Why a Multi-Family Re-evaluation Program?
The Planning Department reviewed multi-family zoned properties throughout the City as a result of citizen concerns and a request by City Council to study the issue. There were concerns about compatibility of multi-family units next to single family houses, as well as new multi-family next to older multi-family units. Design and construction quality, and the number of units (density) also were concerns.
Brief History of Multi-Family Zoning in Glendale
Most of the southern and central portion of the City of Glendale was zoned for multi-family housing units for decades. Although zoned for multi-family housing, mostly single family houses were built in these areas. This changed gradually over the decades until the 1980s, when there was a construction boom. This rapid rise in the number of multi-family housing units being built prompted changes in zoning in 1986 and 1992. Basically, the number of units allowed to be built was reduced (i.e., properties were "downzoned"). Design review was introduced to improve the quality of design and construction. Despite these changes, the community is still dissatisfied with the development that is occurring.
Community Outreach
In May 2003, City Council directed Planning staff to conduct public workshops to study the existing zoning for multi-family residential zones. To focus both the discussions and our studies, staff divided the City into eight areas: Southeast, East Central, Northwest, West Central, Southwest, La Crescenta, Northeast and Hillside. The Hillside study area did not include a significant number of multi-family units, so a focused workshop was not provided for this area. The Phase 1 community workshops were held in September and October 2003. In November 2003, Planning and Community Development staff had a discussion with architects and developers to discuss multi-family zones. Some of the same issues were raised by the public and the development community.
Staff Analysis
Staff began the analysis portion of the program by creating maps of existing conditions. We then visited all the multi-family zoned neighborhoods to note the character and appearance of the areas. Many photographs were taken. Staff then attempted to synthesize what we had learned and combine it with the desires of the community. During this process we had two key goals:
- Protect single family neighborhoods
- Improve the compatibility of new multi-family projects with existing development
Possible Zone Change Areas
Staff identified certain areas of the City that were candidates for changing the zoning. These early draft proposals are shown on this map:
(Draft Zone Change Map)
Phase 2 Community Workshops
Staff held workshops to discuss the proposed zone changes, standards changes and Multi-Family Design Guidelines on during July and August of 2004. Many additional comments were received and were incorporated into our analysis.
Transitional Zoning Focus
At the direction of City Council, staff has been working on ideas for providing greater protection to single family neighborhoods that are adjacent to multi-family zoned property. These areas represent a fraction of all the multi-family zoned areas of the City. By focusing on these "transitional" areas, the intent is to present ideas relatively quickly to the City Council to address the concerns about development.
On Tuesday, December 14th, 2004, members of the Planning Commission and City Council met to hear a presentation on the results of work on the transitional zoning areas. A version of the PowerPoint presentation (excluding aerial photos of each of the areas examined for zone changes) can be downloaded by clicking here: PowerPoint Presentation
Staff discussed both the issues as well as potential solutions. Staff believes that the following steps are necessary to ensure that development in transitional areas is compatible with existing, adjacent single family development:
- develop design guidelines for multi-family development;
- revise height and setback standards; and
- adopt limited downzoning in certain areas.
Design Guidelines for multi-family development could be prepared now in a limited form focusing on transitional areas, or they could be prepared next year during the update of the City's Land Use Element at which time they would be part of a more comprehensive set of Urban Design Guidelines for the entire City.
The City currently allows buildings in multi-family zoned areas to be up to 3 stories tall on large lots. Staff recommended that new development should be no more than 2 stories tall when adjacent to single family development. Staff also recommended that the regulations pertaining to setbacks be simplified by eliminating setback averaging and adopting single numerical values. For example, staff proposed that side and rear yards be 10 feet instead of 8 feet minimum and an 11 foot average for the first floor.
Staff also proposed reducing the allowable residential density, or downzoning, for some parts of the City, and for increasing the allowable density, or upzoning, other parts of the City.
February 14, 2005 Planning Commission Meeting
Following the joint study session, staff further refined the zone change areas. The following maps were attached to the staff report for the Planning Commission meeting and represent the current rezoning proposals. Each of the maps can be viewed by clicking on them.
Zone Change Maps
Corresponding maps showing the proposed amendment to the Land Use Element of the General Plan can be viewed by clicking on each one.
General Plan Amendment Maps
The staff report for this meeting can be viewed and downloaded from the Planning Commission link on the Agendas and Minutes web page.
The Planning Commission recommended to the City Council that General Plan Amendment No. 2005-02 and Zone Change No. 2005-03 (for properties to be rezoned from various residential zones to create Multi-Family Transition Zones as described in Exhibit B1 of the staff report, including: 1) Zoning text amendments to multi-family development standards, and 2) Miscellaneous clean-ups to the Zoning Code) be approved and adopted.
March 8, 2005 City Council Meeting
The City Council on March 8, 2005, continued the Multi-family residential transition zoning program due to a State requirement to review Housing Element changes before adoption by Council.
September 27, 2005 City Council Meeting
The City Council considered the above proposed general plan amendments and zone changes to multi-family transition areas on September 27, 2005 at 6:00 p.m. and continued the matter until October 11, 2005. Council requested staff to return 10 or the 17 proposed rezoning areas and to examine standards for multi-family garage setbacks and third floor setbacks. The other 7 areas lacked sufficient support to introduce rezoning. The areas to return for consideration were: 2, 4, 5, 6, 8, 9, 11, 15, and 16. A portion of Area 3 (north of Piedmont Ave. and south of Montrose) will be re-noticed and considered at a later time. Area 7 also will be re-noticed and considered at a later time.
October 11, 2005 City Council Meeting
The City Council adopted resolutions for the proposed General Plan Amendments and introduced the ordinances for the proposed zone changes for areas 2, 4, 5, 6, 8, 9, 11, 15, and 16. They introduced an ordinance for multi-family standards changes for third floor setbacks. They passed a motion directing staff to set hearing for a General Plan Amendment and Zone Change for Area 7 and a portion of Area 3. The staff report and maps of each of the areas can be found below.
February 13, 2006 Planning Commission and March 14, 2006 City Council meetings
The Planning Commission considered proposed new zoning and general plan designations for areas 3, 7 and 14 on Monday, February 13, 2006. Click on the links below to see maps showing the proposed changes. The Commission supported staff's recommendations for areas 3 and 7, but preferred that area 14 be rezoned to R2250. City Council, will consider the same rezoning proposals at their March 14, 2006 meeting, beginning at 6 p.m.
March 14, 2006 City Council meeting
The City Council introduced the rezoning of Areas 3 and 7 at their March 14, 2006, meeting, and adopted the new zoning at the meeting of March 21, 2006. The new zone changes will take effect on April 21, 2006. The proposed zone change of Area 14 did not receive enough affirmative votes (4 required) to be approved so the zoning for that area is unchanged. Maps of all 3 areas are shown below.
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Last modified: Tuesday, April 24, 2012 9:26:54 AM
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