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CITY OF GLENDALE, CALIFORNIA
REPORT TO THE CITY COUNCIL
AGENDA ITEM
Report: 126-128 South Kenwood Street Stage II Final Design Review (Case No. PDR- 002684-2023).
1. Motion to Approve Stage II Final Design Review (Case No. PDR-002684- 2023);
2. Motion to Continue the Matter, Directing the City Attorney to Draft Findings to Deny Stage II Final Design Review (Case No. PDR-002684-2023).
COUNCIL ACTION
Item Type: Public Hearing
Approved for December 16, 2025 calendar
EXECUTIVE SUMMARY
The proposed Stage II Final Design Review application for Council’s consideration consists of demolition of an existing single-family residence and detached garage at 128 South Kenwood Street, and the construction of a new 40-unit, 5-story multi-family development (3 very low income units) with 69 parking spaces, and 1,500 square feet of public open space area (“Project”) at 126-128 S. Kenwood Street. The site at 126 S.
Kenwood Street is currently vacant. The entire Project site consists of 14,988 square feet and is in the Downtown Specific Plan (DSP) East Broadway District.
The Stage II Final Design Review Project includes:
Ten (10) one-bedroom units and 30 two-bedroom units.
69 parking spaces (45 standard, 24 tandem) in two levels of subterranean parking.
Publicly accessible open space on the ground floor along southwest corner of the property.
Private outdoor areas at the ground level along the north and south of the property, an outdoor deck on the top floor and balconies for each unit. 210a
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COUNCIL PRIORITIES
One of the City’s major goals is to maintain, preserve, and develop balanced housing opportunities.
The proposed development provides 40 new residential units within the East Broadway District with direct access to jobs, services, transit, and other Downtown amenities. The Project also contributes housing units to help meet the City’s Regional Housing Needs Assessment (RHNA) numbers. Furthermore, on April 16, 2025, the Director of Community Development approved a Density Bonus and Inclusionary Housing Plan for an approximately 30% density bonus that provides 9% (3 units) of the base density (31 units) for very low-income households.
RECOMMENDATION
Staff recommends that the City Council approve Stage II Final Design Review for the proposed multi-family development located at 126-128 S. Kenwood Street.
SITE DESCRIPTION
The 14,998 SF (0.34 acre) Project site consists of two adjoining lots and is located mid- block along S. Kenwood Street between E. Broadway and E. Harvard Street. The lot that is addressed as 126 S. Kenwood Street has been vacant since 1990 and originally featured residential development. The second lot that is addressed as 128 S. Kenwood Street, was developed in 1920 with a Craftsman-style single-family residence and detached garage. Both the single-family residence and garage located at 128 S. Kenwood Street will be demolished as part of the Project.
BACKGROUND
On July 30, 2024, City Council reviewed and approved the project as a Stage I Preliminary Design Review subject to site plan redesign to relocate the ground floor open space including publicly accessible open space to the south of the property adjacent to historic house at 132 Kenwood Street. Consequently, the applicant redesigned the project site plan where the proposed 1,500 square foot publicly open space and 1,056 square foot private open space are located to the south of the property. Additional private open space (1,016 square feet) is located to the north of the project site adjacent to the existing six story multifamily development (Exhibits 7 & 8).
To provide open space to the north and to the south of the property, an Administrative Exception (Case No. PAE-003846-2024) was approved with conditions by the Planning Hearing Officer on December 16, 2024 (Exhibit 6). This approval allowed a publicly accessible open space with a minimum dimension of 24 feet in width and 62 feet 6 inches in length where Downtown Specific Plan/East Broadway District requires a minimum of 30 feet by 40 feet. As a result, the project provides a separation of 15 feet 9 310a
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inches between the proposed building and six (6)-story building to the north and 27 feet, 2 inches between the proposed building and the adjacent historic single-family house to the south. The Administrative Exception approval provides additional open space to the north of the project and therefore offering greater visual relief and a more functional open area. Furthermore, the approval enhances additional light and air access for occupants of all three buildings.
On April 16, 2025, the project received Density Bonus and Inclusionary Housing Plan (Case No. PDBP-004226-2024) approval with conditions by the Director of Community Development to allow the construction of a new 5-story, 45,983 square foot multi-family residential project with 40 residential units featuring three (3) affordable units restricted to very low-income households (Exhibit 5). The maximum base density for the Project is 90 dwelling units per acre in the DSP East Broadway District, resulting in 31 units for this Project. Pursuant to Density Bonus law, if providing 15% of the base density units to very low-income households (31 x 0.15 = 4.65, rounded up to 5 very low-income units), the Project is eligible for a 50% density bonus, which would allow the maximum density to increase to 47 units. The Project, however, proposes 40 units, resulting in a density bonus request of 30%, which requires the Project to provide 9% of the base density units to very low-income households (31 x 0.08 = 2.48, rounded up to 3). The project proposes 3.06 FAR while 2.75 FAR is the maximum permitted by right in the DSP East Broadway District for projects utilizing the DSP Community Benefits program for a Density Bonus affordable housing project. The project requested a FAR concession for the development to allow a total of 3.06 (45,983 SF) exceeding the maximum allowable FAR by 0.31 (4,780 SF). No other concessions or waivers were requested by the applicant.
On August 28, 2025, the project was reviewed by Design Review Board (DRB) as an advisory body, in accordance with Code Section 30.47.070 (E) review procedures. The DRB proposed five recommendations (Exhibit 4). The recommendations were as follows:
1. Evenly distribute the project’s open space between the northern and southern interior yards to balance open space on both sides of the building.
2. Minimize excessive amount of lighting to reduce glare.
3. Re-study window placements on the north façade to minimize potential line of sight privacy concerns.
4. Redesign the balconies on the north elevation to have solid or obscure glass instead of open metal railing to obscure the project’s private outdoor spaces.
5. Provide screening for the air conditioning units located on the roof of the building to minimize visual impact of mechanical equipment from adjacent building’s upper floor levels.
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Subsequently, the applicant revised the plans to address the Design Review Board recommendations as follows:
1. The LED recessed balcony lighting fixtures were removed to minimize glare. The lighting fixtures mounted on the balcony walls will remain as shown on the building elevations (Exhibit 1, Sheets A4-0, A4-1, A4-2, A4-3). The lighting fixture design sample (matt bronze up/down accent) is shown on the material board (Exhibit 1, Sheet A6.3)..
2. The window placements for the project were studied and included in the submitted packet (Exhibit 1, Sheet A2-2). The north elevation plan remained the same as proposed in terms of window placements for the project However, the applicant redesigned the balconies facing north to have solid balconies instead of open guardrails as shown on the north elevation plan (Exhibit 1, Sheet A4-1).
3. Rooftop screening was included within revised plans obscuring the rooftop air conditioning units with 50-inch-high metal panels to minimize visual impact from adjacent six-story multifamily residential building as shown on the roof plan (Exhibit 1, Sheet A3-6).
4. The proposed project site plan has not been modified for open space as recommended by the Design Review Board because the project is consistent with the Administrative Exemption (Case No. PAE-003846-2024) approval which provides open space to the north and to the south of the building.
Neighboring Zones and Uses
The subject property is located in the Downtown Specific Plan - East Broadway District (DSP/EB) This district was first created in 2003 with the adoption of the City’s official mixed-use zoning districts: Residential Mixed-Use (RMU) and Commercial Mixed-Use (CMU). This area, which is located between the former Central Glendale Redevelopment Area and the Civic Center, combines a number of civic and cultural uses and historic buildings, and builds upon the mixed-use, moderate density of this area with newer mixed-use projects including upper-level housing and retail along Broadway.
Zoning Existing Uses
North DSP – East Broadway
District
6-story, multi-family residential building
South DSP – East Broadway
District
2-story, multi-family residential development
East DSP – East Broadway
District
1-story multi-tenant commercial building,
3-story multi-family residential building
West DSP – East Broadway
District
9-story, multi-family residential development (senior
housing), a surface parking lot
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ANALYSIS
Proposed Project
The proposed Stage II Final Design Review application for Council’s consideration consists of demolition of an existing single-family residence and detached garage at 128 South Kenwood Street, and the construction of a new 40-unit, 5-story multi-family development (3 very low income units) with 69 parking spaces, and 1,500 square feet of public open space area (“Project”) at 126-128 S. Kenwood Street. The site at 126 S.
Kenwood Street is currently vacant. The entire Project site consists of 14,988 square feet and is in the Downtown Specific Plan (DSP) East Broadway District.
The Stage II Final Design Review Project includes:
Ten (10) one-bedroom units and 30 two-bedroom units.
69 parking spaces (45 standard, 24 tandem) in two levels of subterranean parking.
Publicly accessible open space on the ground floor along southwest corner of the property.
Private outdoor areas at the ground level along the north and south of the property, an outdoor deck on the top floor and balconies for each unit.
Parking and Circulation
The applicant was granted a density bonus in accordance with State Density Bonus Law (CA Gov’t Code section 65915) and SB 330. Under CA Gov’t Code section 65915, the applicant is entitled to reduced parking requirements. The Project provides 69 parking spaces (45 standard, 24 tandem) in two levels of subterranean parking. For reference, the table below illustrates the minimum number of parking requirements established in the Zoning Code (Table 30-32-A, GMC section
30.32.050), and the parking requirements established under CA Gov’t Code section 65915. Vehicular access is onto the property is proposed from a driveway entrance that is located on the rear alley.
Project
Site
DSP – East Broadway
District
1-story single-family residence
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Unit Type Zoning Code
Standard
Required #
of Spaces
Density Bonus
Standard
Required # of
spaces
1-bedroom 1 space/unit 10 0.5 space/ bedroom 5
2-bedroom 2 spaces/unit 60 0.5 space/ bedroom 30
Guest
Parking
1 space/10
units 4 Not required 0
Total Required 74 Total Required 30
Total Provided 69 Total Provided 69
Stage II Design Review Analysis
Design review for projects in the DSP districts is performed by the City Council. A Stage II Design indicates the completion of the final design phase. The site planning, mass and scale, and architectural style and details of the Project have been analyzed by staff in regard to the DSP East Broadway 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 original building plans reviewed during Stage I preliminary design review proposed an L-shaped building where the building occupied the majority of the site. A 1,500 SF entry courtyard area (publicly accessible open space) was proposed to the north of the property adjacent to the 6-story multi-family building oriented towards Kenwood Street. Beyond that, there was an additional 1,500 SF outdoor area (private open space) for the residents that were on a raised platform.
For Stage II Final Design Review proposal, the project is redesigned according to July 30, 2024, City Council direction. Publicly accessible open space is located at the ground level at the southwest corner of the property. Approximately 1,056 square foot open space was also added to the south of the property. Additional 1,016 square foot private open space is proposed to the north of the property adjacent to the 6-story building. The revised project satisfied the City Council Stage I Preliminary Review condition.
Vehicular access to the subterranean parking remains unchanged in Stage II Final Design Review. The proposed driveway is located at the existing rear alley. This alley is L-shaped and currently can be accessed from East Harvard Street to the 710a
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south, and South Jackson Street to the east. Parking is provided at two levels of subterranean parking and remains unchanged for Stage II Final Design Review application. However, the number of parking spaces is reduced from 73 to 69 in the modified proposal.
4.1.2 Building Heights & Floor Area Ratios
DSP Standards
East Broadway District Project Design
Height (by right) 65 FT maximum
Height (w/ incentive) 80 FT maximum
65 FT
Density (by right) 2.0 FAR maximum
Density (w/ incentive) N/A – must comply with DSP
Standards
3.06 FAR
As noted in the table, the proposed Project in Stage II Final Design Review is 65 feet high with a 3.06 FAR, and while the Project complies with the maximum height permitted by right, it exceeded the maximum FAR. On April 16, 2025, the project received Density Bonus and Inclusionary Housing Plan approval (Case No. PDBP-004226-2024) with one concession (3.06 FAR).
4.1.3 Building Setbacks
The Project site features a Residential designation along Kenwood Street.
Projects in the DSP located along a residential street are required to have a minimum 15-foot setback from the curb face (4-ft. parkway, 6-ft. sidewalk, 5-ft. average building adjacent zone). The Project complies with the required streetscape and setback standards on Kenwood Street. For more detail, see the Pedestrian Realm – DSP Chapter 4.3 section below.
The Project building setback along Kenwood Street remained unchanged in Stage II Final Design Review.
4.1.4 Publicly Accessible Open Space
The Project provides the required publicly accessible open space within an entry courtyard fronting Kenwood Street. As required, the publicly accessible open space is 100% open to the sky and is oriented towards and accessed from a public street.
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The publicly accessible open space is relocated to the south of the property as directed by City Council during Stage I Design Review. The programming of the 1,500 SF publicly accessible open space area includes a water feature and outdoor seating, hardscape and landscaping. The architect has submitted a landscape plan that shows the programming of these areas for consideration.
BUILDING DESIGN – DSP Chapter 4.2 Urban Design
Overall Building Design – The City Council reviewed the overall building design in Stage I Preliminary Design Review which was geared towards the overall Massing & Scale of the development.
The overall design of the building’s mass and scale has not changed since Stage I Preliminary Design Review. The 65-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-level. This Project features a building frontage of 89’-11” along Kenwood Street and features a 11’-0” height modulation at the uppermost floor. The design also incorporates a minimum of 24’-10” upper floor step back, as well as the major and minor façade modulations. Combined with detailing, articulation, and window patterns these height and façade modulations and the building separations provide visual interest at the pedestrian level and reduces the imposing appearance of the building’s mass over the public right-of-way.
The Project is a contemporary design and utilizes architectural solutions (building materials, texture, offset building massing, recessed entries, windows, balconies, and public open space) to articulate the street-facing façades. Overall, the design addresses the public sidewalk, with the design of the street-level facades appropriately detailed with human-scaled high-quality materials. A general analysis of the Project’s architectural elements is provided below. Certain subsections of Chapter 4 that are not relevant to the Project are excluded, resulting in some jumps between the numbered sections below.
4.2.2 Massing & Scale: Modulation of Height
Of the four available options in this DSP section, the Project continued to incorporate the roofline height modulation option which requires a modulation of at least ten feet for every 150 linear feet of building along each street frontage.
This Project features a building frontage of 89’-11” along Kenwood Street and 11’-0” height modulation at the upper floor. The roofline height modulation adds 910a
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visual interest to the skyline, while reducing the scale of the building. The design also features a 24’-6” step back at the upper floor which allows for multiple roofline profiles and reduces the imposing appearance of the building’s mass over the public right-of-way.
4.2.3 Massing & Scale: Façade Modulation
The Project continued to incorporate 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.
4.2.7 Architectural Elements
The proposed residential development features a contemporary design and incorporates a number of architectural elements and design features that articulate the building façades, including high quality and varied building materials, offset building massing, balconies, recessed entries, windows and awnings. These features create a design that is unique and identifiable, while recognizing the priorities of the DSP to promote pedestrian activity and enhance ground level architectural elements to be human scaled. An analysis of the materials is provided below in Section 4.2.8. Overall, the street-level façade is incorporated into the building design while also addressing the public sidewalk through the use of high-quality materials as well as providing a differentiation in the base of the building. At the ground level along Kenwood Street, the design also features a publicly accessible courtyard and landscaping that improve the pedestrian environment. The base and top of the windows are differentiated in the building design, and the large expanses of glass are subdivided into smaller units. The ground floor is visually separated from the floors above through the use of a metal canopy and the application of materials at the base of the building.
In addition to widening the sidewalks to comply with the building setback requirements and providing parkway improvements, at the ground floor the Project features a landscaped courtyard and planter areas that provide a buffer for the ground floor residential units. The architect has submitted a landscape plan that shows the programming of these areas for consideration.
4.2.8 Architectural Elements: Materials
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The Project continues to feature a combination of traditional and modern high- quality materials and finishes that include metal composite material (MCM) horizontal siding with a finish that looks like wood, MCM aluminum flat panels in an off-white, vertical metal panels in dark grey, and aluminum doors and windows. The design also features stucco cladding on the rear and side façades in dark grey and off-white colors that will have a dirt pickup resistance (DPR) finish. The DSP restricts no more than 60% of the building elevations to be clad with stucco or plaster. The proposed materials are consistent with the contemporary aesthetic of the design, and the standards outlined in this section of the DSP which encourage human-scaled materials to reinforce the pedestrian character of the public realm. The building designs use the materials to differentiate between the different volumes of the building.
4.2.10 Architectural Elements: Building Lobbies & Entries The building’s primary entrance is located along Kenwood Street. While it is setback from the sidewalk, the overall design is appropriate and integrates the entry with the public realm. The entry is highlighted by a metal canopy with the building name, a green-screen wall, and the MCM wood-like cladding wraps the volume of the ground-floor leasing office a wood cladding. The paving material for this entry area is distinct and differentiates from the sidewalk and the paving of the publicly accessible open space courtyard area.
4.2.11 Architectural Elements: Stoops & Ground Level Residential Entries The building lobby has incorporated a stoop into the entry design at the ground level with a raised entry that creates visual interest. The stoop complies with the DSP requirements and is a maximum 36” above grade, with a covered porch area greater than 20 square feet, and more than 4-feet wide with planters incorporated into the overall design and located adjacent to the sidewalk.
4.2.13 Architectural Elements: Canopies
The DSP requires at least 50% of the street elevations to include canopies or marquees. At the ground floor entry to the building, a metal canopy has been incorporated into the design that complements the contemporary design aesthetic.
4.2.14 Architectural Elements: Balconies
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The Project includes a variety of projecting and recessed balconies for the residential units. Per the DSP, no balconies shall overhang the public right-of- way or building setback, and no more than 40% of the balconies shall extend beyond the façade of the building (25% maximum projection of balcony’s full depth). The balcony material is horizontal steel cable guardrails in black that is compatible with the overall building design. The proposed balconies are well- designed and create a visually interesting façade within the well-articulated building elevations.
During Design Review Board Advisory meeting, the Board recommended that the balconies facing north toward the 6-story building be redesigned to have solid or obscure glass instead of open metal railing to obscure the project’s private outdoor spaces. Consequently, the applicant redesigned the balconies to show solid balconies for Stage II Final Design Review. (Sheet A4-1)
4.2.15 Architectural Elements: Fenestration
The Project provides a variety of window sizes, including sliding doors at the balconies, small square awning windows, narrow rectangular fixed windows, and larger casement windows with a fixed lower transom at the bedrooms. The variety of window sizes along the different façades create visual complexity and help improve the façade modulations, and scale of the building. The window designs avoid large expanses of glazing, and differentiation is provided at the base and the top of the windows for the residential units.
The Design Review Board recommended that the applicant restudy the window placements on the north façade to minimize potential line of sight privacy concerns. The plan shows that the window study was prepared as recommended by the Design Review Board (Exhibit 1, Sheet A2-2). However, the proposed plans do not show any modifications to the north building façade regarding window placements.
4.2.16 Architectural Elements: Fences, Walls and Gates
Stage II Final Design Review drawings do not propose any ground-floor fences, walls, and gates. At the ground-floor private courtyard, security fencing and gates may be necessary to separate the area from the adjacent publicly accessible open space courtyard. If such walls or fences are proposed in the future, staff will review to ensure compliance with Zoning Code and DSP requirements. 1210a
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4.2.17 Architectural Elements: Planters
The landscape plan primarily shows a combination of at-grade landscaping and planters as part of the design. A maximum of 25% of the Project landscaping in the publicly accessible courtyard may be provided in planters to avoid barriers at the ground floor that privatize public open space. Planters that are at the ground level shall not exceed a height of 18 inches within the first ten feet of the street- facing property line.
4.2.20 Architectural Elements: Garage Entries
The Project features 69 parking spaces in two levels of subterranean parking.
Vehicular access is proposed from a driveway located at the existing rear alley.
This alley is L-shaped and can be accessed from Harvard Street to the south, and Jackson Street to the east. The location of the parking garage entry is complies with the DSP objective design standards.
4.2.21 Architectural Elements: Utilities
The electrical transformer room is proposed within the main body of the building at the rear and adjacent to the alley. The DSP requires that the electrical transformer rooms be located so that access is taken from the alley where feasible or screened and incorporated into the building to provide the visual appearance of a storefront. All utilities will be required to comply with the standards outlined in this section.
4.2.22 Architectural Elements: Lighting
Per GMC §30.30.040, 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.
The Design Review Board recommended that the Project minimizes excessive amount of outdoor lighting to reduce glare. Elevation drawings were submitted for Stage II Final Design Review (Exhibit 1, Sheets A4-0, A4-1, A4-2, A4-3) which showed vertical lighting fixtures locations at the balconies and ground floor main entry doors to the building. The lighting fixture design sample (matt bronze up/down accent) is shown on the material board (Exhibit 1,Sheet A6.3). The LED recessed balcony lighting fixture is proposed to be removed to minimize glare.
4.2.23 Architectural Elements: Signage
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This section of the DSP outlines standards related to signage to enhance the pedestrian experiences along commercial streetscapes. Due to the multi-family nature of the proposal, a sign program is not required for the Project. According to DSP requirements, publicly open space area requires an identification sign as public amenity with hours of accessibility posted on the sign. Additionally, signs are regulated by the Zoning Code, and all signs will be required to comply with Chapter 30.33 of the Glendale Municipal Code.
Stage II Final Design Review application does not propose any signage for the project.
THE PEDESTRIAN REALM – DSP Chapter 4.3 Urban Design
The Project site has frontage on South Kenwood Street which is designated as a “Residential Street”. Improvements will include widened sidewalks to comply with the setback requirements in Section 4.1.3, new sidewalk paving and parkway improvements that encourage live plant material and street-trees.
4.3.4 Residential Street
Kenwood Street is identified as a Residential Street, where landscaped setbacks from the sidewalk are required. This section of the DSP outlines specific standards the Project will have to comply with as it relates to the ground floor and the public right-of-way. The Project will have to comply with the following standards:
All parkways shall be 4 feet wide from face of curb.
Sidewalks shall be a minimum of 6 feet wide with no overlapping use by urban amenities such as café seating, trash receptacles and signage. The building adjacent zone shall be an average of 5 feet in depth and shall be used primarily for residential stoops and entries. The balance shall be used for landscaping or commercial uses if permitted.
All landscaped areas shall contain a combination of low, medium, and tall plant materials appropriate for an interesting and effective landscape. The minimum ground floor building frontage height shall be 10 feet for at grade residential entries and 13 feet for raised residential entries. A maximum height of 16 feet is allowed.
Residential stoops and entries shall follow the standards established in Section 4.2.11.
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Commercial uses on residential streets are acceptable, meeting the standards established in Section 4.2.9.
Stage II Final Design Review complies with the above DSP required standards.
Parkway design details are provided with Stage II Final Design Review application as part of the project’s landscape plan. (Exhibit 1, Sheet L-1) OPEN SPACE – DSP Chapter 5
5.3.1, 5.3.2 and 5.3.3 Open Space Requirements
For developments that are 100% residential and have an FAR greater than 3.0, the DSP requires 20% of the gross site area to be open space, with 10% of the gross site area to be dedicated as publicly accessible open space (50% of required open space). An additional 140 SF of residential open space is required per residential unit (can be provided as publicly accessible open space, common open space or private open space).
DSP Standards Project Design
Open Space for Project > 3.0
FAR
20% x 14,988 SF =
2,997.6 SF min. 5,095 SF
Publicly Accessible Open Space
(50% of required open space)
50% x 2,997.6 SF =
1,498.8 SF min. 1,500 SF
Residential Open Space
(140 SF per residential unit)
140 x 40 units =
5,600 SF min. 6,435 SF
The Stage II Final Design Review application includes a landscape plan that shows the programming of the publicly accessible courtyard adjacent to Kenwood Street, as well as the common open space areas. The landscape plan includes seating areas and a water feature in the public open space area.
As detailed in the chart above, the entire 14,988 SF Project site provides a total of 1,500 SF of publicly accessible open space in the form of a ground-floor courtyard adjacent to the sidewalk at the southwest corner of the property.
The Project provides a total of 6,435 SF of residential open space on the site. Of this amount, 2,840 square feet consist of private open space provided in the form of individual balconies for all 40 of the residential units. The remaining open 1510a
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space is provided as common open space which includes a 1,056 square foot private courtyard at the ground floor adjacent to the publicly accessible open space, 1,016 square feet of private open space located to the north side of the property, and a 1,523 square foot sun deck on the fifth floor.
5.4.1 Publicly Accessible Open Space - Courtyards & Plazas In accordance with City Council direction on July 30, 2024, the project’s publicly accessible open space has been relocated to the southwest portion of the site with direct access from the public sidewalk. The courtyard comprises approximately is 1,500 SF in area and transitions to the private courtyard proposed on a raised platform. The courtyard is designed to promote a variety of opportunities for social interaction and community activities, enhance public realm and contribute to the overall livability of the downtown. The programming of this space complies with the DSP requirements and includes the following:
Open to the sky;
Fully accessible on one or two sides;
Located at the sidewalk level;
Include a special feature such as public art, a water feature or specimen tree;
Include large canopy trees (1 tree per 600 SF minimum); Provide landscaping primarily at grade (minimum 25% of open space with maximum 25% in raised planters);
Feature pedestrian scaled lighting, signage and wayfinding, seating, waste receptacles, etc.
5.5 Residential Development Open Space.
The Project provides a total of 6,435 SF of residential open space which includes 2,840 square feet of private open space and 3,595 SF of common outdoor space. The private open space is provided through individual balconies for all 40 units. The common outdoor space is located in a 1,016 square foot private courtyard at the ground level to the north, 1,056 square feet of private courtyard at the ground level to the south and a 1,523 square feet of sun deck on the fifth- floor. The landscape plan submitted with the Stage II application details the programming for these spaces, which includes outdoor seating areas and a water feature.
5.6 Public Art Program
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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 applicant is proposing to pay the in-lieu fee to meet this requirement.
MOBILITY – DSP Chapter 6 Mobility
The DSP designates this portion of South Kenwood Street as a Pedestrian Priority Street which gives first priority to creating excellent conditions for pedestrians. This designation is usually most important on primary retail and transit corridors, but also desirable on many residential streets. Typically, this means wide sidewalks, fine streetscapes, curb parking to buffer pedestrians from passing traffic, and frequent safe crossings. This designation is usually most important on primary retail and transit corridors such as Central Avenue and Colorado Street and are also desirable on residential streets. Consistent with this designation, the building’s pedestrian entrances are located along Kenwood Street and vehicular access is located on the rear alley.
Balancing the needs of different modes of transportation as they compete for limited space is crucial, and the DSP calls for a rational, practical method of compromise whereby the net gain for the community can be maximized while the net impact on different modes and context can be minimized.
COMMUNITY BENEFITS – DSP Chapter 7
The residential Project is utilizing the “Community Benefit for Certain Uses” Incentive as permitted by Section 7.2 of the DSP for an affordable housing project which also defines the baseline residential density as 90 dwelling units per acre. According to the baseline figure in the DSP Section 7.2, the base density for the 0.34-acre site would be 31 units.
The Project is eligible for a 50% density bonus, which would allow their maximum density to increase to 47 units. The Project is proposing only 40 units, which will only require restricting 9% of the units to very low-income households. The Density Bonus and Inclusionary Housing Plan (Case No. PDBP-004226-2024) was approved with conditions on April 16, 2025.
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SUMMARY COMMENTS & RECOMMENDATION
Design Review Board Advisory Comments & Recommendations On August 28, 2025, the project was reviewed by Design Review Board (DRB) as an advisory body, in accordance with Code Section 30.47.070 (E) review procedures. The DRB proposed five recommendations (Exhibit 4). The recommendations were as follows:
1. Evenly distribute the project’s open space between the northern and southern interior yards to balance open space on both sides of the building.
2. Minimize excessive amount of lighting to reduce glare.
3. Re-study window placements on the north façade to minimize potential line of sight privacy concerns.
4. Redesign the balconies on the north elevation to have solid or obscure glass instead of open metal railing to obscure the project’s private outdoor spaces.
5. Provide screening for the air conditioning units located on the roof of the building to minimize visual impact of mechanical equipment from adjacent building’s upper floor levels.
Following review by the Design Review Board (serving in an advisory capacity), the project was further refined to address the Board’s design recommendations as shown on the Stage II Final Design Review submittal.
1. The LED recessed balcony lighting fixtures were removed to minimize glare. The lighting fixtures mounted on the balcony walls will remain as shown on the building elevations (Exhibit 1, Sheets A4-0, A4-1, A4-2, A4- 3). The lighting fixture design sample (matt bronze up/down accent) is shown on the material board (Exhibit 1, Sheet A6.3)..
2. The window placements for the project were studied and included in the submitted packet (Exhibit 1, Sheet A2-2). The north elevation plan remained the same as proposed in terms of window placements for the project However, the applicant redesigned the balconies facing north to have solid balconies instead of open guardrails as shown on the north elevation plan (Exhibit 1, Sheet A4-1).
3. Rooftop screening were included within revised plans obscuring the rooftop air conditioning units with 50-inch-high metal panels to minimize visual impact from adjacent six-story multifamily residential building as shown on the roof plan (Exhibit 1, Sheet A3-6).
4. The proposed project site plan has not been modified for open space as recommended by the Design Review Board because the project is 1810a
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consistent with the Administrative Exemption (Case No. PAE-003846-2024) approval which provides open space to the north and to the south of the building.
The Stage II Final Design Review submittal demonstrates that the proposed multi-family residential project is consistent with the design standards, policies and intent of the Downtown Specific Plan. In response to City Council direction provided on July 30, 2024, the project site plan was redesigned to relocate the ground-level open space to the southwest corner of the property while retaining a portion of the ground-level open space to the north side of the site adjacent to the existing six-story residential building.
Based on staff’s analysis for the project plans, staff recommends that City Council approve the Stage II Final Design Review.
NO NET LOSS LAW (SB 166)
California's SB 166, codified as Government Code Section 65863, mandates that local governments (cities and counties) cannot reduce the density of housing sites or approve projects with lower densities than planned for in their Housing Element unless they identify new sites or make specific findings that the remaining sites can still accommodate the jurisdiction's Regional Housing Need Allocation (RHNA).
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.
The Project site includes two parcels (APNs: 5642-007-038 and 5642-007-040) which both are listed in the Housing Element Sites Inventory with a cumulative unit capacity assumption of 28 above moderate-income units combined (28 total capacity).
The Project provides a total of 3 very low income and 37 above moderate units. The overall Project results in a net increase of three lower income and nine above moderate- income unit capacity and total unit capacity. The Project also results in a net increase of 12 total units.
Table 1.1: Sites Inventory Capacity Assumptions
Address APN
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Capacity
Total
Capacity
126 S Kenwood 5642-007-
038 - - 14 14
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5 7
128 S Kenwood 5642-007-
040 - - 14 14
Total Assumed Site Capacity - - 28 28
The Project proposes more than the affordability assumptions for above moderate- income and lower income unit capacity. There is a net increase of nine above moderate-income units and three lower income units.
Table 1.2: Remaining Sites Inventory Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Capacity
Total
Capacity
Total Proposed Site
Capacity 3 - 37 40
Total Sites Inventory
Capacity - - 28 28
Capacity Surplus
(+)/Deficit (-) +3 - +9 +12
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. A public notice has also been posted on-site.
FISCAL IMPACT
There is no fiscal impact associated with this report.
ENVIRONMENTAL REVIEW (CEQA/NEPA)
The proposed multi-family residential project is exempt from the California Environmental Quality Act (CEQA) as a Class 32 "In-fill Development Projects" exemption, pursuant to Section 15332 of the State CEQA Guidelines because after review and consideration of all required technical reports and/or studies, staff determined the Project meets all the conditions for an infill development project (Exhibit 2), as follows:
1. 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;
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2. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban areas;
3. The Project site has no value as a habitat for endangered, rare or threatened species;
4. Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and
5. 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
Alternative 1: The City Council may elect to approve Stage II Final Design Application (Design Review Case No. PDR-002684-2023) with conditions; Alternative 2: The City Council may elect to deny the Project Design Review Application .
ADMINISTRATIVE ACTION
Submitted by:
Bradley Calvert, Director of Community Development
Prepared by:
Shoghig Yepremian, Planner
Reviewed by:
Dennis Joe, Principal Planner
Approved by:
Roubik R. Golanian, P.E., City Manager
EXHIBITS/ATTACHMENTS
Exhibit 1: Stage II Final Design Review Architectural Drawings Exhibit 2: Environmental Review-CEQA Determination
Exhibit 3: Campaign Finance Disclosure
Exhibit 4: Stage II Design Review Board (Advisory) Decision letter dated August 28, 2025.
Exhibit 5: Density Bonus and Inclusionary Housing Plan Approval Decision letter dated April 16, 2025.
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Exhibit 6: Administrative Exception Approval Decision letter, dated December 16, 2024.
Exhibit 7: Stage I Preliminary Design Review City Council Packet, July 30, 2024. https://glendaleca.primegov.com/Portal/Meeting?meetingTemplateId=3754
0. Exhibit 8: Stage I Preliminary Design Review City Council Motion, July 30, 2024.
Exhibit 9: Interdepartmental Comments
Exhibit 10: Location Map
Exhibit 11: Photographs