CC_10202026_Exhibit 11_11b — Glendale City Council, October 20, 2026

1 CITY OF GLENDALE, CALIFORNIA

REPORT TO THE PLANNING HEARING OFFICER

AGENDA ITEM
Report: Density Bonus Housing Plan
Location: 3411 - 3427 Foothill Blvd.

Legal Description: Portion of Lot 1, Block K, Crescenta Canada Tract Case Number: PDBP-005269-2025
Applicant: Rodney Khan, Khan Consulting
Owner: Jack Harootun
Approved for: March 18, 2026

ADMINISTRATIVE ACTION
Prepared by:

Roger Kiesel, Senior Planner
Reviewed by:

Dennis Joe, Principal Planner

PROJECT DESCRIPTION
Pursuant to the provisions of the Glendale Municipal Code (GMC), Title 30, Chapter

30.36 and CA Gov’t Code Sections 65915, et seq. (“Density Bonus Law”), the applicant is requesting approval of a density bonus housing plan to construct a new 5-story, 87- unit multi-family residential development (15.5% or 9 units reserved for very lowincome), and a 151-space parking garage with three concessions/incentives and three waivers, located at 3411 – 3427 Foothill Boulevard (the “Project”).

Three concessions/incentives are being requested:

1. To exceed the maximum lot coverage (GMC Section 30.11.030 Residential District General Development Standards Table 30.11-B).

Exhibit 11 - Planning Hearing Officer Staff
Report
2 2. To exceed the maximum floor area ratio (FAR) (GMC Section 30.11.030 Residential District General Development Standards Table 30.11-B).

3. To exceed the maximum building height (GMC Section 30.11.030 Residential District General Development Standards Table 30.11-B).

Three waivers are being requested:

1. Exemption from the requirement that all residential parking be contained in subterranean or semi-subterranean garages (Section 30.32.040.B(4)).

2. Exemption from the conditional use permit requirement for ground floor residential units (Residential District and Permit Requirements Table 30.11-A).

3. Exemption from the requirement that the project provide the additional open space for sites over 90 feet in width that exceed the base density.

The Project qualifies for reduced parking under the State Density Bonus Law and GMC Section 30.36.090 and is required to provide 119 parking spaces. The project is providing 151 parking spaces in subterranean, semi-subterranean, at-grade and abovegrade levels.

The Project site is 57,974 square-feet (1.3 acres) and located at the northwest corner of Foothill Boulevard and New York Avenue. It consists of two parcels (APNs: 5602-007- 020 and 5602-007-021) and is located in the CH (Commercial Hillside) zone.

The applicant will be required to enter into a Density Bonus Housing Agreement (“DB Agreement”) which will require that 15.5% of the base density of 58 units (8.99, required to be rounded up to 9 units) be made affordable to very low-income households. The DB Agreement with the City will be a recorded restriction on the property on which the affordable units and density bonus units are constructed. In addition, the DB Agreement will run with the land and bind all future owners and successors in interest.

ENVIRONMENTAL DETERMINATION
On June 30, 2025, budget trailer bills AB 130 and AB 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 projects 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.
3 • 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.

RECOMMENDATION
Staff recommends approval of this Density Bonus Housing Plan application, which includes three concessions/incentives, to exceed the maximum lot coverage, the maximum floor area ratio (FAR) and the maximum building height, and three waivers for exemptions from the requirements that all residential parking be located in subterranean or semi-subterranean garages and of additional open space and from the prohibition of ground floor residential units without approval of a conditional use permit. This recommendation is based on the fact that all of the required findings for the requested concessions/incentives and waivers can be made pursuant to Density Bonus Law.

SITE CONTEXT
General Plan: Community Services
Zone: CH (Commercial Hillside)
Description of Existing Properties and Uses:

The Project site is developed with an automobile dealer at the corner of Foothill Blvd and New York Ave and a commercial center containing retail and restaurant uses located further west along Foothill Blvd. The site is almost entirely paved with surface parking and includes minimal landscaping.
4 Neighboring Zones and Uses
Zoning Existing Uses
North Special Recreation (SR) City Park
South
Commercial Hillside (CH) Gas Station, Auto
Repair and
restaurant and retail
East
Commercial Hillside (CH) and Medium
Density Residential (R-2250)
Auto dealership and
multi-family
residential
West
Commercial Hillside (CH) and Single-family
Residential (R-1)
Auto repair and
single-family
residential
Project Site Commercial Hillside (CH), Auto dealership, restaurant and retail
The General Plan designates the site as Community Services with a corresponding zoning of CH (Commercial Hillside). The 1986 General Plan Land Use Element encourages very restrictive land uses that feature flexibility in the range and type of services and facilities provided. Uses include personal services, shopping, offices and restricted industries that serve local needs. The City has embarked on updating the Land Use Element, given the current document is 40 years old. The draft Land Use Element has been through a public review process and the Community Commercial land-use designation, in addition to allowing a variety of local- and regional-servicing retail, office and service-oriented businesses, encourages the development of standalone residential or mixed-use projects. The CH (Commercial Hillside) zone allows a variety of residential, retail, commercial and office uses.

Previous Permits for the Site:

None pertinent to the project.

COMMENTS FROM OTHER CITY DEPARTMENTS
Comments were received from the Community Development Department (Development Services, Economic Development, Housing and Long Range Planning), Public Works Department (Traffic, Engineering and Land Development, and Urban Forestry), Fire Department, Police Department, City Attorney, Community Services and Parks Department, and Glendale Water & Power - Electrical and Water Engineering (See Exhibit 4). Most comments were standard and express no major concerns. Unique comments include a requirement of a sewer discharge capacity analysis for evaluation against the master plan sewer model (Public Works – Wastewater), a requirement to maintain protected trees within New York Park (Public Works – Urban Forestry), and a requirement to pay for the current cost for Glendale Water and Power’s consultant to verify the clearances required and possible effects due to any structural deterioration of the reservoir beneath New York Park (GWP).
5 REQUIRED FINDINGS OF FACT
FOR A DENSITY BONUS INCENTIVE OR CONCESSION:

Pursuant to GMC section 30.36.080(A), the Director of Community Development shall grant the requested incentives or concessions, unless he or she makes written findings, based upon substantial evidence, of any one (1) or more of the following:

1. The incentive or concession does not result in identifiable and actual cost reductions, consistent with subdivision (k) of California Government Code Section 65915, to provide for affordable housing costs, as defined in Section 50052.5 of the California Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision (c) of California Government Code Section 65915;

2. The incentive or concession would have a specific adverse impact, as defined in paragraph (2) of subdivision (d) of California Government Code Section 65589.5, upon public health and safety, or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderateincome households; and

3. The incentive or concession will be contrary to state or federal law.

FOR A DENSITY BONUS WAIVER:

Pursuant to GMC section 30.36.080(B), when an applicant requests waivers or reductions of development standards in addition to the incentives or concessions requested, the Hearing Officer shall review the request for waivers or modifications of development standards in conjunction with the incentive or concession requests at a public hearing. The Hearing Officer shall grant the request for waivers or reductions in development standards only if he or she makes all of the following written findings:

1. The application of said development standard(s) will have the effect of physically precluding the construction of the housing development at the density and with the incentives or concessions granted pursuant to this chapter;

3. The waiver or reduction in development standards will not have an adverse impact on any real property that is listed in the California Register of Historical Resources; and
6 4. The waiver or reduction in development standards will not be contrary to state or federal law.

ANALYSIS OF REQUEST
The Project consists of the demolition of an existing auto dealership (consisting of one building and one structure) located at the corner of New York Avenue and Foothill Boulevard, a one-story commercial center located in the western portion of the site and an associated asphalt surface parking lot. In their place, a new 5-story, 136,290 squarefoot multi-family development will be constructed. The project includes 87 residential units, comprised of 23 one-bedroom units, 46 two-bedroom units and 18 three-bedroom units.

The Project site is located in the CH (Commercial Hillside) zone. In accordance with GMC 30.12.020, multiple residential dwellings in this zone are subject to the provisions of the R-1250 zone. In this zone, the maximum density allowed on a lot where the width is greater than 90 feet is one dwelling unit for every 1,000 square feet of lot area. The Project’s site is 57,974 square-feet (1.3 acres) in size, with a lot width of approximately 170 feet along New York Avenue. By right, the Project has a base density allowed of 58 units (57,974 / 1,000 = 57.97 rounded up to 58 (CA Govt Code § 65915(q) requires all density bonus calculations to be rounded up)).

The Project provides 9 affordable rental units reserved for very low-income households (15% of the base density of 58 = 8.7 rounded up to 9). By providing 9 very low-income units, the project is entitled to a 50% density bonus (58 units x 0.50 = 29 units) and can construct a total of 87 units (58 + 29 = 87). With a 15% affordability level, the project is entitled to three concessions/incentives pursuant to the Density Bonus Law and GMC Chapter 30.36. The applicant is requesting three concessions:
1) To exceed the maximum allowable lot coverage;
2) To exceed the maximum allowable floor area ratio (FAR); and 3) To exceed the maximum height.

The applicant is also requesting three waivers:
1) To not locate all residential parking in subterranean or semi-subterranean garages; 2) To locate residential units on the first floor, without approval of a conditional use permit; and
3) To not provide additional open space.

Per the Density Bonus Law, an applicant is ineligible for a density bonus or any other incentives/concessions if a project is proposed on a parcel with all rental dwelling units that have been vacated or demolished within five years from the Project’s development application, or any rental dwelling units that have been occupied by low or very lowincome households, unless the proposed Project replaces those units. There are currently no existing residential dwelling units on the project site. Therefore, the Project is not subject to the replacement obligation required under CA Govt Code § 65915. 7 Per GMC 30.35, the Inclusionary Zoning Ordinance (“IZO”) requires rental housing developments of eight or more units in the City to provide 15% of the units as affordable to low-income households, with very low-income density bonus units considered equivalent to low-income inclusionary units. Because the Project is proposing more than eight rental units, it is subject to the IZO. To comply with the IZO, the Project is required to provide 9 affordable units to very low-income households [15% of 58 base density units (8.7 rounded up to 9)]. The Project fulfills the IZO requirement by providing 9 affordable units to very-low income households in accordance with the State Density Bonus Law.

The applicant is entitled to a 50% density bonus by providing 9 units to very low-income households. With a 15% affordability level, the applicant is entitled to and is requesting three concessions pursuant to the Density Bonus Law and GMC Chapter 30.36. The Developer will be required to enter into a Density Bonus Housing Agreement (“DB Agreement”) in which the Developer will covenant that at least 15% of the 58 base density units (8.7 rounded up to 9) be restricted to rental to very low-income households. The DB Agreement with the City will be a recorded restriction on the property on which the affordable units and density bonus are constructed. In addition, the DB Agreement will run with the land and bind all future owners and successors in interest to continue to provide the 9 very low-income units for a period of 55 years.

CONCESSIONS/INCENTIVES
The applicant is requesting three concessions/incentives:

I. Lot Coverage
Requested: Exceed the maximum lot coverage by 5% (55% lot coverage proposed; 50% maximum permitted).

Required: The maximum lot coverage in the CH (Commercial Hillside) zone when developed with residential units is 50% (GMC Section 30.11.030 Residential District General Development Standards Table 30.11-B).

II. Floor Area Ratio (FAR)
Requested: Exceed the maximum FAR by 1.15. (2.35 FAR proposed; 1.2 maximum permitted).

Required: The maximum FAR in the CH (Commercial Hillside) zone when developed with residential units is 1.2 (GMC Section 30.11.030 Residential District General Development Standards Table 30.11-B).

III. Height
Requested: Exceed the maximum height by two stories/38 feet. (5 stories/74 feet proposed; three stories/36 feet maximum permitted).

Required: The maximum height in the CH (Commercial Hillside) zone when developed with residential units is three stories/36 feet (GMC Section 30.11.030 Residential District General Development Standards Table 30.11-B). 8 According to state law and GMC Section 30.36.080, the three requested incentives must be granted because there is no substantial evidence, of any one or more of the following:

2. The incentive or concession would have a “specific adverse impact, as defined in paragraph (2) of subdivision (d) of California Government Code Section 65589.5, upon public health and safety,” as defined in paragraph (2) of subdivision (d) of California Government Code Section 65589.5, or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the housing development unaffordable to low-income and moderate-income households. As used herein, “specific adverse impact upon public health or safety” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies or conditions as they existed on the date the application was deemed complete.

Inconsistency with the zoning ordinance or the land use designation in the general plan shall not constitute a specific, adverse impact upon public health or safety; and

3. The incentive or concession will be contrary to state or federal law.

Finding 1: The incentive or concession does not result in identifiable and actual cost reductions, consistent with subdivision (k) of California Government Code Section 65915, to provide for affordable housing costs, as defined in Section 50052.5 of the California Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision (c) of California Government Code Section 65915 provide affordable rents.

The applicant is requesting concessions from maximum lot coverage standards (55% requested vs. 50% maximum permitted), FAR standards (2.35 FAR requested vs. 1.2 maximum permitted) and building height standards (5 stories/74 feet requested vs. 3 stories/36 feet maximum permitted). These requests will reduce costs for the applicant for providing affordable units by enabling a greater number of residential units to be built on the site, which will in turn create construction efficiencies and reduce land costs per residential unit. The additional units constructed will result in identifiable and actual cost reductions because the building of these units will take advantage of construction efficiencies. Additionally, once completed and leased, the units will generate rental income to offset the cost of providing the 9 units at a rental 9 rate affordable to very low-income households. If the Project were to comply with the Zoning Code regulations associated with lot coverage, FAR and building height, the volume (footprint and height) of the Project would be significantly reduced and would subsequently affect the viability of the Project to include affordable residential units.

With the requested concessions, the owner/applicant will realize cost reductions that will allow it to provide 9 units at an affordable rent to very low-income households.

Additionally, the requested concessions will allow the construction of a greater number of larger 2- and 3-bedroom market rate and affordable units, which are in high demand in the La Crescenta area.

Thus, based on the evidence identified above, the incentives/concessions shall be granted, as they will facilitate the project's ability to provide affordable rents.

Finding 2: The incentive or concession would have a “specific adverse impact, as defined in paragraph (2) of subdivision (d) of California Government Code Section 65589.5, upon public health and safety,” as defined in paragraph (2) of subdivision (d) of California Government Code Section 65589.5, or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the housing development unaffordable to low-income and moderate-income households. As used herein, “specific adverse impact upon public health or safety” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies or conditions as they existed on the date the application was deemed complete. Inconsistency with the zoning ordinance or the land use designation in the general plan shall not constitute a specific, adverse impact upon public health or safety.

The applicant is seeking approval of three concessions for lot coverage, FAR and building height, pursuant to Government Code Section 65915, et seq. and GMC Chapter 30.36 (Density Bonus Incentives), discussed above, in exchange for providing 9 rental units affordable to very low-income households. This denial finding cannot be made as there is no evidence that these incentives will have specific adverse impacts. To the contrary, no specific adverse impacts upon public health or safety or on the physical environment or on any real property listed in the California Register of Historical Resources would occur by granting the requested concessions for increased lot coverage, floor area and height.

The Project site is not listed on the National Register of Historic Places, California Register of Historical Resources, or Glendale Register of Historic Resources, and has not been identified as a historic resource in any survey. Accordingly, this denial finding cannot be met.

The requested concessions do not include or necessitate reductions in standards to the California Building Code with City of Glendale amendments, (Community Development Department), Fire Department or Engineering Division (Public Works Department) requirements or other objective, identifiable written requirements pertaining to health and safety. The proposed Project is statutorily exempt from further CEQA review because it meets the requirements for certain qualifying infill housing projects that meet certain 10 criteria (reference Environmental Determination above) by Public Resources Code Section 21080.66 added by state budget trailer bills AB 130 and AB 131.

The additional residential density will, in fact, promote the City’s health and safety since there will be more housing opportunities for low-income households. The Project will advance the goals and policies of the General Plan, Housing Element (2021-2029), including, but not limited to, Goal 1 (“A City with a Wide Range of Housing Types to Meet the Needs of Current and Future Residents”), Goal 3 (“A City with Increased Opportunities for Affordable and Special Needs Housing Development”) and Policies 3.1 and 3.2 “Encourage both the private and public sectors to produce or assist in the production of affordable housing for special needs groups such as: persons with disabilities, the elderly, large families, single-parent households, and formerly homeless” and “Promote the development of extremely low, very low, low and moderate income housing by allowing developers density bonuses or other financial incentives for providing units for low and moderate income residents. The unit mix and location of affordable housing units in density bonus projects must be approved by the City and included in an affordable housing agreement.”
Finding 3: The incentive or concession will be contrary to state or federal law.

The requested concessions for lot coverage, FAR and building height will not be contrary to state or federal law. No discretionary entitlements other than Design Review Board review and approval for the design of the project is required. The Project is designed to comply with the California Building Code with City of Glendale amendments. The proposed multi-family residential development will be consistent with the City’s General Plan. The Project meets the goals and policies in the Housing Element to provide affordable housing. There is no evidence of state or federal laws being violated. Accordingly, this denial finding cannot be met.

Since there is no substantial evidence to support any of the three findings for denial, the Director of Community Development must grant, and does hereby grant, the requested concessions.

WAIVERS
Per State Density Bonus Law and GMC sections 30.36.040 and 30.36.080.B, an applicant may request an unlimited number of waivers or reductions in development standards in addition to the incentives/concessions requested. The applicant is requesting three waivers:

I. Requirement to Locate all Residential Parking in Subterranean or Semisubterranean garages Requested: Allow some of the proposed residential parking to be at- and abovegrade.

Required: When there is more than one dwelling unit for each 2,500 square-feet (SF) of lot area or when there are more than four dwelling units in one building on 11 a lot, all required off-street parking spaces for such dwelling units shall be provided in subterranean or semi-subterranean garages (30.32.040.B.4) II. Allow Residential Units on the Ground Floor without approval of a conditional use permit
Requested: Allow residential units on the ground floor without approval of a conditional use permit.

Required: In the CH (Commercial Hillside) zone, multiple residential dwelling units at the ground floor level require approval of a conditional use permit (GMC

30.12.020 Table 30.12-A).

III. Allow development of the site without providing the additional open space Requested: Allow the multi-family development without providing additional open space.

Required: On lots with a minimum width of 90 feet and with a density exceeding the maximum density permitted by code, an additional 900 SF open space area shall be provided contiguous to a street front/side setback area and for each additional foot of lot width thereafter, an additional 20 SF of such open space shall be provided (GMC 30.31.020.A.7).

The four required findings can be made in support of the requested waivers, as described below.

3. The waiver or reduction in development standards will not have an adverse impact on any real property that is listed in the California Register of Historical Resources; and

4. The waiver or reduction in development standards will not be contrary to state or federal law.
11 12
Finding 1: The application of said development standard(s) will have the effect of physically precluding the construction of the housing development at the density and with the incentives or concessions granted pursuant to this chapter.

The application of the development standards requested to be waived, including providing all residential parking in subterranean and semi-subterranean levels, allowing residential units on the ground floor and providing additional open space will have the effect of physically precluding the construction of the housing development at the density and with the incentives or concessions granted pursuant to GMC Chapter 30.36.

The City’s Zoning Ordinance requires off-street parking spaces for residential units to be provided in subterranean or semi-subterranean garages where there is more than one dwelling unit for each 2,500 SF of lot area or when there are more than four dwelling units in one building on a lot. The project proposes one dwelling unit for each 666 SF of lot area and 87 units in the building. The 1.3 acre site contains a cross slope, sloping up both from east to west and from south to north. While requiring the project to provide all parking to be either subterranean or semi-subterranean would not literally preclude the construction of dwelling units at the density and with the incentives or concessions granted, it would effectively preclude their development. Certain dwelling units in the northern and western portions of the Project would be constructed below the adjacent ground level, inhibiting their light, air and ventilation and rendering them not desirable or viable in which to reside.

Table 30.12-A of the GMC requires the ground floor level of multi-family residential developments in the CH (Commercial Hillside) zone to be occupied with permitted commercial uses. The applicant is requesting a waiver to provide ground floor dwelling units (approximately 12 units) in lieu of ground floor commercial uses. To provide the ground floor commercial and recover the dwelling units currently located on that level somewhere else on the Project Site, the applicant would need to construct a taller building, which would also significantly increase the cost of constructing the project.

Allowing residential units on the ground floor would maximize the Project’s density without further increasing the mass and scale of the overall project.

The CH (Commercial Hillside) zone permits ground level residential uses with approval of a conditional use permit. It could be possible to replace the ground floor commercial with dwelling units through this process. However, if the conditional use permit were not granted, units could not be located at the ground floor, resulting in either fewer affordable units or the need for additional floors on the Project.

The City’s Zoning Ordinance requires that projects on lots with a minimum width of 90 feet and with density exceeding the maximum density permitted by code for lots with less than 90 feet in width, that additional open space be provided equal to 900 SF plus an additional 20 SF for each additional foot of lot width over 90 feet. The Project is required to provide 1,607 SF (900 SF + (170.34 ft. (width of lot) – 90 feet x 20 SF)) of additional open space. If the Project were required to provide this additional open space, it would further restrict where the building footprint could be located on the lot and physically prevent construction of the housing development at the density and with 13 the incentives or concessions granted. This additional open space must be located within 50% of the lot depth/width nearest the street-front or street-side property line, visible from the public street and be integrated with the landscaping of the contiguous setback area and open to the sky. These criteria limit the additional open space to ground-level areas and, as a result, this requirement further constrains the footprint of the building, which, in turn, reduces the area available for residential units. It also limits the ability to design vertically, as extending the building upward without encroaching into the additional open space would necessitate a smaller building footprint. The constrained footprint means fewer units can be built at all levels of the building.

Finding 2: The requested waivers and reductions in development standards will not have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of California Government Code Section 65589.5, upon health, safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.

The waivers for parking location, ground floor residential units and additional open space do not include or necessitate reductions in standards to any state or local Building and Safety Division (Community Development Department), Fire Department or Engineering Division (Public Works Department) requirements or any other objective, identifiable written requirements pertaining to health and safety.

The Project meets each standard/criteria for PRC § 21080.66 in-fill statutory exemption, as outlined below:
• Housing Development Project: The Project is a multi-family development, which is devoted entirely to residential use and qualifies as a "housing development project" under the statute.
• Urban Location and Site Size: The Project site is less than 20 acres in size and located in the City of Glendale, which is designated as an urban area by the U.S.

Census Bureau.
• Previously Developed Site: The Project site was previously developed with an auto dealership and a commercial center containing retail and restaurant uses, which are considered urban uses.
• Consistency with Objective Plans and Standards: The Project complies with the Glendale General Plan and the City’s Zoning Ordinance, except where deviations are allowed through concessions/incentives and waivers pursuant to the Density Bonus Law.
14 • Minimum Density Requirement: The Project will meet the minimum density requirement of at least 50% of the default density (44 units per acre), which equals 22 units per acre. The Project proposes a density of 65 units per acre, well above the minimum.
• Exclusion from Sensitive Environmental Areas:

The Project site is not located within any of the following areas:
o Coastal Zone
o Wetlands, as defined by the U.S. Fish and Wildlife Service o Prime farmland, farmland of statewide importance, or land zoned/designated for agricultural production
o Sites included on the Cortese List or otherwise identified as hazardous waste sites by the Department of Toxic Substances Control (DTSC) o Delineated earthquake fault zones
o Special flood hazard areas
o Regulatory floodways as designated by FEMA
o Areas identified for conservation in an adopted natural resource protection plan • No Sensitive Habitat: The site does not contain habitat for species that are identified as candidate, sensitive, or special status by federal or state wildlife agencies.
• No Conservation Easement: The site is not subject to a conservation easement. • No Designated Historic Resources: The site does not contain any historic resources listed on the national, state, or local historic registers.

The Project setbacks comply with the Zoning Code to provide light, air and ventilation for adjacent buildings and uses, including New York Park to the north, commercial buildings to the east, west and south and residential buildings to the east and west of the subject site.

The requested waivers allow for additional buildable area on the site, which will then accommodate additional dwelling units. The additional density will promote the City’s health and safety in that there will be greater housing opportunities for very low-income households. The Project will advance the goals and policies of the General Plan, Housing Element (2021-2029), including, but not limited to, Goal 1 (“A City with a Wide Range of Housing Types to Meet the Needs of Current and Future Residents”), Goal 3 (“A City with Increased Opportunities for Affordable and Special Needs Housing Development”) and Policies 3.1 and 3.2 (“Encourage both the private and public sectors to produce or assist in the production of affordable housing for special needs groups such as: persons with disabilities, the elderly, large families, single-parent households, and formerly homeless”) and (“Promote the development of extremely low, very low, low and moderate income housing by allowing developers density bonuses or other financial incentives for providing units for low and moderate income residents.

The unit mix and location of affordable housing units in density bonus projects must be approved by the City and included in an affordable housing agreement.”). 15 Finding 3: The waiver or reductions in development standards will not have an adverse impact on any real property that is listed in the California Register of Historical Resources.

The Project site and the existing buildings/structure located on it are not listed on the National Register of Historic Places, California Register of Historical Resources, or Glendale Register of Historic Resources, and have not been identified as a historic resource in any survey. The waivers for parking location, ground floor residential units and additional open space will not impact a California historic resource.

Finding 4: The waivers or reduction in development standards will not be contrary to state or federal law.

The requested waivers for parking location, ground floor residential units and additional open space are not in opposition to state or federal law. The Project will not require any discretionary entitlements other than design review approval. The Project is statutorily exempt from CEQA pursuant to PRC Section 21080.66 under AB 130, is consistent with State Density Bonus Law and the City’s Density Bonus Ordinance, and complies with the Glendale Municipal Code as administered by City Departments (e.g. Fire, Glendale Water & Power, Public Works, Development Services, etc.). No known federal or state laws are in conflict with granting of the waivers.

EXHIBITS

1. CEQA Exemption Provided by Public Resources Code Section 21080.66

2. Tribal Mitigation Measures

3. Location Map

4. Project Plans

5. Density Bonus Housing Plan

6. Photos of Project Site and Surrounding Development

7. Departmental Comments

8. Draft Findings of Fact and Conditions of Approval
Exhibit 1 - CEQA Exemption

GABRIELEÑO BAND OF MISSION
INDIANS – KIZH NATION
California State Recognized Aboriginal Tribe of the Los Angeles Basin (Historically known as the Gabrieleño Tribal Council - San Gabriel Band of Mission Indians)

GABRIELENO BAND OF MISSION INDIANS – KIZH NATION - PROPOSED TCR MITIGATION CONDITIONS OF

APPROVAL
Foothill Blvd Multi Family Residential
TCR-1: Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities A. The project applicant/lead agency shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation. The monitor shall be retained prior to the commencement of any “ground-disturbing activity” for the subject project at all project locations (i.e., both on-site and any off-site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work). “Grounddisturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.

B. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier of the commencement of any ground-disturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity.

C. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of grounddisturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the project applicant/lead agency upon written request to the Tribe.

D. On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Kizh from a designated point of contact for the project applicant/lead agency that all ground-disturbing activities and phases that may involve ground-disturbing activities on the project site or in connection with the project are complete; or (2) a determination and written notification by the Kizh to the project applicant/lead agency that no future, planned construction activity and/or development/construction phase at the project site possesses the potential to impact Kizh TCRs.

TCR-2: Unanticipated Discovery of Tribal Cultural Resource Objects (Non-Funerary/Non-Ceremonial) Exhibit 2 - Tribal Mitigation Measures
December 30, 2025
A. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist. The Kizh will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe’s sole discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural and/or historic purposes.

TCR-3: Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects A. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute.

B. If Native American human remains and/or grave goods are discovered or recognized on the project site, then Public Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed.

C. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2).

D. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods.

E. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

PLEASE NOTE THE FOLLOWING:

Any/all revisions to the Kizh’s proposed TCR Conditions of Approval set forth above must be requested in writing, and not more than ten (30) calendar days from the date that we consulted on the subject Project so that we can conclude consultation. Requested revisions shall be delivered to the Kizh via email at [email protected], and in a Word document, redline format. Please include as the email subject: “REQUEST FOR MITIGATION REVISIONS,” and identify the project name and location/address. If revisions are not requested within 10 calendar days of consultation, the Kizh’s proposed Conditions of Approval are presumed accepted as proposed (i.e., as set forth above). The laws preserving the confidentiality of Native
The laws preserving the confidentiality of Native
American documents and records prohibits the inclusion of any information about the location of Native American artifacts, sites, sacred lands, or any other information that is exempt from public disclosure pursuant to the Public Records Act. (Cal. Code Regs. § 15120(d) Rocklin (2011) 197 Cal.App.4th 200, at p. 220. Please be advised that these protective mitigation Conditions of Approval are property of the KIZH Nation Tribal government and no other entity or Tribal government nor should they be utilized for any other Tribal government or entity and are protected under the AB52 confidentiality act Thank you for your anticipated cooperation.

Exhibit 3 - Location Map

CAMELLIA AVENUE LLC
3411 FOOTHILL
Bonus Density Submittal
June 10, 2025
Exhibit 4 Project Plans
3411 FOOTHILL

GLENDALE, CA
TCA # 2023-012

CAMELLIA AVENUE LLC FINAL DESIGN REVIEW SUBMITTAL
FEBRUARY 13, 2026
PROJECT DATA ii

SITE INFORMATION DEVELOPMENT PARAMETERS
ASSESSOR PARCEL # ZONING CH (R1250)
ADDRESS Comm.

Hillside
High Den.

Resi
SETBACKS FRONT None 20' Min., 26'
Avg.

SITE AREA
SIDE None 11' Min., 14'
Avg.

LOT COVERAGE
N/A 50% LOT AREA: 57,974 SF
DEDICATIONS/EASEMENTS BUILDING AREA: 35,490 SF
APPLICABLE CODES LOT COVERAGE: 61%
CONCESSION 1 61%
FAR
SPECIFIC PLAN/OVERLAY FLOOR AREA (GROSS) 69,569 SF 144,310 SF LOT AREA 57,974 SF
FAR N/A 1.20 CONCESSION 2 2.49
CONSTRUCTION TYPE MAX. BLDG HEIGHT (PER ZONING) 35' 3 St., 36' CONCESSION 3 74ʻ OCCUPANCY NUMBER OF UNITS 57 DU 87 DU
DENSITY (UNITS PER ACRE) 43 DU/AC 65 DU/AC
DENSITY BONUS 50%
TOTAL BUILDING AREA 209,330 SF
RESIDENTIAL NET RENTABLE SF. 92,601 SF
STORIES 2 SUBTERRENEAN LEVELS / 5 RESIDENTIAL STORIES
LANDSCAPE AREA 26% 14,905 SF

UNIT SUMMARY
Average Total # Total
UNIT TYPE SF* FLR 1 FLR 2 FLR 3 FLR 4 FLR 5 Units Unit Mix Net Rent. 1 Bedroom:

A1 755 0 0 1 1 1 3 2,265 SF
A2 789 2 4 4 4 2 16 12,624 SF
A3 753 0 1 1 1 1 4 3,012 SF
Subtotal 778 2 5 6 6 4 23 26% 17,901 SF
2 Bedrooms:

B1 1,080 3 6 6 6 5 26 28,080 SF
B2 1,097 1 3 4 4 3 15 16,455 SF
B3 1,135 1 1 1 1 1 5 5,675 SF
Subtotal 1,092 5 10 11 11 9 46 53% 50,210 SF
3 Bedrooms:

C1 1,350 1 1 1 0 0 3 4,050 SF
C2 1,345 1 2 2 2 1 8 10,760 SF
C3 1,370 0 1 1 1 1 4 5,480 SF
C4 1,400 1 1 1 0 0 3 4,200 SF
Subtotal 1,361 3 5 5 3 2 18 21% 24,490 SF
TOTAL 1064 10 20 22 20 15 87 100% 92,601 SF
All units to have in-unit laundry amenities
AFFORDABLE UNITS (15% Very Low Income) REQUESTED CONCESSIONS & WAIVERS UNIT TYPE Total # Base Units # Affordable Concession 1: Lot Coverage Increase from 50% to 61% 1 Bedroom 15 2 Concession 2: FAR Increase from 1.20 to 2.49 2 Bedrooms 31 5 Concession 3: Height Increase from 3 stories & 36' to 5 stories & 74' 3 Bedrooms 12 2
TOTAL 58 9

AMENITIES
Leasing / Lobby / Mail 2,000 SF
Amenities (First floor) 3,500 SF
Sky lounge (Fourth floor) 400 SF
TOTAL 5,900 SF

BUILDING AREA SUMMARY (GROSS AREAS)
B2 SUB-T. B1 SUB T. FLR 1 FLR 2 FLR 3 FLR 4 FLR 5 Total SF EXISTING AREA 22,647 22,647

PERMITTED/REQUIRED PROPOSED
TYPE III over TYPE I
5602-007-020 & -021
3411 & 3427 Foothill
Blvd., Glendale 91214
Glendale Municipal Code
R/B/S
* Square footage is taken from centerline of demising walls and outside of exterior walls, excluding all decks and balconies.

Waiver 2: Exemption from providing Additional Common Open Space.

Waiver 3: Exception to provide multiple family residential dwellings units at the ground floor subject to provisions of the R-1250 zone.

Varies, see setback table
on sheet 4
Waiver 1: Exemption from 30.32.040.B.3, requirement to locate all residential parking in subterranean or semi-subterranean garages.
57,974 SF

1.33 AC
North Glendale
Community Plan
OCCUPANCY NUMBER OF UNITS 57 DU 87 DU
DENSITY (UNITS PER ACRE) 43 DU/AC 65 DU/AC
DENSITY BONUS 50%
TOTAL BUILDING AREA 209,330 SF
RESIDENTIAL NET RENTABLE SF. 92,601 SF
STORIES 2 SUBTERRENEAN LEVELS / 5 RESIDENTIAL STORIES
LANDSCAPE AREA 26% 14,905 SF

UNIT SUMMARY
Average Total # Total
UNIT TYPE SF* FLR 1 FLR 2 FLR 3 FLR 4 FLR 5 Units Unit Mix Net Rent. 1 Bedroom:

A1 755 0 0 1 1 1 3 2,265 SF
A2 789 2 4 4 4 2 16 12,624 SF
A3 753 0 1 1 1 1 4 3,012 SF
Subtotal 778 2 5 6 6 4 23 26% 17,901 SF
2 Bedrooms:

B1 1,080 3 6 6 6 5 26 28,080 SF
B2 1,097 1 3 4 4 3 15 16,455 SF
B3 1,135 1 1 1 1 1 5 5,675 SF
Subtotal 1,092 5 10 11 11 9 46 53% 50,210 SF
3 Bedrooms:

AMENITIES
Leasing / Lobby / Mail 2,000 SF
Amenities (First floor) 3,500 SF
Sky lounge (Fourth floor) 400 SF
TOTAL 5,900 SF

BUILDING AREA SUMMARY (GROSS AREAS)
B2 SUB-T. B1 SUB T. FLR 1 FLR 2 FLR 3 FLR 4 FLR 5 Total SF EXISTING AREA 22,647 22,647

PROPOSED AREA
Floor Area (Zoning) - - 37,260 29,600 29,490 26,800 21,160 144,310 Garage 31,000 32,170 20,520 83,690
Balconies 620 1,390 1,520 1,390 1,040 5,960
Covered patios 920 400 1,320
Sq. Footage of Construction 31,000 32,170 37,260 30,400 30,400 27,570 20,530 209,330 Waiver 1: Exemption from 30.32.040.B.3, requirement to locate all residential parking in subterranean or semi-subterranean garages.

Waiver 2: Exemption from providing commercial use. We are proposing multiple family residential dwellings units at the ground floor subject to provisions of the R-1250 zone.

R/B/S
* Square footage is taken from centerline of demising walls and outside of exterior walls, excluding all decks and balconies.

PARKING SUMMARY

REQUIRED PARKING PROVIDED PARKING
Unit Type # Units Ratio Total LEVEL Total
1-Bedroom 23 1.0 23 Basement 2 65
2-Bedrooms 46 2.0 92 Basement 1 47
3-Bedrooms 18 2.0 36 Level 1 39
87 RESIDENTIAL REQ. 1.74 151 TOTAL 151

BICYCLE PARKING - RESIDENTIAL REQUIRED/PROVIDED STORAGE - REQUIRED/PROVIDED Ratio # Units Total # Units Total
Short-term 1/20DU 87 4.35 90 Cubic Feet / Unit 87 87
Long-Term 1/4DU 87 21.75 (Min. horizontal surface area of 24 SF) TOTAL 26.1

OPEN SPACE SUMMARY

REQUIRED PROVIDED
SF per unit # Units Total SF per unit # Units Total
PRIVATE 40 87 3,480 SF PRIVATE BALCONIES* 66 87 5,742 SF Min. 4'

COMMON OPEN SPACE
COMMON 200 25 5,000 SF Courtyards 7,000 SF
Min. 10', 200 SF 150 25 3,750 SF Sky decks 2,600 SF
100 37 3,700 SF Amenities 3,900 SF
900 SF Terrace 700 SF
TOTAL 13,350 SF TOTAL 14,200 SF
* Private balconies measure 6'x11'min. (66 sf./balcony)

NOTES & ASSUMPTIONS

1. Non-residential uses, including residential lobby, do not comply with residential setback requirements.

2. Some residential parking is provided on the ground floor (but is buried by topography at the rear of the site).

ADDITIONAL REQUIRED OPEN SPACE
PER CHAPTER 30.31.020
3411 FOOTHILL

GLENDALE, CA
TCA # 2023-012

CAMELLIA AVENUE LLC DENSITY BONUS SUBMITTAL
JUNE 10, 2025
0’ 20’ 40’ 80’ GROUND / BASEMENT 1 FLOOR PLAN 2
(EL.1640)

RESIDENTIAL PARKING
47 STALLS

LOBBY / LEASING /

MAIL / AMENITY

TRANSFORMER
ELEC.

ROOM

BICYCLE ROOM/

STORAGE

TERRACE

OPEN TO
BELOW
FOOTHILL BLVD.

GARAGE
ENTRY
NEW YORK AVE.

A A
3411 FOOTHILL

GLENDALE, CA
TCA # 2023-012

CAMELLIA AVENUE LLC DENSITY BONUS SUBMITTAL
JUNE 10, 2025
0’ 20’ 40’ 80’ FIRST FLOOR PLAN 3
(EL.1652)

RESIDENTIAL PARKING
39 STALLS
LOWER
PODIUM

COURTYARD

PARKING
ACCESS
FOOTHILL BLVD.

B1 B2
B1
B1
B3
C2
A2
A2
C4
C1 NEW YORK AVE.

A A
3411 FOOTHILL

GLENDALE, CA
TCA # 2023-012

CAMELLIA AVENUE LLC DENSITY BONUS SUBMITTAL
JUNE 10, 2025
0’ 20’ 40’ 80’ SECOND FLOOR PLAN 4
(EL. 1662)
UPPER
PODIUM

COURTYARD

STORAGE

FIRE LANE
FOOTHILL BLVD.

NEW YORK AVE.

C2.1 B1 B1 B1
B2
B2
B1 B1
B1
B3
C2
B2
A2.1
A2.1
A2
A2
C4
C1
A3 C3
A A
3411 FOOTHILL

GLENDALE, CA
TCA # 2023-012

CAMELLIA AVENUE LLC DENSITY BONUS SUBMITTAL
JUNE 10, 2025
0’ 20’ 40’ 80’ THIRD FLOOR PLAN 5
(EL. 1672)
FOOTHILL BLVD.

FIRE LANE
A1
B2
C2.1 B1 B1 B1
B2
B2
B1 B1
B1
B3
C2
B2
A2.1
A2.1
A2
A2
C4
C1
A3 C3
NEW YORK AVE.

A A
3411 FOOTHILL

GLENDALE, CA
TCA # 2023-012

CAMELLIA AVENUE LLC DENSITY BONUS SUBMITTAL
JUNE 10, 2025
0’ 20’ 40’ 80’ FOURTH FLOOR PLAN 6
(EL. 1682)
FOOTHILL BLVD.

SKY
DECK
A1
C2.1 B1 B1 B1
B2
B2
B1 B1
B1
B3
C2
A2.1
A2.1
A2
A3 C3 A2
B2
B2
NEW YORK AVE.

A A
3411 FOOTHILL

GLENDALE, CA
TCA # 2023-012

CAMELLIA AVENUE LLC DENSITY BONUS SUBMITTAL
JUNE 10, 2025
0’ 20’ 40’ 80’ FIFTH FLOOR PLAN 7
(EL. 1692)
SKY
DECK
ROOF
FOOTHILL BLVD.

A1
C2.1 B1 B1 B1
B2
B2
B2
B1 B1
A2.1 B3
A2.1 A3 C3
NEW YORK AVE.

A A
3411 FOOTHILL

GLENDALE, CA
TCA # 2023-012

CAMELLIA AVENUE LLC DENSITY BONUS SUBMITTAL
JUNE 10, 2025
0’ 20’ 40’ 80’ BASEMENT 2 FLOOR PLAN 8
(EL.1630)

RESIDENTIAL PARKING
65 STALLS A A
3411 FOOTHILL

GLENDALE, CA
TCA # 2023-012

CAMELLIA AVENUE LLC DENSITY BONUS SUBMITTAL
JUNE 10, 2025
0’ 15’ 30’ 60’ ELEVATIONS 9
SOUTH ELEVATION (FOOTHILL BLVD.)

WEST ELEVATION

PARKING
ACCESS

LOWER PODIUM

COURTYARD
LOBBY

ENTRANCE
AVG. GRADE PLANE
EL. 1648
AVG. GRADE PLANE
EL. 1648
P1 W1
W1
M1
P2 M1 P3
P2
P1
T1 W2
B1
L1
L2
L3
L4
L5
B1
L1
L2
L3
L4
L5

FINISH LEGEND
P1 Plaster Color 1
P2 Plaster Color 2
P3 Plaster Color 3
T1 Veneer Tile 1
WD1 Wood Veneer 1
W1 Vinyl Windows
W2 Storefront Windows
M1 Metal Railing
3411 FOOTHILL

GLENDALE, CA
TCA # 2023-012

CAMELLIA AVENUE LLC DENSITY BONUS SUBMITTAL
JUNE 10, 2025
0’ 15’ 30’ 60’ ELEVATIONS 10

NORTH ELEVATION (NEW YORK PARK)

LOWER PODIUM COURTYARD
EAST ELEVATION (NEW YORK AVE.)
AVG. GRADE PLANE
EL. 1648
AVG. GRADE PLANE
EL. 1648

FINISH LEGEND
P1 Plaster Color 1
P2 Plaster Color 2
P3 Plaster Color 3
T1 Veneer Tile 1
WD1 Wood Veneer 1
W1 Vinyl Windows
W2 Storefront Windows
M1 Metal Railing
P1 W1
W1
M1
R1 T1 P3 T1 P1
P2
P2 M1
P3
B1
L1
L2
L3
L4
L5
B1
L1
L2
L3
L4
L5
3411 FOOTHILL

GLENDALE, CA
TCA # 2023-012

CAMELLIA AVENUE LLC DENSITY BONUS SUBMITTAL
JUNE 10, 2025
0’ 15’ 30’ 60’ SECTION A-A 11
UNITS

PARKING

LOBBY / LEASING /

MAIL / AMENITY

BIKE PARKING
UNITS

LINE OF SIDEWALK

TYPE IIIA

TYPE IA
3411 FOOTHILL

GLENDALE, CA
TCA # 2023-012

CAMELLIA AVENUE LLC DENSITY BONUS SUBMITTAL
JUNE 10, 2025
0’ 20’ 40’ 80’ SITE CROSS SECTIONS 12

VIEWSHEDS FROM NEW YORK PARK
SITE CROSS SECTION 1
SITE CROSS SECTION 2
1 1
2 2
3411 FOOTHILL

GLENDALE, CA
TCA # 2023-012

CAMELLIA AVENUE LLC DENSITY BONUS SUBMITTAL
JUNE 10, 2025
13 1
2 3
4 5

RENDER VIEW LOCATION
FOOTHILL BLVD.

NEW YORK AVE.
3411 FOOTHILL

GLENDALE, CA
TCA # 2023-012

CAMELLIA AVENUE LLC DENSITY BONUS SUBMITTAL
JUNE 10, 2025
14 RENDER VIEW 1

PROJECT RENDERINGS
3411 FOOTHILL

GLENDALE, CA
TCA # 2023-012

CAMELLIA AVENUE LLC DENSITY BONUS SUBMITTAL
JUNE 10, 2025
15 RENDER VIEW 2

PROJECT RENDERINGS
3411 FOOTHILL

GLENDALE, CA
TCA # 2023-012

CAMELLIA AVENUE LLC DENSITY BONUS SUBMITTAL
JUNE 10, 2025
16 RENDER VIEW 3

PROJECT RENDERINGS
3411 FOOTHILL

GLENDALE, CA
TCA # 2023-012

CAMELLIA AVENUE LLC DENSITY BONUS SUBMITTAL
JUNE 10, 2025
17 RENDER VIEW 4

PROJECT RENDERINGS
3411 FOOTHILL

GLENDALE, CA
TCA # 2023-012

CAMELLIA AVENUE LLC DENSITY BONUS SUBMITTAL
JUNE 10, 2025
18 RENDER VIEW 5

PROJECT RENDERINGS
Density Bonus Housing Plan
3411 – 3427 Foothill Boulevard
Glendale, California, 91214
Exhibit 5 Density Bonus Housing Plan
Number of Dwelling Units Proposed:

The project involves the development of a new Multiple Family Density Bonus Housing Project consisting of 87-unit residential rental apartments in a 5-story building envelope. The project will provide 9 units affordable to very low-income households. The proposal includes development of one-bedroom, twobedroom and three-bedroom units.

Maximum Number of Units Permitted per Zoning Code:

The project is located in the CH Commercial Hillside zone designation that permits a maximum density of 43 units per acre. A total of 57.93 units which is rounded down to 57 units are permitted by right on the 57,930 SF project site.

Number of Affordable Units meeting Density Bonus Requirement:
9 units of the 87 units proposed will be made available as rental units for very low-income households.

Amount of Density Bonus Requested:

By providing the 9 very low affordable units, the project applicant is allowed 50% bonus density above the Code allowed 57.93 which is rounded up to 58 units. A total of 87 units (58 x 1.5) is proposed.

Number and Description of Incentives and Concessions Requested:

The requested three (3) concessions are to 1.) Increase the Lot Coverage to 55% where 50% is allowed, 2.) Increase the Floor Area Ratio to 2.35 (136,290 SF) where 1.2 (69,516 SF) is allowed, 3.) to increase the Height / Stories to 74 feet / 5 stories where 36 feet / 3 stories are allowed.

Also, three (3) waivers are required 1.) to provide multiple family residential parking that is not in a subterranean or semi subterranean garage where multiple family residential parking is allowed only in a subterranean or semi subterranean garage. 2.) exemption from providing commercial use. 3.) allowance of residential units on the ground floor.

Amount of parking concessions requested:

The GMC under 30.36.090 “Parking Concessions” requires 1 parking space per (23)1-bedroom unit, and 1.5 parking spaces per (46) 2 and (18) 3 – bedroom units for a total of 119 spaces to be provided. The project is providing a total of 151 on-site parking spaces for the multiple family residential Project, which is 32 parking spaces more than Code requires.

Affordability:

The Affordable Units shall be made available to Very Low-Income Households at an Affordable Rent (as defined in Health and Safety Code Section 50053) for a period of not less than 55 years.

Dispersal of Affordable Units:

All Affordable Units shall be reasonably dispersed throughout the Project (e.g. throughout the different floors) and shall be comparable with the other dwelling units in the Project in terms of appearance, finished quality and materials. The Unit Type and location of the nine (9) Affordable Units as of the date such Affordable Units are first leased to Very Low Income Households shall be as follows:

Two 1-bedroom units, Five 2-bedroom unit and Two 3-bedroom units distributed as follows:
• 1st Floor – one 2-bedroom (Unit #110, 1,060 sf) and one 3-bedroom (Unit #105, 1,350 sf) • 2nd Floor – one 2-bedroom (Unit #210, 1,060 sf) and one 3-bedroom (Unit #205, 1,350 sf) • 3rd Floor – one 1-bedroom (Unit #319, 775 sf) and one 2-bedroom (Unit #312, 1,060 sf) • 4th Floor – one 1-bedroom (Unit #419, 775 sf) and one 2-bedroom (Unit #412, 1,060 sf) • 5th Floor- one 2-bedroom (Unit #512, 1,060 sf)
1 2
3 4
5 3411 FOOTHILL