments – Housing Constraints To the extent that these programs represent ongoing work efforts (from the 5 th Cycle Housing Element), these
programs are evaluated for effectiveness in Section 2 of this Background Report. The City has undertaken a series of proactive amendments to its Zoning Code to address new requirements related to Density Bonus law and accessory dwelling units, and the City will conti nue to partner with local and regional stakeholders to affirmatively further fair housing.
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APPENDIX A:
SITE INVENTORY
Final Draft
January 2022
537 of 2045
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Please Start Here, Instructions in Cell A2,
Table in A3:B15 Form Fields
Site Inventory Forms must be submitted to
HCD for a housing element or amendment
adopted on or after January 1, 2021. The
following form is to be used for satisfying
this requirement. To submit the form,
complete the Excel spreadsheet and submit
to HCD at [email protected].
Please send the Excel workbook, not a
scanned or PDF copy of the tables.
General Information
Jurisidiction Name GLENDALE
Housing Element Cycle 6th
Contact Information
First Name Erik
Last Name Krause
Title ctor of Community Development
Email [email protected]
Phone (818) 937-8156
Mailing Address
Street Address
633 East
Broadway, Room
City GLENDALE
Zip Code 91206
539 of 2045
Table A: Housing Element Sites Inventory, Table Starts in Cell A2 Jurisdiction Name Site
Address/Intersection
5 Digit ZIP
Code
Assessor Parcel
Number
Consolidated
Sites
General Plan
Designation (Current)
Zoning
Designation
Minimum Density
Allowed (units/acre)
Max Density
Allowed (units/acre) Parcel Size (Acres) Existing
Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity
Moderate
Income Capacity
Above Moderate
Income Capacity Total Capacity Optional
Information1
Optional
Information2
Optional
Information3
GLENDALE 511 N CENTRAL AVE 91203 5637‐003‐048 DSP/TD 0 no max 0.19 Residential; 12 units YES ‐ Current Available 88 16 Downtown Specific Pla 0.00 0.57 GLENDALE 501 N CENTRAL AVE 91203 5637‐003‐050 DSP/TD 0 no max 0.18 Office Buildings YES ‐ Current Available 13 13 26 Downtown Specific Pla 0.72 0.34 GLENDALE 505 N CENTRAL AVE 91203 5637‐003‐052 DSP/TD 0 no max 0.19 Residential; 17 units YES ‐ Current Available 55 10 Downtown Specific Pla 0.00 0.35 GLENDALE 405 N CENTRAL AVE 91203 5637‐004‐046 DSP/TD 0 no max 0.18 Commercial YES ‐ Current Available 13 13 26 Downtown Specific Pla 0.00 0.00 GLENDALE 401 N CENTRAL AVE 91203 5637‐004‐047 DSP/TD 0 no max 0.19 Stores YES ‐ Current Available 14 14 28 Downtown Specific Pla 0.56 0.01 GLENDALE 333 N CENTRAL AVE 91203 5637‐005‐040 DSP/TD 0 no max 0.47 Stores YES ‐ Current Available 33 33 66 Downtown Specific Pla 0.91 0.04 GLENDALE 343 N CENTRAL AVE 91203 5637‐005‐044 DSP/TD 0 no max 0.45 Restaurants, Cocktail YES ‐ Current Available 32 32 64 Downtown Specific Pla 0.32 0.78 GLENDALE 221 N CENTRAL AVE 91203 5637‐008‐001 DSP/TD 0 no max 0.22 Restaurants, Cocktail YES ‐ Current Available 16 16 32 Downtown Specific Pla 0.77 0.40 GLENDALE 215 N CENTRAL AVE 91203 5637‐008‐081 DSP/TD 0 no max 0.14 Restaurants, Cocktail YES ‐ Current Available 10 10 20 Downtown Specific Pla 0.79 0.50 GLENDALE 205 N CENTRAL AVE 91203 5637‐008‐096 DSP/TD 0 no max 0.43 Stores YES ‐ Current Available 30 30 60 Downtown Specific Pla 0.66 1.47 GLENDALE 107 N CENTRAL AVE 91203 5637‐009‐006 DSP/TD 0 no max 0.15 Store Combination YES ‐ Current Available 11 11 22 Downtown Specific Pla 0.74 1.11 GLENDALE 101 N CENTRAL AVE 91203 5637‐009‐007 DSP/TD 0 no max 0.12 Store Combination YES ‐ Current Available 99 18 Downtown Specific Pla 1.76 1.10 GLENDALE 333 W BROADWAY 91204 5637‐009‐012 DSP/TD 0 no max 0.19 Store Combination YES ‐ Current Available 13 13 26 Downtown Specific Pla 1.33 2.00 GLENDALE 335 W BROADWAY 91204 5637‐009‐013 DSP/TD 0 no max 0.19 Stores YES ‐ Current Available 13 13 26 Downtown Specific Pla 0.31 0.54 GLENDALE 341 W BROADWAY 91204 5637‐009‐014 DSP/TD 0 no max 0.19 Commercial YES ‐ Current Available 13 13 26 Downtown Specific Pla 0.00 0.01 GLENDALE 343 W BROADWAY 91204 5637‐009‐015 DSP/TD 0 no max 0.19 Commercial YES ‐ Current Available 13 13 26 Downtown Specific Pla 0.00 0.00 GLENDALE 347 W BROADWAY 91204 5637‐009‐016 DSP/TD 0 no max 0.19 Commercial YES ‐ Current Available 13 13 26 Downtown Specific Pla 0.00 0.00 GLENDALE 351 W BROADWAY 91204 5637‐009‐017 DSP/TD 0 no max 0.19 Residential; 3 units YES ‐ Current Available 12 12 24 Downtown Specific Pla 0.00 0.19 GLENDALE 353 W BROADWAY 91204 5637‐009‐018 DSP/TD 0 no max 0.19 Residential; 5 units YES ‐ Current Available 11 11 22 Downtown Specific Pla 0.00 0.78 GLENDALE 325 W BROADWAY 91204 5637‐009‐030 DSP/TD 0 no max 0.38 Store Combination YES ‐ Current Available 27 27 54 Downtown Specific Pla 1.15 1.55 GLENDALE 357 W BROADWAY 91204 5637‐009‐031 DSP/TD 0 no max 0.19 Residential; 5 units YES ‐ Current Available 11 11 22 Downtown Specific Pla 0.00 0.20 GLENDALE 112 N COLUMBUS AVE 91203 5637‐009‐037 DSP/TD 0 no max 0.06 Residential; 1 unit YES ‐ Current Available 44 8 Downtown Specific Pla 0.00 0.06 GLENDALE 111 N CENTRAL AVE 91203 5637‐009‐052 DSP/TD 0 no max 0.16 Office Buildings YES ‐ Current Available 11 11 22 Downtown Specific Pla 0.43 0.44 GLENDALE 313 W BROADWAY 91204 5637‐009‐064 DSP/TD 0 no max 0.40 Restaurants, Cocktail YES ‐ Current Available 28 28 56 Downtown Specific Pla 0.35 0.32 GLENDALE 319 S BRAND BLVD 91204 5641‐001‐001 DSP/TD 0 no max 0.16 Office Buildings YES ‐ Current Available 11 11 22 Downtown Specific Pla 0.70 0.46 GLENDALE 317 S BRAND BLVD 91204 5641‐001‐002 DSP/TD 0 no max 0.16 Office Buildings YES ‐ Current Available 11 11 22 Downtown Specific Pla 0.81 0.75 GLENDALE 121 W ELK AVE 91204 5641‐001‐003 DSP/TD 0 no max 0.11 Parking Lots (Comme YES ‐ Current Available 88 16 Downtown Specific Pla 1.00 0.01 GLENDALE 210 W COLORADO ST 91204 5641‐001‐011 DSP/TD 0 no max 0.34 Stores YES ‐ Current Available 24 24 48 Downtown Specific Pla 0.13 0.45 GLENDALE 215 W ELK AVE 91204 5641‐001‐017 DSP/TD 0 no max 0.17 Residential; 1 unit YES ‐ Current Available 11 11 22 Downtown Specific Pla 0.00 0.55 GLENDALE 213 W ELK AVE 91204 5641‐001‐018 DSP/TD 0 no max 0.17 Parking Lots (Comme YES ‐ Current Available 12 12 24 Downtown Specific Pla 0.00 0.00 GLENDALE 300 S BRAND BLVD 91204 5641‐003‐001 DSP/TD 0 no max 0.41 Store Combination YES ‐ Current Available 29 29 58 Downtown Specific Pla 0.99 0.69 GLENDALE 318 S BRAND BLVD 91204 5641‐003‐003 DSP/TD 0 no max 0.11 Lgt Manf.Sm. EQPT. MYES ‐ Current Available 88 16 Downtown Specific Pla 0.55 0.47 GLENDALE 320 S BRAND BLVD 91204 5641‐003‐004 DSP/TD 0 no max 0.25 Auto, Recreation EQ PYES ‐ Current Available 18 18 36 Downtown Specific Pla 0.04 0.01 GLENDALE 300 E COLORADO ST 91205 5641‐004‐040 DSP/EB 0 no max 0.38 Stores YES ‐ Current Available 27 27 54 Downtown Specific Pla 0.30 0.54 GLENDALE 103 S KENWOOD ST 91205 5642‐004‐022 DSP/EB 0 no max 0.18 Store Combination YES ‐ Current Available 13 13 26 Downtown Specific Pla 0.76 0.46 GLENDALE 320 E BROADWAY 91205 5642‐004‐023 DSP/EB 0 no max 0.09 Office Buildings YES ‐ Current Available 66 12 Downtown Specific Pla 0.26 0.20 GLENDALE 318 E BROADWAY 91205 5642‐004‐024 DSP/EB 0 no max 0.09 Stores YES ‐ Current Available 66 12 Downtown Specific Pla 0.41 0.07 GLENDALE 316 E BROADWAY 91205 5642‐004‐025 DSP/EB 0 no max 0.17 Office Buildings YES ‐ Current Available 12 12 24 Downtown Specific Pla 0.81 3.11 GLENDALE 306 E BROADWAY 91205 5642‐004‐026 DSP/EB 0 no max 0.35 Stores YES ‐ Current Available 25 25 50 Downtown Specific Pla 0.29 1.15 GLENDALE 115 S KENWOOD ST 91205 5642‐004‐028 DSP/EB 0 no max 0.17 Parking Lots (Comme YES ‐ Current Available 12 12 24 Downtown Specific Pla 1.01 0.00 GLENDALE 117 S KENWOOD ST 91205 5642‐004‐030 DSP/EB 0 no max 0.17 Churches YES ‐ Current Available 12 12 24 Downtown Specific Pla 1.03 0.67 GLENDALE 300 E BROADWAY 91205 5642‐004‐911 DSP/EB 0 no max 0.17 Parking Lots (Comme YES ‐ Current Available 12 12 24 Downtown Specific Pla 1.02 0.00 GLENDALE 415 E BROADWAY 91205 5642‐006‐046 DSP/EB 0 no max 0.11 Store Combination YES ‐ Current Available 88 16 Downtown Specific Pla 1.20 1.71 GLENDALE 425 E BROADWAY 91205 5642‐006‐058 DSP/EB 0 no max 0.23 Stores YES ‐ Current Available 16 16 32 Downtown Specific Pla 0.26 0.75 GLENDALE 510 E BROADWAY 91205 5642‐007‐005 DSP/EB 0 no max 0.17 Restaurants, Cocktail YES ‐ Current Available 12 12 24 Downtown Specific Pla 0.51 0.42 GLENDALE 117 S JACKSON ST 91205 5642‐007‐034 DSP/EB 0 no max 0.17 Residential; 6 units YES ‐ Current Available 99 18 Downtown Specific Pla 0.00 0.29 GLENDALE 121 S JACKSON ST 91205 5642‐007‐035 DSP/EB 0 no max 0.17 Residential; 7 units YES ‐ Current Available 99 18 Downtown Specific Pla 0.00 0.43 GLENDALE 123 N JACKSON ST 91206 5642‐007‐037 DSP/EB 0 no max 0.17 Store Combination YES ‐ Current Available 12 12 24 Downtown Specific Pla 0.45 0.55 GLENDALE 137 S JACKSON ST 91205 5642‐007‐043 DSP/EB 0 no max 0.05 Residential; 1 unit YES ‐ Current Available 33 6 Downtown Specific Pla 0.00 0.20 GLENDALE 419 E HARVARD ST 91205 5642‐007‐045 DSP/EB 0 no max 0.17 Residential; 1 unit YES ‐ Current Available 12 12 24 Downtown Specific Pla 0.00 0.05 GLENDALE 423 E HARVARD ST 91205 5642‐007‐054 DSP/EB 0 no max 0.12 Residential; 2 units YES ‐ Current Available 88 16 Downtown Specific Pla 0.00 0.05 GLENDALE 500 E BROADWAY 91205 5642‐007‐055 DSP/EB 0 no max 0.35 Stores YES ‐ Current Available 25 25 50 Downtown Specific Pla 0.43 0.19 GLENDALE 135 S GLENDALE AVE 91205 5642‐008‐016 DSP/EB 0 no max 0.48 Bowling Alleys YES ‐ Current Available 34 34 68 Downtown Specific Pla 0.99 0.70 GLENDALE 143 S GLENDALE AVE 91205 5642‐008‐017 DSP/EB 0 no max 0.43 Store Combination YES ‐ Current Available 31 31 62 Downtown Specific Pla 1.75 2.71 GLENDALE 145 S GLENDALE AVE 91205 5642‐008‐020 DSP/EB 0 no max 0.21 Srvc Shps:Radio, TV, RYES ‐ Current Available 15 15 30 Downtown Specific Pla 0.20 0.17 GLENDALE 201 S GLENDALE AVE 91205 5642‐009‐001 DSP/EB 0 no max 0.22 Srvc Shps:Radio, TV, RYES ‐ Current Available 15 15 30 Downtown Specific Pla 0.47 0.82 GLENDALE 217 S GLENDALE AVE 91205 5642‐009‐004 DSP/EB 0 no max 0.16 Store Combination YES ‐ Current Available 11 11 22 Downtown Specific Pla 0.43 0.33 GLENDALE 221 S GLENDALE AVE 91205 5642‐009‐005 DSP/EB 0 no max 0.17 Professional BuildingsYES ‐ Current Available 12 12 24 Downtown Specific Pla 0.29 0.47 GLENDALE 229 S GLENDALE AVE 91205 5642‐009‐007 DSP/EB 0 no max 0.16 Stores YES ‐ Current Available 11 11 22 Downtown Specific Pla 0.36 0.10 GLENDALE 500 E HARVARD ST 91205 5642‐009‐015 DSP/EB 0 no max 0.16 Lgt Manf.Sm. EQPT. MYES ‐ Current Available 11 11 22 Downtown Specific Pla 0.64 0.99 GLENDALE 512 E HARVARD ST 91205 5642‐009‐023 DSP/EB 0 no max 0.41 Parking Lots (Comme YES ‐ Current Available 29 29 58 Downtown Specific Pla 0.79 0.01 GLENDALE 518 E HARVARD ST 91205 5642‐009‐024 DSP/EB 0 no max 0.20 Parking Lots (Comme YES ‐ Current Available 14 14 28 Downtown Specific Pla 0.98 0.01 GLENDALE 510 E HARVARD ST 91205 5642‐009‐026 DSP/EB 0 no max 0.32 Open YES ‐ Current Available 23 23 46 Downtown Specific Pla 0.62 0.37 GLENDALE 235 S GLENDALE AVE 91205 5642‐009‐027 DSP/EB 0 no max 0.32 Restaurants, Cocktail YES ‐ Current Available 22 22 44 Downtown Specific Pla 0.14 0.32 GLENDALE 211 S GLENDALE AVE 91205 5642‐009‐031 DSP/EB 0 no max 0.28 Restaurants, Cocktail YES ‐ Current Available 20 20 40 Downtown Specific Pla 0.69 0.35 GLENDALE 225 S GLENDALE AVE 91205 5642‐009‐032 DSP/EB 0 no max 0.16 Office Buildings YES ‐ Current Available 11 11 22 Downtown Specific Pla 0.62 1.18 GLENDALE 512 E WILSON AVE 91206 5642‐011‐028 DSP/EB 0 no max 0.20 Office Buildings YES ‐ Current Available 14 14 28 Downtown Specific Pla 2.36 1.38 GLENDALE 513 E BROADWAY 91205 5642‐011‐038 DSP/EB 0 no max 0.13 Stores YES ‐ Current Available 99 18 Downtown Specific Pla 0.55 0.45 GLENDALE 511 E BROADWAY 91205 5642‐011‐039 DSP/EB 0 no max 0.06 Stores YES ‐ Current Available 44 8 Downtown Specific Pla 0.73 0.50 GLENDALE 509 E BROADWAY 91205 5642‐011‐040 DSP/EB 0 no max 0.06 Stores YES ‐ Current Available 44 8 Downtown Specific Pla 0.76 0.50 GLENDALE 505 E BROADWAY 91205 5642‐011‐041 DSP/EB 0 no max 0.12 Parking Lots (Comme YES ‐ Current Available 99 18 Downtown Specific Pla 0.94 0.06 GLENDALE 501 E BROADWAY 91205 5642‐011‐042 DSP/EB 0 no max 0.16 Stores YES ‐ Current Available 11 11 22 Downtown Specific Pla 0.80 0.42 GLENDALE 520 E WILSON AVE 91206 5642‐011‐045 DSP/EB 0 no max 0.29 Office Buildings YES ‐ Current Available 21 21 42 Downtown Specific Pla 1.28 3.49 GLENDALE 500 E WILSON AVE 91206 5642‐011‐047 DSP/EB 0 no max 0.36 Banks Savings & LoanYES ‐ Current Available 26 26 52 Downtown Specific Pla 0.36 1.08 GLENDALE 115 W WILSON AVE 91203 5642‐015‐037 DSP/MO 0 no max 0.13 Stores YES ‐ Current Available 99 18 Downtown Specific Pla 0.91 0.33 GLENDALE 121 W WILSON AVE 91203 5642‐015‐038 DSP/MO 0 no max 0.05 Stores YES ‐ Current Available 44 8 Downtown Specific Pla 0.89 0.35 GLENDALE 204 N ORANGE ST 91203 5642‐015‐039 DSP/MO 0 no max 0.17 Parking Lots (Comme YES ‐ Current Available 12 12 24 Downtown Specific Pla 1.02 0.03 GLENDALE 212 N ORANGE ST 91203 5642‐015‐040 DSP/MO 0 no max 0.17 Stores YES ‐ Current Available 12 12 24 Downtown Specific Pla 0.80 1.07 GLENDALE 213 N ORANGE ST 91203 5642‐015‐046 DSP/OC 0 no max 0.43 Office Buildings YES ‐ Current Available 31 31 62 Downtown Specific Pla 1.16 0.25 GLENDALE 201 N ORANGE ST 91203 5642‐015‐047 DSP/OC 0 no max 0.06 Stores YES ‐ Current Available 44 8 Downtown Specific Pla 0.95 1.24 GLENDALE 205 W WILSON AVE 91203 5642‐015‐048 DSP/OC 0 no max 0.03 Stores YES ‐ Current Available 22 4 Downtown Specific Pla 0.93 0.25 GLENDALE 207 W WILSON AVE 91203 5642‐015‐049 DSP/OC 0 no max 0.04 Stores YES ‐ Current Available 33 6 Downtown Specific Pla 0.86 0.26 GLENDALE 209 W WILSON AVE 91203 5642‐015‐050 DSP/OC 0 no max 0.03 Restaurants, Cocktail YES ‐ Current Available 22 4 Downtown Specific Pla 1.61 2.54 GLENDALE 211 W WILSON AVE 91203 5642‐015‐051 DSP/OC 0 no max 0.03 Stores YES ‐ Current Available 22 4 Downtown Specific Pla 0.83 0.67 GLENDALE 213 W WILSON AVE 91203 5642‐015‐052 DSP/OC 0 no max 0.04 Restaurants, Cocktail YES ‐ Current Available 33 6 Downtown Specific Pla 0.37 0.27 GLENDALE 210 N CENTRAL AVE 91203 5642‐015‐054 DSP/OC 0 no max 0.20 Office Buildings YES ‐ Current Available 15 15 30 Downtown Specific Pla 0.76 0.56 GLENDALE 214 N CENTRAL AVE 91203 5642‐015‐055 DSP/OC 0 no max 0.20 Professional BuildingsYES ‐ Current Available 14 14 28 Downtown Specific Pla 0.48 0.45 GLENDALE 216 N CENTRAL AVE 91203 5642‐015‐056 DSP/OC 0 no max 0.20 Department Stores YES ‐ Current Available 14 14 28 Downtown Specific Pla 0.00 0.00 GLENDALE 220 N CENTRAL AVE 91203 5642‐015‐057 DSP/OC 0 no max 0.21 Department Stores YES ‐ Current Available 15 15 30 Downtown Specific Pla 0.49 0.00 GLENDALE 216 N ORANGE ST 91203 5642‐015‐059 DSP/MO 0 no max 0.17 Restaurants, Cocktail YES ‐ Current Available 12 12 24 Downtown Specific Pla 0.69 1.75 GLENDALE 225 W WILSON AVE 91203 5642‐015‐060 DSP/OC 0 no max 0.42 Hotel & Motels YES ‐ Current Available 30 30 60 Downtown Specific Pla 6.02 4.94 GLENDALE W WILSON AVE/N ORANGE ST 91203 5642‐015‐901 DSP/MO 0 no max 0.17 Government Parcel YES ‐ Current Available 12 12 24 Downtown Specific Pla 0.00 0.00 GLENDALE 210 N ORANGE ST 91203 5642‐015‐902 DSP/MO 0 no max 0.17 Government Parcel YES ‐ Current Available 12 12 24 Downtown Specific Pla 0.00 0.00 GLENDALE 222 N ORANGE ST 91203 5642‐015‐904 DSP/MO 0 no max 0.17 Parking Lots (Comme YES ‐ Current Available 12 12 24 Downtown Specific Pla 27.82 0.00 GLENDALE W WILSON AVE/N ORANGE ST 9120 4 5642‐015‐906 DSP/MO 0 no max 0.17 Parking Lots (Comme YES ‐ Current Available 12 12 24 Downtown Specific Pla 1.05 0.00 GLENDALE 246 N ORANGE ST 91203 5642‐015‐907 DSP/MO 0 no max 0.19 Stores YES ‐ Current Available 14 14 28 Downtown Specific Pla 0.93 0.00 GLENDALE N MARYLAND AVE/E WILSON AV 91206 5642‐016‐045 DSP/TD 0 no max 0.33 Parking Lots (Comme YES ‐ Current Available 23 23 46 Downtown Specific Pla 0.99 0.01 GLENDALE 224 N MARYLAND AVE 91206 5642‐016‐046 DSP/TD 0 no max 0.17 Residential; 20 units YES ‐ Current Available 22 4 Downtown Specific Pla 0.00 0.81 GLENDALE N MARYLAND AVE/E WILSON AV 91206 5642‐016‐900 DSP/TD 0 no max 0.33 Government Parcel YES ‐ Current Available 24 24 48 Downtown Specific Pla 0.00 0.00 GLENDALE N MARYLAND AVE/E CALIFORNIA 91203 5642‐016‐902 DSP/TD 0 no max 0.10 Government Parcel YES ‐ Current Available 77 14 Downtown Specific Pla 0.00 0.00 GLENDALE N MARYLAND AVE/E CALIFORNIA 91203 5642‐016‐903 DSP/TD 0 no max 0.08 Government Parcel YES ‐ Current Available 66 12 Downtown Specific Pla 0.00 0.00 GLENDALE N MARYLAND AVE/E CALIFORNIA 91203 5642‐016‐904 DSP/TD 0 no max 0.09 Government Parcel YES ‐ Current Available 77 14 Downtown Specific Pla 0.00 0.00 GLENDALE N MARYLAND AVE/E CALIFORNIA 91203 5642‐016‐905 DSP/TD 0 no max 0.15 Government Parcel YES ‐ Current Available 11 11 22 Downtown Specific Pla 0.00 0.00 GLENDALE N MARYLAND AVE/E CALIFORNIA 91203 5642‐016‐906 DSP/TD 0 no max 0.15 Government Parcel YES ‐ Current Available 11 11 22 Downtown Specific Pla 0.00 0.00 GLENDALE W DORAN ST/N ORANGE ST 91203 5643‐001‐064 DSP/GAT 0 no max 0.31 Banks Savings & LoanYES ‐ Current Available 22 22 44 Downtown Specific Pla 0.04 0.10 GLENDALE 418 N CENTRAL AVE 91203 5643‐003‐036 DSP/OC 0 no max 0.39 Banks Savings & LoanYES ‐ Current Available 28 28 56 Downtown Specific Pla 1.19 0.41 GLENDALE 303 N MARYLAND AVE 91206 5643‐019‐900 DSP/TD 0 no max 0.48 Government Parcel YES ‐ Current Available 34 34 68 Downtown Specific Pla 0.00 0.00 GLENDALE 340 N CENTRAL AVE 91203 5643‐020‐029 DSP/OC 0 no max 0.21 Parking Lots (Comme YES ‐ Current Available 15 15 30 Downtown Specific Pla 0.99 0.00 GLENDALE 336 N CENTRAL AVE 91203 5643‐020‐030 DSP/OC 0 no max 0.21 Office Buildings YES ‐ Current Available 15 15 30 Downtown Specific Pla 0.64 0.29 GLENDALE 334 N CENTRAL AVE 91203 5643‐020‐031 DSP/OC 0 no max 0.20 Professional BuildingsYES ‐ Current Available 14 14 28 Downtown Specific Pla 0.55 0.28 GLENDALE 330 N CENTRAL AVE 91203 5643‐020‐032 DSP/OC 0 no max 0.21 Professional BuildingsYES ‐ Current Available 15 15 30 Downtown Specific Pla 0.33 0.78 GLENDALE 201 W CALIFORNIA AVE 91203 5643‐020‐038 DSP/OC 0 no max 0.22 Department Stores YES ‐ Current Available 16 16 32 Downtown Specific Pla 1.49 0.14 GLENDALE 309 N ORANGE ST 91203 5643‐020‐039 DSP/OC 0 no max 0.42 Department Stores YES ‐ Current Available 30 30 60 Downtown Specific Pla 1.02 0.00 GLENDALE 208 ARDEN AVE APT 000D 91203 5644‐003‐033 DSP/GAT 0 no max 0.17 Parking Lots (Comme YES ‐ Current Available 12 12 24 Downtown Specific Pla 1.01 0.02 GLENDALE 212 ARDEN AVE 91203 5644‐003‐073 DSP/GAT 0 no max 0.33 Restaurants, Cocktail YES ‐ Current Available 23 23 46 Downtown Specific Pla 0.39 1.75 GLENDALE 820 N CENTRAL AVE 91203 5644‐003‐081 DSP/GAT 0 no max 0.33 Restaurants, Cocktail YES ‐ Current Available 23 23 46 Downtown Specific Pla 0.39 0.00 GLENDALE 313 S CENTRAL AVE 91204 5696‐004‐003 DSP/TD 0 no max 0.16 Stores YES ‐ Current Available 12 12 24 Downtown Specific Pla 0.24 0.24 GLENDALE 356 W COLORADO ST 91204 5696‐004‐016 DSP/TD 0 no max 0.14 Store Combination YES ‐ Current Available 10 10 20 Downtown Specific Pla 0.71 0.95 GLENDALE 360 W COLORADO ST 91204 5696‐004‐017 DSP/TD 0 no max 0.14 Office Buildings YES ‐ Current Available 10 10 20 Downtown Specific Pla 0.15 0.11 GLENDALE 364 W COLORADO ST 91204 5696‐004‐018 DSP/TD 0 no max 0.14 Auto, Recreation EQ PYES ‐ Current Available 10 10 20 Downtown Specific Pla 0.57 0.09 GLENDALE 318 W COLORADO ST 91204 5696‐004‐040 DSP/TD 0 no max 0.41 Banks Savings & LoanYES ‐ Current Available 29 29 58 Downtown Specific Pla 0.62 0.94 GLENDALE 333 S CENTRAL AVE 91204 5696‐004‐048 DSP/TD 0 no max 0.16 Stores YES ‐ Current Available 11 11 22 Downtown Specific Pla 1.00 0.27 GLENDALE 108 N COLUMBUS AVE 91203 5637‐009‐074 DSP/TD 0 no max 0.78 Auto, Recreation EQ PYES ‐ Current Available Not Used in Prior Housing Element 111 111 Downtown Specific Pla 0.18 0.28 GLENDALE 320 S CENTRAL AVE 91204 5641‐001‐027 DSP/TD 0 no max 0.59 Stores YES ‐ Current Available Not Used in Prior Housing Element 84 84 Downtown Specific Pla 0.42 0.77 GLENDALE 300 S CENTRAL AVE 91204 5641‐001‐028 DSP/TD 0 no max 0.60 Stores YES ‐ Current Available Not Used in Prior Housing Element 85 85 Downtown Specific Pla 0.38 0.11 GLENDALE 120 E COLORADO ST 91205 5641‐003‐022 DSP/TD 0 no max 1.38 Clubs., Lodge Halls, F YES ‐ Current Available Not Used in Prior Housing Element 196 196 Downtown Specific Pla 0.16 0.13 GLENDALE E COLORADO ST/S LOUISE ST 91205 5641‐003‐900 DSP/CC 0 no max 2.15 Government Parcel YES ‐ Current Available Not Used in Prior Housing Element 305 305 Downtown Specific Pla 0.00 0.00 540 of 2045
Jurisdiction Name Site
Address/Intersection
5 Digit ZIP
Code
Assessor Parcel
Number
Consolidated
Sites
General Plan
Designation (Current)
Zoning
Designation
Minimum Density
Allowed (units/acre)
Max Density
Allowed (units/acre) Parcel Size (Acres) Existing
Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity
Moderate
Income Capacity
Above Moderate
Income Capacity Total Capacity Optional
Information1
Optional
Information2
Optional
Information3
GLENDALE 406 E COLORADO ST 91205 5641‐004‐007 DSP/EB 0 no max 0.56 Professional BuildingsYES ‐ Current Available Not Used in Prior Housing Element 79 79 Downtown Specific Pla 0.32 1.50 GLENDALE 326 E COLORADO ST 91205 5641‐004‐008 DSP/EB 0 no max 0.52 Hotel & Motels YES ‐ Current Available Not Used in Prior Housing Element 74 74 Downtown Specific Pla 0.55 1.50 GLENDALE 225 W BROADWAY 91204 5642‐002‐056 DSP/BC 0 no max 1.76 Office Buildings YES ‐ Current Available Not Used in Prior Housing Element 250 250 Downtown Specific Pla 1.59 1.62 GLENDALE 503 E COLORADO ST 91205 5642‐009‐034 DSP/EB 0 no max 0.74 Stores YES ‐ Current Available Not Used in Prior Housing Element 105 105 Downtown Specific Pla 0.39 0.00 GLENDALE 305 E COLORADO ST 91205 5642‐010‐050 DSP/EB 0 no max 1.03 Parking Lots (Comme YES ‐ Current Available Not Used in Prior Housing Element 147 147 Downtown Specific Pla 1.00 0.06 GLENDALE 212 W CALIFORNIA AVE 91203 5642‐015‐045 DSP/OC 0 no max 1.88 Parking Lots (Comme YES ‐ Current Available Not Used in Prior Housing Element 266 266 Downtown Specific Pla 2.01 0.16 GLENDALE 236 N CENTRAL AVE 91203 5642‐015‐058 DSP/OC 0 no max 1.26 Department Stores YES ‐ Current Available Not Used in Prior Housing Element 178 178 Downtown Specific Pla 3.15 0.95 GLENDALE 232 N ORANGE ST 91203 5642‐015‐900 DSP/MO 0 no max 0.52 Government Parcel YES ‐ Current Available Not Used in Prior Housing Element 74 74 Downtown Specific Pla 0.00 0.00 GLENDALE 116 W DORAN ST 91203 5643‐001‐040 DSP/GAT 0 no max 0.58 Parking Lots (Comme YES ‐ Current Available Not Used in Prior Housing Element 82 82 Downtown Specific Pla 1.88 1.36 GLENDALE 600 N BRAND BLVD 91203 5643‐018‐084 DSP/GAT 0 no max 1.08 Office Buildings YES ‐ Current Available Not Used in Prior Housing Element 154 154 Downtown Specific Pla 2.52 3.35 GLENDALE 600 N MARYLAND AVE 91206 5643‐018‐085 DSP/GAT 0 no max 1.14 Parking Lots (Comme YES ‐ Current Available Not Used in Prior Housing Element 162 162 Downtown Specific Pla 1.70 0.60 GLENDALE 340 N ORANGE ST 91203 5643‐020‐058 DSP/MO 0 no max 0.70 Parking Lots (Comme YES ‐ Current Available Not Used in Prior Housing Element 100 100 Downtown Specific Pla 1.00 0.32 GLENDALE W CALIFORNIA AVE/N ORANGE 91203 5643‐020‐906 DSP/MO 0 no max 0.90 Government Parcel YES ‐ Current Available Not Used in Prior Housing Element 128 128 Downtown Specific Pla 0.00 0.00 GLENDALE 900 N CENTRAL AVE 91203 5644‐013‐043 DSP/GAT 0 no max 0.52 Restaurants, Cocktail YES ‐ Current Available Not Used in Prior Housing Element 74 74 Downtown Specific Pla 0.40 3.17 GLENDALE 300 W COLORADO ST 91204 5696‐004‐039 DSP/TD 0 no max 0.74 Stores YES ‐ Current Available Not Used in Prior Housing Element 105 105 Downtown Specific Pla 0.99 0.56 GLENDALE 352 W COLORADO ST 91204 5696‐004‐051 DSP/TD 0 no max 0.96 Clubs., Lodge Halls, F YES ‐ Current Available Not Used in Prior Housing Element 137 137 Downtown Specific Pla 0.54 1.30 GLENDALE 6444 SAN FERNANDO RD 91201 5623‐027‐903 SFMU 0 70 0.50 Auto, Recreation EQ PYES ‐ Current Available Not Used in Prior Housing Element 21 21 Mixed Use: Commerci 0.00 0.00 GLENDALE 1021 GRANDVIEW AVE 91201 5623‐040‐028 SFMU 0 35 1.32 Office Buildings YES ‐ Current Available Not Used in Prior Housing Element 28 28 Mixed Use: Commerci 0.76 0.69 GLENDALE 6100 SAN FERNANDO RD 91201 5623‐040‐032 SFMU 0 100 1.33 Office Buildings YES ‐ Current Available Not Used in Prior Housing Element 80 80 Mixed Use: Commerci 0.59 0.49 GLENDALE N SAN FERNANDO RD/WILLARD 91201 5623‐040‐900 SFMU 0 35 1.59 Government Parcel YES ‐ Current Available Not Used in Prior Housing Element 33 33 Mixed Use: Commerci 0.00 0.00 GLENDALE 605 W BROADWAY 91204 5638‐003‐063 SFMU 0 70 0.99 Hospitals YES ‐ Current Available Not Used in Prior Housing Element 41 41 Mixed Use: Commerci 0.54 0.66 GLENDALE 655 W BROADWAY 91204 5638‐004‐045 SFMU 0 70 0.68 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 29 29 Mixed Use: Commerci 0.67 1.43 GLENDALE 3811 SAN FERNANDO RD 9120 4 5640‐030‐003 SFMU 0 100 0.57 Parking Lots (Comme YES ‐ Current Available Not Used in Prior Housing Element 34 34 Mixed Use: Commerci 0.92 0.00 GLENDALE 315 W CERRITOS AVE 9120 4 5640‐030‐024 SFMU 0 100 0.69 Warehousing, Distrib YES ‐ Current Available Not Used in Prior Housing Element 41 41 Mixed Use: Commerci 0.67 0.41 GLENDALE 1627 GARDENA AVE 9120 4 5640‐031‐902 SFMU 0 100 0.15 Industrial YES ‐ Current Available Not Used in Prior Housing Element 9 9 Mixed Use: Commerci 0.00 0.00 GLENDALE 1615 GARDENA AVE 9120 4 5640‐031‐903 SFMU 0 100 0.14 Industrial YES ‐ Current Available Not Used in Prior Housing Element 8 8 Mixed Use: Commerci 0.00 0.00 GLENDALE 1623 GARDENA AVE 9120 4 5640‐031‐904 SFMU 0 100 0.14 Industrial YES ‐ Current Available Not Used in Prior Housing Element 9 9 Mixed Use: Commerci 0.00 0.00 GLENDALE 1617 GARDENA AVE 9120 4 5640‐031‐905 SFMU 0 100 0.14 Industrial YES ‐ Current Available Not Used in Prior Housing Element 8 8 Mixed Use: Commerci 0.00 0.00 GLENDALE 1713 GARDENA AV 91204 5640‐031‐906 SFMU 0 100 0.17 Industrial YES ‐ Current Available Not Used in Prior Housing Element 10 10 Mixed Use: Commerci 0.00 0.00 GLENDALE 1719 GARDENA AVE 9120 4 5640‐031‐907 SFMU 0 100 0.17 Industrial YES ‐ Current Available Not Used in Prior Housing Element 10 10 Mixed Use: Commerci 0.00 0.00 GLENDALE GARDENA AVE/W CERRITOS AVE 91204 5640‐031‐911 SFMU 0 100 0.33 Industrial YES ‐ Current Available Not Used in Prior Housing Element 20 20 Mixed Use: Commerci 0.00 0.00 GLENDALE 1643 GARDENA AVE 9120 4 5640‐031‐913 SFMU 0 100 0.16 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 10 10 Mixed Use: Commerci 0.73 0.00 GLENDALE 365 W CERRITOS AVE 9120 4 5640‐031‐914 SFMU 0 100 0.33 Commercial YES ‐ Current Available Not Used in Prior Housing Element 20 20 Mixed Use: Commerci 0.00 0.00 GLENDALE 1703 GARDENA AVE 91204 5640‐031‐916 SFMU 0 100 0.34 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 20 20 Mixed Use: Commerci 0.67 0.00 GLENDALE 1711 GARDENA AVE 91204 5640‐031‐917 SFMU 0 100 0.17 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 10 10 Mixed Use: Commerci 0.59 0.00 GLENDALE 1601 GARDENA AVE 9120 4 5640‐031‐918 SFMU 0 100 0.29 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 17 17 Mixed Use: Commerci 0.37 0.00 GLENDALE 1611 GARDENA AVE 9120 4 5640‐031‐919 SFMU 0 100 0.13 Parking Lots (Comme YES ‐ Current Available Not Used in Prior Housing Element 8 8 Mixed Use: Commerci 1.00 0.00 GLENDALE 3737 SAN FERNANDO RD 9120 4 5640‐032‐023 SFMU 0 100 0.57 Auto, Recreation EQ PYES ‐ Current Available Not Used in Prior Housing Element 34 34 Mixed Use: Commerci 0.44 1.17 GLENDALE 1801 S BRAND BLVD 9120 4 5640‐033‐028 SFMU 0 100 0.60 Restaurants, Cocktail YES ‐ Current Available Not Used in Prior Housing Element 36 36 Mixed Use: Commerci 0.03 0.11 GLENDALE 1910 S BRAND BLVD 9120 4 5640‐041‐025 SFMU 0 70 0.61 Churches YES ‐ Current Available Not Used in Prior Housing Element 26 26 Mixed Use: Commerci 0.23 0.53 GLENDALE 1838 S BRAND BLVD 9120 4 5640‐041‐031 SFMU 0 100 0.63 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 38 38 Mixed Use: Commerci 0.80 0.26 GLENDALE 500 W BROADWAY 91204 5695‐003‐033 SFMU 0 70 0.52 Shopping Centers (NeYES ‐ Current Available Not Used in Prior Housing Element 22 22 Mixed Use: Commerci 0.54 0.56 GLENDALE 514 W BROADWAY 91204 5695‐003‐040 SFMU 0 70 0.82 Churches YES ‐ Current Available Not Used in Prior Housing Element 35 35 Mixed Use: Commerci 0.80 0.33 GLENDALE 6316 SAN FERNANDO RD 91201 5623‐033‐001 IMU R 0 35 0.72 Stores YES ‐ Current Available Not Used in Prior Housing Element 15 15 Mixed Use: Industrial/ 0.48 0.43 GLENDALE 6744 SAN FERNANDO RD 91201 5624‐009‐020 IMU R 0 70 0.51 Auto, Recreation EQ PYES ‐ Current Available Not Used in Prior Housing Element 21 21 Mixed Use: Industrial/ 0.31 0.54 GLENDALE 6038 SAN FERNANDO RD 91202 5628‐031‐025 IMU R 0 35 0.53 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 11 11 Mixed Use: Industrial/ 0.88 1.57 GLENDALE 5720 SAN FERNANDO RD 91202 5635‐017‐021 IMU R 0 35 0.54 Auto, Recreation EQ PYES ‐ Current Available Not Used in Prior Housing Element 11 11 Mixed Use: Industrial/ 0.12 0.21 GLENDALE 800 W DORAN ST 91203 5638‐008‐046 IMU R 0 100 0.53 Office Buildings YES ‐ Current Available Not Used in Prior Housing Element 32 32 Mixed Use: Industrial/ 0.50 1.50 GLENDALE 823 MILFORD ST 91203 5638‐008‐050 IMU R 0 100 0.58 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 35 35 Mixed Use: Industrial/ 0.98 0.22 GLENDALE 4310 SAN FERNANDO RD 9120 4 5640‐007‐010 IMU R 0 70 0.62 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 26 26 Mixed Use: Industrial/ 0.89 1.69 GLENDALE 4416 SAN FERNANDO RD 9120 4 5640‐008‐010 IMU R 0 70 1.13 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 47 47 Mixed Use: Industrial/ 0.64 3.33 GLENDALE 4400 SAN FERNANDO RD 9120 4 5640‐008‐016 IMU R 0 100 0.68 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 41 41 Mixed Use: Industrial/ 0.16 1.29 GLENDALE 421 FERNANDO CT 91204 5640‐019‐016 IMU R 0 100 0.52 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 31 31 Mixed Use: Industrial/ 0.66 0.65 GLENDALE 430 W CYPRESS ST 91204 5640‐019‐024 IMU R 0 100 0.52 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 31 31 Mixed Use: Industrial/ 0.66 0.65 GLENDALE 444 W CYPRESS ST 91204 5640‐019‐036 IMU R 0 100 0.69 Warehousing, Distrib YES ‐ Current Available Not Used in Prior Housing Element 41 41 Mixed Use: Industrial/ 0.60 0.65 GLENDALE 448 W CYPRESS ST 91204 5640‐019‐037 IMU R 0 100 0.70 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 42 42 Mixed Use: Industrial/ 0.59 0.58 GLENDALE 1651 S CENTRAL AVE 9120 4 5640‐021‐012 IMU R 0 100 0.95 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 57 57 Mixed Use: Industrial/ 0.99 0.51 GLENDALE 1415 GARDENA AVE 9120 4 5640‐021‐015 IMU R 0 100 1.15 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 69 69 Mixed Use: Industrial/ 0.49 1.01 GLENDALE 3601 SAN FERNANDO RD 9120 4 5640‐038‐031 IMU R 0 70 1.06 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 45 45 Mixed Use: Industrial/ 0.65 2.59 GLENDALE 5040 SAN FERNANDO RD 9120 4 5695‐017‐032 IMU R 0 100 0.99 Department Stores YES ‐ Current Available Not Used in Prior Housing Element 59 59 Mixed Use: Industrial/ 0.00 0.00 GLENDALE 205 S KENILWORTH AVE 9120 4 5695‐017‐033 IMU R 0 100 1.60 Department Stores YES ‐ Current Available Not Used in Prior Housing Element 96 96 Mixed Use: Industrial/ 0.00 0.00 GLENDALE 555 RIVERDALE DR 91204 5696‐008‐004 IMU R 0 100 0.70 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 42 42 Mixed Use: Industrial/ 0.59 0.35 GLENDALE 610 VINE ST 91204 5696‐008‐023 IMU R 0 100 0.56 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 33 33 Mixed Use: Industrial/ 0.73 0.15 GLENDALE 4844 SAN FERNANDO RD 9120 4 5696‐008‐039 IMU R 0 100 1.98 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 119 119 Mixed Use: Industrial/ 0.67 0.28 GLENDALE 512 RIVERDALE DR 91204 5696‐015‐027 IMU R 0 100 0.93 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 56 56 Mixed Use: Industrial/ 0.71 0.43 GLENDALE 4728 SAN FERNANDO RD 9120 4 5696‐015‐028 IMU R 0 100 1.77 Lgt Manf.Sm. EQPT. MYES ‐ Current Available Not Used in Prior Housing Element 106 106 Mixed Use: Industrial/ 0.54 1.28 GLENDALE 4514 SAN FERNANDO RD 9120 4 5696‐023‐020 IMU R 0 100 0.58 Auto, Recreation EQ PYES ‐ Current Available Not Used in Prior Housing Element 35 35 Mixed Use: Industrial/ 0.27 1.14 GLENDALE 1303 N CENTRAL AVE 91202 5633‐006‐014 R 1250 0 1.96 Residential; 37 units YES ‐ Current Available 81 81 Proposed Project 0.00 0.38 GLENDALE 445 W GLENOAKS BLVD 91202 5636‐004‐022 R 1250 0 0.19 Residential; 1 unit YES ‐ Current Available 3 3 Proposed Project 0.00 0.04 GLENDALE 441 W GLENOAKS BLVD 91202 5636‐004‐023 R 1250 0 0.20 Residential; 1 unit YES ‐ Current Available 3 3 Proposed Project 0.00 0.04 GLENDALE 437 W GLENOAKS BLVD 91202 5636‐004‐024 R 1250 0 0.22 Residential; 1 unit YES ‐ Current Available 3 3 Proposed Project 0.00 3.76 GLENDALE 435 W GLENOAKS BLVD APT 0091202 5636‐004‐025 R 1250 0 0.22 Residential; 1 unit YES ‐ Current Available 2 2 Proposed Project 0.00 0.80 GLENDALE 429 W GLENOAKS BLVD 91202 5636‐004‐026 R 1250 0 0.23 Residential; 1 unit YES ‐ Current Available 2 2 Proposed Project 0.00 1.07 GLENDALE 427 W GLENOAKS BLVD 91202 5636‐004‐027 R 1250 0 0.25 Residential; 1 unit YES ‐ Current Available 2 2 Proposed Project 0.00 10.39 GLENDALE 423 W GLENOAKS BLVD 91202 5636‐004‐028 R 1250 0 0.26 Residential; 1 unit YES ‐ Current Available 2 2 Proposed Project 0.00 3.02 GLENDALE 415 W GLENOAKS BLVD 91202 5636‐004‐030 R 1250 0 0.28 Residential; 1 unit YES ‐ Current Available 2 2 Proposed Project 0.00 2.83 GLENDALE 238 CONCORD ST 91203 5638‐020‐035 R 2250 0 0.17 Residential; 1 unit YES ‐ Current Available 12 12 Proposed Project 0.00 0.00 GLENDALE 345 W CERRITOS AVE 9120 4 5640‐030‐023 SFMU 0 0.30 Office Buildings YES ‐ Current Available 44 44 Proposed Project 0.57 1.28 GLENDALE 126 S KENWOOD ST 91205 5642‐007‐038 DSP/EB 0 0.17 Residential; 0 units YES ‐ Current Available 14 14 Proposed Project 0.00 0.00 GLENDALE 128 S KENWOOD ST 91205 5642‐007‐040 DSP/EB 0 0.17 Residential; 1 unit YES ‐ Current Available 13 13 Proposed Project 0.00 0.26 GLENDALE 132 S KENWOOD ST UNIT A 91205 5642‐007‐042 DSP/EB 0 0.17 Residential; 1 u nit YES ‐ Current Available 13 13 Proposed Project 0.00 0.43 GLENDALE 246 1/2 N JACKSON ST 91206 5642‐018‐039 R 1250 0 0.18 Residential; 0 units YES ‐ Current Available 11 11 Proposed Project 0.00 0.66 GLENDALE 534 N KENWOOD ST 91206 5643‐007‐004 R 1250 0 0.17 Residential; 2 units YES ‐ Current Available 9 9 Proposed Project 0.00 0.29 GLENDALE 625 N MARYLAND AVE 91206 5643‐018‐031 DSP/GAT 0 0.16 Office Buildings YES ‐ Current Available 31 31 Proposed Project 0.74 0.57 GLENDALE 620 N BRAND BLVD 91203 5643‐018‐032 DSP/GAT 0 1.35 Banks Savings & LoanYES ‐ Current Available 263 263 Proposed Project 1.78 0.30 GLENDALE 3450 N VERDUGO RD 91208 5613‐007‐011 C3 I 0 0.21 Office Buildings YES ‐ Current Available Not Used in Prior Housing Element 41 8 22 Proposed Project (A) 0.84 0.92 GLENDALE 526 HAZEL ST 91201 5627‐014‐009 R 2250 0 0.09 Residential; 3 units YES ‐ Current Available Not Used in Prior Housing Element 21 2 14 Proposed Project (A) 0.00 0.25 GLENDALE 452 MILFORD ST 91203 5637‐020‐006 R 1650 0 0.16 Residential; 3 units YES ‐ Current Available Not Used in Prior Housing Element 21 2 14 Proposed Project (A) 0.00 0.25 GLENDALE S MARYLAND AVE/E CYPRESS ST 91205 5640‐015‐044 R 2250 P 0 0.17 Residential; 0 units YES ‐ Current Available 12 12 Proposed Project (A) 0.00 0.00 GLENDALE 1642 S CENTRAL AVE 9120 4 5640‐029‐014 SFMU 0 0.23 Residential; 2 units YES ‐ Current Available Not Used in Prior Housing Element 32 6 29 Proposed Project (A) 0.00 0.15 GLENDALE 400 N MARYLAND AVE 91206 5643‐005‐032 R 1250 0 0.25 Residential; 4 units YES ‐ Current Available Not Used in Prior Housing Element 42 0 24 Proposed Project (A) 0.00 0.09 GLENDALE 822 E CHESTNUT ST 91205 5675‐008‐014 R 2250 0 0.28 Residential; 1 unit YES ‐ Current Available 12 12 Proposed Project (A) 0.00 0.25 GLENDALE 409 HAWTHORNE ST 9120 4 5695‐007‐037 R 1250 0 0.15 Residential; 1 unit YES ‐ Current Available Not Used in Prior Housing Element 25 7 Proposed Project (A) 0.00 0.44 GLENDALE 405 HAWTHORNE ST 9120 4 5695‐007‐038 R 1250 0 0.14 Residential; 2 units YES ‐ Current Available Not Used in Prior Housing Element 25 7 Proposed Project (A) 0.00 0.65 GLENDALE 401 HAWTHORNE ST 9120 4 5695‐007‐039 R 1250 0 0.14 Residential; 2 units YES ‐ Current Available Not Used in Prior Housing Element 15 6 Proposed Project (A) 0.00 0.66 GLENDALE 3244 ALTURA AVE 91214 5606‐011‐041 R 2250 0 19 0.21 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.55 GLENDALE 3254 ALTURA AVE 91214 5606‐011‐063 R 2250 0 19 0.22 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.38 GLENDALE 3315 MONTROSE AVE 9121 4 5607‐001‐016 R 3050 0 14 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.42 GLENDALE 3361 MONTROSE AVE 9121 4 5607‐001‐027 R 3050 0 14 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 3442 MONTROSE AVE 9121 4 5607‐004‐017 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.86 GLENDALE 3406 MONTROSE AVE 9121 4 5607‐004‐025 R 3050 0 14 0.21 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.91 GLENDALE 3402 MONTROSE AVE 9121 4 5607‐004‐026 R 3050 0 14 0.21 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 1.37 GLENDALE 4025 NEW YORK AVE 9121 4 5607‐004‐028 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.19 GLENDALE 3405 MONTROSE AVE 9121 4 5607‐004‐029 R 3050 0 14 0.22 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.28 GLENDALE 3422 MONTROSE AVE 9121 4 5607‐004‐046 R 3050 0 14 0.36 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.62 GLENDALE 4115 NEW YORK AVE 9121 4 5607‐004‐051 R 3050 0 14 0.20 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 1.00 GLENDALE 3242 HONOLULU AVE 9121 4 5607‐016‐001 R 3050 0 14 0.34 Residential; 0 units YES ‐ Current Available 5 5 Residential: Underutili 0.25 0.16 GLENDALE 4030 RAMSDELL AVE 9121 4 5610‐012‐020 R 1650 0 26 0.18 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.03 GLENDALE 4024 RAMSDELL AVE 9121 4 5610‐012‐021 R 1650 0 26 0.16 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 1.39 GLENDALE 2820 HERMOSA AVE 9121 4 5610‐016‐049 R 1650 0 26 0.18 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.94 GLENDALE 2810 HERMOSA AVE 9121 4 5610‐016‐052 R 1650 0 26 0.16 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.28 GLENDALE 2810 PIEDMONT AVE 9121 4 5610‐017‐030 R 1650 0 26 0.22 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.25 GLENDALE 2824 MONTROSE AVE 9121 4 5610‐019‐036 R 1650 0 26 0.32 Residential; 1 unit YES ‐ Current Available 7 7 Residential: Underutili 0.00 0.33 GLENDALE 4142 LA CRESCENTA AVE 9121 4 5610‐021‐044 R 2250 0 19 0.17 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.14 GLENDALE 4122 LA CRESCENTA AVE 9121 4 5610‐021‐047 R 2250 0 19 0.17 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.13 GLENDALE 2677 PIEDMONT AVE 91020 5610‐022‐047 R 1650 0 26 0.19 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.43 GLENDALE 2720 MONTROSE AVE 91020 5610‐022‐074 R 1650 0 26 0.19 Residential; 0 units YES ‐ Current Available 5 5 Residential: Underutili 0.14 2.32 GLENDALE 2726 PIEDMONT AVE 91020 5610‐023‐061 R 1650 0 26 0.44 Residential; 3 units YES ‐ Current Available 8 8 Residential: Underutili 0.00 0.07 GLENDALE 2738 PIEDMONT AVE 91020 5610‐023‐063 R 1650 0 26 0.45 Residential; 3 units YES ‐ Current Available 9 9 Residential: Underutili 0.00 0.22 GLENDALE 2719 HERMOSA AVE 91020 5610‐023‐074 R 3050 0 14 0.25 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.54 GLENDALE 2701 HERMOSA AVE 91020 5610‐023‐078 R 3050 0 14 0.25 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 2.49 GLENDALE 2760 HERMOSA AVE 91020 5610‐024‐049 R 1650 0 26 0.24 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.25 GLENDALE 2644 HERMOSA AVE 91020 5610‐025‐047 R 3050 0 14 0.25 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 2648 HERMOSA AVE 91020 5610‐025‐048 R 3050 0 14 0.25 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 1.22 GLENDALE 2653 HERMOSA AVE 91020 5610‐026‐039 R 3050 0 14 0.25 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.24 GLENDALE 2651 HERMOSA AVE 91020 5610‐026‐040 R 3050 0 14 0.25 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.35 GLENDALE 2653 MANHATTAN AVE 91020 5610‐027‐039 R 3050 0 14 0.16 Residential; 0 units YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.00 GLENDALE 3600 STANCREST DR 91208 5613‐003‐019 R 2250 0 19 0.21 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.77 GLENDALE 2030 BROADVIEW DR 91208 5613‐006‐008 R 2250 0 19 0.24 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.54 541 of 2045
Jurisdiction Name Site
Address/Intersection
5 Digit ZIP
Code
Assessor Parcel
Number
Consolidated
Sites
General Plan
Designation (Current)
Zoning
Designation
Minimum Density
Allowed (units/acre)
Max Density
Allowed (units/acre) Parcel Size (Acres) Existing
Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity
Moderate
Income Capacity
Above Moderate
Income Capacity Total Capacity Optional
Information1
Optional
Information2
Optional
Information3
GLENDALE 2024 BROADVIEW DR 91208 5613‐006‐009 R 2250 0 19 0.16 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 2020 BROADVIEW DR 91208 5613‐006‐010 R 2250 0 19 0.17 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.55 GLENDALE 3519 SPARR BLVD 91208 5613‐006‐017 R 2250 0 19 0.16 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.39 GLENDALE 2300 BROADVIEW DR 91208 5613‐027‐002 R 2250 0 19 0.31 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.43 GLENDALE 3038 HONOLULU AVE 9121 4 5617‐007‐012 R 3050 0 14 0.22 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.54 GLENDALE 3018 HONOLULU AVE 9121 4 5617‐007‐015 R 3050 0 14 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.83 GLENDALE 1129 ALAMEDA AVE 91201 5621‐028‐077 R 2250 0 19 0.17 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.26 GLENDALE 1145 ALAMEDA AVE 91201 5621‐029‐023 R 2250 0 19 0.17 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.86 GLENDALE 1153 SPAZIER AVE 91201 5621‐030‐008 R 2250 0 19 0.17 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 1120 ALAMEDA AVE 91201 5621‐031‐005 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 1123 SPAZIER AVE 91201 5621‐031‐014 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.46 GLENDALE 1115 SPAZIER AVE 91201 5621‐031‐016 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.37 GLENDALE 1162 SPAZIER AVE 91201 5621‐033‐036 R 2250 0 19 0.17 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.52 GLENDALE 1128 ELM AVE 91201 5621‐035‐014 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.14 GLENDALE 1138 ELM AVE 91201 5621‐035‐017 R 2250 0 19 0.14 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 1126 LINDEN AVE 91201 5621‐036‐012 R 2250 0 19 0.16 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 1148 LINDEN AVE 91201 5621‐037‐002 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.30 GLENDALE 1158 LINDEN AVE 91201 5621‐037‐005 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.87 GLENDALE 1170 LINDEN AVE 91201 5621‐037‐009 R 2250 0 19 0.16 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.29 GLENDALE 1169 IRVING AVE 91201 5621‐038‐020 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.69 GLENDALE 1140 ALLEN AVE 91201 5621‐039‐017 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.00 GLENDALE 1116 IRVING AVE 91201 5621‐040‐010 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.20 GLENDALE 1133 THOMPSON AVE 91201 5621‐040‐021 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.67 GLENDALE 1127 THOMPSON AVE 91201 5621‐040‐023 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.16 GLENDALE 1144 IRVING AVE 91201 5621‐041‐001 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 1166 IRVING AVE 91201 5621‐041‐008 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.27 GLENDALE 1169 THOMPSON AVE 91201 5621‐041‐018 R 2250 0 19 0.16 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.09 GLENDALE 1156 ROSEDALE AVE 91201 5623‐001‐012 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.43 GLENDALE 1154 ROSEDALE AVE 91201 5623‐001‐013 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.42 GLENDALE 1313 5TH ST 91201 5623‐001‐015 R 2250 0 19 0.17 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.19 GLENDALE 1126 ROSEDALE AVE 91201 5623‐003‐004 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 1112 ROSEDALE AVE 91201 5623‐003‐008 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.01 GLENDALE 1408 GLENWOOD RD 91201 5623‐007‐015 R 2250 0 19 0.29 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.63 GLENDALE 1144 SONORA AVE 91201 5623‐007‐021 R 2250 0 19 0.17 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.50 GLENDALE 1152 RUBERTA AVE 91201 5623‐008‐023 R 2250 0 19 0.16 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.71 GLENDALE 1127 SONORA AVE 91201 5623‐009‐006 R 2250 0 19 0.21 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.25 GLENDALE 1125 SONORA AVE 91201 5623‐009‐007 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.67 GLENDALE 1113 SONORA AVE 91201 5623‐009‐013 R 2250 0 19 0.16 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.27 GLENDALE 1161 RUBERTA AVE 91201 5623‐011‐010 R 2250 0 19 0.19 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 1.16 GLENDALE 1153 RUBERTA AVE 91201 5623‐011‐012 R 2250 0 19 0.19 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 2.24 GLENDALE 1148 JUSTIN AVE 91201 5623‐011‐016 R 2250 0 19 0.20 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.25 GLENDALE 1147 JUSTIN AVE 91201 5623‐012‐002 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.15 GLENDALE 1118 WINCHESTER AVE 91201 5623‐013‐022 R 2250 0 19 0.19 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.12 GLENDALE 1121 WINCHESTER AVE 91201 5623‐014‐005 R 2250 0 19 0.17 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 1115 WINCHESTER AVE 91201 5623‐014‐007 R 2250 0 19 0.16 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 1170 RAYMOND AVE 91201 5623‐016‐009 R 2250 0 19 0.16 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.62 GLENDALE 1134 RAYMOND AVE 91201 5623‐017‐015 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.59 GLENDALE 1138 RAYMOND AVE 91201 5623‐017‐016 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.43 GLENDALE 1144 THOMPSON AVE 91201 5623‐018‐001 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.59 GLENDALE 1152 THOMPSON AVE 91201 5623‐018‐004 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.65 GLENDALE 1130 THOMPSON AVE 91201 5623‐019‐017 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.35 GLENDALE 1132 THOMPSON AVE 91201 5623‐019‐018 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.53 GLENDALE 1140 THOMPSON AVE 91201 5623‐019‐020 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.72 GLENDALE 1141 RAYMOND AVE 91201 5623‐019‐022 R 2250 0 19 0.16 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.66 GLENDALE 1135 RAYMOND AVE 91201 5623‐019‐023 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.57 GLENDALE 1133 RAYMOND AVE 91201 5623‐019‐024 R 2250 0 19 0.16 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.29 GLENDALE 1123 RAYMOND AVE 91201 5623‐019‐027 R 2250 0 19 0.16 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.51 GLENDALE 1121 RAYMOND AVE 91201 5623‐019‐028 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 1039 RAYMOND AVE 91201 5623‐021‐011 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.36 GLENDALE 1045 RAYMOND AVE 91201 5623‐021‐013 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 1.30 GLENDALE 1053 RAYMOND AVE 91201 5623‐021‐015 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.43 GLENDALE 1057 RAYMOND AVE 91201 5623‐021‐016 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 1017 RAYMOND AVE 91201 5623‐021‐039 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.27 GLENDALE 1021 WESTERN AVE 91201 5623‐023‐023 R 2250 0 19 0.17 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 1042 RAYMOND AVE 91201 5623‐024‐009 R 2250 0 19 0.17 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 1038 RAYMOND AVE 91201 5623‐024‐010 R 2250 0 19 0.17 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.38 GLENDALE 1050 WESTERN AVE 91201 5623‐025‐022 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.42 GLENDALE 1020 WESTERN AVE 91201 5623‐025‐041 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.86 GLENDALE 1052 WINCHESTER AVE 91201 5623‐026‐032 R 2250 0 19 0.17 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 1.17 GLENDALE 1043 RUBERTA AVE 91201 5623‐027‐011 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 1.86 GLENDALE 1041 RUBERTA AVE 91201 5623‐027‐012 R 2250 0 19 0.16 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.33 GLENDALE 1037 RUBERTA AVE 91201 5623‐027‐013 R 2250 0 19 0.16 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.46 GLENDALE 1042 JUSTIN AVE 91201 5623‐027‐027 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.54 GLENDALE 1053 SONORA AVE 91201 5623‐029‐043 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.42 GLENDALE 1049 SONORA AVE 91201 5623‐029‐044 R 2250 0 19 0.17 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.35 GLENDALE 1043 SONORA AVE 91201 5623‐029‐046 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.89 GLENDALE 1036 RUBERTA AVE 91201 5623‐029‐048 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.53 GLENDALE 1040 RUBERTA AVE 91201 5623‐029‐049 R 2250 0 19 0.19 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.25 GLENDALE 1058 RUBERTA AVE 91201 5623‐029‐054 R 2250 0 19 0.20 Residential; 0 units YES ‐ Current Available 4 4 Residential: Underutili 0.11 0.00 GLENDALE 1016 SONORA AVE 91201 5623‐030‐012 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.48 GLENDALE 1014 SONORA AVE 91201 5623‐030‐013 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.67 GLENDALE 1034 SONORA AVE 91201 5623‐031‐027 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.17 GLENDALE 1010 SPAZIER AVE 91201 5624‐003‐049 R 2250 0 19 0.22 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.33 GLENDALE 1061 LINDEN AVE 91201 5624‐006‐005 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.45 GLENDALE 1063 ALLEN AVE 91201 5624‐008‐028 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 1.28 GLENDALE 1065 ALLEN AVE 91201 5624‐008‐029 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 1064 LINDEN AVE 91201 5624‐008‐035 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.37 GLENDALE 1034 ALLEN AVE 91201 5624‐009‐002 R 2250 0 19 0.19 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.25 GLENDALE 1026 ALLEN AVE 91201 5624‐009‐004 R 2250 0 19 0.19 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.25 GLENDALE 1027 IRVING AVE 91201 5624‐009‐016 R 2250 0 19 0.19 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.25 GLENDALE 1070 ALLEN AVE 91201 5624‐010‐007 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.48 GLENDALE 1047 IRVING AVE 91201 5624‐010‐016 R 2250 0 19 0.19 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.72 GLENDALE 1059 IRVING AVE 91201 5624‐010‐019 R 2250 0 19 0.19 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.69 GLENDALE 1042 IRVING AVE 91201 5624‐011‐014 R 2250 0 19 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.91 GLENDALE 1038 IRVING AVE 91201 5624‐012‐001 R 2250 0 19 0.19 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.25 GLENDALE 1027 THOMPSON AVE 91201 5624‐012‐026 R 2250 0 19 0.19 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.67 GLENDALE 520 ALLEN AVE 91201 5625‐003‐022 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 516 ALLEN AVE 91201 5625‐003‐023 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.50 GLENDALE 512 ALLEN AVE 91201 5625‐003‐024 R 3050 0 14 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.72 GLENDALE 517 IRVING AVE 91201 5625‐003‐032 R 3050 0 14 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.79 GLENDALE 1911 LAKE ST 91201 5625‐003‐037 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.45 GLENDALE 516 IRVING AVE 91201 5625‐004‐003 R 3050 0 14 0.20 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.47 GLENDALE 1811 LAKE ST 91201 5625‐004‐008 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.74 GLENDALE 517 THOMPSON AVE 91201 5625‐004‐012 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.32 GLENDALE 521 THOMPSON AVE 91201 5625‐004‐013 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.33 GLENDALE 518 THOMPSON AVE 91201 5625‐004‐016 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.64 GLENDALE 514 THOMPSON AVE 91201 5625‐004‐017 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.49 GLENDALE 515 RAYMOND AVE 91201 5625‐004‐019 R 3050 0 14 0.21 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.29 GLENDALE 1736 LAKE ST 91201 5625‐005‐007 R 3050 0 14 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 1.87 GLENDALE 410 THOMPSON AVE 91201 5625‐005‐013 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 406 THOMPSON AVE 91201 5625‐005‐014 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 402 THOMPSON AVE 91201 5625‐005‐015 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.90 GLENDALE 415 RAYMOND AVE 91201 5625‐005‐019 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.51 GLENDALE 411 RAYMOND AVE 91201 5625‐005‐020 R 3050 0 14 0.20 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.67 GLENDALE 409 RAYMOND AVE 91201 5625‐005‐021 R 3050 0 14 0.20 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 320 THOMPSON AVE 91201 5625‐006‐006 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.49 GLENDALE 333 RAYMOND AVE 91201 5625‐006‐011 R 3050 0 14 0.20 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 329 RAYMOND AVE 91201 5625‐006‐012 R 3050 0 14 0.20 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.15 GLENDALE 325 RAYMOND AVE 91201 5625‐006‐013 R 3050 0 14 0.20 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.81 GLENDALE 321 THOMPSON AVE 91201 5625‐007‐014 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.14 GLENDALE 333 THOMPSON AVE 91201 5625‐007‐017 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.35 GLENDALE 1800 LAKE ST 91201 5625‐008‐005 R 3050 0 14 0.48 Residential; 0 units YES ‐ Current Available 7 7 Residential: Underutili 0.18 0.06 GLENDALE 416 IRVING AVE 91201 5625‐008‐008 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 401 THOMPSON AVE 91201 5625‐008‐014 R 3050 0 14 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.72 GLENDALE 426 ALLEN AVE 91201 5625‐009‐008 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.69 GLENDALE 401 IRVING AVE 91201 5625‐009‐016 R 3050 0 14 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 405 IRVING AVE 91201 5625‐009‐017 R 3050 0 14 0.20 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 413 IRVING AVE 91201 5625‐009‐019 R 3050 0 14 0.20 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.79 GLENDALE 320 ALLEN AVE 91201 5625‐010‐006 R 3050 H 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 542 of 2045
Jurisdiction Name Site
Address/Intersection
5 Digit ZIP
Code
Assessor Parcel
Number
Consolidated
Sites
General Plan
Designation (Current)
Zoning
Designation
Minimum Density
Allowed (units/acre)
Max Density
Allowed (units/acre) Parcel Size (Acres) Existing
Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity
Moderate
Income Capacity
Above Moderate
Income Capacity Total Capacity Optional
Information1
Optional
Information2
Optional
Information3
GLENDALE 316 ALLEN AVE 91201 5625‐010‐007 R 3050 H 0 14 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 315 IRVING AVE 91201 5625‐010‐016 R 3050 0 14 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.67 GLENDALE 319 IRVING AVE 91201 5625‐010‐017 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.32 GLENDALE 335 IRVING AVE 91201 5625‐010‐021 R 3050 0 14 0.18 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 315 ALLEN AVE 91201 5625‐011‐041 R 3050 H 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.50 GLENDALE 319 ALLEN AVE 91201 5625‐011‐042 R 3050 H 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.24 GLENDALE 323 ALLEN AVE 91201 5625‐011‐043 R 3050 H 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.74 GLENDALE 327 ALLEN AVE 91201 5625‐011‐044 R 3050 H 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.69 GLENDALE 335 ALLEN AVE 91201 5625‐011‐045 R 3050 H 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.67 GLENDALE 401 ALLEN AVE 91201 5625‐012‐033 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.58 GLENDALE 417 ALLEN AVE 91201 5625‐012‐035 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.75 GLENDALE 429 ALLEN AVE 91201 5625‐012‐038 R 3050 0 14 0.21 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.37 GLENDALE 206 ALLEN AVE 91201 5625‐034‐011 R 3050 H 0 14 0.39 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.68 GLENDALE 154 ALLEN AVE 91201 5625‐034‐012 R 3050 H 0 14 0.72 Residential; 1 unit YES ‐ Current Available 9 9 Residential: Underutili 0.00 0.29 GLENDALE 419 WESTERN AVE 91201 5626‐001‐016 R 3050 0 14 0.20 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.67 GLENDALE 416 RAYMOND AVE 91201 5626‐001‐017 R 3050 0 14 0.20 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 400 RAYMOND AVE 91201 5626‐001‐025 R 3050 0 14 0.20 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 338 RAYMOND AVE 91201 5626‐002‐012 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.99 GLENDALE 328 RAYMOND AVE 91201 5626‐002‐014 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.33 GLENDALE 308 RAYMOND AVE 91201 5626‐002‐019 R 3050 0 14 0.19 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 1617 RIVERSIDE DR 91201 5626‐011‐003 R 3050 H 0 14 0.20 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.38 GLENDALE 220 WINCHESTER AVE 91201 5626‐011‐018 R 3050 H 0 14 0.33 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.62 GLENDALE 606 HAZEL ST 91201 5627‐013‐011 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.50 GLENDALE 612 HAZEL ST 91201 5627‐013‐012 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.03 GLENDALE 614 HAZEL ST 91201 5627‐013‐013 R 2250 0 19 0.16 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.52 GLENDALE 616 HAZEL ST 91201 5627‐013‐014 R 2250 0 19 0.15 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 524 HAZEL ST 91201 5627‐014‐008 R 2250 0 19 0.16 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.61 GLENDALE 528 HAZEL ST 91201 5627‐014‐010 R 2250 0 19 0.21 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.67 GLENDALE 600 HAZEL ST 91201 5627‐014‐013 R 2250 0 19 0.15 Residential; 0 units YES ‐ Current Available 3 3 Residential: Underutili 0.00 1.03 GLENDALE 604 HAZEL ST 91201 5627‐014‐014 R 2250 0 19 0.16 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.25 GLENDALE 973 W GLENOAKS BLVD 91202 5628‐020‐012 R 2250 0 19 0.17 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.50 GLENDALE 1231 VIOLA AVE 91202 5633‐008‐013 R 1250 0 35 0.19 Residential; 2 units YES ‐ Current Available 5 5 Residential: Underutili 0.00 1.67 GLENDALE 1237 VIOLA AVE 91202 5633‐008‐014 R 1250 0 35 0.19 Residential; 3 units YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.66 GLENDALE 1231 N CENTRAL AVE 91202 5633‐008‐027 R 1250 0 35 0.18 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.05 GLENDALE 1212 VIOLA AVE 91202 5633‐009‐018 R 1250 0 35 0.17 Residential; 0 units YES ‐ Current Available 6 6 Residential: Underutili 0.00 0.47 GLENDALE 1211 VIOLA AVE 91202 5633‐010‐020 R 1250 0 35 0.19 Residential; 1 unit YES ‐ Current Available 6 6 Residential: Underutili 0.00 1.50 GLENDALE 1301 N PACIFIC AVE 91202 5634‐013‐012 R 1650 0 26 0.23 Residential; 3 units YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.04 GLENDALE 543 GLENWOOD RD 91202 5634‐013‐020 R 1650 0 26 0.16 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.25 GLENDALE 624 GLENWOOD RD 91202 5634‐015‐003 R 1650 0 26 0.18 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.14 GLENDALE 612 GLENWOOD RD 91202 5634‐015‐006 R 1650 0 26 0.17 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.82 GLENDALE 552 GLENWOOD RD 91202 5634‐015‐012 R 1650 0 26 0.20 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.25 GLENDALE 632 W STOCKER ST 91202 5634‐025‐001 R 3050 0 14 0.21 Residential; 0 units YES ‐ Current Available 3 3 Residential: Underutili 0.47 0.57 GLENDALE 618 W STOCKER ST 91202 5634‐025‐006 R 1650 0 26 0.18 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.25 GLENDALE 595 SOUTH ST 91202 5634‐025‐034 R 1650 0 26 0.18 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.36 GLENDALE 537 SOUTH ST 91202 5634‐026‐023 R 1650 0 26 0.15 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.68 GLENDALE 451 PALM DR 91202 5636‐001‐014 R 1250 0 35 0.16 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.45 GLENDALE 433 PALM DR 91202 5636‐001‐018 R 1250 0 35 0.16 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.67 GLENDALE 410 W STOCKER ST 91202 5636‐001‐033 R 1250 0 35 0.16 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.46 GLENDALE 1151 N COLUMBUS AVE 91202 5636‐001‐034 R 1250 0 35 0.20 Residential; 5 units YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.36 GLENDALE 408 W DRYDEN ST 91202 5636‐004‐004 R 1250 0 35 0.17 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.25 GLENDALE 420 W DRYDEN ST 91202 5636‐004‐007 R 1250 0 35 0.17 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.01 GLENDALE 1038 N COLUMBUS AVE 91202 5636‐004‐037 R 1250 0 35 0.19 Residential; 2 units YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.95 GLENDALE 1006 SAN RAFAEL AVE 91202 5636‐007‐002 R 1250 0 35 0.20 Residential; 3 units YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.39 GLENDALE 1008 SAN RAFAEL AVE 91202 5636‐007‐003 R 1250 0 35 0.20 Residential; 2 units YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.08 GLENDALE 1028 SAN RAFAEL AVE # B 91202 5636‐007‐008 R 1250 0 35 0.20 Residential; 4 units YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.51 GLENDALE 1029 MELROSE AVE 91202 5636‐007‐080 R 1250 0 35 0.20 Residential; 2 units YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.26 GLENDALE 1151 SAN RAFAEL AVE 91202 5636‐008‐004 R 1250 0 35 0.23 Residential; 3 units YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.22 GLENDALE 1102 SAN RAFAEL AVE 91202 5636‐010‐003 R 1250 0 35 0.17 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.35 GLENDALE 1144 SAN RAFAEL AVE 91202 5636‐010‐013 R 1250 0 35 0.20 Residential; 3 units YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.26 GLENDALE 1113 MELROSE AVE 91202 5636‐010‐021 R 1250 0 35 0.20 Residential; 3 units YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.45 GLENDALE 1145 MELROSE AVE 91202 5636‐010‐029 R 1250 0 35 0.20 Residential; 4 units YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.80 GLENDALE 1146 MELROSE AVE 91202 5636‐011‐002 R 1250 0 35 0.19 Residential; 0 units YES ‐ Current Available 7 7 Residential: Underutili 0.00 0.00 GLENDALE 1128 MELROSE AVE 91202 5636‐011‐033 R 1250 0 35 0.22 Residential; 3 units YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.97 GLENDALE 371 BURCHETT ST 91203 5636‐013‐029 R 1250 0 35 0.19 Residential; 3 units YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.22 GLENDALE 360 BURCHETT ST 91203 5636‐014‐005 R 1250 0 35 0.19 Residential; 1 unit YES ‐ Current Available 6 6 Residential: Underutili 0.00 0.25 GLENDALE 372 BURCHETT ST 91203 5636‐014‐097 R 1250 0 35 0.45 Residential; 0 units YES ‐ Current Available 16 16 Residential: Underutili 0.00 0.71 GLENDALE 422 BURCHETT ST 91203 5636‐015‐015 R 1250 0 35 0.19 Residential; 1 unit YES ‐ Current Available 6 6 Residential: Underutili 0.00 1.74 GLENDALE 430 BURCHETT ST 91203 5636‐015‐017 R 1250 0 35 0.19 Residential; 1 unit YES ‐ Current Available 6 6 Residential: Underutili 0.00 0.25 GLENDALE 434 BURCHETT ST 91203 5636‐015‐018 R 1250 0 35 0.19 Residential; 1 unit YES ‐ Current Available 6 6 Residential: Underutili 0.00 0.25 GLENDALE 438 BURCHETT ST 91203 5636‐015‐019 R 1250 0 35 0.19 Residential; 1 unit YES ‐ Current Available 6 6 Residential: Underutili 0.00 0.25 GLENDALE 425 BURCHETT ST 91203 5636‐015‐028 R 1250 0 35 0.18 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.07 GLENDALE 373 W DORAN ST 91203 5637‐002‐018 R 1250 0 35 0.15 Residential; 0 units YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.27 GLENDALE 352 PIONEER DR 91203 5637‐002‐033 R 1250 0 35 0.19 Residential; 1 unit YES ‐ Current Available 6 6 Residential: Underutili 0.00 0.44 GLENDALE 350 PIONEER DR 91203 5637‐002‐034 R 1250 0 35 0.19 Residential; 2 units YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.66 GLENDALE 346 PIONEER DR 91203 5637‐002‐035 R 1250 0 35 0.19 Residential; 1 unit YES ‐ Current Available 6 6 Residential: Underutili 0.00 0.44 GLENDALE 338 PIONEER DR 91203 5637‐002‐036 R 1250 0 35 0.19 Residential; 1 unit YES ‐ Current Available 6 6 Residential: Underutili 0.00 0.42 GLENDALE 336 PIONEER DR 91203 5637‐002‐037 R 1250 0 35 0.19 Residential; 2 units YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.66 GLENDALE 332 PIONEER DR 91203 5637‐002‐038 R 1250 0 35 0.19 Residential; 1 unit YES ‐ Current Available 6 6 Residential: Underutili 0.00 0.43 GLENDALE 369 MILFORD ST 91203 5637‐003‐020 R 1250 0 35 0.18 Residential; 3 units YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.09 GLENDALE 373 MILFORD ST 91203 5637‐003‐021 R 1250 0 35 0.18 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.13 GLENDALE 377 MILFORD ST 91203 5637‐003‐022 R 1250 0 35 0.18 Residential; 3 units YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.67 GLENDALE 350 W DORAN ST 91203 5637‐003‐029 R 1250 0 35 0.18 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.48 GLENDALE 315 W LEXINGTON DR 91203 5637‐004‐007 R 1250 PS 0 35 0.20 Residential; 0 units YES ‐ Current Available 7 7 Residential: Underutili 0.00 0.00 GLENDALE 317 W LEXINGTON DR 91203 5637‐004‐008 R 1250 PS 0 35 0.18 Residential; 0 units YES ‐ Current Available 6 6 Residential: Underutili 0.00 0.00 GLENDALE 343 W LEXINGTON DR 91203 5637‐004‐014 R 1250 0 35 0.18 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.29 GLENDALE 349 W LEXINGTON DR 91203 5637‐004‐015 R 1250 0 35 0.18 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.45 GLENDALE 359 W LEXINGTON DR 91203 5637‐004‐018 R 1250 0 35 0.18 Residential; 3 units YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.11 GLENDALE 368 MILFORD ST 91203 5637‐004‐026 R 1250 0 35 0.18 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.17 GLENDALE 364 MILFORD ST 91203 5637‐004‐027 R 1250 0 35 0.18 Residential; 4 units YES ‐ Current Available 2 2 Residential: Underutili 0.00 0.67 GLENDALE 358 MILFORD ST 91203 5637‐004‐028 R 1250 0 35 0.18 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.50 GLENDALE 356 MILFORD ST 91203 5637‐004‐029 R 1250 0 35 0.18 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.48 GLENDALE 344 MILFORD ST 91203 5637‐004‐055 R 1250 0 35 0.18 Residential; 0 units YES ‐ Current Available 6 6 Residential: Underutili 0.00 1.51 GLENDALE 316 W LEXINGTON DR 91203 5637‐005‐007 R 1250 PS 0 35 0.16 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.90 GLENDALE 320 W LEXINGTON DR 91203 5637‐005‐009 R 1250 PS 0 35 0.15 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.41 GLENDALE 324 W LEXINGTON DR 91203 5637‐005‐011 R 1250 PS 0 35 0.15 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.08 GLENDALE 325 MYRTLE ST 91203 5637‐005‐012 R 1250 PS 0 35 0.15 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underutili 0.00 1.05 GLENDALE 331 MYRTLE ST 91203 5637‐005‐014 R 1250 0 35 0.15 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.25 GLENDALE 332 W LEXINGTON DR 91203 5637‐005‐015 R 1250 0 35 0.16 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.55 GLENDALE 348 W LEXINGTON DR 91203 5637‐005‐023 R 1250 0 35 0.16 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.35 GLENDALE 353 MYRTLE ST 91203 5637‐005‐026 R 1250 0 35 0.15 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underutili 0.00 2.53 GLENDALE 356 W LEXINGTON DR 91203 5637‐005‐027 R 1250 0 35 0.16 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.67 GLENDALE 357 MYRTLE ST 91203 5637‐005‐028 R 1250 0 35 0.15 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.50 GLENDALE 361 MYRTLE ST 91203 5637‐005‐030 R 1250 0 35 0.15 Residential; 0 units YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.00 GLENDALE 364 W LEXINGTON DR 91203 5637‐005‐031 R 1250 0 35 0.16 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.27 GLENDALE 365 MYRTLE ST 91203 5637‐005‐032 R 1250 0 35 0.15 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.00 GLENDALE 368 W LEXINGTON DR 91203 5637‐005‐033 R 1250 0 35 0.16 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.25 GLENDALE 372 W LEXINGTON DR 91203 5637‐005‐035 R 1250 0 35 0.15 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.25 GLENDALE 365 W CALIFORNIA AVE 91203 5637‐006‐013 R 1250 0 35 0.16 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.51 GLENDALE 350 MYRTLE ST 91203 5637‐006‐020 R 1250 0 35 0.16 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underutili 0.00 0.30 GLENDALE 333 W CALIFORNIA AVE 91203 5637‐006‐030 R 1250 0 35 0.16 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.43 GLENDALE 324 MYRTLE ST 91203 5637‐006‐033 R 1250 PS 0 35 0.16 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.00 GLENDALE 317 W CALIFORNIA AVE 91203 5637‐006‐036 R 1250 PS 0 35 0.15 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.20 GLENDALE 328 W CALIFORNIA AVE 91203 5637‐007‐009 R 1250 0 35 0.16 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underutili 0.00 0.66 GLENDALE 346 W CALIFORNIA AVE 91203 5637‐007‐013 R 1250 0 35 0.16 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.34 GLENDALE 345 SALEM ST 91203 5637‐007‐030 R 1250 0 35 0.16 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underutili 0.00 0.01 543 of 2045
Table A: Housing Element Sites Inventory, Table Starts in Cell A2 Jurisdiction Name Site
Address/Intersection
5 Digit ZIP
Code
Assessor Parcel
Number
Consolidated
Sites
General Plan
Designation (Current)
Zoning
Designation
Minimum Density
Allowed (units/acre)
Max Density
Allowed (units/acre) Parcel Size (Acres) Existing
Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity
Moderate
Income Capacity
Above Moderate
Income Capacity Total Capacity Optional
Information1
Optional
Information2
Optional
Information3
GLENDALE 343 SALEM ST 91203 5637‐007‐031 R 1250 0 35 0.160039172 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underu t 0 0.50390479 9 GLENDALE 335 SALEM ST 91203 5637‐007‐033 R 1250 0 35 0.159217553 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underu t 0 0.507492432 GLENDALE W CALIFORNIA AVE/N COLUMBU 91203 5637‐007‐098 R 1250 0 35 0.160404523 Residential; 0 units YES ‐ Current Available 6 6 Residential: Underu t 00 GLENDALE 348 SALEM ST 91203 5637‐008‐010 R 1250 0 35 0.160968242 Residential; 0 units YES ‐ Current Available 6 6 Residential: Underu t 00 GLENDALE 354 SALEM ST 91203 5637‐008‐012 R 1250 0 35 0.164154962 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underu t 0 0.40691182 9 GLENDALE 360 SALEM ST 91203 5637‐008‐013 R 1250 0 35 0.16091795 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underu t 0 0.52232060 7 GLENDALE 363 W WILSON AVE 91203 5637‐008‐024 R 1250 0 35 0.156961821 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.249920381 GLENDALE 361 W WILSON AVE 91203 5637‐008‐025 R 1250 0 35 0.15648110 9 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.20791168 4 GLENDALE 354 W WILSON AVE 91203 5637‐009‐019 R 1250 0 35 0.22383521 8 Residential; 1 unit YES ‐ Current Available 7 7 Residential: Underu t 0 0.372498135 GLENDALE 326 W WILSON AVE 91203 5637‐009‐026 R 1250 0 35 0.22383384 4 Residential; 2 units YES ‐ Current Available 6 6 Residential: Underu t 0 1.5 GLENDALE 409 PIONEER DR 91203 5637‐010‐026 R 1650 0 26 0.16881750 4 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.35970260 4 GLENDALE 515 W CALIFORNIA AVE 91203 5637‐011‐057 R 2250 0 19 0.20043212 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.378608722 GLENDALE 537 W CALIFORNIA AVE 91203 5637‐011‐059 R 2250 0 19 0.207640801 Residential; 0 units YES ‐ Current Available 4 4 Residential: Underu t 0.716431117 1.546659802 GLENDALE 460 W WILSON AVE 91203 5637‐015‐005 R 1650 0 26 0.19661097 8 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underu t 0 0.673601663 GLENDALE 452 W WILSON AVE 91203 5637‐015‐007 R 1650 0 26 0.201560082 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.267261773 GLENDALE 444 W WILSON AVE 91203 5637‐015‐009 R 1650 0 26 0.202475062 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.33499749 7 GLENDALE 406 SALEM ST 91203 5637‐016‐002 R 1650 0 26 0.16188648 7 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.442431721 GLENDALE 428 SALEM ST 91203 5637‐016‐008 R 1650 0 26 0.16153935 7 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.683238242 GLENDALE 436 SALEM ST 91203 5637‐016‐010 R 1650 0 26 0.16137865 6 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.03520344 6 GLENDALE 440 SALEM ST 91203 5637‐016‐011 R 1650 0 26 0.157907465 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.24470557 7 GLENDALE 444 SALEM ST 91203 5637‐016‐012 R 1650 0 26 0.160179742 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.00567684 8 GLENDALE 452 SALEM ST 91203 5637‐016‐014 R 1650 0 26 0.16005935 7 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.338847405 GLENDALE 467 W WILSON AVE 91203 5637‐016‐021 R 1650 0 26 0.16166415 8 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.330613163 GLENDALE 443 W WILSON AVE 91203 5637‐016‐027 R 1650 0 26 0.15779040 8 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.39244779 9 GLENDALE 429 W WILSON AVE 91203 5637‐016‐030 R 1650 0 26 0.16092982 6 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.1222163 6 GLENDALE 425 W WILSON AVE 91203 5637‐016‐031 R 1650 0 26 0.15888041 7 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.31494106 4 GLENDALE 419 W WILSON AVE 91203 5637‐016‐033 R 1650 0 26 0.16031686 4 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.249991132 GLENDALE 415 W WILSON AVE 91203 5637‐016‐034 R 1650 0 26 0.16019173 7 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.168588723 GLENDALE 416 W CALIFORNIA AVE 91203 5637‐017‐005 R 1650 0 26 0.16084445 8 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.64337400 9 GLENDALE 434 W CALIFORNIA AVE 91203 5637‐017‐008 R 1650 0 26 0.161007401 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.42035841 9 GLENDALE 436 W CALIFORNIA AVE 91203 5637‐017‐009 R 1650 0 26 0.17589427 4 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.249998825 GLENDALE 444 W CALIFORNIA AVE 91203 5637‐017‐011 R 1650 0 26 0.15899682 6 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.666665665 GLENDALE 448 W CALIFORNIA AVE 91203 5637‐017‐012 R 1650 0 26 0.16041828 9 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.087161071 GLENDALE 459 SALEM ST 91203 5637‐017‐022 R 1650 0 26 0.16012209 7 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.033182315 GLENDALE 443 SALEM ST 91203 5637‐017‐025 R 1650 0 26 0.161062411 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.49964568 9 GLENDALE 441 SALEM ST 91203 5637‐017‐026 R 1650 0 26 0.160663565 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.21912281 8 GLENDALE 425 SALEM ST 91203 5637‐017‐030 R 1650 0 26 0.15549643 7 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.24998686 6 GLENDALE 421 SALEM ST 91203 5637‐017‐031 R 1650 0 26 0.163001865 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.249999632 GLENDALE 415 SALEM ST 91203 5637‐017‐033 R 1650 0 26 0.15979658 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.30441464 9 GLENDALE 409 SALEM ST 91203 5637‐017‐034 R 1650 0 26 0.15983705 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.18666613 9 GLENDALE 415 W CALIFORNIA AVE 91203 5637‐018‐017 R 1650 0 26 0.154971081 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.00736139 9 GLENDALE 416 MYRTLE ST 91203 5637‐018‐034 R 1650 0 26 0.15987773 6 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.540755713 GLENDALE 468 W LEXINGTON DR 91203 5637‐019‐001 R 1650 0 26 0.14798154 4 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.331035985 GLENDALE 460 W LEXINGTON DR 91203 5637‐019‐003 R 1650 0 26 0.149236662 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.36344104 8 GLENDALE 454 W LEXINGTON DR 91203 5637‐019‐006 R 1650 0 26 0.151313842 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.024980942 GLENDALE 444 W LEXINGTON DR 91203 5637‐019‐008 R 1650 0 26 0.150044412 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.07990804 4 GLENDALE 440 W LEXINGTON DR 91203 5637‐019‐009 R 1650 0 26 0.15622467 7 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.584698632 GLENDALE 416 W LEXINGTON DR 91203 5637‐019‐015 R 1650 0 26 0.15700275 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.55676571 8 GLENDALE 406 W LEXINGTON DR 91203 5637‐019‐020 R 1650 0 26 0.155008763 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.740583013 GLENDALE 405 MYRTLE ST 91203 5637‐019‐025 R 1650 0 26 0.15252630 4 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.15618159 4 GLENDALE 415 MYRTLE ST 91203 5637‐019‐027 R 1650 0 26 0.15137499 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.14281258 6 GLENDALE 417 MYRTLE ST 91203 5637‐019‐028 R 1650 0 26 0.157993353 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.68027347 8 GLENDALE 421 MYRTLE ST 91203 5637‐019‐029 R 1650 0 26 0.154695531 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.59880619 8 GLENDALE 441 MYRTLE ST 91203 5637‐019‐034 R 1650 0 26 0.160476502 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.33866081 7 GLENDALE 461 MYRTLE ST 91203 5637‐019‐038 R 1650 0 26 0.16314847 4 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.62499064 6 GLENDALE 463 MYRTLE ST 91203 5637‐019‐039 R 1650 0 26 0.158784755 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.019394061 GLENDALE 465 MYRTLE ST 91203 5637‐019‐040 R 1650 0 26 0.163446155 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.022180073 GLENDALE 458 W LEXINGTON DR 91203 5637‐019‐042 R 1650 0 26 0.15325482 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.073138781 GLENDALE 412 W LEXINGTON DR 91203 5637‐019‐044 R 1650 0 26 0.15175014 8 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.25347359 7 GLENDALE 460 MILFORD ST 91203 5637‐020‐004 R 1650 0 26 0.167665035 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.43243123 GLENDALE 456 MILFORD ST 91203 5637‐020‐005 R 1650 0 26 0.164819571 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.61702127 7 GLENDALE 434 MILFORD ST 91203 5637‐020‐011 R 1650 0 26 0.17024436 9 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.13923817 7 GLENDALE 430 MILFORD ST 91203 5637‐020‐012 R 1650 0 26 0.165300882 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.172413141 GLENDALE 424 MILFORD ST 91203 5637‐020‐013 R 1650 0 26 0.168783725 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.172413141 GLENDALE 419 W LEXINGTON DR 91203 5637‐020‐025 R 1650 0 26 0.16738502 6 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.257447635 GLENDALE 421 W LEXINGTON DR 91203 5637‐020‐026 R 1650 0 26 0.169641782 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.791017115 GLENDALE 423 W LEXINGTON DR 91203 5637‐020‐027 R 1650 0 26 0.16742722 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.31945830 4 GLENDALE 439 W LEXINGTON DR 91203 5637‐020‐030 R 1650 0 26 0.16724343 9 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.68755523 9 GLENDALE 471 W LEXINGTON DR 91203 5637‐020‐038 R 1650 0 26 0.168612212 Residential; 0 units YES ‐ Current Available 4 4 Residential: Underu t 0.286190896 0.666665757 GLENDALE 459 MILFORD ST 91203 5637‐021‐012 R 1650 0 26 0.16705187 6 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.651159873 GLENDALE 465 MILFORD ST 91203 5637‐021‐013 R 1650 0 26 0.16984959 8 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.674419 GLENDALE 467 MILFORD ST 91203 5637‐021‐014 R 1650 0 26 0.17133696 7 Residential; 0 units YES ‐ Current Available 4 4 Residential: Underu t 00 GLENDALE 411 W DORAN ST 91203 5637‐022‐016 R 1650 0 26 0.350768242 Residential; 0 units YES ‐ Current Available 9 9 Residential: Underu t 0.444256404 0.707485497 GLENDALE 512 W DORAN ST 91203 5637‐024‐040 R 3050 0 14 0.162999013 Residential; 0 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.00058707 8 GLENDALE 508 W CALIFORNIA AVE 91203 5638‐001‐040 R 2250 0 19 0.15261652 6 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.169549323 GLENDALE 506 W CALIFORNIA AVE 91203 5638‐001‐041 R 2250 0 19 0.156525213 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.29705365 9 GLENDALE 504 SALEM ST 91203 5638‐001‐049 R 2250 0 19 0.151193623 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.24991163 4 GLENDALE 524 W CALIFORNIA AVE 91203 5638‐001‐053 R 2250 0 19 0.163276662 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.618936783 GLENDALE 525 SALEM ST 91203 5638‐001‐056 R 2250 0 19 0.161346862 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.96496580 7 GLENDALE 521 SALEM ST 91203 5638‐001‐057 R 2250 0 19 0.15912487 4 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.16728468 6 GLENDALE 517 SALEM ST 91203 5638‐001‐058 R 2250 0 19 0.15260394 4 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 1.62982640 7 GLENDALE 520 SALEM ST 91203 5638‐001‐060 R 2250 0 19 0.16227843 7 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.00396864 9 GLENDALE 521 W WILSON AVE 91203 5638‐001‐065 R 2250 0 19 0.162427441 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.25660178 9 GLENDALE 517 W WILSON AVE 91203 5638‐001‐066 R 2250 0 19 0.15614203 7 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 1.85754454 6 GLENDALE 524 W WILSON AVE 91203 5638‐001‐069 R 2250 0 19 0.19740407 4 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.37184488 8 GLENDALE 512 W WILSON AVE 91203 5638‐001‐074 R 2250 0 19 0.15617801 6 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.37713049 8 GLENDALE 508 W WILSON AVE 91203 5638‐001‐075 R 2250 0 19 0.153174272 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.25 GLENDALE 501 W WILSON AVE 91203 5638‐001‐078 R 2250 0 19 0.15601475 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.3972113 8 GLENDALE 505 W WILSON AVE 91203 5638‐001‐079 R 2250 0 19 0.15176420 9 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.249996363 GLENDALE 509 W WILSON AVE 91203 5638‐001‐080 R 2250 0 19 0.15250656 7 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.681246703 GLENDALE 513 W WILSON AVE 91203 5638‐001‐081 R 2250 0 19 0.1539425 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.249934182 GLENDALE 600 W WILSON AVE 91203 5638‐003‐041 R 2250 0 19 0.19010866 8 Residential; 0 units YES ‐ Current Available 4 4 Residential: Underu t 0 2.159806222 GLENDALE 612 W WILSON AVE 91203 5638‐003‐044 R 2250 0 19 0.200258795 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.421049845 GLENDALE 664 W WILSON AVE 91203 5638‐004‐040 R 2250 0 19 0.21557472 6 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.325446353 GLENDALE 660 W WILSON AVE 91203 5638‐004‐041 R 2250 0 19 0.217200281 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.249992152 GLENDALE 629 W WILSON AVE 91203 5638‐005‐034 R 2250 0 19 0.160614131 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.280494833 GLENDALE 623 W WILSON AVE 91203 5638‐005‐036 R 2250 0 19 0.162294251 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.684147293 GLENDALE 619 W WILSON AVE 91203 5638‐005‐037 R 2250 0 19 0.157205 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.120639743 GLENDALE 610 SALEM ST 91203 5638‐005‐044 R 2250 0 19 0.156783973 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.53055029 9 GLENDALE 626 SALEM ST 91203 5638‐005‐048 R 2250 0 19 0.159490162 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.249990293 GLENDALE 542 SALEM ST 91203 5638‐005‐056 R 2250 0 19 0.158817802 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.28875150 7 GLENDALE 707 W WILSON AVE 91203 5638‐006‐002 R 2250 0 19 0.15746593 4 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.51913550 6 GLENDALE 717 W WILSON AVE 91203 5638‐006‐004 R 2250 0 19 0.15905952 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.38148810 4 GLENDALE 676 SALEM ST 91203 5638‐006‐012 R 2250 0 19 0.17865495 7 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.248009801 GLENDALE 662 SALEM ST 91203 5638‐006‐015 R 2250 0 19 0.16877779 8 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.24999859 GLENDALE 663 W WILSON AVE 91203 5638‐006‐021 R 2250 0 19 0.165638062 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.474988942 GLENDALE 655 W WILSON AVE 91203 5638‐006‐023 R 2250 0 19 0.169193331 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.301033173 GLENDALE 709 MILFORD ST 91203 5638‐010‐013 R 2250 0 19 0.160979951 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.24998556 8 GLENDALE 713 MILFORD ST 91203 5638‐010‐014 R 2250 0 19 0.160979691 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.89495312 8 GLENDALE 606 W CALIFORNIA AVE 91203 5638‐015‐042 R 2250 0 19 0.164162971 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.11555265 4 GLENDALE 610 W CALIFORNIA AVE 91203 5638‐015‐043 R 2250 0 19 0.162857315 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.788532351 GLENDALE 609 W CALIFORNIA AVE 91203 5638‐016‐005 R 2250 0 19 0.149286662 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.24995606 9 GLENDALE 629 W CALIFORNIA AVE 91203 5638‐016‐011 R 2250 0 19 0.21041631 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.10809063 8 GLENDALE 633 W CALIFORNIA AVE 91203 5638‐016‐012 R 2250 0 19 0.20954583 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.74870439 8 GLENDALE 649 W CALIFORNIA AVE 91203 5638‐016‐016 R 2250 0 19 0.191550721 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.249998771 GLENDALE 411 CHESTER ST 91203 5638‐017‐001 R 2250 0 19 0.159763452 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.24999084 4 GLENDALE 405 CHESTER ST 91203 5638‐017‐003 R 2250 0 19 0.156244803 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.34672988 4 GLENDALE 714 MILFORD ST 91203 5638‐017‐022 R 2250 0 19 0.16268730 9 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.90173242 7 GLENDALE 405 CONCORD ST 91203 5638‐018‐003 R 2250 0 19 0.235791952 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.09749281 9 GLENDALE 345 CONCORD ST 91203 5638‐018‐005 R 2250 0 19 0.152624961 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.11626454 8 GLENDALE 651 SALEM ST 91203 5638‐019‐014 R 2250 0 19 0.161989752 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.0356564 4 GLENDALE 637 SALEM ST 91203 5638‐019‐017 R 2250 0 19 0.15862279 6 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.28294157 6 GLENDALE 633 SALEM ST 91203 5638‐019‐018 R 2250 0 19 0.157100183 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.35809933 8 GLENDALE 707 SALEM ST 91203 5638‐020‐030 R 2250 0 19 0.162488192 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.24999212 4 GLENDALE 723 SALEM ST 91203 5638‐020‐034 R 2250 0 19 0.185826192 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.24961944 6 GLENDALE 240 CONCORD ST 91203 5638‐020‐036 R 2250 0 19 0.17159028 7 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.16822255 6 GLENDALE 239 CHESTER ST 91203 5638‐020‐038 R 2250 0 19 0.17359910 7 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.24991316 4 544 of 2045
Jurisdiction Name Site
Address/Intersection
5 Digit ZIP
Code
Assessor Parcel
Number
Consolidated
Sites
General Plan
Designation (Current)
Zoning
Designation
Minimum Density
Allowed (units/acre)
Max Density
Allowed (units/acre) Parcel Size (Acres) Existing
Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity
Moderate
Income Capacity
Above Moderate
Income Capacity Total Capacity Optional
Information1
Optional
Information2
Optional
Information3
GLENDALE 338 MAGNOLIA AVE 91204 5640‐005‐011 R 2250 0 19 0.17217693 9 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.46100347 7 GLENDALE 327 W CYPRESS ST 91204 5640‐005‐027 R 2250 P 0 19 0.172178325 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.00441330 4 GLENDALE 323 W PALMER AVE 91204 5640‐009‐005 R 2250 0 19 0.167124561 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.33543426 7 GLENDALE 327 W PALMER AVE 91204 5640‐009‐006 R 2250 0 19 0.16712653 7 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.17167575 GLENDALE 205 W PALMER AVE 91204 5640‐010‐019 R 1650 0 26 0.21809208 9 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underu t 0 0.249977102 GLENDALE 131 MAGNOLIA AVE 91204 5640‐011‐031 R 1650 0 26 0.173761082 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underu t 0 0.00568414 7 GLENDALE 1241 S ORANGE ST 91204 5640‐012‐016 R 1650 0 26 0.19516644 7 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underu t 0 0.06249129 GLENDALE 123 E PALMER AVE 91205 5640‐014‐021 R 2250 0 19 0.219973535 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.037083953 GLENDALE 1258 S MARYLAND AVE 91205 5640‐015‐023 R 2250 P 0 19 0.17217505 6 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.464242155 GLENDALE 1234 S MARYLAND AVE 91205 5640‐015‐029 R 2250 P 0 19 0.17217751 7 Residential; 0 units YES ‐ Current Available 3 3 Residential: Underu t 0.999992982 0.00714285 7 GLENDALE 1230 S MARYLAND AVE 91205 5640‐015‐030 R 2250 P 0 19 0.172175695 Residential; 0 units YES ‐ Current Available 3 3 Residential: Underu t 0.038400137 0.014285714 GLENDALE 1844 VASSAR ST 91204 5640‐037‐017 R 3050 0 14 0.183575001 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.01534665 GLENDALE 1838 VASSAR ST 91204 5640‐037‐018 R 3050 0 14 0.18357425 8 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.24995781 9 GLENDALE 1836 VASSAR ST 91204 5640‐037‐019 R 3050 0 14 0.183575401 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.25003828 9 GLENDALE 1914 VASSAR ST 91204 5640‐038‐024 R 3050 0 14 0.18357926 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.24997664 4 GLENDALE 1925 VASSAR ST 91204 5640‐039‐007 R 3050 0 14 0.183581862 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.41079578 4 GLENDALE 1929 VASSAR ST 91204 5640‐039‐008 R 3050 0 14 0.183581682 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.38974394 8 GLENDALE 1936 GARDENA AVE 91204 5640‐039‐019 R 3050 0 14 0.18358052 8 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.662995632 GLENDALE 1924 GARDENA AVE 91204 5640‐039‐022 R 3050 0 14 0.183581323 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.460089775 GLENDALE 1823 VASSAR ST 91204 5640‐040‐001 R 3050 0 14 0.18258295 9 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.43227498 6 GLENDALE 1835 VASSAR ST 91204 5640‐040‐005 R 3050 0 14 0.179856361 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.24999923 7 GLENDALE 1839 VASSAR ST 91204 5640‐040‐006 R 3050 0 14 0.18648504 9 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.25872892 7 GLENDALE 1832 GARDENA AVE 91204 5640‐040‐012 R 3050 0 14 0.18824139 4 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.56546691 GLENDALE 1818 GARDENA AVE 91204 5640‐040‐016 R 3050 0 14 0.18355718 8 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.249938842 GLENDALE 1814 GARDENA AVE 91204 5640‐040‐017 R 3050 0 14 0.18318878 9 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.87675005 4 GLENDALE 1821 GARDENA AVE 91204 5640‐041‐004 R 3050 0 14 0.22763187 9 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.137635901 GLENDALE 1823 GARDENA AVE 91204 5640‐041‐005 R 3050 0 14 0.22467648 8 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.000452645 GLENDALE 1827 GARDENA AVE 91204 5640‐041‐006 R 3050 0 14 0.22846789 9 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.249984392 GLENDALE 1839 GARDENA AVE 91204 5640‐041‐009 R 3050 0 14 0.22345787 4 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.00444940 4 GLENDALE 1843 GARDENA AVE 91204 5640‐041‐010 R 3050 0 14 0.21386075 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.249935092 GLENDALE 1909 GARDENA AVE 91204 5640‐041‐014 R 3050 0 14 0.210956035 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.25 GLENDALE 1913 GARDENA AVE 91204 5640‐041‐016 R 3050 0 14 0.20868941 4 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.088428333 GLENDALE 1917 GARDENA AVE 91204 5640‐041‐017 R 3050 0 14 0.20320029 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.06895064 6 GLENDALE 1925 GARDENA AVE 91204 5640‐041‐018 R 3050 0 14 0.20083800 8 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.01611306 9 GLENDALE 1937 GARDENA AVE 91204 5640‐041‐021 R 3050 0 14 0.18923763 6 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.249999212 GLENDALE 208 W ELK AVE 91204 5641‐002‐008 R 1650 0 26 0.16951182 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.06111580 8 GLENDALE 214 E ELK AVE 91205 5641‐003‐025 R 1650 0 26 0.965093953 Residential; 0 units YES ‐ Current Available 25 25 Residential: Underu t 0.378429877 2.300153837 GLENDALE 329 E LOMITA AVE 91205 5641‐005‐012 R 1650 0 26 0.180725625 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.13138253 4 GLENDALE 317 E CHESTNUT ST 91205 5641‐005‐020 R 1650 0 26 0.20190818 4 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underu t 0 0.340772222 GLENDALE 126 W LOMITA AVE 91204 5641‐007‐005 R 1650 0 26 0.403946313 Residential; 1 unit YES ‐ Current Available 10 10 Residential: Underu t 0 0.40687876 6 GLENDALE 122 W LOMITA AVE 91204 5641‐007‐006 R 1650 0 26 0.20179952 7 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.2938677 8 GLENDALE 116 W LOMITA AVE 91204 5641‐007‐007 R 1650 0 26 0.19899993 9 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 2.294371643 GLENDALE 119 W CHESTNUT ST 91204 5641‐007‐016 R 1650 0 26 0.19527537 7 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underu t 0 0.1 GLENDALE 131 W MAPLE ST 91204 5641‐008‐020 R 1650 0 26 0.199988661 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.143509213 GLENDALE 205 E MAPLE ST 91205 5641‐009‐016 R 1650 0 26 0.19595552 9 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underu t 0 0.155518895 GLENDALE 119 E MAPLE ST 91205 5641‐009‐019 R 1650 0 26 0.20362676 4 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 00 GLENDALE 314 E CHESTNUT ST 91205 5641‐010‐004 R 1650 0 26 0.199046525 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.171901173 GLENDALE 316 E CHESTNUT ST 91205 5641‐010‐005 R 1650 0 26 0.19889367 4 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.32077521 8 GLENDALE 716 S LOUISE ST 91205 5641‐011‐005 R 1650 0 26 0.16366039 9 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.24999805 7 GLENDALE 724 S LOUISE ST 91205 5641‐011‐007 R 1650 0 26 0.15885531 6 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.4284079 6 GLENDALE 726 S LOUISE ST 91205 5641‐011‐008 R 1650 0 26 0.167522212 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.68493325 7 GLENDALE 722 S MARYLAND AVE 91205 5641‐012‐022 R 1650 0 26 0.178665255 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.249991861 GLENDALE 738 S MARYLAND AVE 91205 5641‐012‐025 R 1650 0 26 0.17672029 9 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.24999160 8 GLENDALE 735 S LOUISE ST 91205 5641‐012‐026 R 1650 0 26 0.181025882 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underu t 0 0.090882672 GLENDALE 731 S LOUISE ST 91205 5641‐012‐027 R 1650 0 26 0.16308200 9 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.02996223 4 GLENDALE 201 W WINDSOR RD 91204 5641‐013‐032 R 1650 0 26 0.157509825 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.00301962 9 GLENDALE 211 W GARFIELD AVE 91204 5641‐014‐011 R 1650 0 26 0.158396985 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.16866373 8 GLENDALE 203 W GARFIELD AVE 91204 5641‐014‐013 R 1650 0 26 0.16330236 7 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.24999263 GLENDALE 200 W WINDSOR RD 91204 5641‐014‐024 R 1650 0 26 0.163382111 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.367305731 GLENDALE 210 W WINDSOR RD 91204 5641‐014‐026 R 1650 0 26 0.157945542 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.006878712 GLENDALE 300 E WINDSOR RD 91205 5641‐015‐009 R 2250 0 19 0.216095301 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.66665895 9 GLENDALE 219 E ACACIA AVE 91205 5641‐016‐024 R 2250 0 19 0.21146895 9 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.084764002 GLENDALE 211 E ACACIA AVE 91205 5641‐016‐027 R 2250 0 19 0.20677189 6 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.07364361 6 GLENDALE 126 W GARFIELD AVE 91204 5641‐017‐005 R 1650 0 26 0.162586822 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.089142032 GLENDALE 200 W GARFIELD AVE 91204 5641‐017‐007 R 1650 0 26 0.161888935 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.35453215 8 GLENDALE 210 W GARFIELD AVE 91204 5641‐017‐008 R 1650 0 26 0.163383982 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.249993612 GLENDALE 126 W ACACIA AVE 91204 5641‐018‐013 R 1650 0 26 0.15867084 9 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.27081055 6 GLENDALE 206 N KENWOOD ST 91206 5642‐017‐901 R 1250 0 35 2.95094665 6 Residential; 0 units YES ‐ Current Available Not Used in Prior Housing Element 103 103 Residential: Underu t 00 GLENDALE 237 N JACKSON ST 91206 5642‐017‐903 R 1250 0 35 0.17253720 8 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underu t 00 GLENDALE 212 E DORAN ST 91206 5643‐005‐001 R 1250 0 35 0.17342252 9 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underu t 0 0.05261934 7 GLENDALE 546 N MARYLAND AVE 91206 5643‐005‐013 R 1250 0 35 0.17604348 4 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underu t 0 0.07841621 GLENDALE 528 N MARYLAND AVE 91206 5643‐005‐017 R 1250 0 35 0.16640869 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underu t 0 0.283386175 GLENDALE 416 N MARYLAND AVE 91206 5643‐005‐029 R 1250 0 35 0.16536094 6 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underu t 0 0.339816163 GLENDALE 503 N KENWOOD ST 91206 5643‐006‐012 R 1250 0 35 0.171594162 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underu t 0 0.37499084 4 GLENDALE 429 N KENWOOD ST 91206 5643‐006‐013 R 1250 0 35 0.17261448 4 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underu t 0 0.942875215 GLENDALE 538 N KENWOOD ST 91206 5643‐007‐003 R 1250 0 35 0.173025135 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underu t 0 0.28727198 9 GLENDALE 436 N JACKSON ST 91206 5643‐008‐011 R 1250 0 35 0.173418642 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underu t 0 0.106814471 GLENDALE 432 N JACKSON ST 91206 5643‐008‐012 R 1250 0 35 0.172743251 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underu t 0 0.681782342 GLENDALE 428 N JACKSON ST 91206 5643‐008‐013 R 1250 0 35 0.17676401 7 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underu t 0 0.219077082 GLENDALE 416 N JACKSON ST 91206 5643‐008‐016 R 1250 0 35 0.17834338 7 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underu t 0 0.75331777 4 GLENDALE 701 E CALIFORNIA AVE 91206 5643‐014‐023 R 1250 0 35 0.19211824 9 Residential; 3 units YES ‐ Current Available 4 4 Residential: Underu t 0 0.37499187 6 GLENDALE 343 N HOWARD ST 91206 5643‐015‐003 R 1250 0 35 0.17401058 8 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underu t 0 0.17691995 GLENDALE 328 N ISABEL ST 91206 5643‐015‐019 R 1250 0 35 0.17318523 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underu t 0 0.28504475 8 GLENDALE 324 N ISABEL ST 91206 5643‐015‐020 R 1250 0 35 0.169799035 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underu t 0 0.337294031 GLENDALE 321 N ISABEL ST 91206 5643‐015‐040 R 1250 0 35 0.17625023 6 Residential; 0 units YES ‐ Current Available 6 6 Residential: Underu t 00 GLENDALE 317 N ISABEL ST 91206 5643‐015‐042 R 1250 0 35 0.169736891 Residential; 0 units YES ‐ Current Available 6 6 Residential: Underu t 00 GLENDALE 315 N ISABEL ST 91206 5643‐015‐044 R 1250 0 35 0.176885913 Residential; 0 units YES ‐ Current Available 6 6 Residential: Underu t 0.567802028 2.574546619 GLENDALE 306 N JACKSON ST 91206 5643‐015‐046 R 1250 0 35 0.172516525 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underu t 0 0.676055395 GLENDALE 608 N KENWOOD ST 91206 5643‐016‐045 R 1250 0 35 0.163554235 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underu t 0 0.561444865 GLENDALE 333 N KENWOOD ST 91206 5643‐017‐032 R 1250 0 35 0.17534275 9 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underu t 0 0.658473321 GLENDALE 329 N KENWOOD ST 91206 5643‐017‐033 R 1250 0 35 0.171800281 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underu t 0 0.76060997 8 GLENDALE 339 N LOUISE ST 91206 5643‐019‐003 R 1250 0 35 0.170754133 Residential; 3 units YES ‐ Current Available 3 3 Residential: Underu t 0 0.475751332 GLENDALE 320 E DRYDEN ST 91207 5644‐010‐026 R 1250 0 35 0.17685678 7 Residential; 3 units YES ‐ Current Available 3 3 Residential: Underu t 0 0.206555485 GLENDALE 316 E DRYDEN ST 91207 5644‐010‐027 R 1250 0 35 0.17803211 6 Residential; 3 units YES ‐ Current Available 3 3 Residential: Underu t 0 0.55554063 8 GLENDALE 120 W DRYDEN ST 91202 5644‐011‐014 R 1250 0 35 0.27896864 9 Residential; 1 unit YES ‐ Current Available 9 9 Residential: Underu t 0 0.39343107 6 GLENDALE 204 E DRYDEN ST 91207 5644‐011‐015 R 1250 0 35 0.22958832 6 Residential; 3 units YES ‐ Current Available 5 5 Residential: Underu t 0 0.439996553 GLENDALE 402 E FAIRVIEW AVE 91207 5644‐015‐012 R 1250 0 35 0.185255805 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underu t 0 0.423540132 GLENDALE 403 CAMERON PL 91207 5644‐015‐027 R 1250 0 35 0.196676035 Residential; 1 unit YES ‐ Current Available 6 6 Residential: Underu t 0 0.25 GLENDALE 312 CAMERON PL 91207 5644‐016‐019 R 1250 0 35 0.17291067 7 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underu t 0 0.32661509 9 GLENDALE 721 N KENWOOD ST 91206 5644‐017‐020 R 1250 0 35 0.181000185 Residential; 3 units YES ‐ Current Available 3 3 Residential: Underu t 0 0.66664127 GLENDALE 712 N KENWOOD ST 91206 5644‐017‐025 R 1250 0 35 0.155847942 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.24998626 9 GLENDALE 708 N KENWOOD ST 91206 5644‐017‐026 R 1250 0 35 0.154948961 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.66666666 7 GLENDALE 720 N HOWARD ST 91206 5644‐020‐002 R 1250 0 35 0.165282052 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underu t 0 0.882260213 GLENDALE 716 N HOWARD ST 91206 5644‐020‐003 R 1250 0 35 0.16528003 7 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underu t 0 0.249945053 GLENDALE 709 N HOWARD ST 91206 5644‐020‐037 R 1250 0 35 0.15616853 6 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underu t 0 0.00737242 6 GLENDALE 545 N ADAMS ST 91206 5645‐001‐019 R 1650 0 26 0.285748371 Residential; 1 unit YES ‐ Current Available 6 6 Residential: Underu t 0 0.549545511 GLENDALE 1405 E CALIFORNIA AVE 91206 5645‐002‐047 R 2250 0 19 0.16713372 9 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.36356556 8 GLENDALE 1416 E CALIFORNIA AVE 91206 5645‐002‐057 R 2250 0 19 0.17152730 7 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.351449313 GLENDALE 1431 STANLEY AVE 91206 5645‐002‐076 R 2250 0 19 0.17701575 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.44028634 9 GLENDALE 1228 E CALIFORNIA AVE 91206 5645‐003‐064 R 1650 0 26 0.152888621 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 1.22598041 7 GLENDALE 328 N CHEVY CHASE DR 91206 5645‐004‐050 R 1650 0 26 0.20963252 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.249976071 GLENDALE 1219 E LEXINGTON DR 91206 5645‐005‐005 R 1650 0 26 0.156404443 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.38071500 6 GLENDALE 1235 E LEXINGTON DR 91206 5645‐005‐009 R 1650 0 26 0.17919109 4 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.553083263 GLENDALE 1243 E LEXINGTON DR 91206 5645‐005‐012 R 1650 0 26 0.183304805 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underu t 0 0.90566292 9 GLENDALE 1307 E LEXINGTON DR 91206 5645‐005‐015 R 1650 0 26 0.179578063 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.25744120 8 GLENDALE 1309 E LEXINGTON DR 91206 5645‐005‐016 R 1650 0 26 0.17956843 4 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.3067665 4 GLENDALE 1127 E DORAN ST 91206 5645‐006‐045 R 1650 0 26 0.171542421 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.249998863 GLENDALE 421 PIEDMONT AVE 91206 5645‐008‐015 R 1650 0 26 0.15190584 8 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.17130382 GLENDALE 921 E LEXINGTON DR 91206 5645‐009‐013 R 1650 0 26 0.154848602 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.30413367 4 GLENDALE 1003 E LEXINGTON DR 91206 5645‐009‐018 R 1650 0 26 0.15393321 6 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 1.80001457 4 GLENDALE 1011 E LEXINGTON DR 91206 5645‐009‐020 R 1650 0 26 0.15901614 8 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.249998382 GLENDALE 1015 E LEXINGTON DR 91206 5645‐009‐021 R 1650 0 26 0.15332949 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.674847573 GLENDALE 1021 E LEXINGTON DR 91206 5645‐009‐022 R 1650 0 26 0.14678390 7 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.08886313 4 GLENDALE 345 N CEDAR ST 91206 5645‐010‐030 R 1650 0 26 0.215027522 Residential; 1 unit YES ‐ Current Available 5 5 Residential: Underu t 0 0.46750027 GLENDALE 324 N ADAMS ST 91206 5645‐013‐001 R 1650 0 26 0.231576865 Residential; 3 units YES ‐ Current Available 3 3 Residential: Underu t 0 0.5217141 8 GLENDALE 342 N ADAMS ST 91206 5645‐013‐005 R 1650 0 26 0.157824121 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.43116690 7 GLENDALE 1112 E LEXINGTON DR 91206 5645‐013‐007 R 1650 0 26 0.157187492 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 01 GLENDALE 1147 E CALIFORNIA AVE 91206 5645‐013‐016 R 1650 0 26 0.19392592 6 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.35581035 8 GLENDALE 1105 E CALIFORNIA AVE 91206 5645‐013‐018 R 1650 0 26 0.17008363 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.273382375 545 of 2045
Jurisdiction Name Site
Address/Intersection
5 Digit ZIP
Code
Assessor Parcel
Number
Consolidated
Sites
General Plan
Designation (Current)
Zoning
Designation
Minimum Density
Allowed (units/acre)
Max Density
Allowed (units/acre) Parcel Size (Acres) Existing
Use/Vacancy Infrastructure Publicly-Owned Site Status Identified in Last/Last Two Planning Cycle(s) Lower Income Capacity
Moderate
Income Capacity
Above Moderate
Income Capacity Total Capacity Optional
Information1
Optional
Information2
Optional
Information3
GLENDALE 320 N ADAMS ST 91206 5645‐013‐024 R 1650 0 26 0.187019515 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underu t 0 0.33960862 GLENDALE 337 N CHEVY CHASE DR 91206 5645‐014‐030 R 1650 0 26 0.15328146 8 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.24999847 9 GLENDALE 1236 E LEXINGTON DR 91206 5645‐014‐041 R 1650 0 26 0.24508924 6 Residential; 4 units YES ‐ Current Available 2 2 Residential: Underu t 0 1.02472807 9 GLENDALE 1108 E CALIFORNIA AVE 91206 5645‐015‐002 R 1650 0 26 0.183947762 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underu t 0 0.09270327 6 GLENDALE 1116 E CALIFORNIA AVE 91206 5645‐015‐003 R 1650 0 26 0.16026418 4 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.19016829 8 GLENDALE 1112 E CALIFORNIA AVE 91206 5645‐015‐008 R 1650 0 26 0.184958385 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underu t 0 0.196294675 GLENDALE 232 N ADAMS ST 91206 5645‐015‐011 R 1650 0 26 0.17932728 8 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.249999562 GLENDALE 1111 E WILSON AVE 91206 5645‐016‐004 R 1650 0 26 0.161843632 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.18002444 9 GLENDALE 1100 STANLEY AVE 91206 5645‐016‐007 R 1650 0 26 0.156582483 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.20735898 9 GLENDALE 1118 STANLEY AVE 91206 5645‐016‐011 R 1650 0 26 0.16046418 6 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.28298857 6 GLENDALE 1120 STANLEY AVE 91206 5645‐016‐012 R 1650 0 26 0.14871165 8 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.249928073 GLENDALE 1128 STANLEY AVE 91206 5645‐016‐028 R 1650 0 26 0.165400765 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.18564376 4 GLENDALE 240 N BELMONT ST 91206 5645‐017‐003 R 1650 0 26 0.173871993 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.24997739 8 GLENDALE 237 N ADAMS ST 91206 5645‐017‐005 R 1650 0 26 0.148583861 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.428566383 GLENDALE 236 N BELMONT ST 91206 5645‐017‐006 R 1650 0 26 0.173065065 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.2499780 6 GLENDALE 206 N BELMONT ST 91206 5645‐017‐023 R 1650 0 26 0.169351513 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.17646875 9 GLENDALE 204 N CEDAR ST 91206 5645‐018‐026 R 1650 0 26 0.17058529 4 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.67999824 4 GLENDALE 215 N EVERETT ST 91206 5645‐020‐012 R 1650 0 26 0.157581923 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.191615573 GLENDALE 1326 STANLEY AVE 91206 5645‐021‐006 R 1650 0 26 0.18871057 7 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underu t 0 0.55921779 4 GLENDALE 1300 STANLEY AVE 91206 5645‐021‐011 R 1650 0 26 0.15512883 4 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.54312430 9 GLENDALE 1464 STANLEY AVE 91206 5645‐022‐019 R 2250 0 19 0.170371072 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.53869617 4 GLENDALE 1521 E BROADWAY 91205 5645‐023‐004 R 2250 0 19 0.26040005 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 1.18389439 9 GLENDALE 112 SINCLAIR AVE 91206 5645‐023‐020 R 2250 0 19 0.16232223 4 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.14621793 8 GLENDALE 120 SINCLAIR AVE 91206 5645‐023‐022 R 2250 0 19 0.16320702 9 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.308669692 GLENDALE 1411 E BROADWAY 91205 5645‐025‐006 R 2250 0 19 0.17254827 7 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.28682719 8 GLENDALE 1316 E WILSON AVE 91206 5645‐026‐004 R 1650 0 26 0.16629856 8 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.24999727 6 GLENDALE 1329 BARRINGTON WAY 91206 5645‐026‐008 R 1650 0 26 0.17813564 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underu t 0 0.70293156 6 GLENDALE 1312 E WILSON AVE 91206 5645‐026‐022 R 1650 0 26 0.163447721 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.340966921 GLENDALE 1230 E WILSON AVE 91206 5645‐028‐003 R 1650 0 26 0.17004959 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.111107331 GLENDALE 720 N ADAMS ST 91206 5646‐023‐008 R 2250 0 19 0.16592596 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.249949241 GLENDALE 915 MONTEREY RD 91206 5646‐024‐003 R 2250 0 19 0.17354723 4 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.33001328 8 GLENDALE 719 N ADAMS ST 91206 5646‐024‐015 R 2250 0 19 0.177617152 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.249993242 GLENDALE 1320 N CENTRAL AVE APT 000C91202 5647‐001‐009 R 1250 0 35 0.24926543 4 Residential; 4 units YES ‐ Current Available 5 5 Residential: Underu t 0 0.094251532 GLENDALE 1322 N CENTRAL AVE UNIT 8 91202 5647‐001‐010 R 1250 0 35 0.24870229 Residential; 3 units YES ‐ Current Available 6 6 Residential: Underu t 0 0.15687181 9 GLENDALE 1108 N CENTRAL AVE 91202 5647‐003‐021 R 1250 0 35 0.26264715 Residential; 3 units YES ‐ Current Available 6 6 Residential: Underu t 0 0.15362287 6 GLENDALE 1133 N MARYLAND AVE 91207 5647‐004‐019 R 1250 0 35 0.156250062 Residential; 2 units YES ‐ Current Available 3 3 Residential: Underu t 0 0.964030242 GLENDALE 1328 N BRAND BLVD 91202 5647‐006‐017 R 2250 0 19 0.77540014 9 Residential; 0 units YES ‐ Current Available 15 15 Residential: Underu t 0.259500482 1.29203089 GLENDALE 1116 N MARYLAND AVE 91207 5647‐009‐021 R 1250 0 35 0.16763074 8 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underu t 0 2.04782244 6 GLENDALE 1108 N MARYLAND AVE 91207 5647‐009‐023 R 1250 0 35 0.16785719 6 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underu t 0 1.725732831 GLENDALE 1104 N MARYLAND AVE 91207 5647‐009‐024 R 1250 0 35 0.16797064 4 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underu t 0 0.655518061 GLENDALE 1100 N MARYLAND AVE 91207 5647‐009‐025 R 1250 0 35 0.167792571 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underu t 0 0.66666666 7 GLENDALE 1767 HILLSIDE DR 91208 5652‐003‐020 R 2250 0 19 0.16026270 4 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.32596445 GLENDALE 1801 CRESTMONT CT 91208 5652‐018‐015 R 2250 0 19 0.22994959 8 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.66666666 7 GLENDALE 1800 OAK KNOLL RD 91208 5652‐018‐016 R 2250 0 19 0.225092961 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.25 GLENDALE 1808 OAK KNOLL RD 91208 5652‐018‐017 R 2250 0 19 0.195481231 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.32280002 4 GLENDALE 1801 OAK KNOLL RD 91208 5652‐019‐029 R 2250 0 19 0.180654165 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.77913103 8 GLENDALE 1811 OAK KNOLL RD 91208 5652‐019‐030 R 2250 0 19 0.191061725 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.380004725 GLENDALE 2610 CANADA BLVD 91208 5653‐012‐011 R 3050 0 14 0.28696947 7 Residential; 2 units YES ‐ Current Available 2 2 Residential: Underu t 0 0.22770786 4 GLENDALE 2111 N VERDUGO RD 91208 5653‐019‐019 R 2250 0 19 0.167438945 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.249990553 GLENDALE 317 SINCLAIR AVE 91206 5661‐013‐016 R 2250 0 19 0.15652197 8 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 1.860647682 GLENDALE 323 SINCLAIR AVE 91206 5661‐013‐018 R 2250 0 19 0.157750083 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.249932333 GLENDALE 1808 E GLENOAKS BLVD 91206 5661‐016‐006 R 2250 0 19 0.160645163 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.24999474 4 GLENDALE 1711 ORCHARD AVE 91206 5661‐016‐018 R 2250 0 19 0.16871760 4 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.249989055 GLENDALE 1721 ORCHARD AVE 91206 5661‐016‐020 R 2250 0 19 0.163520772 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.4838557 GLENDALE 1809 ORCHARD AVE 91206 5661‐016‐023 R 2250 0 19 0.16288103 6 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.11666076 4 GLENDALE 1737 HOLLY DR 91206 5661‐017‐018 R 2250 0 19 0.392551765 Residential; 2 units YES ‐ Current Available 5 5 Residential: Underu t 0 0.205555673 GLENDALE 357 HARVEY DR 91206 5661‐017‐021 R 2250 0 19 0.23465475 8 Residential; 0 units YES ‐ Current Available 4 4 Residential: Underu t 00 GLENDALE 1905 E CHEVY CHASE DR 91206 5665‐018‐046 R 2250 0 19 0.18106338 6 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.249998863 GLENDALE 512 HILL DR 91206 5665‐021‐007 R 2250 0 19 0.181290622 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.249988442 GLENDALE 1901 E GLENOAKS BLVD 91206 5665‐021‐013 R 2250 0 19 0.14200490 4 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.24998503 GLENDALE 1904 EDEN AVE 91206 5665‐021‐014 R 2250 0 19 0.18091468 4 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.25 GLENDALE 1918 E CHEVY CHASE DR 91206 5665‐021‐029 R 2250 0 19 0.336503145 Residential; 2 units YES ‐ Current Available 4 4 Residential: Underu t 0 0.666053945 GLENDALE 1705 E GLENOAKS BLVD 91206 5665‐022‐006 R 2250 0 19 0.167789012 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.539225543 GLENDALE 1717 E GLENOAKS BLVD 91206 5665‐022‐009 R 2250 0 19 0.195945072 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.38558392 4 GLENDALE 417 HILL DR 91206 5665‐022‐016 R 2250 0 19 0.157937781 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.24999789 4 GLENDALE 421 HILL DR 91206 5665‐022‐017 R 2250 0 19 0.20421694 4 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.42577851 6 GLENDALE 505 HILL DR 91206 5665‐022‐020 R 2250 0 19 0.179424795 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.249990011 GLENDALE 131 N ADAMS ST 91206 5674‐003‐021 R 1650 0 26 0.250332293 Residential; 3 units YES ‐ Current Available 4 4 Residential: Underu t 0 0.66666709 GLENDALE 822 E WILSON AVE 91206 5674‐005‐001 R 1650 0 26 0.20729906 Residential; 1 unit YES ‐ Current Available 4 4 Residential: Underu t 0 0.724528302 GLENDALE 130 FRANKLIN CT 91205 5674‐008‐012 R 2250 0 19 0.17149207 4 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.32020559 6 GLENDALE 132 S EVERETT ST 91205 5674‐009‐022 R 2250 0 19 0.17358722 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.29584525 6 GLENDALE 130 S BELMONT ST 91205 5674‐011‐016 R 2250 0 19 0.17172504 9 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.45942056 7 GLENDALE 137 S ADAMS ST 91205 5674‐011‐024 R 2250 0 19 0.172906183 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.254679892 GLENDALE 142 S BELMONT ST 91205 5674‐011‐028 R 2250 0 19 0.18173267 9 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.45833198 6 GLENDALE 1108 E HARVARD ST 91205 5674‐014‐003 R 2250 0 19 0.1561773 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.29705361 GLENDALE 1124 E HARVARD ST 91205 5674‐014‐007 R 2250 0 19 0.154778062 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.00828920 9 GLENDALE 1136 E HARVARD ST 91205 5674‐014‐010 R 2250 0 19 0.15305974 4 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.269402981 GLENDALE 1111 ORANGE GROVE AVE 91205 5674‐014‐021 R 2250 0 19 0.15394303 4 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.449904072 GLENDALE 1105 ORANGE GROVE AVE 91205 5674‐014‐022 R 2250 0 19 0.152100485 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.43379784 9 GLENDALE 1022 E HARVARD ST 91205 5674‐015‐001 R 2250 0 19 0.161680575 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.249998251 GLENDALE 1006 E HARVARD ST 91205 5674‐015‐005 R 2250 0 19 0.152451322 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.322671822 GLENDALE 1003 ORANGE GROVE AVE 91205 5674‐015‐020 R 2250 0 19 0.160286111 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.24998922 8 GLENDALE 1009 ORANGE GROVE AVE 91205 5674‐015‐021 R 2250 0 19 0.150592665 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.26937837 6 GLENDALE 624 ORANGE GROVE AVE 91205 5674‐018‐010 R 2250 0 19 0.15541792 8 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.67003879 7 GLENDALE 616 ORANGE GROVE AVE 91205 5674‐018‐012 R 2250 0 19 0.15528578 7 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.02493019 GLENDALE 636 ORANGE GROVE AVE 91205 5674‐018‐046 R 2250 0 19 0.155376871 Residential; 0 units YES ‐ Current Available 3 3 Residential: Underu t 00 GLENDALE 818 ORANGE GROVE AVE 91205 5674‐019‐005 R 2250 0 19 0.15684780 6 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.02570314 9 GLENDALE 1006 ORANGE GROVE AVE 91205 5674‐020‐005 R 2250 0 19 0.157708972 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.303550371 GLENDALE 1128 ORANGE GROVE AVE 91205 5674‐021‐011 R 2250 0 19 0.15703129 4 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.00700334 6 GLENDALE 1141 E ELK AVE 91205 5674‐022‐011 R 2250 0 19 0.14850239 6 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.611488782 GLENDALE 1009 E ELK AVE 91205 5674‐023‐010 R 2250 0 19 0.15525103 8 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.24998899 9 GLENDALE 919 E ELK AVE 91205 5674‐023‐014 R 2250 0 19 0.15416424 7 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.25 GLENDALE 907 E ELK AVE 91205 5674‐023‐017 R 2250 0 19 0.15596623 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.311283535 GLENDALE 807 E ELK AVE 91205 5674‐024‐006 R 2250 0 19 0.15456897 4 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.246152933 GLENDALE 801 E ELK AVE 91205 5674‐024‐007 R 2250 0 19 0.18970051 4 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.22602987 8 GLENDALE 819 E ELK AVE 91205 5674‐024‐017 R 2250 0 19 0.145176852 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 1.8876514 8 GLENDALE 817 E ELK AVE 91205 5674‐024‐018 R 2250 0 19 0.153461273 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.45885414 9 GLENDALE 815 E ELK AVE 91205 5674‐024‐019 R 2250 0 19 0.152168443 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.3424969 GLENDALE 637 E ELK AVE 91205 5674‐025‐018 R 2250 0 19 0.15659829 8 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.46637248 7 GLENDALE 607 E ELK AVE 91205 5674‐025‐027 R 2250 0 19 0.15567669 7 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.255442671 GLENDALE 528 E ELK AVE 91205 5674‐027‐005 R 2250 0 19 0.15686578 8 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.24997359 8 GLENDALE 536 E ELK AVE 91205 5674‐027‐007 R 2250 0 19 0.15885348 4 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.838739932 GLENDALE 531 E LOMITA AVE 91205 5674‐027‐017 R 2250 0 19 0.15435618 4 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.63904423 GLENDALE 702 E ELK AVE 91205 5674‐028‐008 R 2250 0 19 0.155468402 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.24995347 7 GLENDALE 711 E LOMITA AVE 91205 5674‐028‐017 R 2250 0 19 0.15243832 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 1.68278600 7 GLENDALE 629 E LOMITA AVE 91205 5674‐028‐022 R 2250 0 19 0.151219652 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.249999562 GLENDALE 625 E LOMITA AVE 91205 5674‐028‐023 R 2250 0 19 0.150776281 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.1802735 4 GLENDALE 824 E ELK AVE 91205 5674‐029‐013 R 2250 0 19 0.15337548 7 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.24999889 9 GLENDALE 422 S ADAMS ST 91205 5674‐031‐003 R 2250 0 19 0.16934042 8 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.49642322 9 GLENDALE 1115 E CHESTNUT ST 91205 5675‐001‐015 R 2250 0 19 0.19487171 Residential; 1 unit YES ‐ Current Available 3 3 Residential: Underu t 0 0.25014108 4 GLENDALE 1137 E CHESTNUT ST 91205 5675‐001‐021 R 2250 0 19 0.16166244 8 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.202563351 GLENDALE 514 S BELMONT ST 91205 5675‐002‐013 R 2250 0 19 0.163187182 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.587035872 GLENDALE 816 E LOMITA AVE 91205 5675‐003‐008 R 2250 0 19 0.163614652 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.249914795 GLENDALE 817 E CHESTNUT ST 91205 5675‐003‐017 R 2250 0 19 0.156180241 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.24998994 9 GLENDALE 731 E CHESTNUT ST 91205 5675‐003‐022 R 2250 0 19 0.15770804 8 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.39659877 8 GLENDALE 606 E LOMITA AVE 91205 5675‐004‐003 R 2250 0 19 0.173454735 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.66666666 7 GLENDALE 610 E LOMITA AVE 91205 5675‐004‐004 R 2250 0 19 0.16355141 9 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.357245505 GLENDALE 614 E LOMITA AVE 91205 5675‐004‐005 R 2250 0 19 0.15157289 8 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.04328143 GLENDALE 622 E LOMITA AVE 91205 5675‐004‐007 R 2250 0 19 0.16005361 8 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.22222015 GLENDALE 627 E CHESTNUT ST 91205 5675‐004‐019 R 2250 0 19 0.15837308 4 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.39190561 8 GLENDALE 623 E CHESTNUT ST 91205 5675‐004‐021 R 2250 0 19 0.166037843 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.277913392 GLENDALE 611 E CHESTNUT ST 91205 5675‐004‐024 R 2250 0 19 0.159413155 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.474203175 GLENDALE 607 E CHESTNUT ST 91205 5675‐004‐025 R 2250 0 19 0.15711337 8 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.08354825 7 GLENDALE 610 E CHESTNUT ST 91205 5675‐007‐004 R 2250 0 19 0.161474641 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.23566758 9 GLENDALE 614 E CHESTNUT ST 91205 5675‐007‐005 R 2250 0 19 0.166276073 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.27405057 9 GLENDALE 630 E CHESTNUT ST 91205 5675‐007‐009 R 2250 0 19 0.16210152 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.44800041 9 GLENDALE 704 E CHESTNUT ST 91205 5675‐007‐012 R 2250 0 19 0.16406976 6 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.24999952 8 GLENDALE 625 E MAPLE ST 91205 5675‐007‐019 R 2250 0 19 0.163617652 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 0.22284969 GLENDALE 619 E MAPLE ST 91205 5675‐007‐021 R 2250 0 19 0.16349847 8 Residential; 1 unit YES ‐ Current Available 2 2 Residential: Underu t 0 1.185755955 546 of 2045