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CITY OF GLENDALE, CALIFORNIA
REPORT TO THE CITY COUNCIL
AGENDA ITEM
Report: Public Hearing for Stage II (final review) for Design Review Case No. PDR- 002693-2023 to demolish an existing 5,688 square-foot commercial building (restaurant) and two surface parking lots, located at 820 North Central Avenue, 208 Arden Avenue, and 212 Arden Avenue and to construct a new 105-unit, 8-story multi- family building with 186 onsite parking spaces and a 3,388 square-foot publicly accessible open space. The 36,170 square-foot project site is zoned DSP/Gateway (Downtown Specific Plan/Gateway District).
1. Motion to approve Stage II Design Review Application.
2. Motion to continue the matter, directing the City Attorney to draft findings denying Stage II Design Review.
COUNCIL ACTION
Item Type: Public Hearing
Approved for November 4, 2025 calendar
EXECUTIVE SUMMARY
The developer, Arden Residences LLC, is proposing to demolish an existing 5,688 square-foot commercial building (restaurant) and two surface parking lots to construct a new 105-unit, 131,846 square-foot, 8-story multi-family residential building with 186 parking spaces within the ground floor and two levels of subterranean parking garage.
The project includes a 3,388 square-foot publicly accessible open space area. The 36,173 square-foot project site is located at the southeast corner of Central and Arden Avenue, in the Downtown Specific Plan, Gateway District (DSP/Gateway) zone.
The Project includes:
One studio unit, 23 one-bedroom units, eight one-bedroom units with den, and 73 two-bedroom units
186 parking spaces (120 standard spaces and 66 tandem spaces) on the ground floor and within two levels of subterranean parking garage Six bicycle parking spaces (racks)
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Publicly accessible open space on the ground floor (southwest corner of the site, fronting Central Avenue)
A minimum 40 square-foot private balcony for each unit Indoor gym, recreation room, and pool room on the ground floor Outdoor pool deck on the second floor
The proposed FAR is 3.65 and the building height is 95 feet. An FAR of 7.25 and building height of 275 feet are the maximums for projects without utilizing the DSP Community Benefits. While the Project provides 105 residential units, the maximum allowed density for the Project is 207 residential units (250 units per acre).
RECOMMENDATION
That the City Council approve the Stage II Design for the proposed development located at 820 North Central Avenue, 208 Arden Avenue, and 212 Arden Avenue subject to staff’s recommendations.
ANALYSIS
BACKGROUND AND SITE DESCRIPTION
Stage I Preliminary Design Review
On November 12, 2024, the Project was reviewed and approved by the City Council as Stage I Preliminary Design Review (Exhibit 5). Although the overall site planning, massing, and design have not changed since the Stage I review, the parking design has since been revised. Under the current proposal, the project utilizes AB2097 provisions to reduce the total parking spaces from the originally proposed 215 (ground floor and three-level subterranean garage) to 186 (ground floor and two-level subterranean garage). Additionally, the unit breakdown has been modified from the previously reviewed configuration (one studio unit, 37 one-bedroom units, 61 two-bedroom units, and six three-bedroom units). While the total number of units remains at 105, the revised layout now includes one studio unit, 23 one-bedroom units, eight one-bedroom units with a den, and 73 two-bedroom units.
On June 26, 2025, the Design Review Board concurred with the Council’s Stage I approval of the Project and provided the following comments:
1. Exterior lighting should not be excessive and very bright.
2. Incorporate commercial/service type uses to the project.
3. Add top-level balconies on the left side of the north elevation, similar to those at the corner feature. These balconies should wrap the corners on the east and south elevations to help reduce the boxy appearance of the project and create more articulation on facades, practically the east façade. 10a3
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Since then, the design has been revised in response to Comment No. 3, incorporating a top-level balcony on the left side of the north elevation. The Project will not produce excessive lighting, as detailed in the lighting plans (Sheets LI-1 to LI-4, in Exhibit 1).
However, the Project has opted not to include any commercial or service-oriented use intended for public access/use.
Proposed Project
The 36,173 square-foot (0.8 acres) Project site consists of three adjoining parcels and is located at the southeast corner of Central Avenue and Arden Avenue. The site is currently developed with a vacant commercial restaurant building (formerly Conrad’s Restaurant), built in 1980, and two surface parking lots. All existing developments on the site will be demolished as part of the Project. The proposed 8-story, 95-foot-tall multi-family residential building features 105 residential units with associated amenities including a publicly accessible open space, outdoor open space (pool deck), balconies, recreation room, leasing center, and gym. The Project provides a total of 186 parking spaces within the ground floor and two-level subterranean parking garage. The Project will have pedestrian access from Central Avenue and vehicular access from Arden Avenue.
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.
Zoning Existing Uses
North DSP – Gateway District
(across Arden Ave.)
1-story restaurant, surface parking lot, 19-story
hotel (Hilton)
South DSP – Gateway District 12-story hotel (Embassy Suites by Hilton)
East DSP – Gateway District 5-story parking structure
West C2-II – Commercial -
High District II
(across Central Ave.)
1-story gas station
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Parking and Circulation
As noted above, the Project provides a total of 186 parking spaces (120 standard spaces and 66 tandem spaces) in the ground level and two levels of subterranean parking garage. Although the Project is required to provide a minimum of 197 parking spaces (in accordance with the Glendale Municipal Code (GMC), Chapter 30.32.050, Table 30-32-A), it is qualified for an 11 parking reduction, pursuant to the State’s AB2097 and Government Code Section 65863.2, as it is located within one-half mile radius of a major transit stop.
In accordance with the GMC Chapter 30.32.173, the Project provides six bicycle parking spaces (racks), subject to standards outlined in the above chapter.
The Project complies with the GMC Chapter 30.32.040(B)(1), which allows up to 50 percent of the required off-street parking spaces to be provided as tandem spaces for residential uses in the DSP zone. The Project proposes 66 tandem parking spaces, representing 33.5 percent of the required 197 off-street parking spaces.
Housing Element Sites Inventory Assumptions
The Project proposes construction of a new 105-unit multi-family residential building. All of the units will be market rate and affordable to above moderate-income households.
This site includes three parcels (APNs: 5644-003-081, 5644-003-033, and 5644-003- 073), all three of which are listed in the Housing Element Sites Inventory. The following table summarizes the affordability and unit capacity assumptions listed in the Housing Element Sites Inventory for each parcel.
Table 1.1: Sites Inventory Capacity Assumptions
Address APN
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Capacity
Total
Capacity
820 N Central Ave. 5644-003-081 - 23 23 46
208 Arden Ave. 5644-003-033 - 12 12 24
212 Arden Ave. 5644-003-073 - 23 23 46
Total Assumed Site Capacity - 58 58 116
Project
Site
DSP – Gateway District 1-story vacant restaurant, two surface parking lots (to be demolished for the currently proposed
project)
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The Project proposes less than the affordability assumptions for moderate-income unit capacity and more than the affordability assumptions for above moderate-income unit 10a5
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capacity. The Project also proposes to provide fewer total units overall, when considering all the parcels in the Project. There is a net decrease of 58 moderate- income units, a net increase of 47 above moderate-income units, and a net decrease of 11 units in total capacity.
Table 1.2: Remaining Sites Inventory Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Capacity
Total
Capacity
Total Proposed Site Capacity - - 105 105
Total Sites Inventory
Capacity - 58 58 116
Capacity Surplus (+)/Deficit
(-) - -58 +47 -11
No Net Loss
State law requires jurisdictions to ensure that sufficient adequate site capacity is available to accommodate the remaining RHNA by income category. This requires a careful accounting of development on the sites identified in the Housing Element and residential projects throughout the jurisdiction. A jurisdiction must make written findings or identify additional site capacity if a development is allowed with a lower density than was assumed in the sites inventory of the Housing Element (Government Code Section 65863 (b)(1)). A lower residential density sometimes results from a jurisdiction either approving a development with residential units less than what was assumed for the site or affordable to a different income category than the site was assumed to accommodate.1 As shown in Table 1.2, the Project results in net decreases to both the moderate-income categories and overall total unit capacity. In accordance with state law, at the time of project approval, written findings must be made and supported by substantial evidence indicating:
Remaining sites identified in the Housing Element are adequate to meet the jurisdiction’s remaining RHNA for the planning period by income category. The findings should include a quantification of the remaining unmet need for the jurisdiction’s RHNA at each income level and the remaining capacity of site identified in the Housing Element, to accommodate that need by income level.
If the approval of a development at a lower residential density results in the remaining sites capacity becoming inadequate to accommodate the RHNA by income category, a jurisdiction has up 180 days from the approval to identify, or rezone, “sufficient 1 California Department of Housing and Community Development, No Net Loss Law Memo, October 2, 2019.
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additional, adequate, and available sites” to accommodate the remaining RHNA for each income category.
Tables 2.1, 2.2, and 2.3 reflect the City’s accounting of all residential development in the City to assess remaining RHNA and maintenance of site capacity. Based on building permits issued and approved projects (see Table 2.1) and remaining sites inventory capacity (Table 2.2), the project does not result in a shortfall in capacity (Table 2.3).
The City still has adequate capacity to accommodate the remaining RHNA and Sites Inventory. Table 2.3 shows that the city still has surplus in all income categories. As such, the City does not need to identify and make available adequate sites by income level within 180 days of project approval.
No Net Loss Calculations - 820 N Central Project (current Project) Table 2.1: Remaining RHNA
1 VLI + LI MI AMI Total
2 RHNA
5,602
2,249
5,574
13,425
3 Non-Sites Inventory Sites
4 Year Reported Progress - Permitted Projects (Table B APR) 5 Projection Period
(Jun 30, 2021 - Oct
14, 2021)
-
-
98 98
6 2021
2 -
61 63
7 2022
512
-
612
1,124
8 2023
-
-
249
249
9 2024
67 -
220
287
10 Subtotal
514
-
1,020
1,534
11 RHNA Credit
12 Completed/Under
Construction
9 -
243
252
13 Units
Approved/Entitled
11 -
466
477
14 Subtotal
20 -
709
729
15 Year
Projects approved/entitled anticipated to pull permits (Table A2 APR)
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Table 2.1: Remaining RHNA
1 VLI + LI MI AMI Total
17 Projects with
Entitlements Only
-
- 40 40
18 Subtotal
-
- 40
40 19 Current Year Progress
20 ADR & DRB
Projects (Jan-Sep
25, 2025)
3 2 50 55
21 Subtotal 3 2 50 55
22 Total 537 2 1,819 2,358
23 Sites Inventory Sites (Total Site Capacity)
24 Reported Progress - Permitted Projects (Table B APR) 25 2021 (Oct - Dec)
-
-
30 30
26 2022
3 -
47 50
27 2023
-
-
50 50
28 2024
-
-
27 27
29 Subtotal
3 -
154
130
30 Projects approved/entitled anticipated to pull permits (Tables A2 APR)
32 Projects with
Entitlements Only
24 -
194
218
33 Subtotal
24 -
194
218
34 Current Year Progress
35 ADR & DRB
Projects (Jan-Sep
25, 2025)
14 5 130 149
36 Subtotal
14 5
130
149
37 Total
41 5
478
497
38 Remaining RHNA to Date
39 Remaining (Non-Sites Inventory + Sites Inventory Sites - RHNA)
40 5,024
2,242
3,277
10,570
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Table 2.1: Remaining RHNA
1 VLI + LI MI AMI Total
41 42 Proposed Projects RHNA
43 820 N Central
-
-
105
105
44 208 Arden
-
-
-
-
45 212 Arden
-
-
-
-
46 Subtotal
-
- 105 105
47 Remaining RHNA with Proposed Projects
48 5,024
2,242
3,172
10,465
Table 2.2: Remaining Capacity
1 VLI + LI MI AMI Total
2 Identified Capacity from Sites
3 Proposed Projects
61 -
900
961
4 ADUs
868
26 378
1,272
5 Vacant and
Underutilized Sites
4,352
2,317
4,211
10,880
6 Subtotal
5,281
2,343
5,489
13,113
7 Sites Inventory RHNA from Permitted or Entitled Projects 8 Permitted Projects
-
-
153
153
10 Projects with
Entitlements Only
3 -
135
138
11 ADR & DRB Projects
(Jan-Sep 25, 2025)
13 - 102 115
12 Subtotal 16 - 390 406
13 Remaining Sites Inventory Capacity to Date
14 5,265 2,343 5,099 12,707
15 16 Sites Inventory Capacity from Proposed Projects
17 820 N Central - 23 23 46
18 208 Arden - 12 12 24
19 212 Arden - 23 23 46
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20 Subtotal
-
58 58
116
21 Remaining Sites Inventory Capacity with Proposed Projects 22 5,265
2,285
5,041
12,591
Table 2.3: No Net Loss Calculation
VLI + LI MI AMI Total
Remaining Capacity (Table 2.2) 5,265 2,285 5,041 12,591 Remaining RHNA (Table 2.1) 5,024 2,242 3,172 10,465 No Net Loss Calculation (Current Surplus (+)/Deficit (-)) +241 +43 +1,869 2,126 Originally estimated surplus/deficit 203 94 763 1,060 Stage II Design Review Analysis
The current Project as stage II Design Review is being presented to the City Council for final review and approval as the Project complies with the applicable DSP objective design standards for Gateway District. Below is a summary of the staff’s analysis of the Sage II site planning, mass and scale, and architectural style and details.
SITE PLANNING – DSP Chapter 4.1 Urban Design
Overall Site Plan – The overall site plan remains the same as in the Stage I submission and review. The proposed building is rectangular in design and occupies the entire Project site. The ground level of the Project contains a recreation room, gym, leasing office, entry lobby, pool room, parking spaces and a secondary exit. Residential dwelling units are located on the upper floors and the Project is proposing a total of 6,932 square-foot private open space (balconies) and an 8,444 square-foot outdoor open space at the second-floor pool deck for the use of the residents. The Project is proposing a new 3,388 square-foot publicly accessible open space (plaza/courtyard), located on the southwest side of the building oriented towards Central Avenue.
4.1.1 Historic Preservation / Adaptive Reuse
The standards outlined in this section of the DSP are not applicable to the Project because the Project site does not contain a historic building.
4.1.2 Building Heights & Floor Area Ratios
DSP Standards
Gateway District Project Design
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Height (by right) 275 FT maximum
Height (w/ incentive) 380 FT maximum
95 FT
Density (by right) 7.25 FAR maximum
Density (w/
incentive) 7.50 FAR maximum
3.6 FAR
As noted in the table, the proposed Project is 95 feet high and will have a 3.6 FAR, in compliance with the height and FAR permitted by right.
4.1.3 Building Setbacks
The Project site features a Mixed-Use Commercial designation along Central and 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 street curb face (5-ft. parkway, 10-ft. sidewalk, and 3-ft. building adjacent zone). The Project complies with the minimum required streetscape and setback standards along both Central Avenue and Arden Avenue frontages.
4.1.4 Publicly Accessible Open Space
The Project is required to provide a minimum of 3,336 square feet of publicly accessible open space. The current proposed 3,388 square-foot publicly accessible open space (plaza/courtyard) is slightly larger than the Stage I proposal of 3,345 square feet, which will be located on the southwest side of the building and is oriented towards Central Avenue. This publicly accessible open space is appropriately integrated within the Project’s site planning. This area is 100 percent open to the sky and includes landscaping with an acrylic sphere fountain, creating a focal point, raised planters, and paved areas with seating benches in compliance with the DSP requirements.
Landscape plans and programming of the publicly accessible open space are included with Exhibit 1, Sheet L-0 to L-2.0. For more detail, see the discussion on Open Space – Chapter 5, beginning on page 17.
BUILDING DESIGN – DSP Chapter 4.2 Urban Design
Overall Building Design – The overall height and massing of the Project have not changed since the Stage I review. The proposed 95-foot-tall residential development has appropriately incorporated the required height and façade modulations into the design which add visual interest to both the skyline, as well as at the street-levels. The Project features a building frontage of 141’- 4” along Central Avenue and 240’-7” frontage along Arden Avenue with the height modulation at the uppermost floor. The design also incorporates upper floor stepbacks with the bulk of buildings reduced through articulation of the building massing and façades. The proposed design provides 10a11
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visual interest at the pedestrian level and reduces the imposing appearance of the building’s mass over the public right-of-way through articulation.
The Project continues to display a contemporary design and utilizes architectural solutions through the use of various building materials, colors, texture, offset massing, projections, publicly accessible open space, recessed entries, awnings, and windows to articulate the street-facing facades along Central and Arden Avenue. The design addresses the public sidewalks with street-level facades detailed with human-scaled and high-quality materials, as well as a significant amount of glazing.
The Project is consistent with the design standards, policies, and intent of the DSP. A general analysis of the Project’s architectural elements is provided below.
4.2.1 Massing & Scale: Tall Buildings
The standards outlined in this section of the DSP are not applicable to the Project because this section applies to all developments greater than 95 feet in height.
4.2.2 Massing & Scale: Modulation of Height
Of the four options available in this DSP section, the Project has incorporated a corner feature on the building corner at the intersection of Central and Arden Avenue. 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’- 6” height differentiation and utilizes a combination of blue and grey color metal and fiber cement panels at the corner feature to be different from the adjacent light grey metal panels. The proposed corner feature coveys a visual prominence with the use of horizontal decorative metal belts at the top and bottom of the corner feature and LED lighting system to help highlight the building corner.
The DSP requires a visible and delineated roofline to visually demarcate where the building silhouette meets the sky. The overall termination at the roofline is suitable as the building facades of these areas feature roofline setbacks, a different material and color, landscaping planters along balconies of the lower levels, and canopies to add visual interest to the skyline and help reduce the imposing appearance of the building’s mass over the public right-of-way.
4.2.3 Massing & Scale: Façade Modulation
This section of DSP standards applies to buildings less than 95 feet in height.
To comply with the façade modulation requirements, the Project has incorporated a clearly delineated base, middle, and top in accordance with the standards outlined in this section. The ground level includes the residential entrances 10a12
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(lobby and secondary exit) and the residential associated spaces such as leasing center, recreation room, gym, storage, and mechanical rooms. This floor will have stone veneer wall finishes in cream color. The middle of the Project is defined by the consistent use of blue color metal and fiber cement cladding system (panels) and the two horizontal metal belts in russet mica color, creating a top and bottom borders for the middle of the Project on the north façade and partially on the east façade. The top of the Project is defined by gray color metal panels and steps back slightly from the middle of the building on three façades.
The very top floor will include smooth stucco finish in a lighter color with a larger setback on the north and west façades. The current design has been modified to address the Design Review Board comment and appropriately incorporates a top-level balcony on the left side of the north elevation. The Project has also incorporated the major and minor façade modulation standards outlined in this section into the overall building design. These major and minor façade modulations are illustrated on the Project plans and comply with the DSP standards. Along with detailing, articulation, and window patterns, these modulations provide visual interest at the pedestrian level.
4.2.4 Massing & Scale: Building Separations
The standards outlined in this section of the DSP are not applicable to the Project because this section applies to the buildings with façade length of 250 feet or greater.
4.2.5 Massing & Scale: Building Separations
The standards outlined in this section of the DSP are not applicable to the Project because this section applies to the sites located at the edge of the Downtown Specific Plan area and are typically adjacent to low-rise residential neighborhoods, consisting largely of 2- and 3-story development.
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), terminated vistas, or corners at primary intersections that mark or a terminated vista in the downtown.
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 unique and identifiable design, while recognizing the priorities of the DSP to promote 10a13
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pedestrian activities and create human-scaled architectural elements at the ground level. The ground floor includes habitable uses so the ground level parking, except for the parking entry, is not visible from street frontages. Overall, the street-level façades are incorporated into the building design while also addressing the public sidewalk through the use of high-quality materials as well as providing a differentiation in the base of the building. To improve the pedestrian environment, the Project proposes a 3,388 square-foot publicly accessible plaza/courtyard and landscaping at the ground level, along street frontages. The Project’s 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 a metal canopy and the application of a different material (thin stone veneer in cream color). The improvements to the public right-of-way and programming of the publicly accessible open space are provided in detail (Exhibit 1, Sheet L-0 to L-2.0).
4.2.8 Architectural Elements: Materials
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 proposed materials reinforce the Project’s contemporary architectural style. At the ground level, the Project includes significant clear glass walls and windows along with cream color stone veneer. The materials wrap the corners of all facades and terminate at logical locations. A metal canopy is proposed between the first and second floor of the front façade, facing Central Avenue. This canopy is partially wrapping the side façades. At the upper floors, the Project proposes gray color metal panels and a stucco finish. Railings on the residential balconies will be clear glass. The use of the materials, colors, and lighting system create differentiation between the base and middle of the Project.
4.2.9 Architectural Elements: Storefronts
The standards outlined in this section are not applicable to the Project because the Project is a residential building and does not include any retail storefronts.
4.2.10 Architectural Elements: Building Lobbies & Entries The building’s primary entrance (lobby) is located along Central Avenue and meets the DSP standards as it provides visual queues and interest along the building façade. The primary entrance is recessed from the sidewalk and is highlighted by a metal canopy that features the building name. The base of the building along with the primary entrance will have a thin stone veneer cladding. 10a14
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The paving material (porcelain wood-look pavers) differentiates the entry area from the adjacent paving materials (sidewalk and publicly accessible open space.
4.2.11 Architectural Elements: Stoops & Ground Level Residential Entries The Project has incorporated stoops into the entry design at the ground level with planters which are located adjacent to the sidewalk. The stoops comply with the applicable DSP requirements and do not exceed the maximum 36” height above grade and are more than 4-feet wide.
4.2.12 Architectural Elements: Corners
The DSP standards for this section apply only for projects that incorporate the corner feature into their design to comply with the height modulation required by Section 4.2.2 of the DSP. As detailed above, the Project is incorporating a corner feature into its design at the Central and Arden Avenue intersection. The Project’s corner feature introduces a distinct but complimentary design from the overall mass of the building and includes canopies, decorative borders, distinct materials and colors along with a distinct lighting system, meeting this DSP section.
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 canopies at the ground floor of the street-facing façades that complement the overall building aesthetic and material palette. At the street facades, at least half of the ground floor façades include canopies, as required.
4.2.14 Architectural Elements: Balconies
The Project includes private balconies for the residential units. The balconies meet the DSP requirements as no balconies overhang the public right-of-way or building setback, and no more than 40% of the balconies extend beyond the façade of the building (25% maximum projection of balcony’s full depth is allowed). The proposed balcony materials include glass 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. The current design responded to Design Review Board recommendations and incorporated a top-level balcony on the left side of the north elevation and the balcony wraps the corner. 10a15
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4.2.15 Architectural Elements: Fenestration
The Project’s fenestrations include operable and fixed, aluminum, recessed windows that create an identifiable character and enhance the modern aesthetic of the building design. The larger expanses of glazing are divided into smaller units, and 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.
4.2.16 Architectural Elements: Fences, Walls, and Gates The Project includes steel gates on the north façade for access to the east side yard and utility rooms, facing Arden Avenue. The design of the steel gates complements the building contemporary style. The Project does not include any boundary walls or fences.
4.2.17 Architectural Elements: Planters
The landscape plan primarily shows at-grade landscaping along building street frontages and within the public open space. Raised planters which do not exceed a height of 18 inches above grade are designed to direct pedestrians from the street intersection to the main area of the publicly accessible open space. In general, the design minimizes the use of planters and includes cast-in-place concrete planters, which can be used as seatwalls with an 18" wide seating ledge.
4.2.18 Architectural Elements: Arcades
Arcades are not permitted on mixed-use commercial streets (Central and Arden Avenue), and the Project does not include this architectural element. The standards outlined in this section are not applicable to the Project.
4.2.19 Architectural Elements: Porte-Cocheres
Porte-cocheres are not permitted on mixed-use commercial streets (Central and Arden Avenue), and the Project does not include this architectural element. The standards outlined in this section are not applicable to the Project.
4.2.20 Architectural Elements: Garage Entries
Vehicular access to the parking garage will be from a new driveway entrance located along the far eastern portion of the Arden Avenue frontage. The location of the parking garage supports the overall building design and does not detract from the streetscape and pedestrian realm consistent with the DSP 10a16
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requirements. The Public Works Department has not cited any concerns with the proposed driveway location, and the garage entry is consistent with the DSP standards as no utilities or ground level parking, except for the parking entry is visible from the street. The width of the garage opening is narrow, and a unique paving pattern will be provided on the driveway to create visual separation and acknowledge potential conflicts with other modes of transportation.
4.2.21 Architectural Elements: Utilities
The DSP requires that utility rooms be screened and incorporated into the building design. Utility rooms for the Project are proposed at ground level within the main body of the building and are screened from public view.
4.2.22 Architectural Elements: Lighting
The proposed exterior lighting plan creates a unique aesthetic and enhances the significant architectural features such as the building corners and cornices. It also provides necessary illumination for safety of pedestrians and future users of the building. The lighting plan (Sheet LI-1 to LI-4) is appropriate to the overall design and complies with the DSP standards outlined in this section. As advised by the Design Review Board, the exterior lighting throughout the building is not excessive and is shielded to minimize spillover on adjacent buildings. The exterior lighting includes horizontal and vertical recessed LED lights that bring attention to the architectural features on the façades, monopoint illumination for under canopies, and wall sconces on the ground floor walls.
4.2.23 Architectural Elements: Signage
This section of the DSP outlines standards related to signage to enhance the pedestrian experience along commercial streetscapes. Due to the multi-family nature of the Project, a sign program is not required for the Project.
THE PEDESTRIAN REALM – DSP Chapter 4.3 Urban Design
The subject site has frontage on two streets: Central Avenue and Arden Avenue which are designated as “Mixed-Use Commercial” streets. The Project complies with the applicable standards outlined in this DSP section, 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, new sidewalk paving, and parkway improvements that encourage the installation of live plant materials and street trees as shown on the landscape plans (Sheet L-0 to L-2.0). 10a17
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4.3.2 Mixed-Use Commercial Street
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 street curb face (5-ft. parkway, 10-ft. sidewalk, and 3-ft. building adjacent zone). The Project complies with the minimum required streetscape and setback standards along both Central Avenue and Arden Avenue. The Project also complies with the following standards:
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 building adjacent zone shall be a minimum of 3 feet in depth and used for a minimum of 50% outdoor seating. The balance shall be used for landscaping.
The ground floor of the building frontage shall be a minimum 16 feet in height and a maximum of 20 feet.
75% of the street elevation shall be transparent.
OPEN SPACE – DSP Chapter 5
5.3.1, 5.3.2 and 5.3.3 Open Space Requirements
For developments with an FAR greater than 3.0, the DSP requires 20% of the gross site area to be open space and 50% of the required open space to be dedicated as publicly accessible open space. An additional 140 square feet of residential open space is required per residential unit (can be provided as publicly accessible open space, common open space, or private open space). The Project meets and exceeds the DSP open space requirements as follows:
DSP Open Space
Requirements Requirement Proposed
20% Open Space for projects
with over 3.0 FAR
20% x 33,358.33 SF (lot size
after street dedications) =
6,671.67 SF min.
18,764 SF
Publicly Accessible Open
Space (50% of required open
space)
50% x 6,671.67 SF =
3,335.9 SF min. 3,388 SF
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Residential Open Space
(140 SF per residential unit)
140 x 105 units =
14,700 SF min.
15,376 SF
(private
balconies +
pool deck)
As detailed in the chart above, the entire 33,358 SF Project site provides a total of 3,388 SF of publicly accessible open space. The Project features a total of 15,376 SF of residential open space in the form of private residential balconies and pool deck on the second floor. These areas are accessible to the residents of the Project and will not be publicly accessible. Landscape plans are included with the submittal and provide programming and details of the pool deck and publicly accessible open space. The Stage II submittal also includes landscape plans showing programming of the proposed publicly accessible plaza/courtyard along Central Avenue, adjacent to the sidewalk.
5.4.1 Publicly Accessible Open Space - Courtyards & Plazas The Project’s 3,388 SF publicly accessible open space includes a plaza/courtyard located along the southwest portion of the site and accessed from sidewalk along Central Avenue. The primary function of publicly accessible open spaces is to encourage social interaction and activities, to expand and reinforce the public realm, and contribute to the livability of the downtown. Specific design and details of the proposed publicly accessible open space are provided in compliance with the DSP standards (Exhibit 1, Sheet L-0 to I-5). The entire plaza/courtyard area is visually open from the street and features low carefree plantings of blue sedge, Cotyledons, silver variegated Flax Lilies, dwarf Blue Chalk Stick Kleinias, which soften the natural low accent boulders under 18" in height and thus creating an inviting and attractive transition into the public garden. Low voltage, soft LED landscape lighting showcases the landscape features and paths at night in an inviting manner. The design and programming for the publicly accessible open space comply with the DSP requirements as follows:
Opens to the sky;
Is fully accessible on one or two sides;
Located at the sidewalk level;
Includes a special feature (recirculating bubbling water feature); Includes large canopy trees of mature growth Olive trees, Strawberry trees and Shoestring Acacias (1 tree per 600 SF minimum);
Provides landscaping primarily at grade (minimum 25% of open space with maximum 25% in raised planters featuring 16" high serpentine cast-in-place concrete planter which functions as seatwalls with an 18" wide seating ledge).
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5.5 Residential Development Open Space.
Open space is required for multi-family residential developments to ensure a quality of life standard, and access to light and air for building residents and guests. This open space may be provided in the form of common open space (interior courtyards and rooftop decks), private outdoor space (balconies, decks and patios), or a combination. The Project provides a total of 15,376 square feet of residential open space that includes a total of 6,932 SF private balconies and 8,444 SF common outdoor space. The common outdoor space is designed as a pool deck and is located in a private podium on the second floor. The landscape plans and details included with the Stage II submittal comply with the DSP standards outlined in this section.
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. The Project 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 priority to moving automobile traffic. An existing Glendale Beeline Bus stop is located adjacent to 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 automobile 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, recognizing the 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. 10a20
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The Project site is located within 0.5 miles of the LA Metro North Hollywood to Pasadena Bus Rapid Transit (BRT) line, which will connect the cities of Los Angeles, Burbank, Glendale, and Pasadena. BRT transit stops will be located at the intersection of Glenoaks Boulevard and Pacific Avenue, 0.5 miles to the northwest of the Project site.
COMMUNITY BENEFITS – DSP Chapter 7
This residential Project does not utilize the “Community Benefit”.
SUMMARY COMMENTS & RECOMMENDATION
The Stage II submittal is consistent with the design standards, policies, and intent of the Downtown Specific Plan. Based on the above analysis of the Project documents, staff recommend that City Council approve the Stage II 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 the site.
FISCAL IMPACT
Approving the Project will have a fiscal impact consistent with other quality residential projects, including new property taxes, building permit/plan check fees, development impact fees, a public art fee, and an inclusionary housing requirement fee.
The applicant estimates a total Project cost of $12.0 million. Based on this, the building permit/plan check fee is estimated to be approximately $950,000, which would be revenue into the General Fund.
The development impact fees to be paid to offset impact on parks, recreation, and library facilities is estimated to be $1,968,855, which would be revenue into the Parks Mitigation Fee fund (4050) and the Library Mitigation Fee fund (4070).
According to GMC Chapter 30.37, developments in the DSP and with an improvement valuation of $500,000 or more are 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 (2100). The Project will pay an in- lieu Art fee of approximately $120,000.
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The Project is subject to Inclusionary Housing requirements and is required to provide sixteen affordable units to low-income households (15 percent of 105 base density units (15.75 rounded up to 16)). In accordance with the GMC Chapter 30.35.060, developers of housing development projects may choose to pay a fee, or a combination of payment of a fee and the provision of units, in-lieu of providing all inclusionary units on site. The IZO imposes a $55 per square foot fee for a rental development project of twenty-one or more units. The total IZO fee, in-lieu of sixteen (16) affordable units to low-income households would be $7,251,530, deposited into the Affordable Housing Trust Fund (2090). The applicant is proposing to pay the in-lieu fee.
ENVIRONMENTAL REVIEW (CEQA/NEPA)
The Project is exempt from CEQA review as Class 32 “In-Fill Development Projects”, exemption pursuant to Section 15332 of the State CEQA Guidelines. As detailed in the Class 32 Categorical Exemption document (Exhibit 2), the Project meets all following findings required by Section 15332 to qualify for this categorical exemption:
The Project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The Project site has no value as habitat for endangered, rare or threatened species.
Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
The site can be adequately served by all required utilities and public services.
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 3, in accordance with the City Campaign Finance Ordinance No. 5744.
ALTERNATIVES TO STAFF RECOMMENDATION
1. Approve Stage II Design Submission subject to design recommendations made by the City Council.
2. Continue the matter and direct the City Attorney to make findings to deny approval of the Stage II Design Submission or direct a redesign of the project.
3. The City Council may consider any other alternative for Stage II Design 10a22
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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, Assistant Director of Community Development Approved by:
Roubik R. Golanian, P.E., City Manager
EXHIBITS/ATTACHMENTS
Exhibit 1: Stage II Design Review Drawings
Exhibit 2: CEQA Class 32 Categorical Exemption Findings Exhibit 3: Campaign Finance Disclosure
Exhibit 4: Location map and Photographs
Exhibit 5: Stage I Preliminary Design Review City Council Packet, dated November 12, 2024 (https://glendaleca.primegov.com/Portal/Meeting?meetingTemplateId=38185 ) Exhibit 6: City Council Motion for Stage I Preliminary Design Review, dated November 12, 2024
Exhibit 7: Design Review Board (Advisory) Record of Decision, dated June 26, 2025