Code Amendments & New Objective Design Standards
for Multi-Family & Residential Mixed-Use Development
in Commercial Zones
Zoning Code Text Amendment Case No. PZC-0009-2023
City Council
February 27, 2024
2 Commercial Zoning Districts
Amendments to GMC 30.12
Commercial Districts:
• Multi-family (MF) & Mixed-Use
(MU) currently permitted based
on the R-1250 standards
• Eliminate application of R-1250
standards
• Provide new MF/MU standards
• New objective design standards
section for MF/MU residential
projects in commercial zones
Brand
Glenoaks
Colorado
Chevy Chase
San Fernando
Glendale
Honolulu
Central
Foothill
Broadway
Victory Pacific
3 MF/MU Development Standards Updates
• Density – No change to # of du/ac (up to 43 du/ac)
• FAR – Eliminate 1.2 maximum
• Lot Coverage – Increase from 50% to 85%
• Setbacks – Eliminate different minimums/averages (“wedding cake setbacks”) for each floor; street front setback - 12-foot minimum from curbface to build-to line • Open Space – Reduce to 140 SF per unit (from 40 SF private, 200 SF common) • Height – Correspond to existing commercial height limit (from 2 or 3 stories max.) 4 Changes from R-1250 Standards
Lot Coverage
Increased
Setbacks
Decreased
Common Open
Space Reduced
Wedding Cake
Setbacks Eliminated
5 Current R-1250 Zoning Standards Proposed Amendments
Residential Density Max. 1 unit for each 1,250 sq. ft. of lot area; 1 unit for each 1,000 sq. ft. of lot area on lots > 90 feet in width Same, no change Floor Area Ratio Maximum 1.2 Eliminated
Lot Coverage Maximum 50% Increased to 85%
Setback, Street Front
20 ft. minimum & 23 ft. average for garage or 1st
residential floor; 23 ft. min. & 26 ft. average for the 2nd & 3rd residential floors
12’ min.; Reduced to be in keeping
with typical mixed-use buildings
Setback, Street Side
& Setback, Interior
5 ft. minimum & 8 ft. average for the 1st residential floor; 8 ft. min. & 11 ft. average for the 2nd residential floor; 11 ft. min. & 14 ft. average for the 3rd residential floor Reduced to be in keeping with
typical mixed-use buildings;
Minimum 5-foot interior only
Interior when abutting the ROS,
R1R or R1 zones
8 ft. minimum & 11 ft. average for the 1st residential floor; 11 ft. min. & 14 ft. average for the 2nd residential floor; 17 ft. min. & 20 ft. average for the 3rd residential floor New objective design standards
require step-backs to ensure
appropriate transitions
Minimum Permanently
Landscaped Open Space 25% of lot area 25% of required common area & planters along the front
Height Limits
Max. of 3 stories / 36 ft.;
on lots having a lot width of 90 feet or less - max. of 2 stories / 26 ft.
Applicable height limit for the
corresponding “C” zone / height
district
Open Space Minimum 40 SF of private open space & 200 SF of common open space per unit
Reduced to 140 SF per unit
(private, common or both)
6 New MF/MU Objective Design Standards
• Objective standards: measurable, verifiable - not subjective like guidelines
• Organized in familiar format: site planning, massing/scale, architectural detailing, etc.
• Modulation standards introduced to reduce boxy massing • Architectural design standards to ensure quality development 7 MF/MU Site Planning
• Eliminate substantial, landscaped
R-1250 street front setback
• Require minimum 12-foot setback
from face of curb to “build-to” line
• Reduced building front setback
activates commercial streetscape
and still provides clearance,
accessible sidewalk, street trees
8 MF/MU Massing & Scale
• Horizontal Modulation
• Vertical Modulation
• Neighborhood Transition Standard
• Sloping Site Transition Standard
• Façade Articulation – Options Menu
9 Massing & Scale – Horizontal Modulation
No horizontal modulation required for facades less
than 90 feet in width
Horizontal modulation required for facades greater
than 90 feet in width
10 Massing & Scale – Vertical Modulation
11 Massing & Scale – Vertical Modulation
Neighborhood Transition Standard
Residentially
Zoned Property
12 Massing & Scale – Articulation Modulation
13 Massing & Scale – Façade Articulation
14 Massing & Scale – Façade Articulation
15 Massing & Scale – Façade Articulation
16 Massing & Scale – Façade Articulation
17 Massing & Scale – Façade Articulation
18 Massing & Scale – Façade Articulation
19 MF/MU Architectural Elements
• Façade Materials – Primary and Accent Exterior Cladding • Façade Colors – Primary and Accent Exterior Colors
• Roof Forms, Materials and Colors
• Fenestration
• Balconies – Location, Materials, Colors
• Awnings and Canopies
• Vents, Gutters and Downspouts
20 Architectural Elements
Roofline Options
21 Roofline Options
Roof Form Options – Pitched Roofs
22 Roofline Options
Roof Form Options – Flat Roofs
23 Architectural Elements
Fenestration Options
24 Fenestration Options
Vertical Stacked
25 Fenestration Options
Horizontal Stacked
26 Fenestration Options
Pattern Offset
27 Fenestration Options
Curtain Wall
28 Fenestration Options
Grouped Framed
29 Fenestration Options
Grouped Unframed
30 MF/MU Additional Standards
• Ground Floor Residential Treatment (residential entries, transparency, etc.) • Freestanding Walls, Fences and Gates
• Utilities - Underground and At-Grade
• Outdoor Lighting
• Private Storage Space
31 Questions? Suggestions?
#MyGlendale