Montrose Shopping Park

The Montrose Shopping Park is a special district within the City of Glendale. It features a unique zoning designation and an active Merchants Association comprised of some 200 retailers, restaurants and service businesses. In order to capitalize on what makes this area special, the Montrose Shopping Park was recently designated as Glendale's official "Old Town." Through this designation, the merchants expect to take advantage of promotional opportunities through tour guides and books, news media., and other advertising sources.

BACKGROUND

Recent acquisition of properties and corresponding increases in rents in the Montrose Shopping Park have raised concerns about protecting the current character of the area. The following outlines the issues as understood by staff and presented to City Council, and outlines potential areas for further research or possible courses of action.

The issues as understood by staff include:

• Signage
• Property and tenant turnover
• Opposition to national retail chain stores
• Opposition to large or "big box" stores
• Desirable mix of uses
• Operating hours of businesses
• Declaration of Montrose as "Old Town"

Zoning Designation

Current zoning of the Montrose Shopping Park is CR - Commercial Retail and is bordered by C3 - Commercial Service and R1 - Low Density Residential Zones. The CR zone permits a variety of land uses, the majority of which include retail and service uses. A conditional use permit is required for uses such as places of worship, private educational facilities, and banquet halls. In addition, the CR zone places additional restrictions on some types of office uses, permitting them only above the first floor or with special parking requirements, as for high-intensity uses. Development standards that regulate the CR zone include a height limit of 45' or 3 stories and parking requirements, but do not include standards such as setback requirements or floor area ratio limits. It is likely any development of a commercial-residential mixed use project would require variances in addition to DRB approval, both of which require a public hearing with public notice posted on the site and mailed to owners of property within 300 feet.

Sign Regulations

The size and location of signs are regulated by the Chapter 30.33 of the zoning code. A variety of sign types are allowed depending on the characteristics of existing buildings. These include wall, accessory ground, marquee and under-marquee signs. Miscellaneous signs permitted include awning and window signs.

The zoning code limits the number and size of each sign type generally by occupancy or property frontage. Wall signs are limited to one sign for each façade facing a right of way, and their size is limited to one square foot for each foot of business frontage. Old-fashioned blade-and-bracket signs attached beneath a canopy or awning would be considered an under-marquee sign type and are limited to one per ground floor entrance to a building with a maximum size of six square feet.

Current Status of Montrose Shopping Park

Montrose continues to be one the premier gems in Glendale's crown. The shopping park is in generally good shape financially, in that vacancies are few. It is, in fact, rising property values that have led to some of the concerns. The shopping park remains popular among area residents for its convenience, its pedestrian friendly design, its relaxed pace, and the sense that shop owners are well integrated into the community.

The Montrose Shopping Park, taken as a whole, employs several hundred people and is the host of a successful Sunday morning farmer's market.

The recent turnover of several properties in the area, along with rents that have risen or are feared to rise, have brought forth several concerns. Primarily, it is feared that long-standing businesses may be forced out by rent increases and replaced by large national or regional chains that may not lend the same "hometown" feel currently experienced. The recent experience of Once Upon a Time bookstore, although successfully relocated within the shopping park, has heightened concerns.

Other issues that arise include whether replacement businesses will maintain the same character of the shopping park as generally a collection of one-of-a-kind stores; and whether new store owners and property owners will be members of the community, as many owners are now perceived to be.

These overarching concerns are manifested in several specific issues, including:

• Signage
• Property and tenant turnover
• Opposition to national retail chain stores
• Opposition to large or "big box" stores
• Desirable mix of uses
• Operating hours of businesses
• Declaration of Montrose as "Old Town"

Click on the following link to see the PowerPoint presentation given and worksheet given to attendees at the November 14 community meeting:

Montrose Shopping Park PowerPoint Presentation

Worksheet

If you would like additional information, please call the Community Development Department staff at (818) 548-2005.

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