Vision for a Mixed-Use Commercial Street
Mixed-Use Commercial Streets typically feature the following:
1. Streets that integrate pedestrian, bike, transit, and auto use
2. A walkable street with broad, unobstructed sidewalks, accent paving and street furnishings
3. Closely spaced street trees
4. Expanded sidewalks at intersections that accommodate transit amenities
5. A building adjacent zone for cafe seating, planters and similar urban amenities
6. Integrated public & semi-public outdoor space such as plazas & courtyards
7. Active street level uses
8. Storefronts are varied, highly transparent, and add character to the streetscape
9. Planted parkways
10. Pedestrian-scaled lighting, signage and wayfinding
11. Public Art
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4.3.3 MIXED -USE RESIDENTIAL STREET
Many of the east -west streets (Doran, Milford, Lexington, California) and the majority of Orange Street are classified as having residential mixed -use frontages. Having narrower street widths and public rights -of-way than commercial mixed-use streets, these street types feature the secondary or rear elevations of newer developments fronting Central Avenue, and shall maintain a pedestrian experience for the existing projects, as well as future developments, given that a significant portion of Orange Street is prime for redevelopment.
STANDARDS
A. All parkways shall be a minimum width of 5
feet from face of curb and shall provide a 4
foot wide paved area every 20 feet to allow for
unloading of vehicles.
B. Sidewalks shall be a minimum 8 feet wide with
no overlapping use by urban amenities such as
cafe seating, trash receptacles and signage.
C. The building adjacent zone shall be an average
3 feet in depth and used for residential stoops,
landscaping or commercial uses.
D. All landscaped areas shall contain a combination
of low, medium, and tall plant materials aappro-
priate for an interesting and effective landscape.
E. The ground floor of the building frontage
shall be a minimum of 12 feet in height and a
maximum of 16 feet.
F. Residential stoops are preferred on Mixed -Use
Residential streets and shall comprise more than
50% of the entire project frontage.
G. Residential stoops and entries shall follow the
standards established in Section 4.2.11.
H. Commercial uses on Mixed -Use Residential
streets are acceptable, meeting the standards
established in Section 4.2.9.
I. Public art may be located within the parkway
zone.
OPPOSITE TOP: A wide sidewalk, pedestrian-scaled
features such as building materials, street lighting and signage, and the close spacing of street trees elevate the quality of a streetscape.
MIDDLE: Larger buildings maintain a pedestrian-scale
sensitivity through materials, detailing and facade
modulation respectful of the existing context.
BOTTOM: Walkable streets provide a sense of security for pedestrians through active and passive ‘eyes on the street’. 308 of 325
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Vision for a Mixed-Use Residential Street
Mixed-Use Residential Streets typically feature the following:
1. Streets that integrate pedestrian, bike, transit, and vehicle use
2. Enhanced streetscape of wide sidewalks
3. Closely spaced street trees
4. Planted parkways
5. Integrated publicly accessible open space such as courtyards, plazas or paseos
6. Active ground level uses and a high-level of facade transparency
7. Residential stoops and unit entries within a landscaped setback
8. Building facades address the street and feature durable, human-scaled materials
9. Resident balconies on upper floors are an activating feature of the building facade
10. Pedestrian-scaled lighting, signage and wayfinding
11. On-site Public Art
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4.3.4 RESIDENTIAL STREET
Residential streets are located in the East Broadway District, where landscaped setbacks from the sidewalk are required. This area builds upon the mixed-use, moderate to high-density of this area with newer mixed- use projects featuring upper level housing and retail, services, office, live/work and/or residential along the ground floor. This area includes a number of civic and cultural uses and historic buildings, which have their own unique frontages.
STANDARDS
A. All parkways shall be 4 feet wide from face of
curb.
B. Sidewalks shall be a minimum 6 feet wide with
no overlapping use by urban amenities such as
cafe seating, trash receptacles and signage.
C. The building adjacent zone shall be an average
of 5 feet in depth and shall be used primarily for
residential stoops and entries. The balance shall
be used for landscaping or commercial uses if
permitted.
D. All landscaped areas shall contain a combination
of low, medium, and tall plant materials aappro-
priate for an interesting and effective landscape.
E. The minimum ground floor building frontage
height shall be 10 feet for at grade residential
entries and 13 feet for raised residential entries.
A maximum height 16 feet is allowed.
F. Residential stoops and entries shall follow the
standards established in Section 4.2.11.
G. Commercial uses on residential streets are
acceptable, meeting the standards established
in Section 4.2.9.
ABOVE: A raised or at grade residential entry close to the public realm can increase safety through “eyes on the
street”. Raised entries can maintain privacy.
ABOVE: Building setbacks, parkways, and vegetation
within the building adjacent zone can create a distinctly residential character, befitting of the less intense uses within the street typology.
ABOVE: A residential streetscape shall be walkable and
feature pedestrian-scaled materials, proportions and
detailing.
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Vision for a Residential Street
Residential Streets typically feature the following:
1. Enhanced streetscape of wide sidewalks and closely spaced street trees for shade and character
2. Residential stoops and unit entries within a landscaped setback (see Section 4.2.11)
3. Ground level porches that maintain an open and softened character. (see Section 4.2.11)
4. Planters have drought tolerant and varied height plants for an interesting & effective landscape
5. Integrated publicly accessible open space such as a courtyards, plazas or paseos
6. Building facades address the street and feature durable, human-scaled materials
7. Resident balconies on upper floors are an activating feature of the building facade
8. Planted parkways that may feature public art
9. Pedestrian-scaled lighting, signage and wayfinding
10. On-site Public Art
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4.3.5 ENTERTAINMENT STREET
This street type refers to the two-block long Artsakh Avenue (previously Maryland Avenue) between Wilson Avenue and Harvard Street that was established as Glendale’s “Art and Entertainment District”. Anchored by the Laemmle Theaters to the north and the Central Library to the south, the area features its own decorative street paving, a narrower, intimate scale on the northerly block, and a wider, more expansive experience on the southerly block. The street backs up against two larger mixed -use commercial developments – The Exchange and The Marketplace. Artsakh was approved in 2018 for a re -visioning programming project, and the street design shall be governed by the final project approved by City Council.
STANDARDS
A. Streets designated as Entertainment shall follow
their individual streetscape plans.
ABOVE: Storefronts that allow for a seamless transparency between indoor and outdoor activities are positive
gestures for increasing and attracting more pedestrians.
ABOVE: Gateways and signage can create an experience as users arrive at entertainment or special use streets, while supporting the distinct and unique identity of that street.
ABOVE: Entertainment Streets exhibit a high-energy char- acter through accent lighting, festive street furnishings and activities that attract patrons and pedestrians.
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Vision for an Entertainment Street
Entertainment Streets typically feature the following:
1. Enhanced streetscape of wide sidewalks, accent paving, decorative planters & street trees
2. Pedestrian safety measures including traffic calming and crosswalks
3. Pedestrian amenities include seating, trash receptacles, signage & wayfinding
4. Building facades are creatively designed with durable, and human-scaled materials
5. Storefronts are fully operable doors & windows allowing dining & drinking establishments to engage the public realm
6. Pedestrian-scaled lighting
7. Creative lighting elements such as market lights and neon lighting
8. District gateway signage or markers
9. Public Art
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EXHIBIT C
5.4 PUBLICLY ACCESSIBLE OPEN SPACE
5.4.1 COURTYARDS & PLAZAS
COURTYARDS & PLAZAS are outdoor rooms designed for public use and are defined by surrounding buildings and/or streets. Primary functions are to encourage a diversity of opportunities for social interaction and activities, to provide relief and relaxation, to expand and reinforce the public realm, and to contribute to the livability and general amenity of the downtown and other adjacent parts of the city. They enhance the downtown environment and are a benefit for the property owners. Proposed uses and design should be determined as part of the overall project design process and shall comply with the established design standards.
STANDARDS
A. Dimensions
1. Shall have a minimum area of 1,200 square feet
and minimum dimensions of 30 feet by 40 feet,
except if the required area is less per Table 5-A.
In such instances, the length of the courtyard
shall be approximately the same as its width.
B. Accessibility
1. Shall be adjacent and open to a public street
and sidewalk of a primary building façade, on
one or two-sides (courtyard or plaza) with an
unobstructed opening dimension of 30 feet on
any open side, unless as noted. An exception
is publicly accessible open space in transition
districts may be located at the rear of the site
with a minimum street edge exposure of 30
feet. An alley shall not be considered a public
street.
2. Security fences, walls, and entry gates shall not
obstruct access from the sidewalk.
3. Raised planters shall not be located along
the perimeter and used to privatize publicly
accessible open space.
4. Shall be open and accessible to the public at a
minimum from 7am to 10pm.
5. Signage shall identify the open space as a
public amenity and the hours of accessibility per
Section 7.2.4(E)7.3.1.E.
6. Vehicular access, loading and parking uses shall
be prohibited.
C. Materials
1. Courtyards and plazas shall be of high-quality
materials. Careful detailing shall include
consideration of materials, their durability and
appearance. No more than 25% of the area may
be paved in standard concrete.
2. Street-level facade standards (see Chapter 4)
shall be applied to facades fronting onto the
open space.
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D. Landscaping
1. At least 25% of the courtyard surface shall be
landscaped with live vegetation. Shade trees and
gardens are strongly encouraged. All landscaped
areas shall contain a combination of low,
medium, and tall plant materials as appropriate.
2. A minimum of one 36 -inch box shade tree shall
be provided per 600 square feet of public open
space in a planting area of at least 6 ft x 6 ft x
3 ft deep. At the time of planting, trees shall be at
least 12-feet tall with a 2-inch caliper, 6-inch above
the topmost root.
3. A maximum of 25% of the required landscaping
shall be in raised planters and not located on
the streetside perimeter; the remaining planting
areas shall be at the same elevation as the
adjacent paving. Planted areas may berm up
within the perimeter at no more than a 3:1
slope. Minimum planting and soils area shall be
24-inch by 24-inch by 24-inch (24” x 24” x 24”).
Where a tree is planted the minimum area and
depth shall be increased to 42-inch by 42-inch by
36-inch (42” x 42” x 36”). Planters should have
a 12-inch ledge for seating.
4. The property owner or agent shall maintain
open space and landscaping within the publicly
accessible open space. See G.M.C. 30.31.020.B
for preparation of plans and installation of
landscaping and irrigation in the DSP.
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5.4 PUBLICLY ACCESSIBLE OPEN SPACE (cont’d)
5.4.1 COURTYARDS & PLAZAS (cont’d)
E. Amenities
1. Seating at the ratio of one seat per 200 square
feet of courtyard/plaza area shall be provided,
in addition to any permitted outdoor dining,
in dispersed locations throughout the space.
Seating shall be either movable chairs, or fixed
seats or benches, where such seats shall be 18
lineal inches each. Movable seating is strongly
encouraged.
2. Storefront and unit entries fronting on the open
space shall be designed and lighted to address
safety and avoid unsafe conditions such as limited
visibility, poor illumination, or dark corners.
3. A majority of the open space should have access
to sunlight for the duration of daylight hours. A
mix of direct sunlight and shade is encouraged.
Freestanding shading devices (single installation
on the ground, such as trellis, patio covers,
etc) shall be permitted within the open space,
provided no more than 50% of the open space is
covered.
4. Permanent building projections, including canti -
levered overhangs or balconies, may not project
over the open space.
5. Open space shall be inviting and well-illuminated
at night with pedestrian-scaled lighting to address
public safety. Fixtures may include low-level lights
and overhead lights attached to building walls.
ABOVE: A daytime trellis structure becomes a nighttime
public art statement.
6. A special feature (public art, water feature,
specimen tree, or other such focal point) shall be
provided for each publicly accessible open space
plaza or courtyard.
7. Bike racks, scooter parking areas, waste
receptacles, and other street furnishings shall be
provided, as identified in Table 5-B.
8. All publicly accessible open space shall follow the
safety standards and considerations as defined
by Crime Prevention Through Environmental
Design (CPTED).
9. Lighting shall be pedestrian-scaled and may
include low-level bollard lights or overhead wall
mounted fixture for a well illuminated area.
ABOVE: A functional public art installation provides plaza users a shaded area for gathering.
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Vision or a Publicly Accessible Plaza
Publicly Accessible Courtyard & Plaza features typically include:
• Open to the Sky
• A minimum dimension of 30 ft x 40 ft
• Fully accessible on one or two sides
• Located at the same elevation as the adjacent sidewalk • A special feature such as public art, a water feature or specimen tree. • Storefronts, Stoops or Unit Entries lining the edges
• Facades with human-scaled materials
• Large canopy trees
• Landscaping primarily at grade
• Pedestrian-scaled lighting, signage and wayfinding
• Street furnishings: seating, waste receptacles etc.
• No vehicle access
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8 ORDINANCE NO. ________________
AN ORDINANCE OF THE CITY OF GLENDALE, CALIFORNIA
AMENDING SECTIONS 30.14.060 AND 30.32.090 OF TITLE 30 OF THE GLENDALE MUNICIPAL CODE, 1995, RELATING TO DSP SETBACK
REQUIREMENTS AND EXCEPTIONS AND DRIVE-THROUGH USES IN THE DSP. (Case No. PZC 2205401)
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF GLENDALE:
SECTION 1. Section 30.14.060 of the Glendale Municipal Code, 1995 is hereby amended to read as follows:
30.14.060 DSP setback requirements and exceptions.
A. Street Front and Street Side Setback. In the DSP zone, no person shall construct, locate or maintain within the space between a street property line and a setback line established by ordinance or by this title, any building, wall, fence or other improvement or structure with the following exceptions.
1. Non-residential streetStreet frontages. For those properties which are not designated for residential street frontage pursuant to Section 4.2.7 of the Downtown Specific Plan, the street and street side setback is that distance on private property so that the street curb to the building wall is a minimum average of twelve (12) feet. All new projects in the DSP shall provide setbacks measured from the face of the curb in compliance with the Downtown Specific Plan Section 4.1.3 Building Setbacks and specified in Table 4-B. No building, wall, fence or structure shall be constructed, located or maintained within the required setback except:
a. All those uses, structures, and appurtenant equipment permitted in Section 4.2.7.A of the Downtown Specific Plan;
b. Driveways and walks, provided that a driveway shall be limited to that area reasonably necessary to provide safe and efficient ingress to and egress from off-street parking spaces located behind a setback area; c. Eaves may project into a required setback area for a distance not to exceed thirty (30) inches;
d. Footings and public utility vaults if fully subterranean; e. Landscape accent lighting not to exceed eighteen (18) inches in height; f. Retaining walls, planters or curbs which are not more than eighteen (18) inches in height above the ground surface existing at the time of construction; 319 of 325
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8 g. Subterranean parking garages may extend to the street property line including equipment, service, utility and storage areas provided such areas do not have any door, window or other opening to the outside along the street property line.
2. Residential street frontage. For those properties which are designated for residential street frontage pursuant to Section 4.2.7 of the Downtown Specific Plan, the street and street side setback is a minimum of six (6) feet. No building, wall, fence or other improvement or structure shall be constructed, located or maintained within the required setback except:
a. Driveways and walks, provided that a driveway shall be limited to that area reasonably necessary to provide safe and efficient ingress to and egress from off-street parking spaces located behind a setback area; b. Eaves may project into a required setback area for a distance not to exceed thirty (30) inches;
c. Flagpoles limited to one (1) per site;
d. Footings and public utility vaults if fully subterranean; e. Landscape accent lighting not to exceed eighteen (18) inches in height; f. Necessary railings adjacent to stairways;
g. Retaining walls, planters or curbs which are not more than eighteen (18) inches in height above the ground surface existing at the time of construction; h. Subterranean parking garages may extend to the street property line including equipment, service, utility and storage areas provided such areas do not have any door, window or other opening to the outside along the street property line;
i. Uncovered steps or landings not over four (4) feet high as measured parallel to the natural or finish ground level at the location of the construction may project into the required area between a street curb and the building for a length of fourteen (14) feet measured parallel to the building. Such steps and landings may project into the required setback area to the property line.
32. Storage of material prohibited. No person shall store materials or equipment within the space between a street and a setback line established by ordinance or by this chapter, except temporarily during construction on the same premises temporarily during construction on the same premises. 320 of 325
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8 B. Interior Setback. In the DSP zone, no person shall construct, locate or maintain within the space between a property line and an interior setback line established by ordinance or by this title, any building, wall, fence or other improvement or structure except:
1. General exceptions.
a. Boundary line walls.
b. Eaves may project into a required setback area for a distance not to exceed thirty (30) inches, provided they do not project closer than thirty (30) inches to an interior property line.
c. Footings and public utility vaults if fully subterranean. d. Driveways, walks and parking areas including lighting pursuant to the provisions of Chapter 30.32.
e. Railings adjacent to stairways.
f. Subterranean and semi-subterranean parking garages may extend to the interior property line including equipment, service, utility and storage areas provided such areas do not have any door, window or other opening to the outside along the interior property line.
g. Uncovered steps or landings not over four (4) feet high as measured parallel to the natural or finish ground level at the location of the construction may project into the required setback area four (4) feet for a length of fourteen (14) feet measured parallel to the building.
2. Storage prohibited. No required interior setback area shall be used to store any motor vehicle, trailer, camper, boat or parts thereof, equipment or any type of antenna except as provided for in this title. (Ord. 5836 § 8, 2014; Ord. 5541 § 14, 2006)
SECTION 2. Section 30.32.090 of the Glendale Municipal Code, 1995 is hereby amended to read as follows:
30.32.090 Parking area design and layout standards.
A. Enclosed Parking. Required parking for residential uses, except guest parking and parking for domestic violence shelters, must be fully enclosed, except for entryways to subterranean and semi-subterranean garage and necessary ventilation for parking structures in the R-3050, R-2250, R-1650, R-1250 zones. This shall only apply in all mixed use zones where more than one (1) dwelling unit exists on a lot, and in all residential zones.
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8 B. Width, Length and Aisle Width. Each parking space shall have a width, length and aisle width in accordance with Section 30.32.180 charts I, II, and III; provided, however, that parking spaces in excess of the number required herein or as regulated by Section 30.32.040B. (location of parking) may be tandem or vertically stacked parking spaces. Parking spaces used solely for vehicle display and storage of vehicle inventory need not follow minimum space size requirements.
Encroachment onto a required residential (R) zone parking space may be permitted to accommodate structural reinforcement, installation of pipes, vents or other similar improvements for six (6) inches of the length. This subsection shall apply only to retrofitting of existing construction. The encroachment shall not impair the overall usefulness of the parking space or parking area for its intended purpose as a parking space or area.
C. Turning Radius. The outer radius of any turning area to a required parking space into any 1 or 2 car garage shall be a minimum of twenty-five (25) feet. See Section 30.32.180 chart VII.
D. Turning Area. Turning and approach areas for more than two (2) parking spaces shall have a minimum clear dimension illustrated by the letter “D” on Section 30.32.180 charts II and III which is set out at the end of this chapter and by this reference made a part hereof, from the nearest end of a parking space to any property line, structure, obstruction or other parking space, except where such turning space abuts an alley in which case the turning space dimension may include the width of the alley.
E. Vertical Clearance. All parking spaces shall have a minimum seven (7) foot vertical clearance. The front three (3) feet of a parking space in an enclosed garage in a residential zone, however, may have a vertical clearance of four (4) feet. See Section 30.32.180 chart VIII.
F. Slope. No parking space shall exceed a slope of five (5) percent.
G. Back-Up. Direct backing into or out of a parking area to the street shall not be permitted except for parking for three (3) or fewer residential dwelling units where backing onto a street designated as a local street in the circulation element of the Glendale General Plan may be permitted. Direct backing onto any street is permitted for properties with only one (1) single family dwelling. Direct backing into or out a parking area onto an alley is permitted.
H. Drive-Through Waiting Lane. Any drive-up or drive-through bay for in-car service shall be provided with an on site vehicular waiting lane for each drive-up or drive- through bay having a minimum width of nine (9) feet and a minimum length of one hundred (100) feet to two hundred (200) feet measured from the service window or area for restaurants (counter service with limited seating, fast food or full service), or a minimum length of sixty (60) feet to one hundred twenty (120) feet for uses other than 322 of 325
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8 restaurants (fast food or full service), as deemed appropriate by the reviewing authority.
In no event shall there be less than sixty (60) feet from the start of the lane and any ordering device. Such drive-through lane shall be a separate lane from the circulation routes and aisles necessary for ingress to or egress from the property or access to any off-street parking spaces. In the DSP zone, such drive-through lane shall be enclosed, except for any necessary vehicular access openings, and any necessary curb openings shall not be permitted to increase the width of curb openings necessary to access off- street parking areas. See Section 30.32.180 chart IX.
Drive-through waiting lanes are not permitted in the Downtown Specific Plan (DSP).
I. Gates. Parking lot and parking garage gates shall not move in a direction that interferes with on-street or pedestrian circulation.
J. Landscaping. See Section 30.32.160 for landscaping requirements.
K. Parking Structure Standards in the IND, IMU, IMU-R and SFMU Zones. For parking structure standards in the IND, IMU, IMU-R and SFMU zones, see Section 30.34.120.
SECTION 3. Severability. This ordinance is adopted under the authority of the Charter of the City of Glendale and State law. If any section, subsection, clause or phrase is declared invalid or otherwise void by a court of competent jurisdiction, it shall not affect any remaining provision hereof. In this regard the City Council finds and declares that it would have adopted this measure notwithstanding any partial invalidity hereof.
SECTION 4. Development or tentative tract map applications which have been deemed complete, approved discretionary entitlements, or ministerial projects submitted to plan check prior to the adoption of this ordinance shall be reviewed under the zoning rules and regulations which were in effect on the day prior to adoption of this ordinance. The foregoing notwithstanding, any applicant may make a request in writing to the Director of Community Development that his or her application be reviewed under the zoning rules and regulations as amended by this ordinance.
Passed by the Council of the City of Glendale on the _______ day of ________, 2022. ______________________________
Mayor
Attest
_______________________
City Clerk
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8 STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS.
CITY OF GLENDALE )
I, ARAM ADJEMIAN, City Clerk of the City of Glendale, California, certify that the foregoing Ordinance No. ______________ was passed by the Council of the City of Glendale, California, by a vote of four-fifths (4/5ths) of the members thereof, at a regular meeting held on the ________ day of __________, 2022 by the following vote:
Ayes:
Noes:
Absent:
Abstain:
____________________________
City Clerk
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PLANNING COMMISSION MOTION
General Plan Amendment Case No. PGPA2205740 and
Zoning Text Amendment Case No. PZC2205401
Moved by Commissioner Chraghchian, and seconded by Commissioner Minassian, after a duly-noticed public hearing of the Planning Commission to consider the proposed Downtown Specific Plan (DSP) amendments generally relating to miscellaneous texts amendments (PGPA2205740), and proposed zoning code text amendment to Sections 30.14.060 and 30.32.090, generally relating to setbacks and regulations for drive-throughs in the DSP (Case No. PZC2205401), and based on the findings that the proposed actions are categorical exemption pursuant to Article 19, Section 15305 and Article 5, Section 15061(b)(3)) of California Environmental Quality Act Guidelines as set forth in the May 4, 2022 staff report, the Planning Commission hereby recommends that the City Council adopt the proposed amendments to the Downtown Specific Plan and the proposed amendments to Title 30 of the Glendale Municipal Code, 1995.
Adopted this 4th day of May, 2022.
Vote as follows -- Ayes: Chraghchian, Fuentes, Lee, Minassian, Noes:
Absent: Shahbazian
Abstain:
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