CITY OF GLENDALE, CALIFORNIA
REPORT TO THE SPECIAL CITY COUNCIL
AGENDA ITEM
Report: Public Hearing for Stage I Preliminary Design Review Case No. PDR-003252- 2024 to demolish an existing surface parking to construct a new four-story commercial building (medical office) with one on-site loading space on an approximately 7,920 square-foot site, addressed as 201 West Glenoaks Boulevard, located in the DSP/GAT (Downtown Specific Plan/Gateway District) zone, APN: 5644-013-040.
1. Motion to Approve Stage I Preliminary Design Review
COUNCIL ACTION
Item Type: Public Hearing
Approved for June 24, 2025 calendar
EXECUTIVE SUMMARY
This Stage I Preliminary Design Review application consists of the demolition of an existing 7,920 square-foot commercial surface parking lot to construct a new four-story commercial building, including 19,600 square feet of medical office spaces (the “Project”). The Project site is located mid-block on the north side of Arden Avenue, directly south of the existing landscaped/open space strip within the public right-of-way along Glenoaks Boulevard and the deck over the Verdugo Wash. The landscaped open space located to the north of the Project site is irregularly shaped, extending from Brand Boulevard to Central Avenue, and currently functions as an open space easement owned by the Successor Agency (formerly the Redevelopment Agency). The proposed building includes one loading space on the ground level with access from Arden Avenue. No parking spaces are proposed. The Project site is directly adjacent to the Hilton Hotel on the east side and an existing surface parking lot on the west side. The subject site is zoned Downtown Specific Plan, Gateway District (DSP/GAT). The proposed Floor Area Ratio (FAR) is 2.47 and the building height is 70 feet. Projects within the DSP/GAT zone are permitted a maximum FAR of 7.25 and a building height of 275 feet by right (without utilizing the DSP Community Benefits).
RECOMMENDATION
That the City Council approve the Stage I Preliminary Design for the proposed development located at 201 W. Glenoaks Boulevard, subject to staff’s recommended conditions.
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6 BACKGROUND AND SITE DESCRIPTION
The 7,920 square-foot (0.18-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 Project site as well as the blocks east and west of Brand Boulevard between Glenoaks Boulevard to the north and Lexington Boulevard to the south, as the Gateway District. The Gateway District is located at the northern portion of the Downtown Specific Plan area and features the most visibly noted skyline of Downtown Glendale, characterized by high-rise development featuring numerous corporate headquarters. The focus of the Gateway District is the continued promotion and location of corporate headquarters, mixed-use and residential buildings, complementary/accessory services, and retail businesses at the street level, as well as the introduction of appropriate night-time entertainment uses.
ANALYSIS
Proposed Project
The proposed four-story, 70-foot-tall commercial building features 19,600 square feet of medical office space. The Project provides one loading space within the ground floor and the primary pedestrian and vehicular access will be provided from Arden Avenue.
Parking and Circulation
As stated above, the Project is providing one loading space at the ground floor and does not provide any parking spaces. In accordance with Glendale Municipal Code (GMC), Section 30.32.150, Table 30.32-C, no loading space is required for the proposed 19,600 square-foot office building. The Project is required to provide a minimum of 78 parking spaces (in accordance with the GMC Section 30.32.050, Table 30-32-A). However, pursuant to the provisions of AB2097 (Government Code Section 65863.2), qualifying projects (generally, residential and commercial, but not hotels/motels, that are located within ½ mile of a major transit stop) that apply for and receive an AB2097 parking reduction are not required to provide any parking.
Zoning Existing Uses
North Public right-of way
(undesignated zone)
Landscaped/open space _ Verdugo Wash (deck)
South DSP – Gateway District Commercial building (5-story parking structure) and one-story vacant restaurant and parking lots
(Across Arden Avenue)
East DSP – Gateway District Commercial building (13-story hotel)
West DSP – Gateway District 1-story commercial and parking lot (restaurant) Project
Site
DSP – Gateway District Parking lot (to be demolished for the currently proposed Project)
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6 Because the site is located in an area that qualifies, and the use qualifies without exceptions, the applicant was granted an AB2097 parking elimination, and thus, is neither required to, nor is proposing to, provide the Zoning Code-required parking spaces. To comply with GMC Section 30.32.173, the Project is also providing two bicycle parking spaces, subject to the requirement and standards outlined in Chapter 30.32.
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 regards to the DSP Gateway 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 almost the entire Project site. The primary entrance to the building, as well as vehicular access to the on-grade loading space, will be from Arden Avenue. The project also includes secondary entrances on the west side and rear of the building, facing the open space along Glenoaks Boulevard. The Project's first floor contains the proposed loading space, medical offices, reception lobbies, electrical room, storage, restrooms, stairwells, corridors, and elevator rooms. The Project's second and third floor have identical layouts, and contain medical offices, surgical/recovery rooms (outpatient medical), restrooms, mechanical room, electrical room, waiting area, corridors, stairwells, and elevator rooms. The Project's fourth floor contains surgical/recovery rooms, medical offices, covered roof decks/balconies, restrooms, mechanical room, electrical room, corridors, waiting area, stairwells, and elevator rooms. The Project complies with the street setback requirements of the DSP, which requires a minimum 18-foot setback from Arden Avenue (5-ft. parkway, 10-ft. sidewalk, and 3-ft. building adjacent zone) and provides a minimum of 24 feet and 10 inches street setback from the curb face along Arden Avenue. The building will be set back approximately 47 feet from the curb face along Glenoaks Boulevard. The Project also provides a minimum interior setback of two (2) feet on both, the east and west sides.
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6 4.1.2 Building Heights & Floor Area Ratios
DSP Standards
Gateway District Project Design
Height (by right) 275 FT maximum
Height (w/ incentive) 380 FT maximum
70 FT
Density (by right) 7.25 FAR maximum
Density (w/ incentive) 7.50 FAR maximum
2.47 FAR
As noted in the above table, the proposed Project is 70-foot high and will have a
2.47 FAR and complies with the height and FAR, permitted by right in the DSP/Gateway District.
4.1.3 Building Setbacks
The Project site features a Mixed-Use Commercial designation along Arden 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 Arden Avenue frontage.
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 commercial development has appropriately incorporated the DSP required height and façade modulations into the design which add visual interest to both the skyline, as well as at the street-level. This Project features a building frontage of approximately 50 feet, with its primary façade oriented along Arden Avenue. The proposed design provides visual interest at the pedestrian level and reduces the imposing appearance of the building’s mass over the public right-of-way through articulation.
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6 The contemporary/modern style Project utilizes architectural solutions through the use of various building materials, colors, texture, offset massing, projections, recessed entries, and canopies to articulate the facades. The design addresses the public sidewalk with street-level façade, detailed with human-scaled and high-quality materials, as well as a significant amount of glazing that are broken down into smaller segments using mullions and framing details, reducing the visual scale of the glass expanses.
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.
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 on the building corner at the southwest 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 a 10-foot height differentiation and features distinct design elements, colors, and material at the corner to differentiate it from the primary building design.
The DSP also 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 a visible and delineated roofline has been created. The flat roofline is visibly demarcated where the roof meets the sky for both the corner feature and the remainder of the roofline.
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 lower portion of the building (base) is clad in limestone, featuring a palette of soft cream and warm coffee tones. The material and design at the building base enhance pedestrian- scale interaction and integrates with the surrounding streetscape. The middle of the Project is defined by the consistent use of grey composite, durable panels, introducing a contrast that helps break up the massing and provides a modern aesthetic. The top of the building incorporates a curtain wall glazing system, 6 6
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6 offering a visually lighter expression and distinguishing it from the lower heavier sections.
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/modern design incorporates architectural solutions and design features including high quality and varied building materials, various colors and textures, recessed and visible entrances, uniform and divided larger windows, and canopies. These features create a design that is unique and identifiable, while recognizing the priorities of the DSP to promote pedestrian activities and create human-scaled architectural elements at ground level. There is no ground-level parking space and the entrance to the loading space is facing the street and located adjacent to the main pedestrian entry and reception area along the street façade. Overall, the street-level human-scaled façade is well incorporated into the building design and includes an inviting street-level presence by utilizing transparent materials and visible entry that enhance connectivity with the public sidewalk. To improve and increase the level of pedestrian experience, the Project proposes ground-level landscaping planters and an art mural/signage along Arden Avenue. The planting design avoids obstructing views into the building, instead adding texture and interest that draws pedestrians' attention and invites engagement. Additionally, the large glass expanses on the ground level are divided into smaller units and the glazing at the base of the building is differentiated from the top. The ground floor is visually separated from the floors above through the use of canopies and the application of a different material (limestone). 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.
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6 4.2.8 Architectural Elements: Materials
The Project features a contemporary design with materials/colors that reinforce a modern architectural style. At the ground level, the Project incorporates durable human-scaled materials, including glazed windows and doors, we well as light- colored limestone cladding. These materials add visual warmth and longevity, enhancing the building’s appeal and providing a timeless aesthetic that invites interaction. The middle of the building is defined by the consistent use of grey composite panels, a durable panel cladding system, and concrete panels. The top of the building incorporates a curtain wall glazing system with concrete panels. Deep overhangs and canopies at each floor level, designed in composite wood material, wrap around all building corners to create a cohesive and visually harmonious design. The proposed rooftop decks feature glass railings and planter boxes at the edges and include trellis-style roofs, designed in composite wood, further enhancing the proposed modern design. All four elevations maintain a consistent level of design, material quality, textures, and contrasting colors. This treatment ensures every side of the building remains visually engaging. 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
The standards outlined in this section of the DSP are not applicable to the proposal commercial building because the Project does not propose stores.
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.
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6 The building’s primary entrance (lobby) is located along Arden frontage. The entrance is recessed from the sidewalk and is highlighted by a metal canopy and large windows that provide transparency to the building lobby. The base of the building (ground floor) will have a light color limestone cladding. Staff will continue to work with the designer team during Stage II to ensure that the final details incorporate the paving material for this entry area to distinct and differentiate the entry area from the sidewalk.
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 residential units.
4.2.12 Architectural Elements: Corners
The standards outlined in this section do not apply to this Project because the subject site is not located at the intersection of two public rights-of-way and is a mid-block site.
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 metal canopy at the ground floor of the street-facing facade that complements the overall building aesthetic. At the street facade, at least half of the ground floor façade includes canopies, as required.
4.2.14 Architectural Elements: Balconies
The standards outlined in this section of the DSP do not apply to this Project because the subject Project is not a residential building.
4.2.15 Architectural Elements: Fenestration
The fenestration includes a variety of window sizes to create visual complexity and reflect the different internal uses of a building facade. The proposed aluminum, black window frames coordinate with the architectural design of the building and the larger expanses of glazing are divided into smaller units.
Differentiation is provided by utilizing a combination of clear glass and opaque- coated glass at the base and top of the windows. The proposed fenestration creates visual complexity that helps improve the façade modulation and is complementary to the design and scale of the building.
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6 4.2.16 Architectural Elements: Fences, Walls, and Gates The Project does not include any ground-floor fences or walls. The design and color of the rollup garage gate is integrated with the overall building design.
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. However, the Project features at-grade planters in the building adjacent zone to provide an appropriate buffer between the building and the public realm (sidewalk).
4.2.18 Architectural Elements: Arcades
Arcades function as an extension of the public sidewalk, providing shelter from the sun and offering expanded opportunities for design on narrow lots. 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 recessed vehicle entry courts within a storefront or arcade frontage. 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 78 parking spaces, it was granted a parking reduction/elimination, pursuant to AB2097 (Government Code Section 65863.2). Thus, the Project does not provide any parking spaces, but does feature one (1) loading space at the ground floor level. The proposed loading space is not directly visible from the street since it is approximately 90 feet away from street curb along Arden Avenue. In accordance with the GMC, Section 30.32.173, the Project is also providing two (2) bicycle parking spaces, subject to standards outlined in the above code. The entry to the loading area on Arden Avenue shall conform to the following standards, which will be reviewed as part of the Stage II Design Review:
Utilities shall not be visible from the street frontage. Projects shall provide screening, dropped ceilings, or locate utilities away from areas visible from the pedestrian level;
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6 Doors or gates for the loading area shall be set back from the face of building;
A unique or enhanced paving pattern shall be provided on the driveway, equal to the width of the garage entry to create visual separation and acknowledge potential conflicts with other modes of transportation; and
The width of the opening to the loading area shall be as narrow as possible.
4.2.21 Architectural Elements: Utilities
The DSP requires that all utility installations to conform to the following standards:
All above grade utility boxes shall be stainless steel or wrapped with an artistic application;
No utilities shall protrude into the public right-of-way, including the portion dedicated as sidewalk and located behind the property line; Per Glendale Water and Power, all other utilities shall be integrated into the building facade and not freestanding;
Electrical transformers shall be located so that access is achieved from the alley, where feasible. If located adjacent to a public sidewalk, they shall be screened and incorporated into the building to provide the visual appearance of a storefront; and
Electrical transformers, mechanical equipment, and other utility-oriented equipment shall not be located within 50 feet of any building corner, or located within a designated publicly.
Utility rooms are appropriately integrated into the design of each floor of the Project. The final details and specifications regarding other DSP requirements for utility locations will be reviewed as part of the Stage II Design Review 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 SI-A3.04 and SI-A3.05) has been submitted, and a final lighting plan will be required as part of the Stage II Design Review application.
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6 4.2.23 Architectural Elements: Signage
This section of the DSP outlines standards related to signage to enhance the pedestrian experience along commercial streetscapes. All signs will be required to comply with Chapter 30.33 of the Glendale Municipal Code.
THE PEDESTRIAN REALM – DSP Chapter 4.3 Urban Design
The subject site has frontage on both Arden Avenue and Glenoaks Boulevard. The primary frontage of the building is on Arden Avenue, which is designated as “Mixed-Use Commercial” street. The development will be 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. The Project complies with the street setback requirements and any necessary improvements to the public right-of-way including sidewalk paving, parkway improvements, street trees, and landscaping will be reviewed in detail as part of the Stage II Design Review application.
4.3.2 Mixed-Use Commercial Street
Arden Avenue is classified in the DSP as Mixed-Use Commercial Street. Mixed- Use Commercial streets are typically characterized by wide roadway widths and higher traffic volumes, carrying transit vehicles with two travel lanes in each direction. The Project shall 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;
75% of the street elevation shall be transparent;
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6 OPEN SPACE – DSP Chapter 5
5.3, 5.4, and 5.5 Open Space Requirements and Publicly Accessible Open Space The standards outlined in this section of the DSP apply to project sites greater than 50 feet and residential projects; the width of the Project site is 50 feet; therefore, the DSP standards outlined in this section are not applicable to the proposed Project.
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
Arden Avenue is located between Central Avenue to the west and Brand Boulevard to the east. The DSP designates Central Avenue at this location as a Vehicular Priority Street and Brand Bouvard as Transit Priority Street. Vehicular Priority streets give first priority to moving automobile traffic. 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 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 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.
Brand Boulevard and Broadway are designated Signature Streets due to their unique identity. Brand Boulevard is Glendale’s “Main” street and Broadway is the signature connection between the Downtown core and the Civic Center. Primary Transit Streets give first priority to moving transit, even at the expense of some loss of performance for auto traffic. The web of transit priority streets creates a Primary Transit Network to provide fast, frequent, convenient transit access throughout Glendale. 13 6
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6 COMMUNITY BENEFITS – DSP Chapter 7
The proposed commercial 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 materials indicate that the proposed commercial Project 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 still an opportunity to provide more information about elements of the design that have not been finalized at 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 quality development projects, including new property taxes, building permit/plan check fees, and potential increased sales tax by expanding activity in the downtown. There will be an undetermined cost associated with the increased public service delivery of the Project, but the specific amount is unknown at this time.
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.
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.
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6 ALTERNATIVES
City Council has the following alternatives to consider:
Alternative 1: Approve the Stage I Preliminary Design Submission subject to design recommendations made by the City Council;
Alternative 2: Deny approval of the Stage I Preliminary Design Submission and direct a redesign of the project;
Alternative 3: 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