CITY OF GLENDALE, CALIFORNIA
REPORT TO THE CITY COUNCIL
AGENDA ITEM
Public Hearing Re: Amendments to Title 30 of the Glendale Municipal Code, 1995 (Zoning Code), to update existing development standards and provide new objective design standards for multi-family and residential mixed use development in residential and commercial zones (Zoning Code Amendment Case Nos. PZC-0007-2023 and PZC- 0008-2023).
1. Introduction of Ordinance Amending Title 30 to Update Multi-Family Residential Development Standards and Provide New Objective Design Standards for Multi- family and Residential Mixed-Use Projects in Residential and Commercial Districts
COUNCIL ACTION
Item Type: Public Hearing
Approved for May 12, 2026 calendar
EXECUTIVE SUMMARY
This report details the introduction of an Ordinance proposing a new chapter to Title 30 of the Glendale Municipal Code (GMC) – Chapter 30.17 for Objective Design Standards (ODS), and amending Chapter 30.11 (Residential Districts) related to multi-family development standards, Chapter 30.12 Commercial Districts (C1, C2, C3, CR and CH) regarding multi-family and residential mixed-use development standards in commercial zones, as well as related amendments to Chapter 30.31 “Landscaping”, Chapter 30.47 “Design Review”, and Chapter 30.70 “Definitions”.
The Zoning Code amendments update the existing residential development standards and establish a clear set of objective architectural and design requirements for new multi-family and residential mixed-use developments. The amendments address Housing Element program requirements, as well as recent State legislation mandating the adoption of objective design standards and a streamlined review process for qualifying housing projects.
These amendments were presented to the Planning Commission for review on April 15, 2026. The Commission’s comments and recommendation of adoption of said amendments are included for City Council’s consideration. 211a
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RECOMMENDATION
That the City Council review, introduce and subsequently adopt the ordinance amending Title 30 of the Glendale Municipal Code, 1995, updating the residential development standards in multi-family and commercial zones and establishing ODS for new multi- family and residential mixed-use buildings in said zones, and that the City Council also adopt related code amendments, following a public hearing.
BACKGROUND AND ANALYSIS
The proposed Zoning Code amendments are the result of a multi-year effort and are intended to streamline development of housing units, increase certainty in the review process, and ensure livability and design compatibility throughout the City. These updates were prompted by feedback that existing multi-family standards often restrict a project’s ability to achieve maximum density. In response, the City Council directed staff to review and revise key development standards, including minimum interior setbacks that produce tiered “wedding cake” massing, the two-story height limit for sites less than 90 feet wide, and common open space requirements that reduce buildable area and often result in underutilized “pocket” spaces. The updates were also necessary to remove the requirement that residential and mixed-use projects in commercial zones follow the traditional multi-family neighborhood R-1250 standards, which had frequently required multiple variances and, in practice, discouraged such development along commercial corridors.
Furthermore, recent State legislation introduced new requirements intended to increase housing supply, improve affordability, and reduce barriers to housing production. Several key laws, including Senate Bill (SB) 35, SB 167, SB 330, and Assembly Bill (AB) 130 require that housing development projects be reviewed using objective design standards rather than subjective design guidelines:
• SB 35, “Streamlined Affordable Housing”, requires approval of qualified housing projects based on objective regulatory standards;
• SB 167, “Housing Accountability Act”, strengthens provisions that prohibit local governments from denying projects, reducing their density, or making them infeasible if they comply with objective design standards; • SB 330, “Housing Crisis Act of 2019”, prohibits jurisdictions from imposing or enforcing new design standards established on or after January 1, 2020, unless those standards are objective; and
AB 130, created a statutory exemption from CEQA for qualifying urban infill housing projects, reducing the ability of opponents to delay development through litigation; accelerated project timelines by limiting the ability of local agencies to impose restrictive, non-objective standards on new residential developments.
Under State law, objective design standards are defined as standards that do not involve personal or subjective judgment and can be uniformly verified using clear and measurable 311a
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criteria available to both applicants and decision-makers prior to project submittal (CA Gov’t Code, Sections 65913.4(a)(5) & 66300(a)(7)). In contrast, subjective design guidelines, such as the City’s existing Comprehensive Design Guidelines, require interpretation in their application and can result in longer, less predictable review processes, which is why State law now restricts their use for qualifying housing projects.
The preparation of ODS is also mandated in Glendale’s 2021-2029 Housing Element (HE) as part of a broader effort to reduce constraints on housing development and ensure compliance with State law:
Programs 9B(H) – Multifamily and Mixed-Use Development and Permitting Standards and 9B(I) – Objective Design Standards require updates to development standards and the adoption of objective design standards to streamline housing production.
Program 3E – Mixed-Use Standards on Transportation Corridors directs the review and modification of development standards for residential and mixed-use projects in commercial districts to better encourage mixed-use development along commercial corridors and reduce regulatory barriers.
At this point, the proposed ODS are a critical tool for responding to evolving State housing laws that increasingly limit local discretionary review, providing the City a way to uphold high-quality design while ensuring that new multi-family housing and mixed-use development align with Glendale’s community vision and comply with State requirements.
Given the urgency and scope of recent state legislation regarding high-density residential development, specifically SB 79, the “Abundant and Affordable Homes Near Transit Act”, it is critical that the City adopt the ODS prior to SB 79’s July 1st effective date, consistent with Council direction provided during the SB 79 update on March 3, 2026. While trailer and clean-up bills have been proposed, there has been no confirmation to date that SB 79 will be delayed or amended before taking effect on July 1st.
OUTLINED CODE AMENDMENTS
The 90-page Ordinance and proposed code amendments are summarized in Attachment 1, which also features diagrams and graphics illustrating the new standards. For clarity, the following staff report organizes the amendments into four primary areas:
Residential Zones (GMC Chapter 30.11): Updates to multi-family residential development standards.
Commercial Zones (GMC Chapter 30.12): Updates to residential and mixed-use development standards.
Objective Design Standards (GMC Chapter 30.17): Introduction of a new chapter establishing clear, measurable, and enforceable design standards. Miscellaneous Amendments: Related updates to landscaping (GMC 30.31), design review (GMC 30.47), and definitions (GMC 30.70). 411a
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UPDATES TO RESIDENTIAL DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES (GMC CHAPTER 30.11)
Amendments focus on multi-family residential zones (R-3050, R-2250, R-1650, R-1250) and are designed to support higher-density, more efficient development while simplifying the review process (See Draft Ordinance, pages 2-20 and Attachment 1 – Summary of Ordinance, pages 1-5).
Key changes to the General Development Standards in GMC 30.11.030 and Table
30.11-B include:
Density and FAR: No changes to existing maximum density or floor area ratio limits.
Lot Coverage: Increased from 50% to 60% in R-1650 and R-1250; R-3050 and R- 2250 remains at 50% to protect single-family adjacency.
Setbacks: Uniform setbacks across all stories are proposed to replace tiered “wedding cake” requirements. Front setbacks standardized at 20 feet minimum and 23 feet average; interior setbacks simplified to either 5-foot minimum/8-foot average or 6- foot minimum with façade modulation. Increased stepbacks are proposed for projects adjacent to single-family zones. The Planning Commission recommended allowing balconies to project a maximum of 12 inches into interior setbacks.
Height: Up to three stories/36 feet on all lots, eliminating the two-story restriction for narrower lots. Upper-story step-backs requirements next to single-family zones remain, and projects seeking additional Density Bonus height must also step back upper floors.
Landscaping: Minimum landscaped area adjusted slightly from 30% to 25% for R- 3050 and from 25% to 20% for all other multi-family zones. Additional requirements for common open space and street front landscaping are addressed in Section 30.17 ODS.
Additional Amendments to Residential District Standards GMC 30.11.050.B and C - Open Space: Private open space increased from 40 square feet (SF) to 50 SF per unit. Projects with seven or fewer units may waive common open space if a minimum of 200 SF per unit of private open space is provided. “Common Outdoor Space” has been replaced with “Common Open Space Amenity (COSA) Areas,” which allocate common open space based on lot area rather than unit count, allowing flexibility in location (at-grade, with 50% allowed at rooftop for larger projects) and simplifying compliance while promoting maximum density. The new ODS provide additional regulations for COSA areas.
GMC 30.11.050(L) - Height Standards for Sloped Lots: New height definitions and standards ensure buildings follow natural topography, reducing the need for variances and streamlining approval for projects on sloped sites. 511a
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UPDATES TO RESIDENTIAL AND RESIDENTIAL MIXED-USE DEVELOPMENT STANDARDS IN COMMERCIAL ZONES (GMC CHAPTER 30.12)
The second section of the proposed amendments focuses on multi-family residential and residential mixed-use development in commercial districts (C1, C2, C3, CR, and CH), including updates to the land use table and general development standards (See Draft Ordinance, pages 20-37 and Attachment 1, pages 5-8).
Land Use Table - GMC 30.12.020 and Table 30.12-A
The commercial zoning land use table has been updated to align with State law and Housing Element Program 9B, including:
Allowing “low barrier navigation centers” by right in mixed-use and nonresidential zones that permit multi-family uses, with a new definition added to the Zoning Code. Removing the Conditional Use Permit requirement for multi-family residential projects, consistent with Program 9B(H).
A key change is the elimination of the requirement for commercial-zone projects to follow the R-1250 multi-family neighborhood standards. These standards, designed for traditional residential neighborhoods, did not reflect the urban context of commercial corridors, such as those along Broadway, Colorado Street, Glendale Avenue, and Glenoaks Boulevard, and frequently required multiple variances, thereby discouraging development. They are replaced with new standards in the Commercial Districts chapter, in coordination with the new ODS in Chapter 30.17.
General Development Standards - GMC 30.12.030 and Table 30.12-B The general development standards have been revised to reflect the removal of R-1250 requirements:
Density and FAR: Maximum density remains unchanged; FAR limits are eliminated, with height and setbacks now defining building form (consistent with standards for commercial projects).
Lot Coverage: Maximum lot coverage eliminated to support flexible urban development.
Setbacks: Front, street-side, and interior setbacks have been reduced to align with typical mixed-use buildings, while ensuring appropriate step-backs for projects exceeding by-right height or abutting lower-density residential zones.
Height: Applicable height limits now correspond to the respective commercial zone and height district, replacing the R-1250 two- and three-story limits.
Landscaping: Minimum landscaping applies to required common open space rather than total lot area.
Open Space: Minimum 140 SF per unit, provided as private, common, or a combination, consistent with Tropico Transit Oriented Development (TOD) standards.
A minimum of 50 square-feet of private outdoor space is required for a minimum of 611a
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25% of all residential units.
Additional Standards - GMC 30.12.040
Two new sections have been added:
Public Right-of-Way and Access Improvements - 30.12.040(E) - Requires a minimum 12-foot-wide public realm along street frontages, including a six-foot clear sidewalk, street trees, landscaping, approved paving materials, and public access easements where adequate right-of-way does not exist. These standards aim to enhance the pedestrian environment along commercial corridors, as previously directed by Council.
The Planning Commission recommended eliminating this public realm requirement altogether to maximize buildable area.
Residential Development Standards - 30.12.040(F) - Establishes requirements for all new residential projects in commercial zones, including minimum dwelling unit sizes, outdoor open space, laundry facilities, and private storage. Outdoor open space standards require 140 SF per unit, provided as private, common, or a combination, with additional design and landscaping standards for common areas.
These provisions replace the R-1250 standards and ensure consistency with broader multi-family design requirements.
NEW OBJECTIVE DESIGN STANDARDS (GMC CHAPTER 30.17)
The third section introduces a new Zoning Code chapter, GMC 30.17, which establishes objective and quantifiable design standards for new multi-family residential and mixed- use development (See Draft Ordinance, pages 38–76, and Attachment 1, pages 8-23).
Where feasible, staff converted subjective language from the City’s existing Design Guidelines to enforceable ODS standards (“shall” instead of “should”). The chapter includes separate ODS for projects in residential and commercial districts, with clear standards for site planning, building massing and scale, and architectural elements— consistent with the core topics in the City’s Design Guidelines, the Downtown Specific Plan (DSP), and Tropico Transit Oriented Development (TOD) zoning. Mixed-use standards are aligned with comparable regulations in the TOD zoning and the DSP.
Purpose – GMC 30.17.010: ODS intended to ensure high-quality, compatible development and provide quantifiable, predictable standards that supplement development standards in GMC Chapters 30.11 and 30.12.
Applicability – GMC 30.17.020: ODS applies to new residential projects of three or more units, including multi-family, congregate care, senior housing, and mixed-use projects. Compliance is required for streamlined, ministerial review under State housing law, including future SB 79 projects. Non-eligible projects and density bonus projects requesting waivers remain subject to Design Review.
Definitions – GMC 30.17.030: Clarifies terms such as articulation, horizontal and 711a
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vertical modulation, and step-back to ensure consistency and clarity in interpretation.
Note: The Draft Ordinance and Attachment 1 – Ordinance Summary includes graphics and diagrams for many of the new site planning, massing & scale, and architectural element standards. As such, the graphics are omitted from this report.
30.17.040 - Residential Development in Residential Districts A. Site Planning Standards in Residential Zones
General Building Location & Common Open Space Amenity (COSA) Standards:
The amendments simplify interior and street-front setbacks to reduce “wedding cake” massing. Street-front setbacks in the R-1250, R-1650, and R-2250 zones (20-foot minimum / 23-foot average) would apply uniformly to all stories. Interior setbacks are linked to COSA requirements for projects over seven units, offering two options:
5-foot minimum and 8-foot average interior setbacks with COSA equal to at least 10% of lot area; or
6-foot fixed interior setbacks with additional modulation requirements and COSA equal to at least 15% of lot area.
COSA areas must be located within the front 80% of the lot and outside of required setbacks, and must include landscaping and amenities. Larger lots may divide COSA into two areas, such as on the rooftop.
As part of their April 15th motion, the Planning Commission recommended that interior (side) setbacks be allowed to be included in COSA area calculations and that COSAs not be limited to the front 80% of the lot.
Parking and Vehicular Access: Driveway placement is restricted to improve visibility and queuing, particularly at intersections. Street access is allowed only when no alley exists, with limits based on street frontage. Parking garage openings must be set back at least three feet from the building façade and integrate consistent design and materials.
Landscaping: All street-front, street-side, and interior setback areas require landscaping. At least two 24-inch box canopy trees are required per street frontage, with additional trees for frontages exceeding 50 feet. Landscaping must include drought-tolerant groundcover, shrubs, ornamental grasses, and shade trees. Planting plans must comply with California water efficiency requirements and be maintained over the life of the project.
Freestanding Walls and Fences: New walls, fences, and gates must provide screening, privacy, and access control. Materials and colors must be consistent with the building and finished on both sides. Prohibited materials include barbed wire, chain link, vinyl, and street-front wood. Wrought iron is allowed only with landscaping. 811a
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At-Grade Utilities & Mechanical Equipment: Utilities and equipment must meet service provider and City requirements while minimizing visual impacts. Equipment must be located outside street-facing setbacks, screened from public view, and integrated into building design where visible. Transformers must be accessed from an alley, placed in a garage, or integrated into the façade.
Outdoor Lighting: Exterior lighting must prevent glare and light spillover onto adjacent properties, with accent lighting permitted for architectural or landscape features. Shielded fixtures, proper orientation, and timers or sensors are required.
B. Massing and Scale Standards in Residential Zones
Horizontal Modulation: Building façades are required to be divided into segments to avoid long, flat walls. Façades 50 feet or longer require at least two segments; façades 100 feet or longer require at least three segments. Each segment must include at least 15% of recessed or projected surface, with recess/projection dimensions of minimum four feet deep by ten feet wide, extending from grade to the top of the parapet. COSA areas contribute to horizontal modulation.
Vertical Modulation: Step-backs are required for taller projects above three stories or 41 feet. Step-backs reduce overall building mass and maintain compatibility with adjacent development. Height and step-back requirements vary based on lot width.
Vertical Transition to Single-Family Zones: Multi-family buildings adjacent to single-family zones must transition in height. Buildings within 15 feet of a shared property line are limited to 25 feet in height, with a minimum 10-foot step-back above the second floor. Rooftop COSA is prohibited within the step-back area, though private balconies or decks may extend up to five feet into this zone.
Façade Articulation: To reduce perceived mass and add visual interest, façades must include one to two articulation features per segment. Options include projected bays, vertical or horizontal recesses, frame elements, and shading devices, each with minimum dimensions and material specifications to ensure a cohesive design.
The Planning Commission recommended adding “Architectural Banding” to the menu options.
All of these massing and scale ODS standards are particularly relevant for projects using the Density Bonus program or those anticipated under SB 79, ensuring that higher-density developments maintain quality design, compatibility with the surrounding neighborhood, and well-integrated open space.
C. Architectural Elements in Residential Zones
Façade Cladding Materials and Colors: Buildings must use durable materials with at least a 20-year lifespan. One- to two-story buildings require at least two materials, and three-story or taller buildings require at least three, each covering at least 10 percent of the façade. Stucco and EFIS (Exterior Insulation and Finish Systems) are 911a
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prohibited at ground level and limited on upper floors. Neon and fluorescent colors are limited to trim and accents.
Roof Forms and Materials: Up to three roof forms per building are allowed to create visual variation. Flat street-facing roofs may not exceed 50 feet without a 12-inch height change or a roof form change. Mansard roofs and parapets must extend continuously around the building or roof sections. Roofing systems must meet cool roof standards and minimum manufacturer warranty or durability rating of 30 years.
Fenestration: At least 20 percent of residential façade area above the ground floor must consist of window and glazed door openings, recessed at least two inches.
Window types are regulated, and prohibited treatments include internal grid windows, foam/stucco trim surrounds, and mirror glazing. Façade segments up to 40 feet may have one window arrangement; longer segments may have up to two arrangements.
Building Entries and Lobbies: Primary entries must face a public street, COSA, or pedestrian walkway. Entries from alleys, driveways, or parking areas are prohibited.
Entry features must include porches, stoops, canopies, marquises, awnings, or a recess/projection of at least four feet. Individual entry porches and stoops must provide at least 20 square feet.
Balconies: Balconies provide private open space and façade articulation. They must not project into required setbacks, must be recessed at least two feet, and must be at least eight feet wide.
Awnings and Canopies: Awnings and canopies must project two to six feet from the building and be at least as wide as the opening served. Plastic, vinyl, and internally illuminated fabrics are prohibited. Frames and hardware must match adjacent window, door, or trim colors, and ground supports are prohibited in walkways and common areas.
Vents, Gutters, and Downspouts: Gutters, downspouts, vents, and flashing must match wall or trim colors. Internal roof drainage systems are required. Street-facing vents must be integrated into the building design, or located within soffits or balcony ceilings where applicable.
30.17.050 - Multi-Family Residential and Residential Mixed-Use Development in Commercial Districts
A. Site Planning Standards in Commercial Zones
Setbacks and Right-of-Way Improvements: Unlike residential zones, which typically include landscaped front yards, the commercial ODS require a minimum 12- foot setback from the curb to the building façade for all new projects along commercial corridors. This standard, previously supported by the Council, is intended to create a consistent and pedestrian-friendly streetscape.
Where the front property line falls within this 12-foot area, a public access easement is required, and is subject to objective paving and landscaping standards. Where the 1011a
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property line is located beyond 12 feet, the building setback extends to the property line.
As previously noted, the Planning Commission recommended eliminating this public realm setback requirement altogether.
Freestanding Walls, Fences, and Gates; At-Grade Utilities and Mechanical Equipment; Outdoor Lighting: These ODS standards mirror those in residential zones, regulating placement, screening, and design to minimize visual impacts, maintain safety, and reduce light pollution. Utilities and mechanical equipment must be integrated into the site design or screened appropriately, walls and fences must provide privacy while complementing the building, and outdoor lighting must prevent glare and spillover while enhancing pedestrian areas.
B. Massing and Scale in Commercial Zones
The commercial ODS apply modulation and articulation standards that reflect the urban, mixed-use environment. While residential zones emphasize compatibility with low- density neighborhoods and step-backs near single-family lots, commercial zones allow taller, wider façades with modulation to maintain visual interest and pedestrian scale.
Horizontal Modulation: Commercial horizontal modulation standards differ from residential zones in the thresholds and segment dimensions. Street-facing façades over 90 feet and interior façades over 140 feet must be divided into at least three segments, each at least 30 feet wide and offset by at least 10 feet. For mixed-use buildings, modulation typically begins at the second floor and extends to the parapet or eave line. For residential-only buildings, modulation applies continuously from the ground floor, except where upper-story step-backs are required.
Vertical Modulation: Vertical modulation applies to multi-family and mixed-use buildings 45 feet or taller (not applicable in C3 Height District III zone). Stories above 45 feet must be stepped back at least 10 feet from the floor below on street-facing elevations. Guardrails and walls over 42 inches are prohibited within the step-back area. Additional vertical modulation is required for buildings adjacent to residential zones, including a 10-foot step-back for the third story and above and an additional 5- foot step-back for the fifth story and above, for a cumulative 15-foot step-back.
Special provisions apply for sloped CH-zoned sites next to residential properties.
Façade Articulation: Commercial façade articulation standards / options match the residential ODS. Each façade segment must include one to two articulation options; menu options include projected bays, vertical or horizontal recesses, frame elements, and shading devices, each with minimum dimensions and material specifications to ensure a cohesive design.
The Planning Commission recommended adding “Architectural Banding” to the menu options.
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Corner Elements: Commercial ODS introduce corner-specific standards not required in residential zones. Buildings at street corners must distinguish the corner through height, form, or detailing using at least two features, such as articulation, fenestration, materials or color changes, or ground-floor corner amenities. These features break up massing, enhance visual prominence, and reinforce pedestrian-oriented public spaces at commercial intersections or primary entrances.
C. Architectural Elements in Commercial Zones
The Commercial ODS establish architectural standards to ensure high-quality building design while allowing flexibility through multiple design options. The standards address façade materials and colors, roof forms, fenestration, ground-floor design, balconies, and awnings and canopies. Council direction provided on April 2, 2024, is reflected in these standards.
Façade Cladding Materials and Colors: Generally consistent with residential ODS.
They prohibit certain materials, limit the number of materials based on building height, and regulate the use of EIFS to ensure durable construction and cohesive building design.
Roof Forms and Materials: Consistent with Residential ODS and allow a variety of roof forms without prescribing specific styles. Buildings are limited to a maximum of three roof forms, and long flat rooflines must include modulation. The ODS also include durability standards to ensure high-quality construction.
Fenestration: Consistent with Residential ODS with fenestration standards that require all window and door openings to be recessed at least two inches, with a minimum of 20 percent of street-facing façades consisting of openings. Certain treatments, such as internal grid windows and synthetic stucco or foam trim surrounds, are prohibited. Multiple window arrangement options and any window shape are permitted to support design flexibility.
Ground Floor Treatment: Ground-floor standards differ from residential zones by emphasizing active street engagement. Street-facing façades must provide a high level of transparency, with at least 50 percent glazing, and include clearly identifiable entries facing the street. Design features such as canopies, awnings, recesses, or projections are required. Ground-floor residential units must include landscaped buffers up to 30 inches in height to balance privacy with pedestrian interaction.
Balconies: Consistent with residential ODS. Balconies must be fully or partially recessed at least two feet from adjacent building planes, may not extend beyond projections, and must have a minimum width of eight feet.
Awnings and Canopies: Same standards as residential zones. Durable materials are required, while plastic, vinyl, and internally illuminated fabrics are prohibited, and hardware must match adjacent trim. Ground-mounted supports are not permitted in walkways or common areas.
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MISCELLANEOUS AMENDMENTS RELATED UPDATES TO LANDSCAPING (GMC
30.31), DESIGN REVIEW (GMC 30.47) & DEFINITIONS (GMC 30.70).
The fourth topical section includes related development standard or ODS amendments to the Zoning Code (Draft Ordinance, pages 77-88, Attachment 1, page 23):
Landscaping (GMC Chapter 30.31): Updates reflecting new landscaping standards introduced in the Residential, Commercial, and ODS sections. In addition, Section
30.31.020.A.7, which previously established additional open space requirements for multi-family zones, is removed to avoid redundancy with the updated open space and COSA standards.
Design Review (GMC Chapter 30.47): Amendments to align with State law, including SB 35 and SB 330, which limit discretionary review for qualifying housing projects. Residential and mixed-use projects that comply with applicable development standards and ODS, including those utilizing density bonus concessions, are eligible for streamlined, ministerial approval and are exempt from Design Review. Projects requesting waivers from development standards or ODS remain subject to Design Review. The City may also consider extending exemptions to all density bonus projects, including those requesting waivers, which would require corresponding updates to both the Design Review and ODS chapters.
Definitions (GMC Chapter 30.70): Addition of new definitions to support implementation of the updated standards. These include “façade” and “façade segment,” which clarify terminology used in the ODS, and “low barrier navigation center,” as required by State law. A low barrier navigation center is a service- enriched shelter designed to transition individuals experiencing homelessness into permanent housing by minimizing entry barriers and providing supportive amenities.
PLANNING COMMISSION REVIEW
The proposed amendments were reviewed by the Planning Commission at a study session on April 1, 2026, and at a public hearing on April 15, 2025. The Planning Commission voted unanimously (5-0) to recommend approval of the draft ordinance to City Council (Attachment 2 – PC Motion), with the following suggestions:
• Allow interior (side) setbacks to be included in COSA area calculations. • Do not restrict COSA areas to the front 80% of the lot, provided they are accessible to all residents.
• Allow balconies to project up to 12 inches into required setbacks. • Add “Architectural Banding,” as presented during the public hearing, as an option for modulation/articulation, including allowable projections into setbacks. • Eliminate the proposed Public Right-of-Way and Access Improvements (GMC Section 30.12.040(E)) requiring a 12-foot minimum public realm along commercial corridors.
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STAKEHOLDERS/OUTREACH
The proposed objective design and development standards concepts for multi-family residential and commercial zones were reviewed by the City Council, the Design Review Board, and the public through multiple outreach efforts. City Council received presentations three times between December 2023 and April 2024, the Design Review Board reviewed the concepts twice in 2024, and an architects and developers working group provided feedback. City staff also hosted both in-person and virtual public meetings in spring and summer 2024. Staff most recently presented the draft ordinance to the Planning Commission in a study session on April 1, 2026 and again on April 16, 2026 to obtain their recommendation to the City Council. In addition, staff presented to the Glendale Association of Realtors on April 13, 2026. A detailed summary of these presentations and outreach activities is provided in Attachment 3.
FISCAL IMPACT
There is no fiscal impact associated with this report.
ENVIRONMENTAL REVIEW (CEQA/NEPA)
The proposed zoning code amendments are exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3) and 15305 because the project involves minor changes to land use regulations involving design only and do not result in any changes to land use or density, and also because there is no possibility that the proposed objective design standards may have a significant effect on the environment.
Specifically, the amendments update certain development standards and establish objective design standards for multi-family residential and residential mixed-use development proposals. The objective design requirements do not result in any increase in residential density or building height beyond what is currently allowed in residential or commercial zoning districts.
Any future development projects subject to the proposed ordinance would continue to be reviewed individually for potential environmental impacts in accordance with CEQA.
CAMPAIGN DISCLOSURE
This item is exempt from campaign disclosure requirements.
ALTERNATIVES TO STAFF RECOMMENDATION
Alternative 1: Do not introduce the proposed ordinance, in which case the development standards will remain “as is” and the ODS will not be adopted, thereby allowing residential development under SB 79 to proceed and SB 130 to be implemented without any objective design standards in place.
Alternative 2: Introduce and subsequently adopt the draft Ordinance amending Title 30 with updated development standards and new objective design standards 1411a
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for multi-family and residential mixed use development in residential and commercial zones, as described in this report, but with revisions.
Alternative 3: City Council may consider any other alternative not proposed by staff.
ADMINISTRATIVE ACTION
Submitted by:
Jack Wong, Interim Director of Community Development
Prepared by:
Vilia Zemaitaitis, AICP, Deputy Director of Long Range Planning Teresa Santilena, AICP, Principal Planner, Long Range Planning Approved by:
Roubik R. Golanian, P.E., City Manager
EXHIBITS / ATTACHMENTS
1. Detailed Summary of Amendments
2. Planning Commission Motion, dated April 15, 2026
3. Summary of Public Hearings, Meetings and Outreach