Densit
y Bonus, Discretionary Bonus and
Inclusionary Housing Plan
413-419 Irving Avenue
Glendale, CA 91201
February 8, 2024
RL Consulting Services, LLC
c/o ONYX Architects
Hrag DerHovagimian & Luisa Salazar
2540 East Colorado Boulevard
Pasadena, CA 91107
City of Glendale
Community Development Department
Housing D
ivision
141 North Glendale Avenue, Room 202
Glendale, CA 91206
DRAFT
Number of Dwelling Units Proposed:
ONYX Architects (“Applicant”) has proposed the development of a 46,322 square foot density bonus new construction, rental housing project totaling thirty-three (33) multi-family residential dwelling units (the “Project”). The Project will pr ovide a total of eight (8) units ((15% x 7) x (371.4% / 50%) = 7.79 rounded up to 8 affordable units) as rent-restricted to very low income households.
Maximum Number of Units Permitted per Glendale Municipal Code (“GMC”):
The Project is located in the R-3050 (Moderate Density Residential) zone. The Project site (APNs collectively, 5625-009-019 and 5625-009-020) has a lot area of 18,369 square feet. Sites zoned R-3050 are permitted one (1) unit per 3,050 square feet, which permits a maximum base density of seven (7) units (18,369 / 3,050 = 6.02 rounded up to 7).
Replacement Unit Obligation under the Density Bonus Requirement:
Per State Density Bonus La w (CA Govt Code § 65915, et seq.), an applicant is ineligible for a density bonus or any other incentives if a project is proposed on a parcel or parcels with rental dwelling units that have been vacated or demolished within a five (5)-year period preceding the project’s development applicatio n or have been occupied by lower or very low income households, unless the proposed project replaces those units. Pursuant to CA Govt Code § 65915, if any dwelling units are occupied on the date of a project’s development application, the proposed project is required to provide the sa me number of units of equivalent size (i.e., the same total number of bedrooms as the units being replaced) as affordable to the same or lower income households in occupancy. If the incomes are unknown to the applicant, there is an established rebuttable presumption per HUD’s Comprehensive Housing Affordability Strategy database. Using the most recent data (2016-2020) for Extremely Low, Very Low, and Low Renter households (32,600 households) on
https://www.huduser.gov/portal/datasets/cp.html and dividing the total households from those three categories by the total renters within the City of Glendale (49,350), this presumption amounts to 66.06% of renter households at or below 80% AMI. Per the Los Angeles County Assessor, there are currently five (5) resident ial dwelling units on the current parcels. The Project is subject to the 66.06% presumption set forward by HUD. By applying the rebuttable presumption of 66.06% to the five (5) existing residential dwelling units and seven (7) bedrooms, 4 (four) replacement units (66.06% x 5= 3.303 rounded up to 4) at 5 (five) bedrooms total (66.06% x 7 = 4.624 rounded up to 5) are required under State Dens ity Bonus Law. The Project is providing nine (9) bedrooms and eight (8) affordable units to very low income households. As such, Applicant has met the replacement obligation, and no additional units are required.
Number of Affordable Units Meeting Density and Discretionary Bonus Requirement:
Applicant will be required to designate eight (8) units as rent-restricted and affordable to very low income households per State Density Bonus Law and GMC Chapter 30.36. The affordable units were selected pursuant to the Density Bo nus and Inclusionary Zoning Implementation Policies. The affordable units are detailed in Project floorplans attached hereto as Attachment 1, as well as immediately below:
DRAFT
Unit Number Square Foot age Bedroom(s) Bathroom(s)
101 1,013 1 1
103 978 1 1
202 912 1 1
203 761 1 1
207 762 1 1
304 642 1 1
305 702 1 1
401 1,073 2 2
Amount of
Density and Discretionary Bonus Requested:
Applicant is entitled to a 50% density bonus by providing two (2) very low income units (15% of the base density of 7 = 1.05 rounded up to 2). Applicant is requesting a 371.4% total density bonus (of which 321.4% is discretionary) in ex change for the provision of a proportionate number of restricted units, calculated as eight (8) very low income units ((15% x 7) x (371.4% / 50%) = 7.79 rounded up to 8). Stat e Density Bonus Law (CA Govt Co de § 65915, et seq.) allows up to an automatic fifty 50% density bonus and three (3) incentives in exchange for the provision of at least 15% of the base units restricted as rentals for very low income households. Applicant’s request complies with State Density Bonus Law, as there is a positive correlation and proportionality between the requested density bonus and the number of very low income units to be provided, and State Density Bonus Law allo ws the City to grant a discretionary density bonus above 50% (CA Govt Code § 65915(n)). However, since App licant’s request for the grant of a density bonus is greater than 50%, pursuant to the GMC, it is subject to City Council approval following a public hearing. Per the GMC, the Ci ty Council is the reviewing and approving body for any density bonus request greater than the amount mandated by State Density Bonus Law.
Number and Description of Incentives/C oncessions and Waivers Requested:
With a 15% affordability level, Applicant is entitled to three (3) concessions. Pursuant to GMC Section 30.36.070A, Applicant has requested three (3) concessions: (i) increase the maximum allowed floor area ratio (FAR); (ii) increase the maximum allowe d building height and stories; and (iii) provide above-grade parking.
Applicant has also requested one (1) waiver: (i) increase the maximum allowed lot coverage.
Amount of Parking Concessions Requested:
Applicant has requested an automatic parking concession under CA Go vt Code 65915(p)(1), which states that an applicant of a housing development meeting the minimum requirements to qualify for a density bonus may apply for a parking concession, inclusive of handicapped and guest parking, pursuant to the following ratios: one (1) on-site parking space per unit for zero (0) to one (1)-bedroom units and one and one-half (1.5) on-site parking spaces per unit for two (2) to three (3)-bedroom units. Th e Project proposes a unit mix of thirty (30) one (1)-bedroom and three (3) two (2)-bedroom units. Based on the number of units and bedrooms provided, the parking concession pursuant to CA Govt Code §65915(p)(1) requires a minimum of thirty-five DRAFT
(35) residential parking spaces ((30 units x 1)+(3 units x 1.5)= 34.5 rounded up to 35). The Project meets the minimum requirement per CA Govt Code § 65915(p)(1) and proposes to provide forty- nine (49) parking spaces total. Accordingly, the Project exceeds the parking requirements under CA Govt Code § 65915(p)(1).
Child Care Space:
Not applicable.
Inclusionary Housing Requirement:
GMC Chapter 30.35, the Inclusionary Zoning Ordinance (the “IZO”) , requires a housing development (a rental development project of eight (8) or more dwelling units proposed to be constructed in the City) to provide 15% of the units as affordable to low-income households.
The Project has a base density of seven (7) units. Therefore, the Project is not subject to the IZO.
Affordable Housing Commercial Development Impact Fee
On May 7, 2019, the City adopted a Citywide Affordable Housing Commercial Development Impact Fee, Ordinance No. 5929, codified in GMC Chapter 4.11 (collectively, the “Commercial DIF”). The Commercial DIF became effective after a 60-day period on July 7, 2019.
With the exception of hotels, auto dealership s, community land uses which serve the public, and the reconstruction of any building destroye d by fire, flood, earthquake or other act of nature (so long as the square footage does not exceed the square footage before the loss), the Commercial DIF imposes a $4 per square foot fe e (per the FY 2023 Citywide Fee Schedule) on all commercial development projects with a gross floor area exceeding 1,250 square feet. The Project is not subject to the Commercial DIF as it does not propose a permitted commercial component.
Note About Required Condition: The Project is conditioned on Applicant complying with CA Govt Code § 66300 (d)(2)(C) and (D).
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