CITY OF GLENDALE, CALIFORNIA
REPORT TO THE SPECIAL CITY COUNCIL
AGENDA ITEM
Report: Public Hearing for Stage I Preliminary Design Review Case No. PDR-003330- 2024 to construct a new 20-unit, 6-story mixed-use building with 21 parking spaces on an approximately 9,064 square-foot site, located at 340 North Central Avenue, in the DSP zone, Orange Central District (DSP/OC).
1. Motion to Approve Stage I Preliminary Design Review
COUNCIL ACTION
Item Type: Public Hearing
Approved for May 20, 2025 calendar
EXECUTIVE SUMMARY
This Stage I Preliminary Design Review application consists of the demolition of an existing commercial surface parking lot to construct a new 6-story, mixed-used building including a 960 square-foot retail space on the first floor and 20 residential units on the floors above (“Project”). The Project will be 26,287 square feet in area with one level of subterranean parking garage. The Project site is located mid-block on the east side of Central Avenue, west of the public alley, between Lexington Drive and California Avenue, directly adjacent to the Armenian Consulate Office on the south side, in the Downtown Specific Plan, Orange Central (DSP/OC) District. The Project includes:
•960 square-foot commercial space (retail)
•Ten one-bedroom units, seven two-bedroom units, and three three-bedroom units
•21 parking spaces, including seven on the ground floor and fourteen within the proposed one-level subterranean parking garage
•A minimum 40 square feet of private open space for each unit for a total of 2,420 square feet
•Two rooftop decks (common outdoor) for a total of 3,844 square feet The proposed FAR is 2.98 and the building height is 83 feet and 6 inches. An FAR of
3.00 and building height of 95 feet are the maximums for projects by right (without 2 6
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3 utilizing the DSP Community Benefits) in the DSP/OC District. The Project provides 20 residential units, the maximum allowed density for the Project, which is 100 residential units per acre.
RECOMMENDATION
That the City Council approve the Stage I Preliminary Design for the proposed development located at 340 North Central Avenue, subject to staff’s recommendations.
BACKGROUND AND SITE DESCRIPTION
The 9,064 square-foot (0.2-acre) Project site is currently developed with a commercial surface parking lot, which will be demolished as part of the Project.
Zoning and Surrounding Uses
The Downtown Specific Plan (DSP) designates the blocks along the east side of Central Avenue between Doran Street and Wilson Avenue within the Orange Central district for high density residential and mixed-use development. The area surrounding the Project site is developed with high-density, multi-family residential buildings to the north and east, and a combination of mixed-use, residential, and commercial buildings (retail, restaurant, and general and medical office uses) along Central Avenue.
ANALYSIS
Proposed Project
The proposed 6-story (83 feet and six inches tall) mixed-use building features a 960 square-foot retail space and 20 residential units with associated amenities, including outdoor open spaces (rooftop decks) and private balconies. The Project provides a Zoning Existing Uses
North DSP – Orange Central
District
2-story commercial building
South DSP – Orange Central
District
2-story commercial building
East DSP – Orange Central
District
5-story multi-family building
West DSP – Transitional
District
1-story commercial (across Central Ave.)
Project
Site
DSP – Orange Central
District
surface parking lot
3 6
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3 total of 21 parking spaces within the ground floor and the one level subterranean parking garage. The Project will have pedestrian access from Central Avenue and vehicular access from the rear alley.
Parking and Circulation
As stated above, the Project is providing a total of 21 parking spaces (seven on the ground floor and fourteen on the one-level subterranean parking garage). Although the Project is required to provide a minimum of 35 parking spaces (in accordance with the Glendale Municipal Code (GMC), Chapter 30.32.050, Table 30-32-A), it has qualified for a parking reduction/elimination pursuant to the provisions of AB2097 (Government Code Section 65863.2). In accordance with GMC Chapter 30.32.173, the Project is also required to provide one bicycle parking space, though it is providing four bicycle parking spaces, subject to standards outlined in the above Chapter.
Stage I Preliminary Design Review Analysis
Design review for projects in the DSP is performed by the City Council. A Stage I Design indicates the completion of the schematic, conceptual design phase. The site planning, mass and scale, and architectural style and details of the Project have been analyzed by staff with regard to the DSP Orange Central District standards and objective design standards applicable to the Project, as detailed below.
SITE PLANNING – DSP Chapter 4.1 Urban Design
Overall Site Plan – The proposed building is rectangular in design and occupies the majority of the site. The entrance to the building will be oriented towards Central Avenue and vehicular access will be solely from the existing alley, abutting the subject site to the east (rear). The Project features on-grade parking and one level of subterranean parking beneath the proposed building. The on-grade parking at the ground floor is appropriately screened by the proposed retail space facing Central Avenue. Residential dwelling units are located on the upper floors and the Project is proposing a total of 2,420 square-foot private open space (balconies) and a total of 3,844 square-foot outdoor open space at the rooftop decks for the use of the residents. Landscape plans are included with Exhibit 1. The Project is providing 21 parking spaces, including seven parking spaces at the ground floor and fourteen parking spaces within the proposed one-level subterranean parking garage. The Project complies with the building setback requirements of the DSP, which requires a minimum 18-foot setback along Central Avenue (5-ft. parkway, 10-ft. sidewalk, and 3-ft. building adjacent zone). 4 6
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3 4.1.2 Building Heights & Floor Area Ratios
DSP Standards
Orange Central District Project Design
Height (by right) 95 FT maximum
Height (w/ incentive) 245 FT maximum
83 feet and six
inches
Density (by right) 3.00 FAR maximum
Density (w/
incentive) 5.20 FAR maximum
2.98 FAR
As noted in the table above, the proposed Project is 83’-6” high with a 2.98 FAR; therefore, it complies with the height and FAR permitted by right in the DSP Orange Central District.
4.1.3 Building Setbacks
The DSP requires that a minimum setback on the ground floor from the face of curb to the building frontage on public streets to be provided for all new projects (excluding alleys). The Project site features a Mixed-Use Commercial designation along Central Avenue. Projects in the DSP that are located along Mixed-Use Commercial streets are required to have a minimum of 18-foot street setback from the curb face (5-ft. parkway, 10-ft. sidewalk, and 3-ft. building adjacent zone). The Project complies with the required streetscape and setback standards along Central Avenue frontage and provides a total of minimum 18-foot street setback from the curb face.
4.1.4 Publicly Accessible Open Space
The standards outlined in this section of the DSP are not applicable to the Project because the street frontage of the site is not greater than 50 feet. Open Space and Publicly Accessible Open Space requirements only apply to project sites where the lot width is greater than 50 feet.
BUILDING DESIGN – DSP Chapter 4.2
Overall Building Design – In addition to site planning, the primary focus of the Stage I Preliminary Design Review concentrates on the overall massing and scale of the proposed development. The proposed mixed-use development has appropriately incorporated the required height and façade modulations into the design which add 5 6
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3 visual interest to both the skyline, as well as at the street-level. This Project features a building frontage of approximately 50 feet along Central Avenue with the height modulation at the upper floors. The design also incorporates upper floor stepbacks with the bulk of buildings reduced through articulation of the building massing and façades along the street frontage to help align with the cornice of the adjacent historic structure, which is smaller in scale (2-story) and directly abuts the subject site on the north side.
This helps to visually connect differing proportions between two buildings, and it ensures harmony with the adjacent, historic structure.
The proposed design provides visual interest at the pedestrian level with a commercial/retail space on the ground floor. It also reduces the imposing appearance of the building’s mass over the public right-of-way through articulation.
The contemporary-styled Project utilizes architectural solutions through the use of various building materials, colors, texture, offset massing, projections, recessed entry, awnings, and windows to articulate the street-facing facades along Central Avenue. The design addresses the public sidewalks with street-level facades detailed with human- scaled and high-quality materials, as well as the proposed glazing (storefront).
The Project’s Stage I design indicates that it is consistent with the design standards, policies, and intent of the DSP. A general analysis of the Project’s architectural elements is provided below; however, the final details of these elements will be reviewed in detail as part of the Stage II submittal.
4.2.1 Massing & Scale: Tall Buildings
The standards outlined in this section of the DSP are not applicable to the proposal because the design is not a high-rise building.
4.2.2 Massing & Scale: Modulation of Height
Of the four available options in this DSP section, the Project has incorporated a corner feature at the southeast corner of the building primary façade. The prominent corner feature is required to be differentiated by height and design features from the primary massing of the building by a minimum of 10 feet. The Project provides 10-foot height differentiation and utilizes a combination of gray color fiber siding at the corner feature to be different from the primary building design. The Project has also provided an upper level stepback of 15 feet for the upper floors above 40 feet along the street frontage.
6 6
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3 The DSP requires a visible and delineated roofline to visually demarcate where the building silhouette meets the sky. The Project’s overall termination at the roofline is suitable as the building facades of these areas feature landscaping planters to add visual interest to the skyline.
4.2.3 Massing & Scale: Façade Modulation
This section of DSP standards applies to buildings less than 95 feet in height.
The Project has incorporated a clearly delineated base, middle, and top in accordance with the standards outlined in this section. The street frontage ground level includes the residential entrance and a separate entrance to the commercial space. This street facing floor will have split face CMU wall finishes in rye color. The middle of the Project is defined by the consistent use of fiber siding in khaki brown color. The top of the Project is defined by light color stucco finish and steps back 15 feet from the middle of the building on the street façade.
4.2.4 Massing & Scale: Building Separations
The standards outlined in this section are not applicable to the proposal because the building façade length does not exceed 250 feet.
4.2.5 Massing & Scale: Transitional Massing
The standards outlined in this section of the DSP are not applicable to the proposal because the Project site does not directly abut a residentially zoned property.
4.2.6 Massing & Scale: Landmark Architectural Features The standards outlined in this section are not applicable to the Project because the site is not identified as an entry location (primary intersection) or a terminated vista in Figure 4-D.
4.2.7 Architectural Elements: Façade Design
The proposed contemporary design incorporates architectural solutions and design features including high quality and varied building materials, various colors and textures, recessed and visible entrances, recessed balconies, uniform and divided larger windows, and canopies. These features create a design that is 7 6
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3 unique and identifiable, while recognizing the priorities of the DSP to promote pedestrian activities and create human-scaled architectural elements at ground level. In addition, the ground level parking is not visible from street frontage.
Overall, the street-level façade is incorporated into the building design while also addressing the public sidewalk through the use of high-quality materials as well as providing material and color differentiation in the base of the building. To improve the pedestrian environment, the Project proposes a commercial entry/space at the ground level, along Central Avenue. The large glass expanses are divided into smaller units and the glazing at the base of the building is differentiated from the top; and the ground floor is visually separated from the floors above through the use of canopies and the application of a different material (split-face CMU finish). The improvements to the public right-of-way will be reviewed in detail as part of the Stage II Design Review application for this Project.
4.2.8 Architectural Elements: Materials
The Project is contemporary in design and features materials that reinforce this architectural concept. At the ground level, the Project includes storefront and windows with rye color split-face CMU wall cladding. At the upper floors, the Project proposes light brown fiber cement siding, a sand-colored stucco finish, and gray horizontal fiber cement cladding. Railings on the residential balconies will be paneled by clear glass and metal railing. The overall proposed materials are consistent with the contemporary aesthetic of the design and the standards outlined in this section of the DSP which encourage high-quality, human-scaled materials to reinforce the pedestrian character of the public realm. The use of various materials and colors create differentiation between the base, middle, and top of the Project. A detailed look at the building materials will be reviewed during the Stage II Final Design Review application.
4.2.9 Architectural Elements: Storefronts
A ground floor storefront has been incorporated into the design of the Project where the commercial tenant space, a retail space is located. As required by the DSP, the ground floor commercial space will provide at least 75% transparency, and will feature canopies above the storefront on at least 50% of the entire façade. The design of the ground floor storefront appropriately establishes the base of the Project, with the entrance to the building being recessed. Staff will 8 6
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3 continue to work with the design team during Stage II to ensure that the final details of the ground floor storefront incorporate all the standards, such as pedestrian-oriented signage and pedestrian-scaled lighting, and recessed storefront.
4.2.10 Architectural Elements: Building Lobbies & Entries The DSP requires the incorporation of the following features for building lobbies:
•Significant design feature such as canopy, marquee or other weather protection that creates visual prominence;
•Material application that creates continuity with the overall building design while creating a distinct and identifiable aesthetic quality; •A recess or projection to delineate the lobby from the balance of the project; and
•Paving material to differentiate the primary entrance distinct and unique from the adjacent paving material.
The building’s primary entrance (lobby) is located along Central Avenue. The entrance is recessed from the sidewalk and is highlighted by a canopy. The base of the building (ground floor) will have a rye color split-face CMU walls. Staff will continue to work with the design team during Stage II to ensure that the final details incorporate the paving material for this entry area to differentiate the entry area from the sidewalk. Refinement of the entrance including the specification for paving will be necessary in Stage II Design Review.
4.2.11 Architectural Elements: Stoops & Ground Level Residential Entries The standards outlined in this section of the DSP are not applicable to the proposal because the Project does not propose ground level residential units.
4.2.12 Architectural Elements: Corners
These standards apply only to projects that incorporate the corner feature into their design to comply with the height modulation required by Section 4.2.2 of the DSP. The standards outlined in these sections of the DSP do not apply to this Project because the subject site is not located at the intersection of two public right-of-way and is a mid-block site.
9 6
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3 4.2.13 Architectural Elements: Canopies
The DSP requires a minimum of 50% of the street elevations to include canopies or marquees. The proposed design incorporates canopies at the ground floor of the street-facing facade that complement the overall building aesthetic and material palette. At the street facade, at least half of the ground floor façade includes canopies, as required.
4.2.14 Architectural Elements: Balconies
The Project includes private balconies for the residential units. Per this DSP section, no balconies shall overhang the public right-of-way or building setback, and no more than 40% of the balconies shall extend beyond the façade of the building (25% maximum projection of balcony’s full depth is allowed). The proposed balcony materials include glass and metal railings that are compatible with the overall contemporary design of the Project. The proposed recessed balconies are well designed and create visually interesting façades within the well-articulated building elevations.
4.2.15 Architectural Elements: Fenestration
The fenestration design distinguishes the base from the middle and top of the building and the larger expanses of glazing are divided into smaller units. The Project provides a variety of window sizes reflecting the different internal uses.
This creates visual complexity that helps improve the façade modulations and is complementary to the design and scale of the building. Final details and specifications regarding the fenestration will be reviewed as part of the Stage II Final Design Review application.
4.2.16 Architectural Elements: Fences, Walls, and Gates The Project does not include any ground-floor fences or walls; however, it is proposing garage gates, facing the rear alley. The design of the gates are integrated with the overall building and site design and the details of the proposed garage gates will be reviewed during the Stage II Final Design Review application. Staff will work with the applicant during Stage II to ensure these features are designed to comply with the DSP standards. 10 6
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3 4.2.17 Architectural Elements: Planters
The standards outlined in this section of the DSP are not applicable to this Project. The building footprint occupies the majority of the Project site and based on the street frontage of the site, which is not greater than 50 feet, there is no Open Space and Publicly Accessible Open Space requirements.
4.2.18 Architectural Elements: Arcades
Arcades are not permitted on mixed-use commercial streets (Central), and the Project does not include this architectural element. The standards outlined in this section are not applicable to the proposal.
4.2.19 Architectural Elements: Porte-Cocheres
Porte-cocheres are not permitted on mixed-use commercial streets (Central), and the Project does not include this architectural element. The standards outlined in this section are not applicable to the proposal.
4.2.20 Architectural Elements: Garage Entries
Although the Project is required to provide a minimum of 35 parking spaces, it qualifies for a parking reduction pursuant to the provisions of AB2097 (Government Code Section 65863.2). The Project features a total of 21 parking spaces within the ground floor and one-level subterranean parking garage (hidden from public right-of-way). In accordance with GMC Chapter
30.32.173, the Project is also providing four bicycle parking spaces, though it is required to provide only one such space, subject to standards outlined in the above code. Vehicular access to the parking garage will be from the existing alley at the rear. Access to the alley can be taken from either Lexington Drive to the north or California Avenue to the south. The Project will require a 2’-0” wide alley dedication at the rear to comply with the Public Works Department requirements. The alley access features two driveways:
one to the subterranean parking garage and a separate driveway to the at- grade parking garage. The ground floor parking complies with the DSP requirement of maintaining active habitable ground floor uses and ground floor entry facing the sidewalk.
11 6
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3 4.2.21 Architectural Elements: Utilities
The DSP requires that utility rooms be screened and incorporated into the building to provide the visual appearance of a storefront. Utility rooms for the Project are proposed at the ground level within the main body of the building. The final details and specifications regarding utility locations and integration into the building design will be reviewed as part of the Stage II Design Review application and will be required to comply with the standards outlined in this section.
4.2.22 Architectural Elements: Lighting
Per GMC Section 30.30.040 and the DSP standards, all exterior lighting shall be directed onto the driveways, walkways, and parking areas within the development and away from adjacent properties and public rights-of-way.
Further, the DSP encourages significant architectural features such as corners or unique cornices to be illuminated and enhanced by comprehensive lighting design. A conceptual lighting plan (Exhibit 1, Sheet A-14) has been submitted, and a final lighting plan will be required as part of the Stage II Design Review application.
4.2.23 Architectural Elements: Signage
This section of the DSP outlines standards related to signage to enhance the pedestrian experience along commercial streetscapes. Additionally, signs are regulated by the Zoning Code, and all signage will be required to comply with Chapter 30.33 of the Glendale Municipal Code. A sign program is not required for the Project.
THE PEDESTRIAN REALM – DSP Chapter 4.3 Urban Design
The subject site has frontage on Central Avenue which is designated as “Mixed-Use Commercial” street. The development is required to comply with the standards outlined in this Chapter of the DSP for “Mixed-Use Commercial” streets, which focus on improvements to the public right-of-way to enhance the pedestrian experience.
Necessary improvements to the public right-of-way will include widened sidewalks to comply with the setback requirements (DSP Section 4.1.3), new sidewalk paving and parkway improvements that encourage live plant material, and street-trees. The Project will provide a total of 18’-2” wide dedication along Central Avenue to comply with the 12 6
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3 DSP street setback requirement. Any necessary improvements to the public right-of- way will be reviewed in detail as part of the Stage II Design Review application.
4.3.2 Mixed-Use Commercial Street
Central Avenue is a Mixed-Use Commercial Street and features wide roadway widths and higher traffic volumes carrying transit vehicles with two travel lanes in each direction. The Project will have to comply with the following applicable design standards of “Mixed-Use Commercial” streets as part the Stage II Design Review application:
•All parkways shall be a minimum of 5 feet in width from face of curb and provide a 4-foot-wide paved area every 20 feet to allow for unloading of vehicles;
•Sidewalks shall be a minimum of 10 feet wide with no overlapping use by urban amenities such as seating, trash receptacles and signage; •The ground floor of the building frontage shall be a minimum of 16 feet in height and a maximum of 20 feet;
•Retail and neighborhood services are preferred uses along Mixed-Use Commercial streets and shall comprise more than 50% of the entire project frontage;
•Commercial storefronts shall follow the standards established in Section
4.2.9;
•50% of the ground floor facade or elevation shall be transparent.
OPEN SPACE – DSP Chapter 5
5.3 and 5.4 Open Space Requirements and Publicly Accessible Open Space The standards outlined in these sections of the DSP apply to project sites greater than 50 feet; the width of the Project site is 50 feet; therefore, the DSP standards outlined in this section are not applicable to the proposal.
5.5 Residential Development Open Space.
Open space is required for mixed-use and multi-family residential developments to ensure a quality of life standard, and access to light and air for building residents, occupants and guests. A minimum of 140 square feet of open space is required for each residential and live-work unit. This open space may be 13 6
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3 provided in the form of common open space (interior courtyards and rooftop decks), private outdoor space (balconies, decks and patios), or a combination of both. The Project provides a total of 6,264 square feet of residential open space that includes a total of 2,420 square-foot private open space (balconies) and 3,844 square-foot common outdoor space. The common outdoor space is designed as two-level rooftop decks. The landscape plans are included with the Stage I submittal and provide conceptual programming for these areas which includes outdoor seating. Final details and specifications regarding the residential open space areas will be reviewed as part of the Stage II Final Design Review application.
DSP Requirement Project
proposal
Residential Open Space
(140 SF per residential unit) 140 x 20 units = 2,800 SF min. 6,264 SF
5.6 Public Art Program
Development in the DSP is required to include on-site public art, equal to 2% of Project value, subject to review by the Arts & Culture Commission and approval by the City Council. Alternatively, this requirement may be met by paying an amount equivalent to 1% of Project value to the City’s Urban Art Fund. It is anticipated that the applicant will be paying the in-lieu fee.
MOBILITY – DSP Chapter 6 Mobility
The DSP designates Central Avenue at this location as a Vehicular Priority Street.
Vehicular Priority streets give first priority to moving automobile traffic. An existing Glendale Beeline Bus stop is located across the street from the Project site on Central Avenue. Central Avenue and Colorado Street are the primary vehicular connectors of Downtown with the regional freeway networks and other communities. Therefore, these streets are the primary auto streets in Downtown, where vehicular through traffic as well as truck and service delivery traffic should be directed. Parts of both Central Avenue and Colorado street are also major bus routes for regional service such as Metro buses. Central Streetscape includes substantial street trees and pedestrian improvements but recognizes role in accommodating through regional traffic and linking the 134 freeway and Colorado Street. This can be a combination of primary and secondary transit boulevards lined by moderate density 4-6 story residential and 14 6
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3 mixed-use buildings. Balancing the needs of different modes of transportation as they compete for limited space is crucial, and the DSP calls for a rational, practical method of compromise whereby the net gain for the community can be maximized while the net impact on different modes and context can be minimized.
COMMUNITY BENEFITS – DSP Chapter 7
The proposed mixed-use building is a by-right Project and is not seeking any incentives in exchange for Community Benefits as outlined in Chapter 7 of the DSP. Therefore, the DSP standards outlined in this section are not applicable to the proposal.
SUMMARY COMMENTS & RECOMMENDATION
The Stage I submittal is largely consistent with the design standards, policies, and intent of the Downtown Specific Plan. Because conceptual Stage I submittals are not expected to be fully fleshed out, there is an opportunity to provide more information about elements of the design that have not been finalized for Stage II.
Based on the above analysis of the Project documents, staff recommends that City Council approve the Stage I Preliminary Design Review.
STAKEHOLDERS/OUTREACH
The Code requires publication of public notices when the Council considers approval of entitlements such as design review. Staff has published all required notices and has mailed copies of the notices to all property owners and occupants within 500 feet of the Project. Public notices have also been posted on-site.
FISCAL IMPACT
There is no fiscal impact associated with the Stage I Design Submission. However, if developed, the Project would have a fiscal impact consistent with other residential projects, including new property taxes, building permit/plan check fees, and potential increased sales tax by expanding the downtown residential base. There will be an undetermined cost associated with the increased public service delivery of the Project.
ENVIRONMENTAL REVIEW (CEQA/NEPA)
Environmental review is not required for Stage I Design Review; the environmental review will be prepared and presented to City Council at the Stage II Design Review. 15 6
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3 CAMPAIGN DISCLOSURE
The names and business addresses of the members of the board of directors, the chairperson, CEO, COO, CFO, Subcontractors and any person or entity with more than 10% interest in the company proposed for contract in this Agenda Item Report are attached in Exhibit 2, in accordance with the City Campaign Finance Ordinance No. 5744.
ALTERNATIVES NOT RECOMMENDED BY STAFF
1) Deny approval of the Stage I Preliminary Design Submission and direct a redesign of the project;
2) The City Council may also consider any other alternative for the Stage I Preliminary Design Submission not proposed by staff.
ADMINISTRATIVE ACTION
Submitted by:
Bradley Calvert, Director of Community Development
Prepared by:
Aileen Babakhani, Senior Planner
Reviewed by:
Erik Krause, Deputy Director of Community Development
Approved by:
Roubik R. Golanian, P.E., City Manager
EXHIBITS/ATTACHMENTS
Exhibit 1: Stage I Design Submission
Exhibit 2: Campaign Finance Disclosure