1 CITY OF GLENDALE, CALIFORNIA
REPORT TO THE PLANNING COMMISSION
AGENDA ITEM
Report: Request to vacate portions of an 18 foot wide alley, Alley 239, and incorporate into the development of a Density
Bonus application to construct a new 8-story, 655,418
square-foot, mixed-use development consisting 666 multi- family residential dwellings units (14% or 67 units reserved for very low and 1% or 5 units reserved for low-income) 16 live/work units, and 930 parking space garage (one above grade and two levels subterranean) on a site located south of West California Avenue and between North Central
Avenue and North Orange Street consisting of four parcels (APNs: 5642-015-045, 5642-015-056, 5642-015-057, and
5642-015-058, addressed as 236 North Central Avenue).
File No./Case: Alley Vacation Case No. 192V
Location: Alley 239
Applicant: Jamas Gwilliam, c/o MGP XII Glendale Central LLP.
Owners: Jamas Gwilliam, c/o MGP XII Glendale Central LLP.
Approved for August 6, 2025
ADMINISTRATIVE ACTION
Prepared by:
Dennis Joe, Principal Planner
Reviewed by:
Dennis Joe, Principal Planner
Exhibit 2
2 GENERAL BACKGROUND INFORMATION:
General Information
General Plan: DSP/OC (Downtown Specific Plan – Orange Central District) Zone: DSP/OC (Downtown Specific Plan – Orange Central District) Surrounding
Zoning/Use:North: DSP/OC (Downtown Specific Plan – Orange Central District)/ Mixed Use - Commercial and Residential
South: DSP/OC (Downtown Specific Plan – Orange Central District)/ Retail and General Offices
East: DSP/MO (Downtown Specific Plan – Mid-Orange District)/ Public Parking Structure and Commercial
West: DSP/TD (Downtown Specific Plan – Transitional District)/ Retail and General Offices
Existing
Conditions:See attached Exhibits 2 & 3
Background
History:None.
Future Actions:Alley Vacation will be presented to the City Council on a future date to be determined upon review and recommendation by the Planning Commission. The Density Bonus application is set to be presented to the Planning Hearing Officer and the Stage II Design Review application will be brought before the City Council on future dates yet to be determined. 3 ENVIRONMENTAL DETERMINATION
On June 30, 2025, budget trailer bills AB 130 and AB 131 were signed and took effect immediately. AB 130 added Public Resources Code Section 21080.66 creating a new statutory CEQA exemption for certain qualifying infill housing projects that meet the following criteria:
Project site is no more than 20 acres.
Project site is within the boundaries of an incorporated municipality, or "urban area" as defined by the U.S. Census Bureau.
Project site was previously developed with "urban uses" or is substantially surrounded by sites developed with urban uses.
Project is consistent with local zoning standards, applicable general plan standards and any applicable local coastal program, subject to deviations allowed by the State Density Bonus Law.
Project must be at least half the density deemed appropriate to accommodate lower-income households in the State Housing Element Law, as set forth in Gov.
Code section 65583.2(c)(3)(B)
Project will not require demolition of a historic structure that was placed on a historic register before the project's preliminary application was submitted. For projects submitted after Jan. 1, 2025, no portion of the project will be used as a hotel, motel, or bed and breakfast.
All project sites must satisfy SB 35's site eligibility criteria (farmland, wetlands and conservation/species habitat areas are excluded, and coastal sites, fire hazard zones, hazardous waste sites, earthquake fault zones and flood areas are subject to specified restrictions).
Staff has reviewed the project and has determined that it meets the criteria and is statutorily exempt from CEQA review per Public Resources Code Section 21080.66 4 ANALYSIS
The Planning Commission’s role is to make findings as to whether the proposed alley vacation will be consistent with the goals and objectives of the City of Glendale Comprehensive General Plan, pursuant to Chapters 2.68 and 12.24 of the City of Glendale Municipal Code, and State Government Code Section 65402.
Alley 239 is a straight alley, approximately 18 feet wide and 607.6 feet long, improved with asphaltic concrete pavement. It contains an 8-inch sanitary sewer mainline, an overhead power pole, and underground electrical conduit. The alley connects California Avenue at the north end to West Wilson Avenue at the south end, bisecting the project site. The applicant proposes to partially vacate approximately 403 feet of the northern portion of Alley 239. The proposed partial vacation of the subject alley will enable the connection of contiguous parcels for proposed Density Bonus and Design Review Board applications to construct a new 8-story, 655,418-square-foot mixed-use development on a 3.7-acre site comprising four parcels (APNs: 5642-015-045, 5642- 015-056, 5642-015-057, and 5642-015-058), addressed as 236 North Central Avenue.
The units and associated amenities will be dispersed within two separate buildings that are connected by a ground-level parking area and second-floor common open space traversing the former alley. Additionally, a new 20-foot wide by 187-foot long alley will be constructed at the southernmost property line of the project site, running westerly to North Orange Street. This new alley will maintain traffic circulation to North Orange Street
The partial vacation of the alley would be consistent with the applicable goals and objectives of the elements of City of Glendale Comprehensive General Plan. In accordance with GMC 12.24 (Street Vacations) and Government Code Section 65402, the proposed vacation of the public alley is in conformance with the City's General Plan, given that this portion of the alley is not needed for public purposes. The adjacent properties located to the south along Central and Orange Avenue will retain access from the remaining southerly portion of Alley 239. In addition, a new east-west alley connecting Alley 239 with Orange Street will be dedicated and constructed as part of the project.
The Project is consistent with the General Plan Land Use Element and DSP. The General Plan Land Use Element designation for the site is DSP. The Project is consistent with the DSP goal of concentrating growth in the downtown to relieve development pressure on existing residential neighborhoods. The Land Use Element Residential Goal #4 supports the creation of higher density residential development in those areas best suited from the standpoint of accessibility, current development, community organization, transportation and circulation facilities and economic feasibility. The Project meets these goals by providing 682 residential units in an area with abundant retail, commercial and entertainment uses within walking distance and convenient access to public transit.
The Project achieves certain goals and policies of the Housing Element. Housing Element Goal 1 sets the objective of a city with a wide range of housing types to meet the needs of current and future residents. Towards that goal Policy 1.3 promotes the dispersion of affordable housing throughout the City while recognizing the potential for the integration of market rate and affordable units within individual projects. Policy 1.4 5 encourages higher-density residential development in proximity to public transportation, jobs, services, and activity centers. Goal 3 sets the objective of a city with increased opportunities for affordable and special needs housing development. Specifically, Policy
3.2 promotes the development of extremely low, very low, low and moderate income housing by allowing developers density bonuses or other financial incentives for providing units for low and moderate income residents. As noted, the project includes a Bonus Density reserving 72 affordable units to very low- and low-income households that are interspersed with the project’s market-rate units. The Project is also located in the Orange-Central District of the downtown within walking distance of public transportation, jobs and services.
The Project implements goals of the Recreation Element and Community Facilities Elements. Policy #3 of the Recreation Element establishes that the City shall supplement existing park land assets via the development of an in-lieu fee structure for the acquisition and management of recreational land in connection with the development review process.
The Community Facilities Element contains the policy to preserve the high standards of library facilities in their educational and recreational roles. The Project is required to pay Development Impact Fees which will provide funding to Community Services and Parks’ and Library, Arts & Culture’s CIP programs, including developing new or rehabilitating existing parks and recreation facilities and libraries.
The Circulation Element Objective 2.1 encourages land use which can be supported within the capacity constraints of existing and realistic future infrastructure. The purpose of the alley vacation is to allow for the construction of a density bonus project with 666 residential units and 16 live/work units, featuring 67 affordable units restricted to very low- income households and 5 affordable units restricted to low-income households. The project site is currently served by Central Avenue, California Avenue, and Orange Street.
According to the Circulation Element, Central Avenue is designated as a major arterial, while California Avenue and Orange Street are classified as urban collector streets. Major arterials are typically the widest streets in urban areas, with 4 to 6 lanes, and handle the highest traffic volumes. Designed for efficient travel across the city, they use traffic controls, restricted parking, and limited access points to keep traffic moving smoothly.
These roads connect to freeways, other arterials, neighborhood and community streets, business districts, and major destinations both within the city and in neighboring areas.
They also accommodate regional traffic, serve as truck routes, support high levels of public transit use, and are often considered for bike lanes or routes. Urban collectors are roads typically bordered by commercial, industrial, or multi-family residential properties.
They serve to channel traffic from local streets and direct it toward major or minor arterials.
While urban collectors carry fewer light trucks than minor arterials, these streets often function as transit routes and may also support bicycle lanes or routes. These roads are typically two lanes wide and may include on-street parking on one or both sides, or other roadway features such as center turn lanes, as determined by the city. Given the subject site is surrounded by a major arterial and urban collector streets, these streets can support the capacity of a larger scale project with 666 residential units and 16 live/work units. Provided that the project is consistent with the Land Use Element, complements the mix of existing commercial and residential uses surrounding the subject site, and is 6 currently supported by streets designed to handle the vehicular capacity of mixed use, the project is consistent with the Circulation Element.
RECOMMENDATION
The Planning Division recommends that the Planning Commission find that the proposed Alley Vacation Case No. 192V (Alley 239) is consistent with the City’s General Plan.
EXHIBITS
1. Motion of Finding of Consistency with the General Plan
2. Photographs
3. Location Map
4. Proposed Street Vacation Map
5. Site Plan