CITY OF GLENDALE, CALIFORNIA 613 East Broadway, Suite 220 Office of the City Attorney Glendale, California 91206-4308 CALIFORNIA (818) 548-2080 Fax (818) 547-3402
www.glendaleca.gov
June 18, 2024
Via Email and U.S. Mail
Daniel Freedman, Attorney at Law
JMBM, LLP
1900 Avenue of the Stars, 7th Floor
Los Angeles, California 90067-4308
Re: City Response to Notice Pursuant to
Government Code Sec. 65589.5(h) (6) (D) (V)
DRB Case No. PDR-003089-2024
Project Address: 1303-1315 N. Central Avenue
Dear Daniel:
This letter responds to your May 24, 2024 letter and attachments sent via email and U.S. Mail to Cassandra Pruett in Community Development. As you know, I did not receive your letter until May 28, 2024 because it was originally sent to a defunct email address. This letter also responds to your June 12, 2024 email following our telephone conversation last week about the project. I have had the opportunity to review the letter, June 12, 2024 email and the case with the planners involved.
To acknowledge and confirm, we understand your firm represents Central BWB LLC, the applicant for a proposed 149-unit density-bonus housing project, which includes 19 dedicated affordable units. This letter will address design review and density bonus application completeness, CEQA compliance, Housing Accountability Act compliance, and answer your June 12, 2024 email questions about next steps.
SB 330 and Design Review Application Completeness
You contend your client resubmitted a "complete project application" including a Design Review and Density Bonus Applications on March 14, 2024. As discussed further below, the Density Bonus Application was incomplete and has not, to date, been updated to correspond with the Design Review Application.
A SB 330 Preliminary Application is only deemed "submitted" upon providing all of the information about the proposed project and upon payment of the permit processing fee. (GC §65941.1(a).) (GC section 65943(e), the City may charge an application fee for the review and is to be collected as part of the application; GC section 65941.5, "li]f a fee is charged pursuant to this section, the fee shall be collected as part of the application fee charged for the development permit.") You indicated in your June 12, 2024 email and during our telephone conversation that you believe that payment of the application fee is not a pre-requisite to a completeness determination, and you indicated you had a trial court opinion supporting your position. I asked you to send me the opinion, but you did not, and likely because a trial court decision has no precedential value is not binding authority. The statutes expressly state that fees are charged as part of the application. Accordingly, we disagree with your contention that payment of the fee is
WE RECYCLE
Daniel Freedman, Attorney at Law
Re: City Response to Notice Pursuant to Government Code Sec. 65589.5(h) (6) (D) (V)
unnecessary in order for a public entity to make a completeness determination. You cite no contrary authority on this point.
Here, the Design Review application fee had been timely invoiced, but your client did not pay it until March 22, 2024. Thirty days from March 22, 2024 was April 21, 2024. Pursuant to GC sections 65941.1(a), 65941.5 and 65943(e), the Preliminary Application and Design Review Application were deemed complete as of April 21, 2024, thirty days after the DRB application fee was paid. In that Community Development did not send its incomplete letter about the DRB application until April 24, 2024, the SB 330 Preliminary Application was deemed complete on April 21, 2024, per the time frames specified by GC section 65943.
Further, pursuant to GC section 65941.1(d)(1), within 180 calendar days after submitting a preliminary application with all the information provided by subdivision (a), the applicant shall submit an application for a development project that includes all the information required to process the development application consistent with GC Sections 65940 (application submission requirements), 65941(compliance with CEQA), and 65941.5 (payment of fee). Based on your May 24, 2024 letter and attachments, it is our understanding that you contend your client's application for the development project specified by 65941.1(d)(1) is now complete and that the City must immediately make a CEQA determination and act on the project application.
Presuming the May 24, 2024 letter and attachments constitute the now completed development project application described in GC section 65941.1(d)(1), your contention that the City's inability to process and approve this project in less than two weeks from submission is a violation of state law or an abuse of discretion is plainly without merit. There is no factual basis to allege the City has either violated state law or abused its discretion. Your client has refused to update their plans and thus far refused to pay fees for the submitted Environmental Information Form. As of today the Density Bonus Application and payment of EIF fee remain incomplete.
CEQA Compliance Issues:
If the City had all the required information, specified by the Housing Accountability Act, it would be required to act on the project within 90 days. The required information includes a in indies ar complete CEQA submittal (including payment of fees for processing the Environmental Information Form). As stated above, there is evidence, whether you or your client agrees with it or not, based on the 2004 EP Associates Historic Resources Assessment (HRA) and expert opinion of the City's qualified historic planner, Jay Platt, that the existing buildings may be historic, and this evidence dates back to the early 2000's when your client originally filed project applications and was apprised of the likely historicity of the buildings. As I stated during our telephone conversation, the 2004 HRA, commissioned by your client, is part of the record and cannot simply be ignored, nor can Mr. Platt's expert opinion be ignored, which opinion was communicated to ' The Preliminary Application did not include complete information about historic resources on the property required by GC § 65941.1(a)(9); and does not comply with GC § 65941.1(a)(11) in that it does not provide the accurate number of bonus units and any incentives, concessions, wavers or parking reductions requested per GC § 65915 ("Incentives for Lower Income Housing Development, Childcare Facilities") that conforms with applicant's Density Bonus application (which application remains incomplete), and is a prerequisite to processing the design review application.
Daniel Freedman, Attorney at Law
Re: City Response to Notice Pursuant to Government Code Sec. 65589.5(h) (6) (D)(V)
your client more than once by several planners involved with processing your client's project applications, including Mr. Platt, Mr. Erik Krause and Ms. Cassandra Pruett. The City would not have otherwise required submission of the Environmental Information Form and payment of related fees. CEQA exemptions are not presumed; they are subject to exceptions. (CEQA Guidelines §15300.2). One of those exceptions is for historical resources. (CEQA Guidelines §15300.2(f)).
Specifically, the current project application fails to provide for the payment of fees for processing the Environmental Information Form (invoiced on 12-6-2023 and still unpaid). (See Exhibit "A" invoices and correspondence) An application cannot be deemed complete if the processing fee remains unpaid. Pursuant to Government Code ("G) section 65943(e), the City may charge an application fee for the review and it is to be collected as part of the application.
Community Development cannot complete review of the environmental or make findings required by CEQA unless and until the application fee is paid, and this is important here where there is evidence that the buildings to be demolished are potentially historic and such determination remains in the lead agency's sole discretion.?
Further, I have read the June 2019 HRA prepared by ESA, attached as Appendix A to Meridian's Categorial Exemption Findings, submitted with your May 24, 2024 letter. ESA notes (page 32) the 2019 prior unsuccessful attempts to locate the 2004 HRA, by contacting both the City and EP Associates. Current Community Development staff renewed a hard copy search for the 2004 HRA which had not been scanned into Community Development records in digital form.
Following a renewed search the ten-year old 2004 HRA was located and emailed to you. As I stated to you on the telephone, ESA must update its analysis to consider the 2004 HRA, the Council hearing and correspondence pertaining to the 2004 HRA.
Government Code section 65941.1(b) specifies that if a public agency is a lead or responsible agency for purposes of the California Environmental Quality Act, Division 13 (commencing with Section 21000) of the Public Resources Code, that criteria shall not require the 2 Whether the buildings are historic is ultimately a determination made by the legislative body. Projects that may cause a substantial adverse change in the significance of a historical resource are considered to be projects that may have a significant effect on the environment for CEQA purposes. Pub Res C §21084.1.
Accordingly, when a project may cause a substantial adverse change, the lead agency must prepare an EIR (or a mitigated negative declaration that includes mitigation for the potential change). "Historical resource" is defined in Pub Res C §21084.1 to include all sites listed in, or determined to be eligible for listing in, the California Register of Historical Resources. Sites officially designated as historically significant in a local register of historical resources are presumed to be historically or culturally significant. Sites that are not listed on a register but that have been determined to be significant or eligible for listing in accordance with an approved historical resources survey are also presumed to be significant. A lead agency has discretion to find that a site that does not meet these criteria is a historical resource for purposes of CEQA. Pub Res C §21084.1. As the court explained in League for Protection of Oakland's Architectural & Historic Resources v City of Oakland (1997) 52 CA4th 896, Pub Res C §21084.1 creates three categories of historical resources: mandatory historical resources; presumptive historical resources; and property that may be found historical at the discretion of the lead agency. See Friends of the Willow Glen Trestle v City of San Jose (2016) 2 CA5th 457, 469; Valley Advocates v City of Fresno (2008) 160 CA4th 1039, 1051. 3 Please note that under the City's record retention policy, and GC section 34090, records over two years old may be destroyed under specified conditions. It was therefore reasonable for staff to assume the document may have been destroyed by 2007. This of course predates the new CEQA document retention rules.
Daniel Freedman, Attorney at Law
Re: City Response to Notice Pursuant to Government Code Sec. 65589.5(h) (6) (D)(V)
applicant to submit the informational equivalent of an environmental impact report as part of a complete application, or to otherwise require proof of compliance with that act as a prerequisite to a permit application being deemed complete. However, that criteria may require sufficient information to permit the agency to make the determination required by Section 21080.1 of the Public Resources Code, and that is what is necessary here where the 2004 HRA reaches a different conclusion than ESA's current HRA, and where the City's qualified historic planner has communicated his expert opinion to your client that the buildings are historic.
While you contend the May 15, 2024 application supplied information required by GC section 65589.5(h)(6)(D)(V)(la) and 65589.5(h)(6)(D)(V)(Ib), for a finding that your client's project is exempt from CEQA pursuant to Cal. Code Regs. Tit. 14, § 15332, this information does not account for Mr. Platt's expert opinion, the 2004 HRA and the responses to that report, which are part of the record of the City Council's August 3, 2004 consideration of a then development proposal for the project site. The 2004 proposal and the current proposal both involve the same demolition of all existing structures. In 2004, City staff had questions and required clarifications about the 2004 Historic Assessment, and EP Associates provided supplemental responses in April 2005, which are part of the materials I emailed to you on June 6, 2024. Based on the foregoing, substantial evidence exists that the buildings are potential historic resources and the environmental impact from demolition must be properly addressed. Accordingly, the City cannot make an immediate CEQA determination that the project is exempt. Your client must pay the Environmental Information Form fee, after which the Community Development Department will provide you with an environmental determination. The Community Development Director's CEQA determination is appealable to the City Council.
Density Bonus Application Completeness
Your client's density bonus application remains incomplete since September 28, 2023, and was not updated as you claimed during out telephone conversation. (See Exhibit "B" September 28, 2023 Incompleteness Letter). Pursuant to Glendale Municipal Code (GMC) section 30.36 (Density Bonus Incentives) zoning issues must be cleared prior to processing design review. Here, your client's 2023 Density Bonus application does match the current Design Review Application submitted in 2024 and as such, the requested density bonus incentives, waivers, concessions, etc., have not been finalized.* Further, GMC section 30.47.030.I.1, states:
"The [design] 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 substantial conformance with relevant adopted design guidelines." 4 Pursuant to GC § 65941.1(a) a preliminary application is deemed submitted "upon providing all of the following information about the proposed project to the city....from which approval for the project is being sought and upon payment of the permit processing fee...". GC § 65941.1(a)(11) requires the applicant to supply the number of bonus until and any incentives, concessions, waivers, or parking reductions requested pursuant to GC § 65915.
Daniel Freedman, Attorney at Law
Re: City Response to Notice Pursuant to Government Code Sec. 65589.5(h) (6) (D) (V)
The design review authority is unable to review the project design until the density bonus application has been reviewed and approved. Pursuant to GMC section 30.36.040.C., the zoning issues pertaining to incentives and waivers within the Density Bonus Application must be reviewed and approved first otherwise the Design Review Authority will not be able to review the project to ensure it does not reverse, negate, or limit any density bonus, incentive or concession, waiver or reduction in development standards or parking concession granted pursuant to this code.
Housing Accountability Act Findings:
Government Code section 65589.5(6) sets forth the instances in which a local agency has disapproved the housing development project. None of the instances of disapproval set forth in this section has occurred and there is no evidence of such. You state that the application has provided the brief statement of reasons supporting the assertion that the project is exempt from CEQA. (GC section 65589.5(h)(6)(D)(V)([c)). However, the application has not addressed the criteria set forth in GC section 65589.5(6)(D)(IV)(ib), which requires the applicant to provide substantial evidence in the record before the agency that the application of the categorical exemption is not barred by one of the exceptions set forth in CEQA Guidelines section 15300.2, in this case subsection (f) pertaining to historical resources. (See discussion above).
Further, the letter asserts that Exhibit "B" to the letter contains evidence that the criteria of subclauses (I) to (IV), inclusive, are satisfied as required by GC section 65589.5(h)(6)(D)(V)(Id), but Subclause IV(ib) has not been satisfied and will not be satisfied until the appropriate environmental review is completed. Even then it is the lead agency, here the lead agency is vested with the discretionary authority to determine whether substantial evidence supports a finding of exemption, here whether the 2004 HRA presents sufficient evidence to warrant further CEQA review, meaning here that there is a valid exception to the purported exemption.
Further, with respect to the "Notice", you contend that per Government Code section 65589.5(h)(6)(D)(V)(Id (V) (ia) the applicant has given timely written notice to the local agency of the action or inaction that the applicant believes constitutes a failure to make a determination or an abuse of discretion, as defined in this subparagraph, and the local agency did not make a lawful determination within 90 days of the applicant's written notice. This purported Notice is premature and untimely because pursuant to GC section 65589.5(h)(6)(D)(V)(ie), the applicant's notice shall be deemed timely if given after 60 days from the date on which the project application has been received and accepted as complete by the lead agency, or 60 days from the date on which the project application has been determined or deemed to be complete within the meaning of Section 65943, whichever is earlier. Here, pursuant to GC section 65943 discussed above, the purportedly complete design review application was submitted on May 24, 2024, therefore a timely notice would only be proper if made after July 23, 2024.
In summary, these are the next steps to move your client's project forward:
1. Update the Density Bonus Application to address the September 28, 2023 incompleteness letter. The Density Bonus Application must be consistent with the current design review submittal. Please note that the Density Bonus Application incompleteness letter was timely and pre-dates your client's SB 330 preliminary application and Design Review Application.
Daniel Freedman, Attorney at Law
Re: City Response to Notice Pursuant to Government Code Sec. 65589.5(h) (6)(D) (V)
2. Payment of fees to process the Environmental Information Form. Once the fee is paid, the staff will make an environmental determination. As discussed on the telephone and stated herein the environmental analysis must include consideration of the 2004 HRA, which was prepared at the behest of your client and is part of the record
3. The final DRB meeting will be scheduled once the environmental is completed and the density bonus application is updated.
Please let us know how we can be of assistance. Do not hesitate to contact me if you have questions about this letter or wish to discuss this matter further.
Very truly yours,
MICHAEL J. GARCIA, CITY ATTORNEY
By:
ELIAN VAN MUYDEN
Chief Assistant City Attorney
GVM/kmn
Encl.
cc: Michael J. Garcia, City Attorney
Bradley Calvert, Director of Community Development Department Erik Krause, Deputy Director of Community Development Department Casandra Pruett, Senior Planner
EXHIBIT A
INVOICE (INV-00024253)
FOR CITY OF GLENDALE
BILLING CONTACT OF GLENDAL,
Jarred Herman
BRODY INC
14140 MOORPARK ST #400
SHERMAN OAKS, CA 91423 CALIFORNIA
INVOICE NUMBER INVOICE DATE INVOICE DUE DATE INVOICE STATUS INVOICE DESCRIPTION INV-00024253 12/8/2023 12/15/2023 Due NONE
PROJECT ADDRESS
PEIF-002598-2023 [Environmental Information Form]
1303 N CENTRAL AVENUE GLENDALE, CA 91202
REFERENCE NUMBER FEE NAME TOTAL
PEIF-002598-2023 Document Scanning - Major - CD0014 $100.00 Environmental Information
Form Environmental Information Form (Residential) - CD0038 $6,381.00 Zoning Services Surcharge - Plan - CDO052 $434.23
SUB TOTAL $6,915.23
TOTAL $6,915.23
REMITTANCE INFORMATION
City of Glendale
533 East Broadway, Room #101
Glendale, CA 91206
June 13, 2024 City of Glendale - 633 East Broadway, Room #101, Glendale, CA 91206 Page 1 of 1 E
Regarding claim that fees still being due is "news to my client," see below:
History
Change.. + U... After Additional Info
Email To: [email protected],Subject:
12/14/2023 12:32:11 AM EnerGoy Service City of Glendale Invoice #INV-00024253 Sent for PEIF-002598-2023 - Due 12/15/2023
From: noreply-glendalepermits@glendal
Email eca.gov:To: [email protected]
12/08/2023 02:29:17 PM EnerGov Service
Sent ubject: City of Glendale Invoice #INV-00
024253 for PEIF-002598-2023
Invoic
12/08/2023 02:29:01 PM Krause, Erik e add Invoice (INV-00024253) ed
What it looks like on their end when they log into their permit dashboard:
My Plans
Attention
1 MYPERSOTS MYPLANS
Environmental Infor... 1 Search- S2 Export to Excel
Diaplay Attention (Asy
Plan Number Project + Adsess 7 Plan Type + Status
PEIF-000598 2003 Em ironmental leformation
1302 N CENTRAL AVENUE. Form EIR Attention Peeding"
Plan Number: PEIF-002598-2023 Add to Car
Plan Details | Tab Elements (Main Mers
Type: Environmenta Status: Fees Due Project Name:
Information Form - EIR
Applied Date: 12/06/2023 Expiration Date:
District: District Assigned To: Pruett, Carsandra Completion Date:
Description: EIF and attachments
Summary Locations Fees Attachments Contacts Sub-Records More neo Progress Workflow Available Actions
0% • Application deemed acceptable A Unpaid Fees
Pay Now
Compieted 5891323
• Application deened acceptable 12-15-2023
• Completed
* in Propress • Hearing Scheduled
Cassandra sent your client an email abut completeness before the Design Review Application was Deemed Complete; your client did not reply.
From: Pruett, Cassandra
Sent: Tuesday, March 19, 2024 11:11 AM
To: Jarred Herman <[email protected]>
Subject: RE: 1303-1315 N. Central project application
Hi Jarred. Thanks for the notice. The EIF application and the items in the Density Bonus application incompleteness letter are also required to be addressed in order to move forward with the DRB application. Do you know if the plan drawings have been updated to address those items, and do you know what the status of the EIF and CoC applications are?
Best,
Cassandra Pruett, AICP | Senior Planner | City of Glendale 633 East Broadway, Room 103 | Glendale, CA | 818-937-8186 [email protected]/ www.alendaleco.gov | Follow usi
EXHIBIT B
or
GLENDEN
633 E. Broadway, Suite 103
CITY OF GLENDALE, CALIFORNIA Glendale, CA 91206-4311
Community Development Tel. 818) 548-2140 Fax (818) 240-0392 CALIFORNIA Planning glendaleca.gov
September 28, 2023
David Brody
14140 Moorpark St., Ste. #400
Sherman Oaks, CA 91423
RE: Density Bonus Review Case Number PDBP-002015-2023
1303-1315 N. Central Ave.
David Brody:
Thank you for your recent application submittal for the above project. The Planning Division staff has reviewed the submittal and determined the following items are needed in order to deem the application complete.
Other items may be required depending on review of the below items by Planning staff and other City Departments.
Additional Planning Applications Required:
Note: Notice of these required applications was provided to applicant in the Pre- Application response letter dated August 14, 2020 (Case No. PMPA1824801), and in each subsequent response letter for that and the Design Review Board applications. Additional applications may be required as further information about the project is provided.
1) Certificate of Compliance - Include in the application submittal: a) Preliminary Title Report dated within 30 days, and b) Chain of title report from present to prior to 9/1/56, describing the full boundary of the project site.
2) Environmental Information Form - Include historic resources assessment and VMT analysis per the City's Transportation Analysis Guidelines.
Project Datal Zoning Compliance/Drawings:
1) Address all City Department comments previously provided, including but not limited to comments from the Housing Division (see attached) and GWP (see attached). Any transformer equipment located outside the building must comply with setback standards and the Comprehensive Design Guidelines.
2) Provide all plan set sheets previously reviewed that demonstrate project compliance with all code standards, including survey showing lot size, and calculation sheets for FAR, lot coverage, open space (private and common), minimum and average setbacks, additional open space 1303-1315 North Central Avenue
PDBP-002015-2023
September 28, 2023
PAGE 2 OF 2
including second and third floor setbacks, landscaping, etc. Ensure net lot size is used for all calculations. Provide entire plan set as one application submittal, under submittal category "Architectural Plan Set." 3) Show dimensions for minimum provided setback for each property line at each level of the building, including to building, pool, stairs, etc. Show dimensions for average setbacks on all sides at all levels. 4) Pool requires 8' setback. Please note that if the pool setback is not addressed (brought into compliance with code standard), it will require discretionary approval (e.g., a waiver request, which will in turn require a public hearing).
5) Show calculation of total common outdoor space (excluding indoor common area.
6) Regarding developer's statement on plans about the grade calculation, please note the following per GMC 30.70.080 ("Grade"): "In the case of a through lot, at the developer's option, grade shall be determined as above but may control only the nearest fifty (50) percent of the site abutting each street."
Please note the following:
1) See attached recommendations from the Design Review Board. 2) Backflow and other similar equipment will need to be addressed per Fire/GWP comments (and complying with setback standards). 3) New street trees will need to be shown per Urban Forestry requirements, as shared in comment letter with prior application.
When updated plans are ready for resubmittal, please request/provide a file sharing link for digital file upload. Please do not email me any files. Please ensure the plan set file size is reduced, and flattened (i.e., no line work/comments/etc. can be separately selected). Any renderings should be a separate PDF submittal.
Please contact me if you have any questions about the contents of this letter. I can be reached via e-mail at [email protected].
Sincerely,
Cassandra Pruett, AICP
Senior Planner
or GLENDAL
HES CITy oF GLENDALE, CALIFORNIA 633 E. Broadway, Suite 103 Glendale, CA 91206-4311
Community Development Tel. (818) 548-2140 Fax (818) 240-0392 CALIFORNIA Planning glendaleca.gov
DESIGN REVIEW BOARD
Preliminary Review and Comments
Meeting Date July 13, 2023 DRB Case No. PDR 2209209
Address 1303 - 1315 N. Central Ave.
Applicant Gregory Brody
Project Summary:
Preliminary design review application to demolish a 37-unit apartment complex (built in 1957) and construct a 131-unit apartment building (density bonus affordable housing project), three to six stories in height, with two parking levels (237 parking spaces) and 14 very low-income units, on an approximately 86,025 SF lot in the R-1250 (High Density Residential) Zone.
This is a PRELIMINARY review, and no decision will be made at this meeting. The Design Review Board is being asked to provide direction related to site planning, mass and scale, and design and detailing to enable further project refinement prior to submittal of the Density Bonus and Design Review applications. No environmental determination or review is required for preliminary design review. Environmental review will be completed prior to any future discretionary decision.
The project site is an approximately 86,025 SF, irregularly shaped, double-fronting lot that fronts North Central Avenue for a length of 286 feet, and Viola Avenue for 75 feet at the end of the cul-de-sac. The site gradually slopes a few feet down from north to south and east to west, with the highest point being at the northeast corner and the lowest point at the southwest corner. The site is developed with an apartment complex consisting of three two-story apartment buildings and associated parking garages, constructed in 1957.
The proposed multi-family project includes two apartment buildings ranging in height from three to six stories with two parking levels below, and a smaller two-story leasing office.
Primary access is from North Central Avenue, which includes pedestrian access to the building lobby and driveway access to the two lower parking levels. The two buildings are located at the north and south sides of the property, with a large open space courtyard in the center, and a smaller open space pool area at the west side of the property. The leasing office faces North Central Avenue adjacent to the central courtyard.
The project consists of 18 one-bedroom units, 74 two-bedroom units, 38 three-bedroom units and one four-bedroom unit. Of those units, 14 are proposed as very low-income units: two one- bedroom units, eight two-bedroom units, and four three-bedroom units. Review of the
affordable units will be conducted when the Density Bonus Application is submitted. The project also includes a two-story recreation room, a gym, and a two-story leasing office.
Required parking for the affordable housing project is 187 stalls, including 131 non-tandem, accessible spaces, and the project proposes 237 stalls with 160 accessible spaces and 77 tandem parking spaces, in accordance with State Density Bonus Law.
The project will be developed as one podium structure across the site with two primary building forms above, connected by a four-story pedestrian bridge. The northern-most building ranges from three to five stories with two underground parking levels. The southern-most building ranges from three to five stories with one underground parking level and another parking level that also contains dwelling units. The building forms along Central Avenue are three-stories, stepping in and up toward the west to five stories. At the southwestern area of the site (facing Viola Avenue), the building is considered to be six stories, per the Zoning Code.
Design Review:
Board Member Present Absent
Kaskanian
Lockareff
Simonian
Tchaghayan
Welch
DRB Comments:
• As proposed, the building volume and massing are too tall and overbearing for the neighborhood context. Explore methods of reducing mass and scale in relation to surrounding properties, including the following:
Lower the units and utilize more of the courtyard common open space area on the ground floor for building area and provide open space within rooftop decks in order to reduce the overall height and mass of the building.
Increase setbacks along the the sides / northerly and southerly interior property lines and push massing toward the center of the project. Within the increased interior setbacks, add more large trees for a better buffer.
Maintain three-story massing around the perimeter of the building that is better scaled with the surrounding buildings.
• Provide more variation in design detailing and materials to reduce apparent building massing and scale. Ensure design detailing and materials are carried across all project facades.
• The existing property features lush landscaping and mature trees. Provide more larger shade trees (not palm trees) and greenery to help replace existing canopy trees and add hanging plants to the sides of the building.
• The single driveway entry point on Central is a concern both in terms of traffic and accessibility during an emergency. Provide more entry points to lower parking or provide more than one driveway, such as possibly an exit-only driveway on Viola. • The location of the proposed pool should be reconsidered and integrated elsewhere on the property. Relocate pool away from single-family homes and closer to interior of site. • The central elevator tower, as viewed on the east, street-facing elevation, appears too tall and massive. Relocate and consider ways to soften height. • Provide site sections/elevations showing how massing relates to surrounding properties both north to south, and east to west (and across Central Avenue).
DRB Staff Member Cassandra Pruett, Senior Planner
INTER-DEPARTMENTAL COMMUNICATION
PROJECT CONDITIONS AND COMMENTS
Project Project
Address: 1303-1315 N Central Ave. Case No.: PMPA 1824801 If project comments are not received by the due date, it will be assumed that your department has no comments.
NOTE: Your comments should address, within your area of authority, concems and potentially significant adverse physical changes to the environment regarding the project. You may also identify code requirements specific to the project, above and beyond your normal requirements. Applicant will be informed early in the development process.
You may review complete plans, maps and exhibits in our office, MSB Room 103. We appreciate your consideration and look forward to your timely comments. Please do not recommend APPROVAL or DENIAL. For any questions, please contact the Case Planner ASAP, so as not to delay the case processing.
COMMENTS:
• This office DOES NOT have any comment.
• This office HAS the following comments/conditions. • (See attached Dept. Master List) Date: April 4, 2023
Print Name: Mike Fortney / Michelle Yekikian / Aaron Brownell Title: Principal Housing Project Manager / Senior Housing Project Manager / Administrative Analyst
Dept.: Housing Tel.: (818) 548 3723 / (818) 550 4505 / (818) 550 4530 a. ADDITIONAL COMMENTS:
• 1. Applicant has proposed the development of a new, density bonus rental housing project totaling one hundred and thirty-one (131) residential dwelling units (the "Project"). The Project will provide a total of fourteen (14) affordable unit (15% percent of the total number of units of the base density of 86.68 (rounded up to 87)) to very low income households.
The Project is located in the R-1250 (High Density Residential) zone. The Project site (APN 5633-006-014) has a lot area of 86,680 square feet. Sites zoned R-1250 with more than 90 feet of frontage are permitted one (1) unit per 1,000 square feet, which permits a maximum density of 87 units. By right, Applicant has a base density of 87 units (86,680 / 1,000 = 86.68 rounded up).
Applicant is entitled to a fifty percent (50%) density bonus by providing fourteen (14) very low income units (15 percent of the base density of 87 = 13.05 (rounded up to 14)). Applicant is seeking a fifty percent (50%) density bonus by providing fourteen (14) very low income units (50 percent of the base density of 87 = 43.5 (rounded up to 44)). With a fifty percent (50%) density bonus, the Project is permitted one hundred and thirty-one (131) units (87 (rounded up from 86.68) × 1.5 = 130.5 (rounded up to 131)). This request complies with State Density Bonus Law, which by right, allows up to a fifty percent (50%) density bonus, as well as three (3) incentives in exchange for the provision of a fifteen percent (15%) affordability level of very low income units. With a fifteen percent (15%) affordability level, Applicant is entitled to three (3) concessions.
Pursuant to CA Govt Code section 65915(p)(1) and GMC 30.36.090(A), an applicant may request an automatic parking concession under CA Govt Code § 65915(p)(2)(A), which provides that upon the request of an applicant, the required vehicle parking ratio, inclusive of handicapped and guest parking, is not to exceed one-half (0.5) space per unit of a development providing at least eleven percent (11%) very low income units located within one-half (0.5) mile of a major transit stop with unobstructed access (collectively, the "Parking Concession). The Revised 9 FEBRUARY 2022 -VE 2
Applicant shall demonstrate to Planning that the Project qualifies for the Parking Concession. The Project's unit mix includes twenty-two (22) one (1)-bedroom units, seventy (70) two (2)-bedroom units and thirty-nine (39) three (3)-bedroom units. Based on the number of units provided, the Parking Concession requires a minimum of sixty-six (66) residential parking spaces. The Project meets the minimum parking space requirement under the Parking Concession, and will provide one hundred and forty (140) parking spaces total, designated for the residential units.
Per State Density Bonus Law (CA Govt Code § 65915), an applicant is ineligible for a density bonus or any other incentives or concessions 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 application, 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 same 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. This presumption amounts to 63% of renter households at or below 80% AMI. Per the Los Angeles County Assessor, there are currently thirty-seven (37) existing residential dwelling units at seventy-eight (78) bedrooms total. Unless Applicant provides tenant income verification documentation, the Project is subject to the 63% presumption set forward by HUD. By applying the rebuttable presumption of 63% to the 37 residential dwelling units, 24 replacement units (63% × 37 = 23.31 rounded up to 24) at 50 bedrooms total (63% × 78 = 49.14 rounded up to 50) are required under State Density Bonus Law. The Project is providing thirty (30) bedrooms through the requirement to provide fourteen (14) affordable units to very low income households under GMC 30.36. As such, Applicant has NOT met the replacement obligation, and an additional ten (10) affordable units at twenty (20) bedrooms total are required.
Applicant is required to designate twenty-four (24) units as affordable to very low income households through the replacement obligation, unless it can establish the income levels of the current occupants such that 14 or less of the occupants are at or below lower income (in that case, the rebuttable presumption would not apply). As currently designed, the Project contains twenty-two (22) one (1)-bedroom units, seventy (70) two (2)-bedroom units and thirty- nine (39) three (3)-bedroom units. Assuming the rebuttable presumption applies for purposes of the replacement obligation, the Project must generate at least fifty (50) bedrooms to Housing, given the Project's unit mix and breakdown. Given the proportionality of the Project's unit mix, at least five (5) one (1)-bedroom units, twelve (12) two (2)-bedroom units, and seven (7) three (3)-bedroom units are required to be designated as affordable. Applicant is to work with Housing to select the affordable units.
Per GMC 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 fifteen percent (15%) of the units as affordable to low-income households. The Project is subject to the IZO. The Project is required to provide fourteen (14) affordable units to very low income households (15% of 87 base density units)). The Project will provide at least fourteen (14) very low income units. Therefore, the Project meets the IZO requirement and no additional affordable units are required under the IZO.
Per GMC 4.11, the Affordable Housing Commercial Development Impact Fee (the "Commercial DIF") is not applicable to the Project as the Project does not entail a permitted commercial component.
Revised 9 FEBRUARY 2022 —VE
Miscellaneous Comments: Per Energov, Planning has collected Housing's Density Bonus Agreement Fee and Density Bonus Housing Plan Fee (collectively, $5,305). Prior to Planning's potential issuance of a Density Bonus Decision Approval Letter (the "Letter").
Housing is to work with Planning to attach the Project's Density Bonus and Inclusionary Housing Plan to such Letter.
Condition: The Project is conditioned on Applicant complying with CA Govt Code § 66300 (d) (2)(C) and (D).
b. CASE SPECIFIC CODE REQUIREMENTS: (these are not standard code requirements) c. SUGGESTED CONDITIONS: (may or may not be adopted by the Hearing Officer)
1. Revised 9 FEBRUARY 2022 -VE
3/8/22, 8:12 AM Plan Check 4569
CITY OF GLENDALE
INTERDEPARTMENTAL COMMUNICATION
DATE: February 24, 2022
TO: Cassandra Pruett, Community Development Department
FROM: Gerald Tom, GWP Water Engineering
Daniel Scorza, GWP Electric Engineering
SUBJECT: PMPA 1824801
1303-1315 N. Central Ave
Glendale Water & Power (GWP) Engineering has reviewed the plans.
Requirements are as follows:
Electric Engineering
Customer Service (818) 548-3921
Project to contact GWP Customer Service Engineering to determine electric service requirements before starting the permitting process. Final construction plans must incorporate the electric service plan information for GWP Electric Engineering to sign off the building plan application.
Permanent structures above ground will not be allowed under high voltage power lines, with the exception of fencing (e.g., wood, chain link, or block wall). All fences shall comply with the required overhead line clearances as specified by GWP Customer Service Engineering. In order to build any fencing, contact GWP Customer Service Engineering to obtain a Permit to Occupy (PTO) application and pay applicable fee. • Project to provide electric service - size, single line diagram and electric load calculation per National Electric Code (NEC).
• Permanent subterranean and underground structures below GWP overhead line require a Permit to Encroach (PTE) from GWP. Contact GWP Customer Service Engineering to obtain a PTE application and pay applicable fee. The items listed below shall be provided by the developer when applying for a PTE. • PTE Application filled out.
• Current copy of recorded Grant Deed for each property. • Site and survey plans shall be provided by the developer when applying for a PTE. The survey plan shall include all power poles adjacent to the property.
• This fee shall be paid to GWP Electric Engineering.
• The location of power poles shall be clearly shown on the proposed plans for approval. Project to maintain a minimum of five (5) feet clearance from face of power pole in all horizontal directions. Clearance shall extend from below ground level and clear to sky. Contact GWP Customer Service Engineering to obtain pole height and line clearance requirements.
• Project is responsible for supporting and maintaining of GWP owned poles, overhead power lines and underground conduits, power lines and any other appurtenances in a safe and as-is condition. • Project will require an on-site transformer vault facility for the electrical service. GWP will start the new vault design after the project has provided the following:
• Electrical load calculations.
• Single line diagram.
• Electrical room layout.
• Switchboard elevations.
• Architectural plans showing the proposed vault and electrical room locations. • Elevation plans.
Additional comments) and/or attachments).
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Current location of transformer vault room in the subterranean parking is not acceptable. Transformer vault room must be located at grade with direct street access by means of a straight and level concrete path from vault room door to curb. Project to provide electrical load calculations to GWP Engineering and then the transformer vault room size and location can be determined.
Project will be required to perfect electrical easements surrounding property; including a quitclaim of an easement located in the center of the lot.
No excavation is allowed within 5' of utility poles or down-guy cables (pole anchor).
Fiber Optics (818) 548-3923
No conflict.
Street Lighting (818) 548-4877
• No Conflict
• The existing street light facilities (pull boxes, street light poles, conduits, etc.) shall be protected in place and be accessible to GWP personnel at all times.
• Any work to be done by Glendale Water & Power, as a result of this project, shall be coordinated with GWP Street Light Engineering department in advance at the project's expense.
Transmission & Distribution (818) 548-3923
• No conflict.
• The existing electrical facilities (vaults, pull boxes, power poles, etc.) shall be protected in place and be accessible to GWP personnel at all times.
• Any possible power pole relocations shall be coordinated with GWP Electrical Engineering in advance at the project's expenses.
Project personnel are responsible for maintaining a ten foot (10') radial clearance from all overhead electrical lines during construction, including construction equipment. If the ten foot (10') radial clearance cannot be met, contact GWP Electrical Engineering Department to determine the appropriate actions. Any work required by GWP to maintain proper clearance shall be done at the project's expense. • The project is responsible for maintaining minimum clearance of eighteen inches (18") from the face of the power pole to the curb or driveway.
Water Engineering
Recycled Water (818) 548-2062
No conflict.
Backflow Prevention (818) 548-2062
• Backflow prevention (BFP) devices are required for the following water services:
. Potable Water, Irrigation
Potable Water, Fire
Potable Water, Multi-family (4 units +)
See BFP requirements below:
Backflow prevention (BFP) devices are required for each service connection(s) listed above from the City of Glendale, per the GWP Cross-Connection Control Program and Glendale Municipal Code (Chapter 13.32). BFP device locations must be approved by both GWP and Planning Departments prior to installation. All BFP's are required to be installed as close as practical to the point of connection for meter service/water distribution system protection on the domestic, irrigation, and fire services. Installation of the BFP's must meet the 12" MIN - 36" MAX above finished street grade, 24" minimum front clearance, 12" minimum back and side clearance, and in a manner where it is readily accessible for inspection, testing and maintenance. The backflow installation gwpmappingprod2/Reports/PlanCheck/memopipprintable.cfm?planckno=4569&space=1 2/4 3/8/22, 8:12 AM Plan Check 4569
must be inspected prior to burying or covering the pipes to confirm no cross-connection exists. GWP will also need to inspect the installed facilities prior to receiving service to ensure adequate backflow protection. The BFP device must be tested immediately upon installation and annually thereafter by a certified tester licensed by the Los Angeles County Department of Public Health (626) 430-5290 before service can be granted. A list of approved backflow prevention assemblies can be found at www.usc.edu/dept/fccchr/list.html.
A separate fire line is required for this project. A Double Check Detector Assembly (DCDA) is required to be installed as close as practical to the point of connection and the property line. Customer must submit plans to GWP Cross-Connection Control Program showing the location, size, manufacturer, and model number of the approved DCDA. Please refer to the City of Glendale's Standard Detail Drawing 6561-A for installation requirements. Please contact GWP's Cross-Connection Control Program (818)-937-8948 for approval of BFP installation location, questions and scheduling a final inspection. (PER CA CODE OF REGULATIONS, TITLE 17 & CITY OF GLENDALE ORD NO. 5678)
• A Reduced Pressure Principle (RP) Backflow Prevention Assembly is required to be installed as close as practical to the potable service for multi-family (4 units +), commercial and irrigation use. A RP Backflow Prevention Assembly is required to be installed as close as practical to the recycled water service for dual plumbed, commercial and irrigation use. Customer must submit plans to GWP Cross-Connection Control Program showing the location, size, manufacturer, and model number of the approved RP. Please refer to the City of Glendale's Standard Detail Drawing 6528-A for installation requirements. Please contact GWP's Cross- Connection Control Program (818)-937-8948 for approval of BFP installation location, questions and scheduling a final inspection. (PER CA CODE OF REGULATIONS, TITLE 17 & CITY OF GLENDALE ORD NO. 5678) • Additional comments) and/or attachments).
Please insert STD Detail Drawings 6561-A, 6528-A & 6762-A on plans and specify location/manf/model/size of backflow prevention assembly and adhere to clearance requirements. All backflow prevention assemblies are required to be installed at street grade and as close as practical to property line/service connection. Please visit the USC list of approved backflow prevention assemblies' website http://www.usclist.com/to determine which assemblies' may be approved. SUB-LEVEL INSTALLATIONS ARE NOT ALLOWED.
Potable Water (818) 548-2062
• Developer is responsible for the current cost of a water service or fire line installation in accordance with the current water fee schedule.
• Individual water meters are required for each residential unit per Glendale Municipal Code (Chapter 13.12). If developer elects to read, invoice and maintain individual meter, GWP will require a master meter which will be installed at the curb side per GWP specifications. The water meters are to be installed per GWP specifications.
Meter locations must be approved by GWP.
• A complete set of plumbing plans and fire sprinkler plans shall be submitted to GWP Water Engineering for review and approval prior to request of new domestic water service and new fire line respectively • Any water service or fire line connection, when no longer needed by the customer, must be permanently abandoned (disconnected at water main and water meter removed) by GWP following payment of the necessary fee.
• Any water service or fire line shall have a separate connection to the potable water main. A single connection that combines domestic and fire protection uses is not allowed. • Fire Department approval/exemption shall be obtained when determining if existing fire flow is adequate. The applicant shall pay the cost of any necessary fire or domestic water services and recycled water service to the property, as well as offsite water facility improvements necessary to provide fire flow as required by the Glendale Fire Department.
• All water facilities shall be protected in place during construction of the subject project. All water valves, water meter boxes, water vaults and fire hydrants must be relocated and set to finished grade when necessary at project's expense.
• Add all existing facilities per attached drawing(s).
gwpmappingprod2/Reports/PlanCheck/memopipprintable.cfm?planckno=4569&space=1 3/4 3/8/22, 8:12 AM Plan Check 4569
• Revise as marked on check prints.
• Please contact GWP Water Engineering at (818) 548-2062 prior to construction. • Please add the following to the General Notes: All water facilities shall be protected in place during construction of the subject project. All water valves, water meter boxes, water vaults and fire hydrants must be relocated and set to finished grade when necessary at project's expense. Please contact GWP Water Engineering at 818) 548-2062 prior to construction.
• A complete set of plans shall be submitted for review to GWP Water Engineering. • Additional comments) and/or attachments).
21-A) See attachments, GWP Water Plans; 330-C-80 5 OF 12 21-B) See attachment, City of Glendale Water Pressure and Fire Flow Request Application 21-C) See attached Site Plan AS.2 for water comments 21-D) Plumbing plans will need to include water meter manifold Daniel Scorza Gerald Tom
Chief Assistant General Manager Senior Civil Engineer
DScorza alla
DS/GT.fg/sb
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INTER-DEPARTMENTAL COMMUNICATION
PROJECT CONDITIONS AND COMMENTS
Project Project
Address: 1303-1315 N Central Ave. Case No.: PMPA 1824801 If project comments are not received by the due date, it will be assumed that your department has no comments.
NOTE: Your comments should address, within your area of authority, concems and potentially significant adverse physical changes to the environment regarding the project. You may also identify code requirements specific to the project, above and beyond your normal requirements. Applicant will be informed early in the development process.
You may review complete plans, maps and exhibits in our office, MSB Room 103. We appreciate your consideration and look forward to your timely comments. Please do not recommend APPROVAL or DENIAL. For any questions, please contact the Case Planner ASAP, so as not to delay the case processing.
COMMENTS: Standard fire comments are below as were given with original submittal on 10/15/20. Significant improvements have been made to fire department access on the plan with certain modifications to the fire code. A Fire Code Modification will need to be included when plans are submitted for the Building permit. The applicant team has been made aware of this requirement during project meetings. • This office DOES NOT have any comment.
This office HAS the following comments/conditions. • (See attached Dept. Master List) Date:_ 4/1/22
Print Name: Foster McLean
Title: Asst. Fire Marshal _Dept._ Fire_ Tel.: 7706
a. ADDITIONAL COMMENTS:
• Fire sprinkler system. A complete automatic fire sprinkler system shall be installed throughout all new structures in accordance with the recommendations of NFPA 13 and the requirements of the Glendale Fire Department. Plans and permit application shall be submitted to the Fire Department within 30 days of issuance of the building permit. Riser and all sprinkler piping shall be concealed; no exposed piping on exterior permitted. Quick response sprinkler heads are required throughout the structure unless contraindicated. Flat concealed sprinkler heads are required in all habitable areas.
2. Fire alarm system. A fire alarm system shall be installed capable of notifying the occupants, audibly and visually, upon activation of the automatic fire sprinkler system. Plans and permit application shall be submitted to the Fire Department within 30 days of issuance of the building permit.
3. Riser, FDC and FACP locations. Show location of automatic fire sprinkler riser, Fire Department
4. Fire extinguishers. Fire extinguishers shall be installed and maintained in accordance with the CFC & GBSC. Locations shall be identified on the architectural plans and subject to review by the Fire Department.
5. Water Supply. The water system for fire protection shall provide the minimum fire flow, in gallons per minute, with a minimum residual main pressure of 20 psi for a four-hour duration, per CFC Appendix B, Table B105.1(2).
Revised 9 FEBRUARY 2022 --VE 2
6. Fire hydrant upgrade. The Fire Hydrant adjacent to the project will be required to be upgraded to a model with three outlets sized 2.5 X 4 X 4. GWP review and approval is required prior to submitting plans for Fire Department approval.
7. Fire water line. Installation of a fire water line is required for installation of new automatic fire sprinkler systems. GWP approval is required prior to submitting plans for Fire Department approval.
8. Backflow prevention. Contact GWP Water Engineering regarding the location and model of a backflow prevention device and water meter when installing a fire water line. Coordinate model, location, setback and obscuring of backflow prevention device (may not be visible from the street) with GWP Water Engineering, CDD Zoning and the Fire Department. GWP and CDD Zoning approval is required prior to submitting plans for Fire Department approval.
9. Water flow Test. Provide request and payment for fire flow verification report and flow test. A completed copy of the report must be provided to the Fire Department upon submittal of the first plan check for the fire sprinkler system.
Access and Egress
10. Address. Approved address numbers, building numbers or approved building identification shall be placed in a position that is plainly legible and visible from the street, road, alley, and walkways giving access to and within the property. Address numbers shall be Arabic numerals or alphabet letters.
Numbers shall be a minimum of 6 inches high with a minimum stroke width of 0.5 inch and shall be illuminated in an approved manner (if numbers are on the exterior). Number height and stroke width shall be increased as needed for legibility based on visibility distance.
11. Elevator. Elevator size shall be capable of accommodating a gurney and meet the requirements per the CBC.
12. Gurney access. All areas of the building shall be accessible by an approved gurney access path from all points of Fire Department access, to the satisfaction of the Fire Department.
13. Emergency access walkway. Provide an emergency access walkway leading from fire apparatus access road to exterior opening per the CFC; access walkway must be able to accommodate a 20-foot long ladder. Landings shall be provided beneath rescue windows or doors to provide fire department access around the home. The architectural and landscape design shall omit any present or future obstructions that may hinder access and placement of fire department ladders.
14. Fire Department Access. No portion of structures shall exceed 150 feet from an approved access roadway. Where a fire apparatus access roadway is required, a minimum of 20'-0" clear width, or 26'- O" clear width where a fire hydrant is required or structures exceed 30 feet in height, and 13' 6" vertical clearance shall be provided. All private access roadways exceeding 150 feet in length shall be designed and constructed with an approved turnaround area.
15. Fire Aerial Apparatus Access. Where the vertical distance between the grade plane and the highest roof surface exceeds 30' approved aerial fire apparatus access roads shall be provided. Where aerial apparatus access roads are required a minimum 26'-0' clear width and 13'6" vertical clearance is required. At least one of the required access roads shall be located a minimum of 15' and a maximum of 30' from the building and shall be positioned parallel to one entire side of the building.
16. Building Height. Buildings exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure.
Multi-family Dwellings
17. Emergency escape. Basements and sleeping rooms below the fourth story above grade plane shall have at least one exterior emergency escape and rescue opening in accordance with the CBC.
Revised 9 FEBRUARY 2022 -VE 3
PUBLIC WORKS ENGINEERING
Land Development Section
M Comments/Conditions • No Comments
1. The project shall comply with all National Pollutants Discharge Elimination System (NPDES) requirements, including filing of a Notice of Intent with the Los Angeles Regional Water Quality Control Board, and the submittal and certification of plans and details showing preconstruction, during construction, and post-construction Best Management Practices (BMPs) that are integrated into the design of the project. In addition, the applicant shall submit a Low Impact Development (LID) drainage system to the Building and Safety Division for review and approval.
2. The applicant shall enter into a Covenant & Agreement with the City for the replacement, installation, and continued maintenance of all NDES-related drainage devices on the property and granting inspection rights to the City.
3. The proposed sewer lateral connection(s) shall be of adequate size to accommodate the needs of the proposed development.
A sewage capacity increase fee will be assessed for this project. The fee shall be based on the increase in sewage flow generated by the project compared to the sewage flow from the current use of the site. A sewer area study shall be required for this project.
4. All roof and on-site drainage shall be conveyed to the street via cast iron pipes and/or parkway drains from the property line and exiting through the curb.
5. An 8-foot street widening shall be required for the entire street frontage of the property on Central Avenue. The new curb face shall be at a distance of 28 feet (currently 20 feet) from the centerline of the street. The distance from the new curb face to the property line shall be 12 feet with a 5-foot sidewalk and 7-foot landscaping.
The widened portion of the roadway shall be paved with a minimum asphalt concrete pavement of 6 inches over a 6-inch crushed aggregate base or a better pavement design as recommended by a Civil Engineer.
6. Grind 2.5 inches off the remaining asphalt concrete pavement up to the centerline of Central Avenue and resurface the same with 1.5 inches of new asphalt concrete pavement over 1-inch asphalt concrete leveling course.
7. Remove and replace all existing curb, sidewalks, landscaping, and irrigation on Central Avenue. Around 6 palm trees may need to be removed due to the 8-foot widening.
8. No permeable concrete paving and private landscaping or other private improvements shall be allowed in the public right-of-way on Central Avenue.
9. A strip of land, 6-foot wide, shall be dedicated for street use purposes along the entire street frontage of the property on Viola Avenue. New sidewalks shall be constructed for the dedicated portion of the property. For dedication requirements, contact Mr. Bill A'hearn for at (818) 548-3945.
10. All work in the public right-of-way shall be constructed in accordance with the Standard Plans for Public Works Construction Manual if applicable.
11. Any unused driveway apron shall be removed and replaced with new integral curb and gutter, sidewalk, landscaping, and irrigation as necessary.
12. The proposed driveway apron on Central Avenue shall be constructed per SPPWC Standard Plan No. 110-2.
13. Street improvement plans prepared by a registered Civil Engineer shall be submitted to the Public Works - Land Development Section for review and approval. Separate plan check and permit fees shall apply.
14. The entire asphalt concrete roadway pavement within the vicinity of the property will be inspected after the completion of the construction of the project. In the event of damage, as a result of construction-related activities, the applicant may be required to perform additional street improvement repairs, up to the reconstruction of the asphalt concrete pavement, restoration of parking restriction curb painting and striping, and restoration of landscaping and irrigation if necessary, at no cost to the City and to the satisfaction of the Director of Public Works.
15. The roadway pavement within the vicinity of the property shall be inspected after completion of construction of the project. In the event of damage, as a result of construction-related activities, the applicant may be required to perform additional street improvement repairs, up to the reconstruction of the roadway pavement.
16. The applicant shall bear all costs involved in the relocation/reconstruction and/or adjustment to new finished grade of all utilities (underground and overhead) within the public right-of-way that may be affected by the project, and shall coordinate all such work with the respective utility companies, including the Los Angeles County Department of Public Works, Glendale Water and Power, and the City's Traffic Section.
17. All existing street appurtenances including traffic striping, street signs, curb paintings, tree wells, utilities, and all other improvements within the public right-of-way that were damaged, removed, or relocated during construction shall be restored to the satisfaction of the Director of Public Works.
18. Separate permits are required for all work within the public-right-of-way. All applicable construction work shall conform to the SPPWC manual. The applicant shall bear all fees for the necessary permits and construction inspections for work within the public right-of-way.
19. Traffic comments, if any, shall be provided separately.
20. Additional requirements may apply after the initial submittal of the final engineering plans for building plan checking.
Case No.: PMPA 1824801
Address: 1303-1315 Central Avenue
Case Planner: Cassandra Pruett
3/10/22
Signature:: Date: _
Yazdan T. Emrani, P.E.
Lp. Director of Public Works
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FOR PREVAST. 35: 1921-6 ASSESSOR'S MAP
COUNTY OF LOS ANGELES, CALIF
INTER-DEPARTMENTAL COMMUNICATION
PROJECT CONDITIONS AND COMMENTS
Project Project
Address: 1303-1315 N Central Ave. Case No.: PMPA 1824801 If project comments are not received by the due date, it will be assumed that your department has no comments.
NOTE: Your comments should address, within your area of authority, concems and potentially significant adverse physical changes to the environment regarding the project. You may also identify code requirements specific to the we and beyond your nome ering or, project, above and beyond your normal requirements. Applicant will be informed early in the development process.
You may review complete plans, maps and exhibits in our office, MSB Room 103. We appreciate your consideration and look forward to your timely comments. Please do not recommend APPROVAL or DENIAL. For any questions, please contact the Case Planner ASAP, so as not to delay the case processing.
COMMENTS:
• This office DOES NOT have any comment.
X This office HAS the following comments/conditions. • (See attached Dept. Master List) Date: March 24, 2022 PC
Print Name: Pastor Casanova, T.E. CC: Mark Anthony Bueno, P.E.
Title: Principal Traffic Engineer Dept. Public Works-Traffic Engineering Tel.: 818-937-8324
a. ADDITIONAL COMMENTS:
1. A local transportation analysis may be required. At a minimum, applicant is required to prepare a trip generation calculation using ITE trip generation rates or local rates (if available) of similar land-use type. Trip generation calculation shall include any trip reductions as applicable to the project (e.g., existing use trip credit) and submitted to Public Works Traffic Engineering for review. A local transportation analysis will be required if the project generates at least 50 net-new peak hour vehicle trips.
2. Any abutment walls adjacent to main driveway shall not block visibility of pedestrians on the sidewalk for drivers exiting the subterranean parking structure. b. CASE SPECIFIC CODE REQUIREMENTS: (these are not standard code requirements) • 1.
c. SUGGESTED CONDITIONS: (may or may not be adopted by the Hearing Officer)
1. The contractor shall not store trash bins, construction equipment, construction materials, or construction vehicles (concrete truck, dump truck, etc.) on City's Right-Of- Way (sidewalk, parkway, or street) without first obtaining a "Street-Use" permit from the Public Works - Engineering Division. Permit must be displayed at job site. • 2. An approved Construction Traffic Control plan shall be required for use during project construction. The plan shall identify all traffic control measures, signs, and delineators to be implemented by the construction contractor through the duration of demolition and construction. The plan shall also identify contractor information, hours of construction, construction worker parking information, as well as the proposed haul route.
Revised 9 FEBRUARY 2022 -VE 2
INTER-DEPARTMENTAL COMMUNICATION
PROJECT CONDITIONS AND COMMENTS
Project Project
Address: 1303-1315 N Central Ave. Case No.: PMPA 1824801 If project comments are not received by the due date, it will be assumed that your department has no comments.
NOTE: Your comments should address, within your area of authority, concems and potentially significant adverse physical changes to the environment regarding the project. You may also identify code requirements specific to the project, above and beyond your normal requirements. Applicant will be informed early in the development process.
You may review complete plans, maps and exhibits in our office, MSB Room 103. We appreciate your consideration and look forward to your timely comments. Please do not recommend APPROVAL or DENIAL. For any questions, please contact the Case Planner ASAP, so as not to delay the case processing.
COMMENTS:
This office DOES NOT have any comment.
This office HAS the following comments/conditions. • (See attached Dept. Master List) Date:_3/7/2022
Print Name: Loren Klick
Title:_ Urban Forester Dept._ _PW-MS. _Tel.:_x3416
a. ADDITIONAL COMMENTS:
1. Forestry has reviewed a set of Landscape Concept plans dated October 4, 2021 and have the following comments and recommendations:
Relevant Municipal Code Requirements
Indigenous Tree Ordinance (GMC 12.44)
Glendale Municipal Code requires all persons to submitting accurate plans showing exact locations of each protected indigenous tree in the subject area and on adjoining properties whose trunks or branches are located twenty (20) feet outside the subject property line.
Guidelines for submission of entitlements, development permits or preliminary plan reviews report can be found at www.glendaletrees.org.
The project documents included an Arborist Report listing every tree on site, none of which are protected indigenous species. The project site plan should thus state that there are no indigenous, protected trees on the site or within 20' of the site, pending confirmation of trees located within 20' of the site.
Street Tree Ordinance (GMC 12.40)
Glendale Municipal Code requires a Street Tree Permit prior to any site disturbance to or near street trees, including planting, removing, relocating, destroying, cutting, pruning, applying pesticides, disturbing, defacing or in any manner injuring a City street tree. The Code also requires that, as a condition of any permit for construction, repair, alteration, relocation or removal of any building, structure or any other type of construction, a permittee shall provide such sufficient safeguards and protections as determined as to prevent injury to any affected city street tree.
Site Description
This project is located along N. Central Avenue, with three (3) existing Mexican fan palms (Washingtonia robusta) maintained by the City as street trees. Plans show the City right-of-way Revised 9 FEBRUARY 2022 -VE 2
also extends on the far side of the City sidewalk, encompassing another three (3) City trees - two (2) Mexican fan palms and one (1) red gum (Eucalyptus camaldulensis). These trees have not been maintained by the City according to any available records. In sum, there are six (6) trees that fall under the Street Tree Ordinance (GMC 12.40). Forestry supports the removal of all of these trees.
Additionally, the project abuts Viola Avenue, but the right-of-way ends at the sidewalk edge, and therefore there are no Forestry comments related to this area.
City of Glendale Street Trees
Based on the site plans provided, it is Forestry's understanding that the following is proposed:
- Removal of all three (3) City trees located between the sidewalk and proposed buildings. - Removal of one (1) City palm between the curb and sidewalk, with two (2) retained. - Planting of three (3) trees within the City ROW between the sidewalk and structure. - Planting of four (4) palms in the City ROW between the sidewalk and curb.
The sidewalk cutting through the middle of the right-of-way is unusual, but any tree located within the City right-of-way is subject to GMC 12.40. Forestry supports the planting of the three (3) proposed trees within the right-of-way between the sidewalk and structure, with the following conditions and modifications to the other aspects:
Requirements:
1. Per GMC 12.44, confirm there are no protected trees on private property or within 20' of the project boundary and add a note on plans accordingly.
2. Per GMC 12.40, a Street Tree Permit will be required to work near, prune, remove, and plant City trees. Please contact Forestry for this permit prior to mobilization.
3. Palms within the City right-of-way are not compatible with the project design or streetscape and should be removed. Please remove all existing City palms.
4. Forestry supports the placement of three (3) proposed trees within the right-of-way between the sidewalk and structure, provided they are all 24" box size pink trumpet trees (Handroanthus heptaphyllus).
5. Please plant 10 total new Island oak (Quercus tomentella) City street trees at 24" box size between the curb and sidewalk. New trees must meet City nursery stock and planting standards. Changes to quantities or species must be approved by Forestry. Root barriers will not be required by Forestry. Exact tree locations and species arrangement can be determined by developer, subject to Forestry approval in future plan reviews.
6. Please design and indicate on plans an irrigation system suited for the establishment watering and long term needs of every new tree within the City ROW, totaling 13 trees.
7. Add a note that the Urban Forester must be contacted at least 48 hours prior to tree delivery, to arrange for planting site inspection of nursery tree stock and planting methods, at 818-548-3950.
If I may be of further assistance, please contact me at ext. 3416.
Revised 9 FEBRUARY 2022 -VE 3