glendale%e california -AGENDA- SPECIAL MEETING OF THE PLANNING COMMISSION CITY OF GLENDALE, COMMUNITY DEVELOPMENT DEPARTMENT MSB Room 105, 633 E. Broadway, Glendale, CA 91206 | Weatcare fo the mestng of tie Planning Commission, Meetings are broadoaat ive on cable channel 6 (GTV6) and rebroadcast ‘throughout the week. Cll (818) 548-4013 for program schedules. DVDs and Videotapes of the proceeuings are availabe for purchase inthe Cy Cle’ Office by calng (818) $48:2000. PLEASE TURN OFF CELLULAR PHONES AND PAGERS WHILE INSIDE THE MUNICIPAL SERVICES BUILDING, ROOM 105. In compliance withthe Americans with Disabiltios Act (ADA) of 1900, auxilary hearing ads, sign language trensaton, and Braille. transcripts are avalabio upon request. Assisted listening devices are available same-day pon request Al least #8 hours (or MO business days) notice is required for requests regarding sign language vanslaion and Gralla transcription services, | ityou nave any question about matters on the agenda, or requests for assistance, please contact the Communty Development | Department at (818) 548.2116 during regular business hours. WEDNESDAY, DECEMBER 13, 2017, AT 5:00 P.M. (SPECIAL MEETING OF THE PLANNING COMMISSION) 4. ROLL CALL: Astorian, Lee, Manoukian, Satoorian, and Shahbazian 2. REPORT REGARDING POSTING OF AGENDA The agenda for this meeting was posted on Wednesday, December 6, 2017, on the bulletin board outside City Hall and on the City's web site. 3. PLEDGE OF ALLEGIANCE 4, APPROVAL OF MINUTES > December 6, 2017 (Regular Meeting) 5. ORAL COMMUNICATIONS Discussion is limited to items not a part of this agenda. Each speaker is limited to 5 minutes. The Commission may question the speaker, but there will be no debate or decision 6. ZONING APPEALS OLD BUSINESS: NONE. NEW BUSINESS: NONE. 7. PLANNING COMMISSION ITEMS OLD BUSINES: NONE.AGENDA a REGULAR MEETING OF THE PLANNING COMMISSION Wednesday, December 13, 2017 NEW BUSINESS (1) ZONING MAP AMENDMENT LOCATION: — 206 NORTH KENWOOD STREET, & 223-241 AND 247 NORTH JACKSON STREET PROPOSED MITIGATED NEGATIVE DECLARATION (MND) GENERAL PLAN AMENDMENT CASE NO. PGPA 1725746 ZONE CHANGE CASE NO. PZC 1725725 DEVELOPMENT AGREEMENT CASE NO. PDA 1726520 ALLEY VACATION CASE NO, 186V vvvvy APPLICANT: CP VI Jackson Street, LLC OWNER: Glendale Unified School District (GUSD) LEGAL DESCRIPTION: Portions of Lots 9 & 23, and Lots 3, 5, 7, 11, 13, 15, 17, 19, 20, 21, 22, and 24 in Block 7 of the Town of Glendale, in the City of Glendale, County of Los Angeles, State of California, as per map recorded in Book 14 pages 95 and 96 of Miscellaneous Records and Book 21 Pages 89 and 90 of Miscellaneous Records, in the Office of the County Recorder of said County. Together with that Portion of the Vacated Alley in said Block 7 as shown on said map of the Town of Glendale, bounded on the north by the easterly prolongation of the northerly line of Lot 10 and bounded on the south by the easterly prolongation of the southerly line of said lot 24. Excepting therefrom the northerly 12 feet of said alley. STAFF: Milca Toledo - Senior Planner PROJECT DESCRIPTION The proposed GUSD Apartments (‘Development Project’) involves the demolition of the existing GUSD Headquarters office on Jackson Street, and associated buildings, two modular buildings, a multi-family residential building and respective parking lots. The new development involves constructing a five-story (with mezzanine), 286-unit residential development wrapped around a multi-level parking structure with 394 parking spaces located on a 113,289 square-foot lot (2.60 acres) GENERAL PLAN MAP, ZONE CHANGE MAP AMENDMENT, DOWNTOWN SPECIFIC PLAN MAP AMENDMENT, AND DEVELOPMENT AGREEMENT ‘The proposed Development Project site would require a Zone Change, General Plan and DSP (map) Amendments for the 14 lots fronting Wilson Avenue, Jackson and Kenwood Streets, All lots are currently zoned R-1250 with a General Plan designation of High Density Residential. The project applicant is proposing to change the zoning to DSP/East Broadway District and toAGENDA 3 REGULAR MEETING OF THE PLANNING COMMISSION Wednesday, Decomber 13, 2017 change the General Plan designation to DSP. The proposed Development Agreement is to utilize the public open space incentive for additional height/stories and floor area ratio. Additionally, the Planning Division staff is requesting the Planning Commission recommend the City Council initiate a General Plan Amendment, a Zoning Map and Downtown Specific Plan Map amendments to amend the General Plan Designation and Zoning of a lot (APN 5642-017- 005) located immediately north of and adjacent to the Project Site. The lot is located at the southwest comer of E. California Avenue and Jackson Street (247 North Jackson Street). The lot is currently zoned R-1250 with a General Plan designation of High Density Residential. This {ot contains an existing mult-unit residential apartment building, a use that is consistent with the recommended General Plan and Zone Change to DSP/East Broadway District and to change General Plan designation to DSP. ALLEY VACATION The applicant is requesting to vacate the easterly portion of Alley 220, northerly of Wilson. Avenue, and easterly of Jackson Street at 223-241 N. Jackson Street, OTHER ENTITLEMENTS Following recommendations from the Planning Commission on the approval of the requested General Plan, Zoning Map and Downtown Specific Plan map amendments, the Development Project applicant will be seeking City Council approval of design review, standards variances for ‘on-and above-ground parking and number of stories and approval of a development agreement, ENVIRONMENTAL DETERMINATION The Community Development Department, after having conducted an Initial Study, has prepared a mitigated negative declaration for the project. REQUESTED ACTION Community Development Department staff recommends that the Planning Commission consider the following: Proposed Mitigated Negative Declaration and recommend to the City Council adoption of Mitigated Negative Declaration (MND); General Plan Map Amendment Case No. PGPA 1725746; Zone Change Case No. PZC 1725725; Development Agreement Case No. PDA 1726520; and Alley Vacation Case No. 186V; and recommend approval to the City Council, as stated in the staff report dated December 13, 2017. 8. COMMUNITY DEVELOPMENT DEPARTMENT UPDATES 9. COMMENTS FROM COMMISSIONERS 40, ADJOURNMENTglendalege california CITY OF GLENDALE, CALIFORNIA REPORT TO THE PLANNING COMMISSION Meeting Date: December 13, 2017 Prepared By: Milca L. Toledo, Senior Planner Case Nos: General Plan Map Amendment Case No. PGPA 1725746, Zone Change Case No. PZC1725725, Development Agreement Case No. PDA 1726520, and Alley Vacation Case No. 186V. Address: 206 N. Kenwood Street, 223-241 and 247 N. Jackson Street GENERAL INFORMATION Applicant: CP VI Jackson Street, LLC Property Owner: Glendale Unified School District (GUSD) Zone: R-1250 (High Density Residential) zone Land Use Element: High Density Residential Location/APN: 206 N. Kenwood Street, 223 ~ 241 N. Jackson Street / APN 642-017-901, 902, 903 & 904 and 247 N. Jackson Street! APN 5642-017-005 Legal Description: Portions of Lots 9 & 23, and Lots 3, 5, 7, 11, 13, 15, 17, 19, 20, 21, 22, and 24 in Block 7 of the Town of Glendale, in the City of Glendale, County of Los Angeles, State of California, as per map recorded in Book 14 pages 95 and 96 of Miscellaneous Records and Book 21 Pages 89 and 90 of Miscellaneous Records, in the Office of the County Recorder of said County. ‘Together with that Portion of the Vacated Alley in said Block 7 as shown on said map of the ‘Town of Glendale, bounded on the north by the easterly prolongation of the northerly line of Lot 10 and bounded on the south by the easterly prolongation of the southerly line of said lot 24. Excepting therefrom the northerly 12 feet of said alley. Applicants Proposal: Proposed to change the General Plan (Map Amendment) from High Density Residential to Downtown Specific Plan (DSP) and change of Zone from R-1250 (High Density Residential) to DSP ~ East Broadway District and, to allow for the construction of a 286 unit multi-family residential development project at 206 N. Kenwood Street and 223-241 N. Jackson Street. ‘Additionally, Planning Division staff is requesting that the Planning Commission recommend that the City Council initiate a General Plan Amendment, a Zoning Map and Downtown Specific PlanMap amendments to amend the General Plan designation and zoning of a lot (APN 5642-017- 005) located immediately north of and adjacent to the project site at the southwest corner of E. California Avenue and Jackson Street (247 N. Jackson Street). RECOMMENDATION The Planning Division staff recommends that the Planning Commission review the proposed General Plan Amendment (Map Amendment) from High Density Residential to Downtown ‘Specific Plan (DSP) and Zone change from R-1250 (High Density Residential) to DSP - East Broadway District, a Development Agreement and Alley Vacation and recommend approval with conditions to the project design and development agreement to the City Council. Staff recommends the following conditions: Design Review Conditions: 1. Reduce the overall mass of the project by providing a four story structure while allowing for fifth story units if they are not visible from the adjacent streets (ie. the east sidewalk of the 200 block of N. Jackson, the south sidewalk of the 400 block of E. Wilson, the west sidewalk of the 200 block of N. Kenwood, and the north sidewalk of the 400 block of E. California), 2. Provide a minimum 12-foot setback from the property line along the Jackson Street fagade. Recommended Terms: 1. Impose a condition in the Development Agreement that the project, if constructed on the property, shall comply with all conditions of approval and be substantially consistent with the City approved plans, a copy of which are attached hereto as Exhibit 8, as determined by the City in its reasonable judgement. In the event that the developer, or its successors, has not commenced construction of the project prior to the expiration of the Term (three years) or proposes a project that is not substantially consistent with the plans attached as Exhibit 8 during the term established in the Development Agreement, then City shall commence proceedings to rezone the property to the zoning in effect prior to the adoption of this Development Agreement (/.e. R-1250) and such revised Zoning shall be deemed an Applicable Rule once adopted, PROPOSAL General Plan Map Amendment and Zone Change The proposed zone change and general plan map amendment applications stem from a development proposal for the Glendale Unified Schoo! District (GUSD) site. The Jackson Street Apartments (‘Development Project’) involves the demolition of the existing GUSD Headquarters office and associated buildings, two modular buildings, a multi-family residential building and surface parking lots. The new development involves constructing a five-story (with mezzanines), 286-unit residential development wrapped around a multi-level parking structure with 394 parking spaces located on an 113,289 square-foot lot (2.60 acres) consisting of 14 parcels. The entire block bounded by Wilson Avenue to the south, California Avenue to the north, Jackson Street to the east and Kenwood Street to the West, is zoned R-1250 (high density residential zone). The area located immediately south of the Project Site and Wilson Avenue betweenLouise and Isabel Streets is zoned East Broadway District as defined in the Downtown Specific Plan (DSP). The proposed Development Project would require a Zone Change and General Plan and DSP (map) Amendments for the 14 lots fronting Wilson Avenue, Jackson and Kenwood Streets. All lots are currently zoned R-1250 with a General Plan designation of High Density Residential The project applicant is proposing to change the zoning to DSP/East Broadway District and change the General Plan Map designation to DSP. Additionally, Planning Division staff is requesting that the Planning Commission recommend that the City Council initiate a General Plan Map Amendment, a Zoning Map and Downtown Specific Plan Map amendments to amend the General Plan Designation and Zoning of a lot (APN 5842-017-005) developed with a two- story multi-family building located immediately north of and adjacent to the Project Site. The lot is located at the southwest comer of E. California Avenue and Jackson Street (247 N. Jackson Street), The lot is currently zoned R-1250 with @ General Plan designation of High Density Residential. Development Agreement The applicant is proposing to utilize the public open space incentive in Chapter 7 of the DSP to allow additional height/stories and an increased floor area ratio (FAR) through the approval of a Development Agreement (DA). The DSP encourages certain uses or development types by providing for height and density bonuses in exchange for a project's inclusion of certain public benefits, one of which is publicly- accessible open space. The "East Broadway District’ allows, by right, a maximum of four stories, 65 feet of height, and a 2.50 FAR. Developments seeking incentives in this district are permitted a maximum of five stories, 80 feet of height, and 2.75 FAR. The Development Project proposes five stories at portions of the building, a maximum height of 75 feet, and 2.59 FAR. Development Agreements are regulated by State statute (Government Code §§65864 through 6869.5). The proposed DA is a typical development agreement that vests the zoning in order to provide certainty between the entitlement and building permit phase of a complex development. ‘The proposed development agreement (Exhibit 6) addresses the open space incentive, a workforce housing component and the proposed three year length of entitlements. It does not vest any current or future impact fees and/or other requirements related to affordable housing. The Developer currently has the property under contract, through an executed Purchase and Sale Agreement, and is authorized by the current property owner (Glendale Unified School District) to enter into the DA (Exhibit 9) with the City. The Developer (Carmel Partners, operating as CP VI Jackson Street, LLC, a Delaware limited liability company) will assume responsibility for the development and the DA at the close of escrow. Workforce Housing ‘The current proposal calls for 286 units consisting of 42 studios, 174 one bedroom units (6 with lofts), and 70 two bedrooms (7 with lofts). The developer proposes to include 10 percent (29 units) workforce housing ui Open Space Incentive The Project will provide additional publicly-accessible open space distributed among several locations on the site: a landscaped plaza at the southeast corner extending along Wilson; a covered “arcade” extending to the north along Jackson from the comer tower element; andPortions of the two entry courtyards (one facing Wilson and the other Jackson). The total Proposed public open space is 11,131 square feet, The DSP requires that a minimum of 10% of the lot area be open space (11,329 square feet). At least half of open space required shall be publicly-accessible (5,664 square feet); and at least half of all publicly-accessible open space shall be open to the sky (2,832 square feet). In addition, for every one square foot of publicly accessible open space provided above the total minimum required open space, an additional ten square feet of floor area may be added. Based on the DSP requirement, for projects proposing incentives, the Project is required to provide a minimum of 6,706 square feet of publicly-accessible open space. As proposed, the project would provide 11,131 square feet of publicly-accessible open space, which is 4,425 square feet more than that required by the DSP. The plans depicting the Project and publicly-accessible open space are attached hereto as Exhibit 8; Sheet A -1.3. Public Open Space Calculation DSP Standards East Broadway District Total Open Space Required (10% of gross site area) 10% x 113,289 SF = 11,329 SF le Open Space 5% (5% x 11,329 SF = 5,664 SF) (half of 10% gross site area) ‘One square foot of open space for every 10 square feet of FAR Additional Publicly-Accessible Open 293,634 SF - 283,222 SF = Space required with Incentive 10,412 SF 10,412 SF X.10 = = g 041 SF Excess Publicly-Accessible Open Space 1,041 SF 10% of 11,329 = 1,133 SF Landscaping (10% of the total open Exceeds Standards The following chart provides a comparison of the proposed project subject to R-1250 standards and DSP/EB with and without incentives as follows: Height and Floor Area Ratio Requirements Zoning — DSP Standards] ] ] | R-1250 | East Broadway | Wlneentive | Project Design I Standards | __ District _ | Height | Sstories/41 feet | stories /65 ft stories/~75 ft. Tunit/1,000 sf | ——* DB FAR ora 2.59 FAR (1 uniti396 sf.) (113 units) | (1 uniti396 1 sf.) 4The Project is eligible for the "Public Open Space" incentive permitted by the DSP that would allow an increase in height/stories and density to maximum of five-stories/80' and 2.75 FAR. The developer is requesting one additional story in height (five stories with mezzanines) instead of the four permitted by right) and additional overall building height (75 feet instead of the 80 feet permitted with incentives) for the residential portion of the building. The Project's primary height is five stories and 75 feet with the exception of a portion of the northerly half of the building along Jackson Street proposed at four stories with a height of approximately 60 feet. The proposal complies with the allowable DSP standards with incentives (five stories/80 feet), The proposed parking structure consists of two levels below grade and five levels above. Additionally, the accessory building/club room located on the roof deck of the parking structure results in six story height for the garage structure, which exceeds the maximum five story height limit with incentives in the East Broadway District. As proposed, the developer is requesting a standards variance to allow on- and above-ground parking with five levels above ground and a 2,000 square-foot accessory building/club room, which results in a sixth story on the roof deck of the parking structure. The club room will not be visible from public view since it will be setback from the edge of the parking structure and screened by building elements. PROJECT DESIGN Project Description ‘The Jackson Street Apartments (‘Development Project") involves the demolition of the existing GUSD Headquarters office and associated buildings, two modular buildings, a multi-family residential building and surface parking lots The GUSD Headquarters is a four-story building built in 1971 that is connected via a narrow, two-story communicating passage to a two-story structure originally built as a warehouse in 1938. The nine-unit apartment building located north of the GUSD Headquarters was builtin 1960. A historic resources assessment of the Project site was completed by Historic Resources Group in November 2017. None of the buildings was found eligible for listing in the National Register of Historic Places, the California Register of Historical Resources, the Glendale Register of Historic Resources, or as part of any potential historic district. The property is therefore not considered a historic resource under the California Environmental Quality Act (CEQA) and the proposed demolitions will not have any adverse impact on the environment. (See Exhibit 7) Neighborhood Context The area surrounding the site is zoned R-1250 (High Density Residential) to the north, east and west and is developed with structures, mostly multi-family residential, ranging in height from one to three stories. The existing high school located on N. Kenwood Street adjacent to the project site will remain, The properties located on the northeast corner of Jackson Street and Wilson ‘Avenue are zoned C3-III (Commercial Services, Height District II!) and developed with a one and three siory office building. Directly south of the site is the DSP/East Broadway District This area of the DSP/EB District consists of both residential and commercial uses. The southeast comer of Jackson Street and Wilson Avenue contains a financial institution (Glendale City Employee Credit Unit), @ bakery and office uses are located directly across the street, south of the site along Wilson Avenue. In addition, the 100 block of N. Kenwood street features a recently-constructed six-story, approximately 75 feet high residential building, which is across the street from an approximately 60-foot high church building.Site Plan The proposed residential structure, which occupies the majority of the site, is designed in an “L"- shape. The main access to the residential units is from Wilson Avenue with secondary access from Jackson Street. Access to the 394 space, multi-level parking structure (two levels below ground and five levels above) will be from Jackson Street. Open space is proposed at verious areas of the site and designed as publicly-accessible open space, common open space and private open space. A significant portion of the publicly- ‘accessible open space is located on the southeast comer Wilson and Jackson, designed as a garden that is open to the sky with trees, benches and other amenities and a covered arcade that extends north from this area along Jackson Street. In addition, portions of the two entry courtyards, one facing Wilson Avenue and another facing Jackson Street, which will also be publily-accessible and feature amenities. ‘Common open space is located in a non-publically accessible portion of the courtyards facing Wilson Avenue and Jackson Street. Other open space areas include a central courtyard, not Visible from the street, and a 12,126 square-foot amenity deck located on the rooftop of the garage, along with portions of the site's perimeter landscaping. The rooftop amenity deck includes a swimming pool, garden and an accessory bullding (club room) for the residents. The club room will require a standards variance because it is located on the sixth floor of the structure, The multi-level parking structure is wrapped by the residential building, with the exception of the west elevation, facing the alley and Daily High School. Vehicular access to the parking structure Is from N. Jackson Street, approximately mid block on the west side of street. The parking structure provides 394 parking spaces for the residents including 29 guest parking spaces with two levels under ground and five levels above. Setbacks All projects in the DSP/East Broadway (EB) District that front a residential street require a minimum six-foot setback from the property line. The proposed re-zoning of the project site to DSPYEB, would require a minimum setback of six feet along Jackson and Kenwood Street. As proposed, the building will comply with these setback standards and provide greater setbacks in the public open space area at the southeast corner of the site (approximately 36 feet, 3-inches) and in the courtyards areas facing each street. The interior setbacks will include the following setbacks: a 15-foot setback from the northerly property adjacent to the existing multi-family building and 10 feet abutting the existing high school parking lot and a five-foot setback along the westerly property line abutting the existing high school and an existing multi-family building. The large, vertical mass of the Jackson Street facade is exacerbated by it closeness to the street. Staff recommends that a condition of approval on the design review application calls for a 12-foot setback from the east property line to reduce the project's sense of mass. Height and Massing ‘The DSP design guidelines state that heights of buildings should provide a consistent scale within various Downtown Districts. The proposed design of the Jackson Street Apartments is consistent with the five stories and 80 feet in height allowed with incentives. The proposed overall building height and FAR does comply with the DSP/EB District. However, the proposed five-story building is not compatible with the scale of the surrounding area. While an effort has been made to articulate the street facades and reduce the proposed height and number ofstories from five to four stories along a portion of the Jackson Street elevation, the tall street wall dominates the east fagade. Further reduction to the height and number of stories is recommended in order to provide significant massing relief to the building and help make it more compatible with the adjoining R-1250 properties. Staff recommends that a condition of approval be incorporated in the design review application calling for a reduction of the overall mass of the project by providing a four story structure while allowing for fifth story units if they are not visible from the adjacent streets (i.e. the east sidewalk of the 200 block of N. Jackson, the south sidewalk of the 400 block of E. Wilson, the west sidewalk of the 200 block of N. Kenwood, and the north sidewalk of the 400 block of E. California) Frontage and Facade Design ‘A contemporary interpretation of the Spanish Colonial Revival style is proposed for the Project. This is appropriate in the context of the older buildings facing the site, as well as for Glendale in general. The style is employed in a manner that gives the building a strong sense of character and great effort has been made to embellish the fagades with appropriate details including thick walls and deeply recessed windows at the building base, wrought-iron railings at both projecting ‘and recessed balconies, projecting bays clad with synthetic wood, and roofs with red tile and a variety of forms that give the building an interesting and appropriate profile. The DSP requires that buildings address the street in ways that reinforce pedestrian activity and enhance ground- level architectural elements on a human scale, which this project will achieve, particularly at the corner plaza and arcade area. The project's design is appropriate and thoughtfully executed and its basic sensibility should be retained in any redesign that may occur to meet the recommended conditions regarding the building’s massing Variances The project will require two variances. The first is to allow on- and above- grade parking wrapped by residential units. The DSP allows for this type of structure only for commercial projects. The second is to allow the clubhouse structure to be built at the 6" floor level. The structure is proposed at the amenity deck, which will be built on the roof over a portion of the fifth parking level. The clubhouse is therefore considered a sixth floor and the DSP only allows for five floors in the East Broadway district. Alley Vacation The developer is requesting to vacate the easterly portion of Alley 220, which is 12 feet wide and northerly of Wilson Avenue, and easterly of Jackson Street (See Exhibit 6). Currently, the alley is improved with asphaltic concrete pavement and contains a power pole with overhead electrical and telecommunications conduits. Upon vacation, the subject alley will become part of the proposed "Jackson Street Apartments’ residential project. The applicant is working with Glendale Water & Power and the various telecommunications companies to relocate the facilities prior to construction. If the Project is not constructed within the three-year entitlement period granted by the City Council as part of the Development Agreement, the alley will not be vacated, but remain “as is” (conditional vacation). ENVIRONMENTAL REVIEW The Community Development Department, after having conducted an Initial Study, has prepared a mitigated negative declaration (MND) for the project. The project will not result in any new adverse impacts with the implementation of the two mitigation measures discussed below. (See Exhibit 7)