De
nsity Bonus Housing Plan
441
-445 West Glenoaks
Glendale, California, 91205
July 22, 2025
BOLADarck Design
c/o Jean-Pierre Boldian
408 South Pasadena Avenue, #6
Pasadena, CA 91105
City of Glendale
Community Development Department
Housing Division
141 North Glendale Avenue, Room 202
Glendale, CA 91206
EXHIBIT 3
Number of Dwelling Units Proposed: Jean-Pierre Boladian (“Applicant”) development of a 17,101 square foot density bonus new construction, rental housing project totaling forty-three (43) multi-family residential dwelling units (the “Project”). The Project is requesting to provide a total of nine (9) affordable units consisting of very low (6 units) and moderate (3 units) income households. Maximum Number of Units Permitted per Glendale Municipal Code (‘GMC”): The Project is located in the R-1250 (High Density Residential) zone. The Project site (APNs collectively: 5636-004-022 & 5636-004-023) has a lot area of 17,101 square feet and consists of one hundred (100) feet of frontage. Sites zoned R-1250 with more than ninety (90) feet of frontage are permitted one (1) unit per 1,000 square feet, which permits a maximum base density eighteen (18) units (17,101 / 1,000 = 17.10 rounded up to 18). Replacement Unit Obligation under the Density Bonus Requirement: Per State Density Bonus Law (CA Govt Code § 65915, et seq.), 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. Using the most recent data (2017-2021) for Extremely Low, Very Low, and Low Renter households on https://www.huduser.gov/portal/datasets/cp.html and dividing the total households from those three categories (30,270 households) by the total renters within the City of Glendale (48,575 households), this presumption amounts to 62.32% (30,270 / 48,575 = 62.32%) of renter households at or below 80% AMI. Per the Los Angeles County Assessor, there are currently eight (8) existing residential dwelling units at nine (9) bedrooms total. The Project is subject to the 62.32% presumption set forward by HUD. By applying the rebuttable presumption of 62.32% to the eight (8) residential dwelling units and nine (9) bedrooms, five (5) replacement units (62.32% x 8 = 4.99 rounded up to 5) at 6 bedrooms total (62.32% x 9 = 5.61 rounded up to 6) are required under State Density Bonus Law. The Project is required to provide six (6) bedrooms through the requirement to provide six (6) affordable units to very low income households under Glendale Municipal Code (“GMC”) Chapter 30.36 and CA Govt Code § 65915, et seq. As such, Applicant has met the replacement obligation, and no additional units are required. Number of Affordable Units meeting Density Bonus and Discretionary Bonus Requirement: Applicant is required to designate six (6) units as affordable to very low income households and three (3) units as affordable to moderate income households per GMC 30.36 and CA Govt Code § 65915, et seq. The affordable units were selected pursuant to the Density Bonus and Inclusionary Zoning Implementation Policies. The preliminary selected affordable units are detailed in Project floorplans attached hereto as Attachment 1, as well as immediately below: Unit Number Square Footage Bedroom(s) Bathroom(s) Affordability 102 612 1 1 Very-Low 106 550 Studio 1 Very-Low
107 506 Studio 1 Very-Low 203 598 1 1 Moderate 208 550 Studio 1 Very-Low 209 605 Studio 1 Moderate 301 608 1 1 Moderate 306 550 Studio 1 Very-Low 307 506 Studio 1 Very-Low Amount of Density Bonus and Discretionary Bonus Requested: Applicant is entitled to a 50% density bonus by providing 3 very low-income units (16% of the base density of 18 = 2.88 rounded up to 3). State Density Bonus Law (CA Govt Code § 65915, et seq.) allows up to an automatic 50% density bonus (18 base density x 50% = 27 total units) and 4 incentives in exchange for the provision of at least 16% of the base units restricted as rentals for very low-income households. Additionally, Applicant is entitled to an additional 50% Density Bonus by designating 3 units to moderate income households (18 base density x 15% = 2.7 rounded up to 3 units). Applicant is requesting a 100% density bonus and is requesting to provide 3 units to very low-income households and 3 units to moderate income households. This request complies with State Density Bonus Law, which allows up to a 100% maximum density bonus, as well as four incentives in exchange for the provision of setting aside 16% of the total base units to very low-income households and 15% of the total base units to moderate income households. Applicant is also requesting a discretionary bonus of thirty-eight point nine percent (38.9%). Applicant’s request complies with State Density Bonus Law, as there is a positive correlation and proportionality between the requested density bonus and the number of very low income units to be provided, and State Density Bonus Law allows the City to grant a discretionary density bonus above the maximum allowed by State Density Bonus Law, (CA Govt Code § 65915(n)). However, since Applicant’s request for the grant of a density bonus is greater than the maximum under State Density Bonus Law, pursuant to Urgency Ordinance No. 5966, it is subject to City Council approval following a public hearing. Per Urgency Ordinance No. 5966, the City Council is the reviewing and approving body for any density. Number and Description of Incentives and Concessions Requested: By setting aside sixteen percent (16%) of the base density to very-low income households, Applicant is entitled to four (4) concessions. Pursuant to GMC 30.36.070A, Applicant has requested four (4) concessions: (1) Increase the maximum allowed building height and stories; (2) Increase the maximum allowed floor area ratio (FAR); (3) Reduce common open space; and (4) Not be subject to the requirement to provide additional open space for additional density gained by having a lot width greater than 90 feet wide Applicant has also requested five (5) waivers: 1) Reduce minimum required dwelling unit size for efficiency (studio) and one bedroom units; 2) Increase the maximum allowed lot coverage; 3) Reduce minimum and average interior (east) setback; 4) Reduce minimum and average interior (west) setback; and 5) Reduce minimum required common landscaped open space Amount of Parking Concessions Requested: Applicant has requested an automatic parking concession under CA Govt Code § 65915(p)(2)(A), which provides that upon the request of an applicant and approval through the Planning Division, 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. The parking concession per CA Govt Code § 65915(p)(2)(A) would amount to a minimum of twenty-two (22) residential parking spaces (43 units x 0.5 = 21.5 rounded up to 22). The Project exceeds the minimum requirement per CA Govt Code § 65915(p)(2)(A) and proposes to provide twenty-nine (29) parking spaces total. Accordingly, the Project meets and exceeds the parking requirements under CA Govt Code § 65915(p)(2)(A), subject to approval from the Planning Division. Child Care Space: Not applicable. Inclusionary Housing Requirement: GMC Chapter 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 three (3) affordable units to low income households (15 percent of 18 base density units (2.7 rounded up to 3). Therefore, the Project will meet and exceed the IZO requirement through the provision of six (6) affordable units to very low income households. No additional affordable units are required under the IZO. Affordable Housing Commercial Development Impact Fee: On May 7, 2019, the City adopted a Citywide Affordable Housing Commercial Development Impact Fee, Ordinance No. 5929, codified at GMC 4.11 (collectively, the “CDIF”). The CDIF became effective after a 60-day period on July 7, 2019. With the exception of hotels, auto dealerships, community land uses which serve the public, and the reconstruction of any building destroyed by fire, flood, earthquake or other act of nature (so long as the square footage does not exceed the square footage before the loss), the CDIF imposes a $4 per square foot fee (per the FY 2020-2021 Citywide Fee Schedule) on all commercial development projects with a gross floor area exceeding 1,250 square feet. The Project is not subject to the CDIF as it does not entail a permitted commercial component. Note About Required Condition: The Project is conditioned on Applicant complying with CA Govt Code § 66300 (d)(2)(C) and (D).