February 8, 2024
1833-1851 Victory, LLC
ATTN: Arno Aghamlian
614 West Colorado Street
Glendale, CA 91204
Exclusive Design Group
ATTN: Aris Artunyan
3800 La Crescenta Avenue Unit 104
La Crescenta, CA 91214
RE: ALLEY VACATION CASE NO. 190V
1833 – 1857 Victory Boulevard, 312 Allen Avenue & 311 Irving Avenue
Dear Sirs:
Pursuant to the provisions of the Glendale Municipal Code (GMC), Title 12, Section
12.24.060, the Director of Community Development has reviewed your application requesting the vacation of the first alley northeasterly of Victory Boulevard, between Allen and Irving Avenues (Alley 21). This alley vacation is in conjunction with proposed improvements to the existing buildings and parking areas located at 1833-1857 Victory Boulevard and 312 Allen Avenue that, in accordance with the provisions of GMC
30.47.020, are granted a Design Review Exemption for which the Director of Community Development is the review authority.
ANALYSIS
The proposed vacation of the first alley northeasterly of Victory Boulevard, between Allen and Irving Avenues (Alley 21) will enable the connection of contiguous parcels for proposed improvements to an existing commercial building and associated parking areas located at 1833-1857 Victory Boulevard and 312 Allen Avenue. The subject alley is 20 feet wide and approximately 334 feet long, with an approximate area of 6,905 square-feet and is currently improved with asphaltic concrete pavement and a concrete gutter. The alley also contains over-head power and telecommunications lines (AT&T and Charter Communications). The applicant has been working with Glendale Water and Power, AT&T, and Charter Communications to address any easement requirements for these facilities. Upon vacation, the subject alley will be incorporated into adjoining properties to create a unified campus and will primarily serve as a driveway. All of the properties are under the same ownership.
The vacation of the alley is consistent with the applicable goals and objectives of the elements of the City of Glendale Comprehensive General Plan.
ALLEY VACATION CASE NO. 190V
1833-1857 Victory Boulevard, 312 Allen Avenue & 311 Irving Avenue
2 The Land Use Element designations for the project site are Mixed Use (1833-1857 Victory Boulevard) and Moderate Density Residential (312 Allen Avenue & 311 Irving Avenue). The Mixed Use land use designation generally allows for a compatible mix of commercial, industrial, or residential land uses in various combinations. The Moderate Density Residential land use designation generally allows for smaller-scale multi-family residential developments, such as garden apartments and townhomes. The existing use is consistent with the Land Use Element designations for the site. The property at 1833-1857 Victory Boulevard is currently developed with a commercial building and associated parking that will be maintained. A portion of the building will be repaired and rebuilt, but there is no additional floor area or expansion of the existing use proposed. The property at 312 Allen Avenue is currently developed with a parking lot for the commercial building and was approved through a Use Variance in 1990 for employee parking. The project does not include any modifications to or intensification of this parking lot area. The property at 311 Irving Avenue is developed with a single-family residence and a detached two-car garage and is currently proposed to remain as-is. The alley vacation will allow for the connection of contiguous parcels for the proposed improvements to the existing commercial building as well as associated parking lot and circulation.
The Circulation Element identifies Victory Boulevard as a minor arterial, Allen Avenue as a community collector, and Irving Avenue a local street. The purpose of minor arterials is to form a street network between local, collector, and arterial streets, provide access to freeways, serve activity centers in the community, satisfy intermediate trips in the City, serve truck traffic, and serve as transit routes. The purpose of community collector street is to collect traffic from local streets and distribute that traffic to the major and minor arterial streets and connect communities to each other. And the purpose of a local streets is to accommodate vehicular, bicyclist, and pedestrian traffic, and are intended to provide access to adjacent properties that are typically residential uses. Provided that the project is consistent with the Land Use Element, complements the surround uses, is currently supported by streets designed to handle the vehicular capacity, the project is consistent with the Circulation Element, and it is not anticipated that the alley vacation would create any negative traffic-related impacts over and above the existing conditions of the surrounding roadways.
The Land Use and Circulation Elements are the most directly related to the proposed alley vacation. All other elements of the General Plan, including Open Space, Recreation, and Housing Elements will not be impacted as a result of the applicant’s request. The project site is already fully developed and has not been slated for open space or recreation. The proposal involves the continued operation of the existing uses on-site, and it is not anticipated to increase the existing noise levels beyond the current conditions.
Upon consideration of Alley Vacation Case No. 190V, and after reviewing the records, files, reports, and all documentary evidence submitted with regard to said alley vacation, the Director of Community Development finds that the proposed vacation conforms with the Comprehensive General Plan of the City of Glendale.
ALLEY VACATION CASE NO. 190V
1833-1857 Victory Boulevard, 312 Allen Avenue & 311 Irving Avenue
3 Should you have any questions regarding this issue, please do not hesitate to contact the case planner, Vista Ezzati, at 818-937-8180 or [email protected].
Sincerely,
Bradley Calvert
Director of Community Development
Erik Krause
Deputy Director of Community Development