Glendale Permit Permit Expeditors &
Land Use Entitlement Consultants

California State Density Bonus Law can materially increase the development potential of qualifying Glendale housing sites.

• Additional residential density
• Incentives and concessions
• Waivers of development standards
• Favorable parking standards
• Other protections available under State housing law

Glendale has an established history of affordable housing projects utilizing Density Bonus, and current Planning activity continues to include Density Bonus applications.

For developers, the density bonus analysis should occur before the architectural envelope is finalized. Recommended Development Pathway

Base Zoning → Affordable Housing Requirement → Density Bonus Eligibility → Incentives & Concessions → Development Standard Waivers → Resulting Development Envelope

This gives the project team a more realistic picture of the property’s potential before substantial design work begins.

Inclusionary housing is an important early-stage feasibility issue in Glendale.
Glendale’s Inclusionary Zoning program applies citywide to qualifying multifamily rental developments with 8 or more units.

For projects subject to the program, the City generally requires a percentage of units to be affordable to lower-income households, although the City’s regulations provide alternative compliance mechanisms in certain circumstances.

• Unit mix
• Development costs
• Affordable housing assumptions
• Density Bonus strategy
• Project economics
• Design
• Development timing

That means inclusionary housing should be analyzed during site acquisition and feasibility, not after the project has already been designed.

JDJ evaluates the inclusionary requirement alongside Density Bonus and other available development pathways so the project team can understand the interaction between local affordability obligations and State housing incentives.

Downtown Specific Plan

Downtown Glendale is one of the city’s strongest locations for higher-density residential and mixed-use development.

The Downtown Specific Plan establishes its own development framework for Glendale’s urban core and supports a mix of high-density residential, mixed-use development, retail, restaurants, office, entertainment, hotels, cultural uses, and
public spaces.

Development potential within Downtown varies by subdistrict.
• Residential density
• FAR
• Building height
• Ground-floor uses
• Building form
• Open space
• Parking
• Streetscape
• Urban design
• Community benefits
• Historic resources
• Public art

Some areas contemplate very high-density urban development, while others are intended for lower- or mid-rise development. For that reason, a Downtown Glendale site should never be analyzed using citywide zoning assumptions alone.

JDJ Downtown Glendale Services
• Downtown Specific Plan analysis
• Development feasibility
• Residential density analysis
• Mixed-use development
• Community Benefit strategy
• Design Review coordination
• Density Bonus
• Affordable housing
• Parking analysis
• Planning approvals
• Building permit coordination

Transit-oriented development represents another important Glendale development opportunity.

The South Glendale planning framework includes the Tropico area around the Glendale Transportation Center, where planning policies contemplate higher-density housing, mixed-use development, employment, commercial activity, and improved transit access.

• Residential density
• Building height
• Mixed-use development
• Parking
• Affordable housing
• Density Bonus
• State housing law
• Pedestrian connectivity
• Transit proximity
• Specific planning standards

For developers evaluating properties near transit, JDJ compares conventional zoning against any applicable local and State transit-oriented development opportunities.

South Glendale should have its own section rather than being buried under general zoning services.

The South Glendale Community Plan establishes a framework for development across neighborhoods and commercial districts in the southern portion of the city.

One particularly important area is Tropico, around the Glendale Transportation Center.

• Transit-oriented development
• Higher-density residential
• Mixed-use buildings
• Commercial development
• Office
• Hotels
• Medical uses
• Improved pedestrian connections

Certain planning areas have contemplated substantially greater building intensity near transit and major institutional uses. For property owners and developers, this makes South Glendale a valuable area for early feasibility analysis.

Glendale contains several important commercial corridors where aging or underutilized properties may create redevelopment opportunities.

• Brand Boulevard
• Central Avenue
• Glendale Avenue
• Colorado Street
• San Fernando Road

Potential projects include residential over retail, mixed-use infill, commercial redevelopment, medical and wellness uses, restaurants, hospitality, office conversion, creative and entertainment uses, and neighborhood-serving commercial development.

JDJ evaluates:
• Permitted uses
• Conditional uses
• Residential potential
• Mixed-use requirements
• Parking
• Change of use
• Design Review
• Affordable housing requirements
• Density Bonus
• Building and Fire requirements

This analysis can be particularly valuable before acquisition or lease execution.

Not every Glendale development project is ground-up construction. Existing buildings may present opportunities for restaurant, medical office, wellness, fitness, childcare, retail, entertainment, hospitality, creative office, professional office, and other commercial uses.

The critical question is often whether the proposed use is allowed and what land-use or building approvals it triggers.

• Permitted use
• Conditional Use Permit requirements
• Administrative Use Permit requirements
• Parking
• Change of occupancy
• Design Review
• Building Code implications
• Accessibility
• Fire/life safety
• Signage
• Planning clearances
• Building permits

For tenants and operators, we recommend completing this review before signing a long-term lease whenever possible.

Glendale has an established historic preservation program and multiple historic districts. Development involving older or historically significant properties can require an additional layer of review.

• Glendale Register status
• Historic District Overlay
• Historic Preservation Commission review
• Design Review
• Demolition review
• Exterior alterations
• Additions
• New development within a historic district
• Preservation incentives

Importantly, historic designation does not mean a property cannot change. The development strategy simply needs to account for the applicable preservation framework early.

For certain redevelopment projects, retaining and adapting an existing building may also provide an alternative to demolition and ground-up development.

Accessory Dwelling Units remain an important housing opportunity for Glendale property owners.

• Detached ADUs
• Attached ADUs
• Garage conversions
• Multifamily ADUs
• Existing-space conversions
• JADUs
• ADUs involving historic properties

JDJ can assist with zoning review, development-standard analysis, agency coordination, Building & Safety plan check, corrections, and permit issuance.

For larger residential sites, we can also compare an ADU strategy against other available housing-development options.