Attachment 34{ ( '
INCENTIVES & BONUSES
As a way of encouraging desirable uses and public benefits
in Downtown, the City will allow certain bonuses for
those uses. This chaoter outlines the incentives and bonus
I
program of the Downtown Specific Plan .
Amended by Ord. No. 5865 GLENDALE DOWNTOWN SPECIFIC PLAN 7-1
ATTACHMENT 3 4
7.1 HEIGHT AND DENSITY BONUSES
The DSP provides certain bonuses intended to attract certain uses or types of development
in the Downtown. The incentives and bonuses are described in greater detail in the following
pages.
7.1.1 Review Authority for Height and Density Bonuses
Height and Density Bonuses according to standards outlined by the Downtown Specific Plan
will be granted to applicants by the City Council, following policies and procedures adopted
by the City of Glendale. Applicants utilizing the incentives and bonuses program will require
a statutory development agreement with the City or a covenant acceptable to the City and
developer.
7.1.2 Measuring Density and Height Bonuses
In the Downtown Specific Plan, development density is defined by the number of stories
allowed within the building envelope set forth by design Standards and Guidelines in addition
to Floor Area Ratio. As long as the urban design and building standards and guidelines are
followed, the maximum number of stories and FAR allowed for each district may be built.
If an applicant chooses to take advantage of the height and density bonus program, multiple
incentives may be provided, however only one incentive shall be considered in calculating the
height and density bonus. Under no circumstances except in the application of Section 7.2.1
and/or the application of Government Code Section 65915, et seq. ("SB 1818 Affordable
Housing Density Bonus Law") shall any project exceed the maximum allowable height, stories,
or floor area ratio by area shown in Table 4-A relative to projects with incentives or bonuses.
7-2 GLENDALE DOWNTOWN SPECIFIC PLAN Amended by Reso . No . 09-37; Ord . No. 5865
7.2 HEIGHT AND DENSITY INCENTIVES
The following describes the height and density incentives, public benefits, and related bonuses.
Projects may not utilize more than one of the incentives described in the Downtown Specific
Plan.
7.2.1 SB 1818 Affordable Housing Density Bonus Law
PUBLIC BENEFITS
The State of California has a desire and need to increase affordable housing statewide, and
incentivizes its construction through California Government Code Section 65915 et seq.
The law significantly modified by and commonly referred to as SB 1818 Affordable Housing
Density Bonus Law, allows for a maximum density bonus of 35 percent based on the mix and
number of affordable units provided.
STANDARDS
Applicable standards relative to use of the SB 1818 Affordable Housing Density Bonus Law
bonuses and incentives or concessions are defined in California Government Code Section
65915 et seq. and Glendale Municipal Code section 30.36.060 et seq.
ALLOWABLE BONUS
The maximum allowable height and/or density bonus and concessions available under this
incentive are as defined in California Government Code Section 65915 et seq. and Glendale
Municipal Code Section 30.36.060 et seq. For the purposes of this incentive only, Table 7-B
defines baseline residential density by DSP area as measured by dwelling units per acre .
, Maximum Density by Right <
... .,._ ; ~ .. ~ · .. ~.~ ..
100 \\us / 22s • ~; NiA .
..·. ':: ; .. ··.,. f . .,,;:(/::·
r 100 · <·-TCSP : 90
TABLE 7-8
Amended by Ord. No. 5865 GLENDALE DOWNTOWN SPECIFIC PLAN 7-3
7.2.2 Historic Preservation
PUBLIC BENEFITS
Preservation of Downtown's significant number of historic resources are a key element of
creating a unique sense of place.
STANDARDS
A. The restoration or rehabilitation of the historic resource must meet the Secretary of the
Interior's Standards ·
B. The project must be placed on the Glendale Register prior to or concurrent with design
review approval.
ALLOWABLE BONUS
The maximum allowable height and/or density bonus available under this incentive is the
maximum height or density allowed with incentives by district as defined in Table 4-A.
7.2.3 Hotel
PUBLIC BENEFITS
Hotels are an important component of a thriving business district, and often provide amenities
which are available to the general public, including entertainment, restaurants, and meeting
rooms.
STANDARDS
The ground floor of hotels shall be designed to enhance the use mix and level of pedestrian
activity in the area for which they are proposed. This can be accomplished with cafes and retai l
space along the street frontage, as well as public art and open space.
Hotel expansion will be reviewed on a case by case basis, and bonuses awarded by the review
authority commensurate with the degree to which the standards have been met and to the
public benefit provided.
ALLOWABLE BONUS
The maximum allowable height and/or density bonus available under this incentive is the
maximum height or density allowed with incentives by district as defined in Table 4-A.
7.2.4 Public Open Space
PUBLIC BENEFITS
Open space provides the significant public good of a place to rest, relax, and congregate in an
area, open to all. A well designed plaza, park, or other outdoor space provides a counterpoint
to the built environment of streets and buildings, and adds a layer of texture to Downtown.
7-4 GLENDALE DOWNTOWN SPECIFIC PLAN Amended by Reso. No. 09-37; Ord. No . 5865
r .
STANDARDS
A. Public open space shall meet the standards of Section 5.3.1 and 5.3.2(A).
B . Public open space shall be located at sidewalk l e v e l with no fences or other means of
enclosure prohibiting physical or visual access and use of the space.
C. A unique design element, consisting of a specimen tree, fountain, or public art element
consistent with the City of Glendale Art Program s hall be provided. Any unique design
elements proposed to meet this standard, other than those specified in this standard, shall
be subject to approval by the design review authority.
D. Public Open Space shall be "open-to-public" at a minimum from 7am-10pm; public access
hours shall be indicated on signage required under Section 7.2.4(E).
E. Signage consistent with the Glendale's Environmental Graphics Manual shall indicate the
open space is part of the City's Privately Owned Public Open Space program. Signage
shall be visible from the public right-of-way and sidewalk.
F. Seating is to be provided through the use of portable or fixed-site furniture, such as cafe
tables, benches, movable chairs, or edges along planters and/or fountains.
ALLOWABLE BONUS
The amount of height and/or floor area bonus shall be in direct proportion to the increase
in publicly accessible open space above the minimum total open space required by Section
5.3.2. For every one (1) square foot of publicly accessible open space provided above the
total minimum required open space, an additional ten (1 O) square feet of floor area may be
added; under no circumstances shall the total floor area exceed the maximum FAR allowed
with incentives by district as defined in Table 4-A.
7.2.5 Reuse of Existing Buildings
PUBLIC BENEFITS
The re-use of existing buildings minimizes environmental impacts from demolition and
disposal of building materials. In addition, the retention of distinctive visual architecture and
architectural features sustains the public's familiarity and comfort with Downtown.
STANDARDS
A. Retention of distinctive architecture is encouraged.
B. Re-use of significant architectural features is encouraged.
C. The amount of the bonus received shall be in proportion to the amount and the
architectural value of the building and building features which are reta i ned, as determined
by the review authority.
ALLOWABLE BONUS
The maximum allowable height increases available under this incentive is an increase of
2 stories or 30 feet; the maximum allowable density increase under this incentive is an
additional 1.00 FAR .
A m end ed by Re so. No . 0 9-3 7 ; O r d . No. 5 8 6 5 GLENDALE DOWNTOWN SPECIFIC PLAN 7-5
7.2.6 Sustainable Design
PUBLIC BENEFITS
Buildings that are designed for sustainable performance in excess of existing Title 24 building
standards help limit the environmental impacts of commercial and residential development in
Downtown.
STANDARDS
To qualify for height/density bonuses under Sustainable Design, applications will
require the following:
A . Developer shall post a performance bond equal to the value of the additional floo r area
enabled by the bonus.
B. The bond shall be released upon the bu i lding's post-construction certification as LEED
Gold or Platinum by the U.S. Green Building Council.
ALLOWABLE BONUS
The maximum allowable height and density increases available under this incentive are as
follows :
• LEED Gold: 2 stories or 30 feet; 1.00 FAR
• LEED Platinum : 3 stories or 45 feet; 1.50 FAR
7-6 GLENDALE DOWNTOWN SPECIFIC PLAN Amended by Reso. No. 09-37; Ord . No . 5 8 65