CC_01272026_Exhibit_16_10b — Glendale City Council, January 27, 2026

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CITY OF GLENDALE, CALIFORNIA

REPORT TO THE CITY COUNCIL

AGENDA ITEM
Report: 236 North Central Avenue – Stage II Design Review (Case No. PDR 2212056) (Includes: 236 N. Central Ave, 201 W. California Ave and 212 W. California Ave)

1. Motion Approving Stage II Design Review Application (Design Review Case No. 2212056) with conditions.

2. Motion Denying the Project Design Review Application.

COUNCIL ACTION
Item Type: Public Hearing
Approved for October 21, 2025 calendar

EXECUTIVE SUMMARY
The proposed project (“Project”) site is 4.57-acres located at 236 North Central Avenue, 212 W. California Avenue, and 201 West California Avenue consisting of (i) a 3.7-acre Mixed-Use Building Site and (ii) a 0.87-acre Potential Public Park Site, both located within the Downtown Specific Plan-Orange Central District.

The Mixed-Use Building Site is bounded to the north by West California Avenue, to the west by North Central Avenue, and to the east by North Orange Street, includes four parcels and is bisected by Alley 239, an 18-foot-wide public alley. The Project applicant proposes the demolition of the176,629 square-foot three-story retail building (former Sears Department Store), an adjacent 164,308 square-foot three-level parking structure, and a small asphalt surface parking lot and to construct two new 8-story mixed use buildings constructed above a single podium totaling 655,418 square-feet, and including 682 residential units comprised of 37 Studio units, 493 One-Bedroom units, 135 Two- Bedroom, 1 Three-Bedroom unit, 16 Live/Work units and a retail/restaurant space at the ground floor. The Project would contain a total of 72 residential units affordable to very low- and low-income households.

The Potential Public Park Site, located at 201 West California Avenue includes three parcels, currently developed with two vehicle repair buildings totaling 15,933 square-feet and associated surface parking, has been made available for purchase by the City of Glendale for development of a public park, which purchase would be funded by developer’s payment of Development Impact Fees (DIFs). Developer also has the option CC_01272026_Exhibit 16- Staff Report to City Council - Stage II Design Review, dated October 21, 2025 10a2
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of dedicating the land for park purposes under the Quimby Act, if developer processes a tract map. Alternatively, the developer could seek to donate the site for a park and request credit of the land value against the DIFs owed. The described scope of work for the Mixed-Use Building site and proposed public park site are defined as the “Project”.

This is the first development project subject to AB 130 brought before the City Council for review. AB 130, effective June 30, 2025, established new CEQA exemptions and stricter timeframes for project approval or disapproval. Here, the approval must occur within thirty days from the conclusion of the required Tribal Consultation process outlined in Public Resources Code Section 21080.66 (b), if a development project is exempt from the California Environmental Quality Act pursuant to Public Resources Code Section 21080.66. Staff has determined this Project qualifies for a CEQA exemption under AB 130. The tribal consultation process concluded on September 21, 2025. Accordingly, the Project is statutorily required to be approved or disapproved on or before October 21, 2025. To comply with statute, staff is recommending the Council complete its consideration of the Project on October 21, 2025.

RECOMMENDATION
That the City Council approve the Stage II Design located at 236 N. Central Ave, 201 W.

California Ave and 212 W. California Ave subject to staff's recommendations.

BACKGROUND
On December 6, 2022, Stage I Preliminary Design Review Case No. PDR 2212056 was presented to City Council and Council approved the Stage I motion subject to the following Council comments:

1. Include retail or commercial on the ground floor.

2. Provide additional open space and foliage in the plazas.

3. Public park should include playground equipment, fitness equipment, public bathrooms, more foliage and less concrete.

4. Provide additional height variations (especially on Central Avenue). It was suggested that taller buildings and reducing the building foot print width to allow for more open space.

5. Provide higher quality and more varied materials on the façade of the building.

On August 6, 2025, Alley Vacation Case No. 192V was presented to the Planning Commission. The Planning Commission recommended that the City Council approve the conditional vacation of a portion of Alley 239, as it is consistent with the goals and objectives of the City of Glendale's Comprehensive General Plan. A copy of the Planning Commission motion is included as Attachment 10. Alley Vacation Case No. 192V is scheduled for the City Council’s final review on October 21, 2025 following Council consideration of the Design Review application.

On September 11, 2025, this Project (Stage II Design Review Case No. PDR 2212056) was presented to the Design Review Board (DRB) for advisory review and comments. 10a3
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The DRB concurred with the City Council Stage I approval subject to the City Council comments provided on December 6, 2022 (Stage I Design Review) identified above; and provided additional, following comments:

1. That the Orange Street façade appears to the most sucessful in terms of architectural variety.

2. The Project should redesign each of its four corners with enhanced architectural components to create a signature gateway at each corner of the building.

3. Incorporate design elements of the Sears Tower façade along with Art Deco/Streamlined Moderne design language into the Project’s design at the corner of West California Avenue and North Central Avenue, creating a signature gateway that reflects the spirit of the former Sears Tower.

4. Additional retail or commercial space should be provided at the ground floor, supplemental to the provided 1,515 square-feet of floor area.

5. The Project should be redesigned with a connection with the potential public park.

6. Provide a designated drop-off zone for ride share, loading for new residents, and/or loading area for delivery packages within proximity of residential mailboxes.

7. The greenery at the Orange Street façade and on the sixth and eighth floor upper levels introduces natural elements and offers visual relief, particularly within the open spaces at these levels. The integration of greenery at the upper floors should be thoughtfully incorporated into the building’s overall design, especially along California Avenue.

8. That the paseo should incorporate connections with the connected streets (Orange Street and North Central) such as kiosks, game area (e.g. chess), and congregation areas to incentives outdoor activities (e.g. City sponsored concerts) to create opportunities that revitalize the DSP. The addition of a restaurant with an outdoor patio that adjoins the paseo to enhance activation and further revitalization goals.

9. The paseo should incorporate connections to the surrounding streets (Orange Street and North Central) through activating features such as retail kiosks, game areas (e.g., chess), and gathering spaces to encourage outdoor activities (e.g. concerts) and opportunities that help revitalize the DSP. The addition of a restaurant with an outdoor patio adjoining the paseo would further enhance activation.

10.Consider the addition of neighborhood market at the building’s ground floor to support residences and enhance symbiotic relationship with surrounding development.

11.Color for vinyl windows throughout the building should avoid the color white and match the color scheme shown in the elevations and rendered perspectives, such as silver, espresso, or brown. As a consideration, in lieu of vinyl material, a higher-quality and durable material, such as fiberglass, should be considered. 10a4
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A copy of the Design Review Board Record of Decision is included as Attachment 11.

On October 14, 2025, Density Bonus Housing Plan Case No. PDBP- 005412-2025 was approved by the Planning Hearing Officer to construct a new 8-story, 655,418 square- foot, mixed-use development consisting of 666 multi-family residential dwellings units (14% or 67 rental units reserved for very low and 1% or 5 rental units reserved for low- income), 16 live/work units, 1,515 square feet of retail/restaurant space at the ground floor, and a 930 parking space garage (one above grade and two levels subterranean) with two concessions/incentives and four waivers.

Two concessions/incentives granted:

1. To deviate from the proportionality requirements for inclusionary units with respect to the unit mix. Granted proportionality of the 72 inclusionary units include 37 studios and 35 one-bedroom units; where four studio units, 53 one- bedroom units, and 15 two-bedroom units was required.

2. To exceed the maximum floor area ratio (FAR) by 1.06. (4.07 FAR granted; 3.0 maximum by code)
Additionally, the applicant was granted four waivers, which include:

1. A reduction in the amount of publicly accessible open space (PAOS) by 2,754 square feet (13,397 square feet granted; 16,151 square feet was required).

2. A reduction in the required amount of contiguous PAOS (distribution of PAOS was granted across four locations: 4,806 square feet, 5,160 square feet, 2,118 square feet and 1,313 square feet; at minimum 13,728 square feet contiguous PAOS was required)

3. A reduction in the required amount of Residential Private Outdoor Space (19,700 square feet granted; 95,480 square feet was required)

4. Elimination of the required setback for portions of the building wall over 60 feet in height and adjacent to the paseo (zero setback granted; 20-foot setback for portions over 60 feet, or three times the 20-foot paseo width was required).

A copy of the Planning Hearing Officer’s decision letter is included as Attachment 13.

SITE DESCRIPTION
The Project site is currently developed with a 176,629 square-foot three-story retail building that was built for and operated as a Sears Department Store through March 2020. Since March 2020 the building has been temporarily occupied by seasonal businesses. The Project site is also developed with a 164,308 square-foot three-level parking structure and a small asphalt surface parking lot on North Central Avenue. The Project site includes a north-south alley that runs between the retail building and the parking structure. The Project site is almost entirely paved with minimal landscaping.

The adjacent public sidewalk contains some mature street trees along the Project Site boundary.
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Neighboring Zones and Uses
The General Plan and Zone designates the entire Project Site as Downtown Specific Plan (DSP). The General Plan encourages high density residential and mixed use development for areas within the DSP. The DSP is an urban design oriented plan, which includes objective design standards as well as land use regulations for property within the Downtown Specific Plan area. The DSP designates the entire Project Site as Downtown Specific Plan/Orange Central District (DSP/OC). The Orange Central District allows for a mix of residential, retail, and office uses, including mixed-use developments. Parcels north of the Project Site are designated Downtown Specific Plan/Transitional District (DSP/T), DSP/OC, and Downtown Specific Plan/Mid-Orange District (DSP/MO) and include mixed-use, residential, retail, and parking uses. DSP/T parcels located to the northwest across North Central Avenue and West California Avenue include a 6-story, mixed-use residential building. DSP/OC parcels located to the north across West California Avenue include a 6-story mixed-use residential building and a 5-story multi-family residential building. DSP/MO parcels located to the northeast across North Orange Street and West California Avenue include City of Glendale Public Parking Lot No. 6 and a 1-story retail building. The Glendale Metrolink Station is Zoning Existing Uses
North DSP – Orange Central
District
6-story, mixed-use residential building (Legendary) &
5-story, multi-family residential building (Lex on
Orange).

South DSP – Orange Central
District
1-story medical office building (Central Avenue) &
1-story multi-tenant commercial building (Orange St.)
East DSP – Mid-Orange
District
Orange Street, 4-story public parking structure,
City of Glendale Public Parking Lot No. 6 (surface
lot),
1-story counter service restaurant &
1-story retail building
West DSP – Transitional
District
1-story fast-food restaurant with drive-thru and
surface parking lot,
2-story multi-tenant commercial building &
6-story commercial office building and surface
parking lot.

Project
Site
DSP – Orange Central
District
Retail store (Sears), parking structure, and vehicle
repair garage (Sears Auto Center)
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located approximately 1.7 miles to the south and the nearest major roadways are North Central Avenue to the west and Brand Boulevard to the east. The Project Site is served by Metro Routes 92, 94, 180, 217, and 501, and Glendale Beeline Routes 1, 4, and 11.

ANALYSIS
Proposed Project
The Project features a mixed-use development consisting of 682 dwelling units (including 666 apartment units and 16 live/work units), 1,515 square feet of ground- floor retail/restaurant space, and a parking garage with 930 spaces (one level above grade and two subterranean levels). The buildings are eight stories tall, reaching a height of 95 feet based on the City’s zoning code which measures height from the lowest to the highest point of the building (GMC section 30.70.090 Definitions “H”).

However, the buildings are less than 85’ using the California Building Code (CBC) measurement of height, which is based on the vertical distance from the grade plane to the average height of the highest roof surface (CBC section 202). The Project is proposed as a Type IIIA construction which is limited to a maximum height of 85 feet above grade (CBC Table 504.3, Section 504.1). Measurement of height is relevant because AB 130 (Gov’t Code section 21080.66 that took effect earlier this year) requires developers to pay prevailing wages for projects over 85’ in height above grade.

The development includes amenities such as publicly accessible open space, outdoor decks for residents, common rooms, and more. As indicated, in the Summary section of this report, the Developer is obligated to either pay the required Development Impact Fees prior to issuance of a Certificate of Occupancy, or dedicate the equivalent value in land for recreation and parks purposes as part of the approval of a final tract map (Quimby Act), or can seek to donate the land and request a credit against DIFs owed.

These options are not required to be exercised at this time, however, the payment of DIFs is mandatory.

The units and associated amenities will be dispersed in two buildings that are connected by the ground-level parking area and second-floor common open space areas. Per GMC Section 30.36 and State Density Bonus law, the project will require 790 stalls for the retail space and residential uses combined and provides 930 parking spaces in one level above-grade and two levels of subterranean parking. Vehicular access is proposed from two new driveway entrances mid-block on California Avenue and the rear alley.

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 930 parking spaces in one level of above-ground parking and two levels of subterranean parking. For reference, the table below illustrates the minimum 10a7
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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 proposed from two new driveway entrances that are located mid-block on W. California Avenue and at the southerly portion of the site from the alley.

Unit Type Zoning Code
Standard
Required #
of Spaces
Density Bonus
Standard
Required # of
spaces
Live/Work 3 spaces/unit 48 N/A – must comply
with zoning 48
Studio 1 space/unit 38 1 space/unit 38
1-bedroom 1 space/unit 493 1 space/unit 493
2-bedroom 2 spaces/unit 270 1.5 spaces/unit 202.5
3-bedroom 2 spaces/unit 2 1.5 spaces/unit 1.5
Guest
Parking
1 space/10
units 69 Not required 0
Retail 5 spaces/1,000
SF 8 N/A – must comply
with zoning 8
Total Required 927 Total Required 790
Total Provided 930 Total Provided 930
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 Orange Central District standards and objective design standards applicable to the Project, as detailed below.

The Potential Public Park Site at 201 West California Avenue on the northwest corner of North Orange Avenue and West California Avenue was made available for purchase by the City of Glendale for development of a public park. The Developer also has the option of paying the fees, dedicating the land for parks and recreation purposes to the City pursuant to the Quimby Act as a condition of final approval of a final tract map, or seeking to dedicate the property and request a credit against the DIFs owed pursuant to GMC Chapter 4.10. If the City acquires this site, the public park would be developed in compliance with the City’s urban design standards, the GMC, General Plan, and Downtown Specific Plan. The design for the public park has not been developed by the City at this time. As a result, Stage II Design Review analyzes the final design of the proposed mixed-use building. 10a8
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SITE PLANNING – DSP Chapter 4.1 Urban Design
Overall Site Plan – The Project site is broken into two sites: a 3.7-acre Mixed-Use Building Site (236 North Central Avenue and 212 W. California Avenue) and a 0.87-acre Potential Public Park Site (201 West California Avenue). The Mixed-Use Building Site is located west of Central Avenue, south of California Avenue and east of Orange Street and is 3.7 acres, while Potential Public Park Site is 0.87 acre in area and is located on the north of California on the northwest corner of Orange Street. The Project’s scope of work on the Mixed-Use Site and designed features two separate buildings that are connected by the ground-level parking area and second-floor common open space areas. The ground floor features a combination of live/work units, 1- and 2-bedroom residential units, and a 1,515 square foot retail space as well as amenity areas (e.g., lobby, business lounge, etc.). The project complies with the building setback requirements of the DSP, which requires a minimum 18-foot setback from Central Avenue, a 16-foot setback from California Avenue, and a minimum 10-foot setback for the building along Orange Street. Required minimum setbacks for the DSP are measured on the ground floor from the face of the curb to the building frontage.

Complying with these setbacks will allow for parkway and sidewalk widening that will activate the pedestrian realm, another goal of the DSP. Vehicular access to the site is proposed from two new driveway entrances, located mid-block on California Avenue and at the southerly portion of the site along Orange Street. All publicly accessible open space is 100% open to the sky, oriented towards and accessed from public streets, and appropriately integrated within the Project’s site planning. At the ground floor, courtyard/plazas are incorporated into the site planning, with the building entries appropriately setback from the street. At the southerly portion of the site, a new public paseo has been designed that provides mid-block pedestrian access from Orange Street to Central Avenue.

4.1.2 Building Heights & Floor Area Ratios
DSP Standards
Orange Central District Project Design
Height (by right) 95 FT maximum
Height (w/ incentive) 245 FT maximum
95 FT
Density (by right) 3.0 FAR maximum
Density (w/ incentive) N/A – must comply with DSP
Standards

4.07 FAR
On October 14, 2025, the Planning Hearing Officer approved the Density Bonus application, and granted the developer’s requested concession to exceed the maximum floor area ratio (FAR) by an additional 1.07 (4.07 FAR proposed; 3.0 maximum) to reduce costs to the applicant for providing affordable units – which the additional FAR affords construction efficiencies and inherent reductions in costs by allowing the construction of a greater 10a9
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number of units. The additional units will result in actual and identifiable cost reductions because the additional units will take advantage of construction efficiencies when being built and will generate rental income to offset the cost of providing the units at an affordable rent. If the Project were to comply with the Zoning Code regulations associated with maximum building height/number of stories, the footprint of the new building would be significantly impacted and would subsequently affect the viability of the Project and the proposed development build-out.

4.1.3 Building Setbacks
The Project site features a Mixed-Use Commercial designation along Central Avenue, and a Mixed-Use Residential designation along California Avenue and the northerly portion of Orange Street. The Orange Street frontage south of California Avenue is undesignated. Projects in the DSP located along a Mixed- Use Commercial streets are required to have a minimum 18-foot setback from the curb face (5-ft. parkway, 10-ft. sidewalk, 3-ft. average building adjacent zone), projects located along Mixed-Use Residential streets are required to have a minimum 16-foot setback from the curb face (5-ft. parkway, 8-ft. sidewalk, 3-ft. average building adjacent zone), and projects located along an undesignated street are required to have a minimum 10-foot setback (4-ft. parkway, 6-ft. sidewalk). The Project complies with the required streetscape and setback standards on all three frontages.

4.1.4 Publicly Accessible Open Space (PAOS)
The Project provides publicly accessible open space (PAOS) within courtyard/plaza areas located at the northeast and northwest corners of the site, a mid-block pedestrian paseo located along the southerly portion of the site that features courtyard/plaza entries along the street frontages. The PAOS is 100% open to the sky, oriented towards and accessed from public streets, and integrated within the site planning for the Project.

The Project’s Density Bonus approval granted two waivers for reductions in development standards concerning PAOS:
oReduce required amount PAOS by 2,754 square feet (16,151 square feet required; 13,397 square feet provided).
oReduce required amount of contiguous PAOS (85% contiguous, or 13,728 square feet, PAOS required; PAOS is distributed across four locations:
4,806 square feet, 5,160 square feet, 2,118 square feet and 1,313 square feet).

For the Project to fully comply with PAOS standards granted to be waived (above), significant alterations to the building’s footprint would be necessary, reducing available floor area/dwelling units elsewhere in the building and thus 10a10
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negatively impacting the number of residential units, amenities, and other vital components of the development.

BUILDING DESIGN – DSP Chapter 4.2 Urban Design
Overall Building Design – As measured by the City’s Zoning Code, the proposed buildings are 95’ in height. The Project design incorporates the required height and façade modulations into the design, including at the street-level. Along each street frontage, the height modulations range from 12’-1” to 33’-9” at the upper floors. The design also incorporates step backs at the upper floors that range from 6’-5” to 48’-0”, as well as the major and minor façade modulations, and required building separations.

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, canopies, 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. The building design uses materials to differentiate between the different volumes, which combined with the façade modulations and building separations, gives the impression of multiple buildings on the

3.7-acre Project site.

4.2.2 Massing & Scale: Modulation of Height
The Project demonstrates compliance with the DSP’s requirements for roofline variation by incorporating height differences of 12'-1" to 33'-9" along its street- facing elevation. The varied rooflines break up the building’s massing and reduce its visual impact, contributing to a more articulated and dynamic silhouette. The design also features step-backs at the upper floors ranging from 6’-5” to 48’-0”.

These building step-backs at the upper levels allow for multiple roofline profiles and reduce the imposing appearance of the building’s mass over the public right- of-way.

Stage I feedback from the Council suggested the Project should be revised with a "taller and skinnier" design with varied heights and smaller building footprint leaving more room for plazas, courtyards, landscaping, or other open spaces.

Overall, modest revisions were included in the Stage II design. The building’s site planning remained unchanged, with no additional open space added, and the overall height of the building was slightly increased. Specifically, the corner tower element at the intersection of North Central Avenue and California Avenue was extended by approximately 9 feet, 8 inches (from 85’-4” to 95’-0”). Additionally, the parapets facing North Central Avenue were raised by approximately 4 feet, 8 inches (from 85’-4” to 90’-0”). The Project's overall site planning remains unchanged in terms of building footprint and open space area. 10a11
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4.2.3 Massing & Scale: Façade Modulation
The Project has incorporated the major and minor façade modulation standards outlined in this section into the overall building design along the three street frontages, as well as the frontage along the southerly property line oriented towards the proposed pedestrian paseo. 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 Project demonstrates compliance with the DSP’s requirements of building separations, which building façade lengths range from 65’-2” along Orange Street to 166’-0” along the paseo, with the exception of the southerly façade along Central Avenue that has a length of 200 feet. The Project provides six building separations that terminate at the second floor and range from 23 feet to 80 feet along all three street frontages and the paseo. The building separation along the southerly façade along Central Avenue is 80 feet, where 40 feet is the minimum required for a building façade that exceeds 200 feet. These separations are appropriate and meet the DSP standards. For developments such as this that occupy large blocks, these building separations are key to reducing the scale, and provide opportunities for open space, as well as allow for visual relief by creating the appearance of two or more distinct buildings.

4.2.6 Massing & Scale: Landmark Architectural Features
The DSP identifies landmark architectural features, including entry locations, terminated vistas, civic promenades and paseos. The southerly portion of the Project site is identified in the DSP as a paseo landmark architectural feature.

The Project proposes a paseo at this location, which is consistent with the architectural features outlined in the DSP. Paseos provide an opportunity to create pedestrian-scaled walkways that are intimate, and that enhance the image of the Downtown. Although it is not identified in the DSP, the drawings identify the northeast corner of the development along Orange Street and California Avenue to be a landmark entry corner architectural feature that includes a landscaped plaza/courtyard area with seating.

4.2.7 Architectural Elements
The Project incorporates a number of architectural elements and design features that articulate the building façades, including quality and varied building materials, texture, offset building massing, recessed entries, windows and awnings. These features create a design that is unique and identifiable, while recognizing the priorities of the DSP to enhance ground level architectural elements to be human-scaled and to promote pedestrian activity. The Project 10a12
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features ground level parking that is wrapped by habitable spaces consistent with the DSP requirements. The ground floor of Project features recreational rooms (e.g., fitness center, business lounge, game room, etc.), live/work units, a 1,515 square-foot commercial unit, and 1- and 2-bedroom residential units.

Overall, the street-level façades are incorporated into the overall building design while also addressing the public sidewalk by providing differentiation in the base of the building. At the ground level, the design also features open space and streetscape improvements along the three frontages and the proposed paseo that improve the pedestrian environment. The base and top of windows are differentiated in the building design, and at the ground floor the large expanses of glass subdivided into smaller units. The ground level floors are visually separated from the floors above through the use of building materials, awnings, canopies, and by recessing the ground-floor from the floors above. In addition to widening the sidewalks to comply with the building setback requirements and providing parkway improvements, at the ground floor the project features landscaped plazas/courtyards, pockets of landscaping providing a buffer for the ground floor residential units, and a landscaped paseo.

4.2.8 Architectural Elements: Materials
The Project features a combination of traditional and modern materials and finishes including metal panels, Trespa laminate-clad panels, Hardie Plank fiber cement siding, plaster finishes, thin brick, and cast-in-place concrete. 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.

Combined with the façade modulations and building separations, the application of the materials gives the impression of multiple buildings on the 3.7-acre site.

Stage I feedback from the City Council suggested the Project should provide higher quality and more varied materials on the façade of the building. The use of white colored plaster has been reduced in various areas along the facades by incorporating dark gray plaster and beige cementitious fiberboard siding (Hardie Plank) on select volumes along Orange Street, California Avenue, and Central Street. According to the applicant, these changes have resulted in a 59% reduction of white façades on the west elevation (Central Avenue) and a 31% reduction on the east elevation (Orange Street).

4.2.9 Architectural Elements: Storefronts
Storefronts have been incorporated into the design of each building at the ground floor frontages where the amenity rooms (e.g., business lounge, lobby, etc.) and the live/work units are located. As required by the DSP, the ground floor storefronts are provided on at least half of the façades, will have at least 75% 10a13
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transparency, and will feature canopies and marquees on at least 50% of the entire façade. The design of the ground floor storefronts appropriately establishes the base of each building, with the storefronts and building entrances recessed from the building façades which creates depth and contrast.

Stage I feedback from the City Council suggested the Project should include retail or commercial on the ground floor. The ground level plan had been revised to include a 1,515 square foot commercial space fronting California Avenue to address this comment. To accommodate, the ground level unit composition for Stage II was altered with a decrease in live/work and two bedroom units, and an increase of one bedroom units, as follows:

Stage II Unit Changes at the Ground Level
Stage I Stage II (Change)
Live/Work 17 16 -1
One Bed 8 10 +2
Two Bed 5 3 -2
Three Bed 0 0 0
Retail 0 1 +1
subtotals 30 30 0
After revision to include retail space, the Project’s total residential unit count remained at 666 residential units and 18 live/work units.

4.2.10 Architectural Elements: Building Lobbies & Entries The Project features four ground floor residential lobby entrances that are accessed from the corner plazas/courtyards that are significantly setback from their street frontages while maintaining visibility and connectivity to the public realm. The building along Orange Street has a main entry plaza/courtyard at the northeast corner of California Avenue and Orange Street, and a secondary lobby area accessed from the southeast corner along the paseo. The building along Central Avenue has a main entry plaza/courtyard that is located along the northwest corner of California Avenue and Central Avenue and a separate lobby area accessed from the southwest corner along the paseo. The proposed residential lobby entries comply with the standards specified in the DSP because they are integrated into the overall building designs through the use of materials, feature canopy designs and glazing that create distinct and identifiable entry 10a13
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points, and paving materials are incorporated to differentiate the entrance path for pedestrians.

4.2.11 Architectural Elements: Stoops & Ground Level Residential Entries The live/work and commercial units are designed with large aluminum store front windows and door with a minimum 18-inch planter in front of each live/work unit parallel with the sidewalk creating activation, opportunities for engagement with the public realm. Residential dwellings are designed with direct access paths to allow for the greatest amount of landscaping facing the public realm.

4.2.12 Architectural Elements: Corners
These standards 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 the roofline height modulation standard into the design, so these requirements are not applicable to the proposal.

4.2.13 Architectural Elements: Canopies
The DSP requires a minimum of 50% of the street elevations including canopies or marquees. The design incorporates architectural marquees/canopies at the ground floor of all three street-facing facades that complement the overall building aesthetic and material palette. At the street elevations, at least half of the ground floor façades include these canopies, as required. The building’s ground level includes a combination of recessed building entrances and entryways covered by metal canopies at each street and paseo facing building façades.

To further enhance the Project’s aesthetic, additional metal cladded canopies were added above two live/work units facing Orange Street and concrete awnings above ground level windows were added to foster a distinct and identifiable aesthetic that complements the overall building design.

4.2.14 Architectural Elements: Balconies
The Project includes a variety of roof decks, as well as projecting and recessed balconies, for certain residential units—particularly those facing public streets— where balconies have been integrated into the building’s elevation. However, many interior-facing units do not include private patios or balconies, largely due to site constraints and design considerations.

The DSP objective design standards require a minimum of 140 square feet of private outdoor space per residential and/or live-work unit. With a total of 666 residential units and 16 live-work units, the Project is required to provide 95,480 square feet of private outdoor space. However, through its Density Bonus 10a15
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application, the Project was granted a waiver allowing a reduction in development standards. As a result, approximately 19,700 square feet of private outdoor space will be provided—a reduction of 75,780 square feet—distributed across 394 units in the form of ground-level private patios and balconies.

Overall, the balcony materials include glass railings and vertical metal railings that are compatible with the overall building designs. The proposed balconies are not repetitive or identical, but instead, create a dynamic and visually interesting façade within the well-articulated building elevations.

4.2.15 Architectural Elements: Fenestration
The Project incorporates a variety of window sizes across different façades, creating visual complexity and enhancing façade modulation as well as the overall building scale. The fenestration design also articulates the building’s base, middle, and top, establishing a clear architectural hierarchy. Large expanses of glazing are intentionally avoided, with differentiation at the base and top of the residential unit windows to add visual interest.

While a window schedule has not been provided within architectural drawings, the applicant has indicated a combination of aluminum storefront windows at the ground level and vinyl windows will be provided throughout the building. Staff recommends that the windows match the aesthetic shown in the elevations and renderings, such as silver, espresso, or brown. As a consideration, in lieu of vinyl material, a higher-quality and durable material, such as fiberglass, should be considered.

4.2.16 Architectural Elements: Fences, Walls and Gates
The drawings do not identify any ground-floor fences, walls, or gates. Second- floor security glass fencing is provided at the top of the staircase leading to the courtyard at the corner of West California Avenue and Orange Street. Glass fencing integrates well with the Project’s modern design and offers high level of transparency required by the DSP objective design standards.

4.2.17 Architectural Elements: Planters
Landscaping is provided at the ground, second and top floor levels with a variety of California-friendly trees, such as Crape Myrtle, California Sycamore, Mesa Oak, Western Rosebud and Italian Cypress, and a variety of low to moderate water shrubs, such as Foxtail Agave, Dwarf Olive, Jerusalem Sage, Rosemary, Cleveland Sage and manzanita.

The quantified amount of landscaping (foliage) on Landscape Plan sheet L0.60 for Stage I and Stage II remain unchanged (28% landscaping proposed; 25% landscaping minimum required). While the Stage II design does not include 10a16
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additional open space areas, the Project’s revisions include enhanced seating at the plazas with concrete benches with wooden tops, wooden benches, and fitness equipment.

4.2.20 Architectural Elements: Garage Entries
The Project features 930 parking spaces in one level above-ground parking and two levels of subterranean parking for residential and commercial units.

Vehicular access is proposed from two new driveway entrances that are located mid-block on West California Avenue and at the rear via Alley 239.

Each garage entry design includes an access control arm with automatic vehicle identification and a roll-up lattice metal gate to be used during late evening hours.

Both the access control arm and the metal lattice roll-up gate will be set back from the face of the building to avoid conflicts with pedestrians, the streetscape, and the building design.

4.2.21 Architectural Elements: Utilities
The electrical, transformer and pump rooms are proposed within the main body of the building fronting California Street incorporated into the building to provide the visual appearance of a storefront. The Project’s utility room design complies with the DSP objective design standards for screening.

4.2.22 Architectural Elements: Lighting
Lighting at the ground, podium and upper floor level decks are directed onto driveways, walkways and parking areas within the development and away from adjacent properties. Lighting Plans LD 1.01, LD 1.02 and LD 1.03 identify bollard lights within planters, tree up lights, recessed wall luminaire, LED strip lighting applied at-grade stairs risers, wall mounted down lighting at various locations of the building pointed at walkways. The proposed lighting includes a diversity of lighting that complements and accents the overall design.

4.2.23 Architectural Elements: Signage
This section of the DSP outlines standards related to signage to enhance the pedestrian experiences along commercial streetscapes. Additionally, signs are regulated by the Zoning Code, and all signage will be required to comply with Chapter 30.33 of the Glendale Municipal Code. Due to the multi-family nature of the proposal, a sign program is not required for the Project.

THE PEDESTRIAN REALM – DSP Chapter 4.3 Urban Design
The treatment of sidewalks, setbacks, and building facades varies depending on the street’s use, function, and scale. Downtown’s character and pedestrian comfort are 10a17
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shaped by street proportions, building frontages, setbacks, parkways, and the streets themselves, which together create a sense of enclosure and clear pedestrian zones. To improve and manage streetscapes and pedestrian comfort, the DSP defines different street typologies and specific requirements for each of the following types, such as Primary Streets, Mixed-Use Commercial Streets, Mixed-Use Residential Streets, Entertainment Streets and Residential Streets.

The Project site has frontage on three streets: Central Avenue, California Avenue and Orange Avenue. Central Avenue is designated as a “Mixed Use Commercial Street”, California Avenue is designated as a “Mixed-Use Residential Street”, and Orange Avenue between California Avenue and Wilson Avenue is undesignated. While there are no detailed design standards in the DSP for undesignated streets, a minimum 4-foot wide parkway and 6-foot wide sidewalk is required to be provided; the Project complies with this standard.

4.3.2 Mixed-Use Commercial Street
Central Avenue is identified as a Mixed-Use Commercial Street and features wide roadway widths and higher traffic volumes carrying transit vehicles with two travel lanes in each direction. The pedestrian realm design complies with the DSP’s objective design standards because the Project provides:
A five foot wide parkway measured from the face of the curb, planted with 36” box Platanus X acerifolia (Lond Plane) trees, along with a variety of California-friendly shrubs. Every 20 feet, there is a four-foot-wide paved area to allow for unloading from vehicles.
A ten foot wide sidewalk unobstructed of urban amenities such as seating, trash receptacles and signage.
A three foot wide building adjacent zone designed with a balance of landscaped planters with a variety of California-friendly shrubs and opportunity for outdoor seating.

4.3.3 Mixed-Use Residential Street
California Avenue and the portion of Orange Street that is north of California Avenue are classified as Mixed-Use Residential Streets and feature a narrower street width and public right-of-way and are secondary elevations of newer developments fronting Central Avenue, and shall maintain a pedestrian experience for the existing projects. The pedestrian realm design complies with the DSP’s objective design standards because the Project provides:
A five foot wide parkway measured from the face of the curb, planted with 36” or 48” box Podocarpus gracilior (Yew Pine) trees, along with a variety of 10a18
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California-friendly shrubs. Every 20 feet, there is a four-foot-wide paved area to allow for unloading from vehicles.
A eight foot wide sidewalk unobstructed of urban amenities such as seating, trash receptacles and signage.
A three foot wide building adjacent zone designed with a balance of landscaped planters with a variety of California-friendly shrubs and outdoor seating for the 1,515 square foot commercial tenant space.

OPEN SPACE – DSP Chapter 5

5.3.1, 5.3.2 and 5.3.3 Open Space Requirements
For all developments with a 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).

Moreover, building walls located directly adjacent to a paseo may not exceed three times the width of the paseo in height. Any portion of the building above this height must be set back a minimum of 20 feet. Since the proposed paseo is 20 feet wide, the building must be set back 20 feet at any portion above 60 feet in height.

The Planning Hearing Officer approved the Project’s density bonus application with four waivers concerning open space. Below is a summary of the DSP requirements and Project design proposal. A copy of the Planning Hearing Officer’s decision letter is included as Attachment 13.

DSP Standards Project Design Compliance
Open Space for project
> 3.0 FAR
20% x 161,172 SF =
32,234 SF min. 52,008 SF Yes
Publicly Accessible
Open Space
(50% of required open
space)
50% x 32,234 SF =
16,117 SF min. 13,397 SF
Density
Bonus
Waiver
Granted
Publicly Accessible
Open Space (85%
minimum contiguous)
85% x 16,117 SF =
13,699 SF min.

Dispersed: 4,806
SF, 5,160SF, 2,118
SF and 1,313 SF
Density
Bonus
Waiver
Granted
Portions of Building
Walls Adjacent to
20-foot setback
required for portions
over 60
Zero Setback Density
Bonus
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Paseo Set Back 20
Feet Minimum
feet, or three times
the 20-foot paseo
width
Waiver
Granted
Residential Open
Space
(140 SF per
residential unit)
140 x 682 units =
95,480 SF min. 19,700 SF
Density
Bonus
Waiver
Granted

5.4.1 Publicly Accessible Open Space (PAOS) - Courtyards & Plazas By DSP objective standards, each plaza requires a minimum 1,200 SF in area.

The Project’s includes a 2,118 SF and 1,313 SF courtyard/plaza at the corners of California Avenue/Orange Street and Central Avenue/California Avenue, respectively. The plazas comply with the DSP requirements that include:
Open to the sky;
Fully accessible on one or two sides;
Located at the sidewalk level;
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.

5.4.2 Paseos
Along the southern portion of the site, the Project is designed with an approximately 9,966-square-foot paseo connecting Orange Street with Central Avenue. The paseo is bisected into two distinct areas (4,806 square feet and 5,160 square feet) by the garage entrance accessed via the alley. The paseo complies with the minimum 20-foot width required in the DSP, as well as the accessibility and material requirements. The intimate scale of paseos provides pedestrians with safety from vehicular traffic/noise on the street. The landscape plans include landscaping, concrete walkways, and amenities that include outdoor seating, storefront/stoops for the ground floor apartment and live/work units fronting the paseo. The Project will comply with the DSP requirements that includes:
Open to the sky;
A width of 20 feet to 30 feet;
Connects to a public street to another public street or alley; Located at the same elevation as the adjacent sidewalk; A special feature such as public art, a water feature, or specimen tree; Storefronts, stoops, or unit entries lining the edges; Façades with human-scaled materials;
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Large canopy trees;
Landscaping primarily at grade;
Pedestrian-Scaled lighting, signage and wayfinding;
Street furnishings: seating, waste receptacles, etc.;
Restricted vehicle access.

5.5 Residential Development Open Space.

The DSP objective design standards require a minimum of 140 square feet of private outdoor space per residential and/or live-work unit. With a total of 666 residential units and 16 live-work units, the Project is required to provide 95,480 square feet of private outdoor space. However, through its Density Bonus application, the Project was granted a waiver allowing a reduction of 75,780 square feet of the required residential private open space. As a result, the Project will provide a reduced total of 19,700 square feet of private outdoor space, distributed across 394 units in the form of ground-level private patios and balconies.

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.

MOBILITY – DSP Chapter 6 Mobility
The DSP designates North Central Avenue at this location as a Vehicular Priority Street, with primary emphasis on moving automobile traffic to regional freeway networks and other communities, and also as a Bicycle Priority Street. There is an existing bike lane along this stretch of North Central Avenue per the Bicycle Transportation Plan adopted by City Council in 2012. There is also an existing Glendale Beeline Bus Stop located on Central, north of the Project site. California Avenue is designated as a Pedestrian Priority Street in the DSP, with primary emphasis on creating excellent conditions for pedestrians including wide sidewalks, 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 California Avenue that are also desirable on residential streets. Consistent with this designation, the building’s pedestrian entrances are located along California Avenue at the building corners, and oriented towards the street. Orange Street is designated as a Primary Bicycle Street in the DSP; Primary Bicycle Streets are key streets in the City’s bicycle network, as 10a21
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adopted in the 2012 Bicycle Transportation Plan. Bicycle Streets do not require the elimination of auto or parking lanes to create a bicycle lane and are typically designated because of their topography and minimal auto/transit conflicts. 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 Project is utilizing the “Community Benefit for Certain Uses” incentive, as permitted by Section 7.2 of the Downtown Specific Plan (DSP) for Density Bonus projects, which defines the baseline residential density as 100 dwelling units per acre. For the purposes of calculating baseline density, the project site’s total underlying fee title area—which extends to the centerlines of Central Avenue, California Avenue, and Orange Street— was used. This results in a total site area of 4.75 acres (207,028.58 square feet).

Including the future vacated alley and the underlying fee title, the project site totals 4.75 acres, establishing a base density of 475 dwelling units.

The Project provides 67 affordable rental units reserved for very-low income households (14 percent of the base density of 475 = 66.5 rounded up to 67) and 5 affordable units reserved for low-income households (1 percent of the base density of 475 = 4.75 rounded up to 5). By providing 67 very-low income units, the Project is entitled to a forty six and a quarter percent (46.25%) density bonus and can construct a total of 695 units (475 x 1.4625 = 694.68 (rounded up to 695).

SUMMARY COMMENTS & RECOMMENDATION
Design Review Board Advisory Comment & Recommendations
Design Review Board concurred with the City Council Stage I approval subject to the City Council comments provided on December 6, 2022 (Stage I Design Review); and provided additional, following comments:

1. That the Orange Street façade appears to the most sucessful in terms of architectural variety.

2. The Project should redesign each of its four corners with enhanced architectural components to create a signature gateway at each corner of the building.

4. Additional retail or commercial space should be provided at the ground floor, supplemental to the provided 1,515 square-feet of floor area. 10a22
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5. The Project should be redesigned with a connection with the potential public park.

6. Provide a designated drop-off zone for ride share, loading for new residents, and/or loading area for delivery packages within proximity of residential mailboxes.

10.Consider the addition of neighborhood market at the building’s ground floor to support residences and enhance symbiotic relationship with surrounding development.

Based on the above analysis, staff recommends Approval with Conditions for the mixed- use building. This determination is based on the implementation of the following recommended conditions:

1. Color for vinyl windows throughout the building should avoid the color white and match the color scheme shown in the elevations and rendered perspectives, such as silver, espresso, or brown. As a consideration, in lieu of vinyl material, a higher-quality and durable material, such as fiberglass, should be considered.

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 10a23
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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.

Total Project Capacity (Mixed Used Building Site + Potential Public Park Site) The Mixed Use Building Site includes four parcels (APNs: 5642-015-045, 5642-015-056, 5642-015-057, and 5642-015-058), all of four which are listed in the Housing Element Sites Inventory with a cumulative unit capacity assumption of 443 lower income, 29 moderate income and 29 above moderate income units (502 total capacity).

The Potential Public Park Site includes three parcels (APNs 5643-020-038, 5643-020- 039, and 5643-020-040), two of which are listed in the Housing Element Sites Inventory with cumulative unit capacity assumption of zero lower income, 46 moderate income and 46 above moderate income units (92 total capacity).

The Project provides a total of 72 lower income (67 very low and 5 low-income) and 610 above moderate units. The overall Project results in a net decrease in lower income and moderate-income unit capacity and a net increase in above moderate-income and total unit capacity. There is a net decrease of 371 lower income units and 75 moderate income units and a net increase of 535 above moderate-income units. The Project also results in a net increase of 89 total units.

Table 1.5: Remaining Sites Inventory Capacity for the Project Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Capacity
Total
Capacity
Total Proposed
Project
Capacity
72 - 610 682
Total Assumed
Sites Inventory
Capacity
443 75 75 593
Project Site
Capacity
Surplus
(+)/Deficit (-)
-371 -75 +535 +89
Citywide
Capacity
Surplus
(+)/Deficit (-)
-130 +26 +2,357 +2,226
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As shown in Table 1.5, the Project results in net decreases to both the lower income and moderate-income categories. 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 additional, adequate, and available sites” to accommodate the remaining RHNA for each income category.

As such, if the City approves the Project, the City will be required to identify – within 180 days - sufficient additional, adequate, and available sites with an equal or greater residential density and additional adequate sites to accommodate the City’s share of RHNA by income level Preliminarily, it is staff’s assessment that identification of additional sites with sufficient capacity for affected income categories can be achieved under existing zoning, including the property at 611 N. Brand which was not designated in the Housing Element as a housing site but now proposes housing to include 129 units for Lower Income/Very Low Income Households.

Pursuant to Government Code Section 65863(c)(2), a city is not authorized to disapprove a housing development project on the basis that the project results in fewer units by income category than identified in the jurisdiction's housing element.

STAKEHOLDERS/OUTREACH
Prior to the State of California’s budget trailer bills AB 130 and SB131 (dated June 30, 2025) that established a new statutory CEQA exemption for qualifying infill housing projects, the City issued a Notice of Preparation of the Draft Environmental Impact Report (DEIR) for the Proposed Project on February 11, 2025. The Project DEIR was circulated for public review and comment from February 11, 2025, through March 12, 202, for a 30-day period to reach out to the following stakeholders:

Outreach was undertaken to residents and parties and/or individuals that expressed interest
On July 11, 2025, the applicant requested a CEQA statutory exemption for in-fill housing projects (Public Resources Code (“PRC”) § 21080.66) now authorized by Assembly Bill 130 with findings on how the Project satisfies the standards/criteria of the exemption (Attachment 5).

Staff provided California Native American tribes that are traditionally and culturally affiliated with the Project site with notice of invitation to consult on the Project’s potential effect on cultural resources within 14 days. A total of two responses were received from the invited California Native American tribes. One tribe declined consultation, and the other completed consultation and provided its tribal mitigation measures (Attachment 3).

FISCAL IMPACT
There is no fiscal impact associated with this report.
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ENVIRONMENTAL REVIEW (CEQA/NEPA)
On June 30, 2025, budget trailer bills AB 130 and SB 131 were signed and took effect immediately. AB 130 added Public Resources Code Section 21080.66 creating a new statutory CEQA exemption for certain qualifying infill housing project that meet following criteria:
Project site is no more than 20 acres.
Project site is within the boundaries of an incorporated municipality, or "urban area" as defined by the U.S. Census Bureau.
Project site was previously developed with "urban uses" or is substantially surrounded by sites developed with urban uses.
Project is consistent with local zoning standards, applicable general plan standards and any applicable local coastal program, subject to deviations allowed by the State Density Bonus Law.
Project must be at least half the density deemed appropriate to accommodate lower-income households in the State Housing Element Law, as set forth in Gov.

Code section 65583.2(c)(3)(B)
Project will not require demolition of a historic structure that was placed on a historic register before the project's preliminary application was submitted. For projects submitted after Jan. 1, 2025, no portion of the project will be used as a hotel, motel, or bed and breakfast.
All project sites must satisfy SB 35's site eligibility criteria (farmland, wetlands and conservation/species habitat areas are excluded, and coastal sites, fire hazard zones, hazardous waste sites, earthquake fault zones and flood areas are subject to specified restrictions).

Staff has reviewed the Project and has determined that it meets the criteria and is statutorily exempt from CEQA review per Public Resources Code Section 21080.66.

CAMPAIGN DISCLOSURE
In accordance with the City Campaign Finance Ordinance No. 5744, Attachment 7 is attached and contains 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 or more in the company proposed for contract in this Agenda Item.
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ALTERNATIVES TO STAFF RECOMMENDATION

1. The City Council may elect to approve Stage II Design Review Application (Design Review Case No. 2212056) with conditions

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:

Dennis Joe, Principal Planner
Approved by:

Roubik R. Golanian, P.E., City Manager

EXHIBITS/ATTACHMENTS

1. Location Map

2. Photographs

3. Tribal Mitigation Measures - Gabrieleño Band of Mission Indians – Kizh Nation dated July 28, 2025

4. Departmental Comments

5. CEQA Exemption Pursuant to Public Resources Code Section 21080.66

6. Campaign Finance Disclosure

7. Stage I Preliminary Design Review City Council Packet, December 6, 2022:
https://glendaleca.primegov.com/Portal/Meeting?meetingTemplateId=34110

8. Stage I Preliminary Design Review City Council Motion, December 6, 2022

9. Planning Commission Motion - Alley Vacation Case No. 192V

10. Stage II (Advisory) Design Review Board Record of Decision.

11. Stage II (Advisory) Design Review Board Packet, September 11, 2025:
https://glendaleca.primegov.com/Portal/Meeting?meetingTemplateId=39947

12. Planning Hearing Officer’s decision letter – Density Bonus Housing Plan Case No.

PDBP- 005412-2025

13. Density Bonus Housing Plan

14. Stage II Design Review Architectural Drawings

Glendale City CouncilJanuary 27, 2026

Glendale City Council
January 27, 2026