CITY OF GLENDALE COMMUNITY DEVELOPMENT DEPARTMENT ...
CITY OF GLENDALE COMMUNITY DEVELOPMENT DEPARTMENT ...
CITY OF GLENDALE COMMUNITY DEVELOPMENT DEPARTMENT ...
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<strong>CITY</strong> <strong>OF</strong> <strong>GLENDALE</strong> <strong>COMMUNITY</strong> <strong>DEVELOPMENT</strong> <strong>DEPARTMENT</strong><br />
MEETING DATE: April 21, 2011<br />
ENVIRONMENTAL PLANNING BOARD STAFF REPORT<br />
TO: Environmental Planning Board<br />
PREPARED BY: Vilia Zemaitaitis, Senior Planner<br />
CASE NUMBER: PDD 2011-001<br />
ADDRESS: 617 South Brand Boulevard<br />
APPLICANT: Harry Wu<br />
OWNER: Homayoon and Janet Shamolian<br />
PROJECT PROPOSAL: To redevelop a vacant commercial building and adjacent parking lot into a car<br />
rental and leasing use. The project site is located in the South Brand Boulevard Specific Plan (SBBSP)<br />
area and is zoned Commercial Specialty ("CS") with a Design Development Overlay ("DD"). All projects<br />
located in the DD overlay zone must be reviewed by the Environmental Planning Board to ensure that<br />
the proposed uses and project designs (site planning, massing and scale, etc) are compatible with the<br />
surrounding developments (SBBSP Section 1400).<br />
EXISTING PROPERTY: Building & Safety records indicate that the existing, approximately 5,600 sq.ft.<br />
building (addressed as 615-617 South Brand Boulevard) had been occupied as a restaurant and/or<br />
cocktail lounge since 1963. The building was most recently used as a tavern, subject to Conditional Use<br />
Permit No. 7608-CU ("Hypnotica", PZUC-20070531). Since the tavern's closure, the building has stood<br />
vacant.<br />
The adjacent parking lot on the corner of Brand Boulevard and Maple Street is currently being used by<br />
the Mercedes Benz dealership for inventory parking during construction of the dealership's new parking<br />
structure across the street.<br />
The subject building and the adjacent parking lot have been tied with a recently recorded "Covenant &<br />
Agreement" and are proposed for development as a single project site.<br />
PREVIOUS PERMITS/APPROVALS FOR THE SITE: On February 16, 2011, the Planning<br />
Commission approved a use variance to establish a vehicle rental and sales business on the project<br />
site, which is located in the CS/DD Zone and where such an operation is not a permitted use (Use<br />
Variance Case No. PVAR 2010-029). By definition, the Zoning Code combines vehicle sales, leasing<br />
and rental as one use; therefore, tbe Planning Commission's approval permits all three possible<br />
activities for the subject site.<br />
Because the project site is located in the Design Development overlay zone, the proposal must be<br />
reviewed by the Environmental Planning Board before the project can proceed. The Design<br />
Development review process was established in order to ensure that the proposed uses and project<br />
designs (site planning, massing and scale, etc) are compatible with the surrounding developments<br />
(SBBSP Section 1400).<br />
CEQA STATUS: The project is exempt from CEQA.<br />
RECOMMENDATION: Approve with conditions.
CONTEXT<br />
617 South Brand Blvd.<br />
Page 2 of 5<br />
Land Use Element: South Brand Boulevard Specific Plan - Restricted Commercial with a<br />
Planned Development Overlay<br />
Zone: South Brand Boulevard Specific Plan - "CSIDD" (Commercial Specialty<br />
Zone with a Design Development Overlay)<br />
Existing Site Characteristics: The site is located on the northwest corner of Brand Boulevard and<br />
Maple Street, and encompasses essentially three lots, which have been tied with a recently recorded<br />
"Covenant & Agreement". The southerly half of the project site is currently being used for off-site<br />
storage of vehicles by the Mercedes Benz dealership and will be used as on-site parking for the<br />
proposed vehicle rental use. The northerly half of the site features eight on-site parking spaces and a<br />
vacant commercial building, which was most recently occupied by a tavern. The entire site will be used<br />
for the proposed vehicle rental, leasing and sales use and the parking lot brought up to Code.<br />
Circulation Element: Brand Boulevard is classified as a major arterial in the City's General Plan<br />
Circulation Element.<br />
Surrounding Zones and Uses:<br />
Zoning<br />
North CSIDD - Commercial Specialty with a<br />
Design Development Overlay<br />
South CSIDD<br />
East CNCS - Commercial Auto/Commercial<br />
Specialty<br />
West CS/DD<br />
Project Site CSIDD<br />
South Brand Boulevard Specific Plan (SBBSP)<br />
DESIGN <strong>DEVELOPMENT</strong> OVERLAY ZONE ("00")<br />
Existing Uses<br />
Commercial (hair salon) & multi-family<br />
dwelling units<br />
Mixed use building (retail on ground<br />
floor, residential above)<br />
Auto dealership (Mercedes Benz parking<br />
structure under construction)<br />
Surface parking lot (Mercedes Benz<br />
inventory)<br />
Vacant building (previously tavern);<br />
surface parking lot<br />
According to SBBSP Section 14, the purpose of the Design Development Overlay ("DD") zone is "to<br />
provide a method by which assembled parcels can be developed in a comprehensive and coordinated<br />
manner" (pg. 247). The DD zone encourages creativity, flexibility and diversity in the design of projects,<br />
while requiring high quality, well designed development proposals. The zone also establishes "a<br />
procedure for review in order to achieve maximum land use compatibility thereby protecting existing<br />
residential areas and promoting commercial objectives", hence the Design Development review by<br />
Environmental Planning Board.<br />
According to SBBSP Sec. 1404 (Criteria for Approval), the Environmental and Planning Board, in<br />
reviewing development proposals submitted in accordance with this section, shall consider,<br />
review and be guided by the following criteria:<br />
a. The proposed project shall exemplify quality design in all of its elements and, in general,<br />
contribute to the City and the immediately surrounding neighborhood as a place of high<br />
aesthetic and environmental standards, individuality, economic health and land use<br />
compatibility.<br />
The proposed re-use/remodel of the existing, vacant building with the up-grade of the adjacent<br />
parking lot exemplifies a quality, unified design and will contribute to the surrounding area. The
617 South Brand Blvd,<br />
Page 3 of5<br />
on-site improvements include the demolition of an illegal wood patio, the landscaping and<br />
restriping of the parking lot, the repainting of the exterior of the building and the remodel of the<br />
interior, the construction of a car wash bay, and the re-roofing of the built-up roof. As such,<br />
theproposal takes a vacant commercial building and a parking lot currently used for vehicle<br />
storage and combines the two parcels into a unified development with a viable use,<br />
complementary to the adjacent auto-related businesses,<br />
b. The proposed use, and the character of buildings, structures, and other improvements<br />
shall be of such character as not to cause the nature of the local environment to materially<br />
depreciate in appearance, usability or value.<br />
The proposed car rental and leasing use, not to mention the actual on-site physical improvements<br />
associated with the project, are not anticipated to cause the surrounding area to materially<br />
depreciate in appearance, usability or value. On the contrary, the project will enhance and<br />
compliment the existing neighborhood, comprised of a variety of auto-related and general<br />
retail/service uses and a mix of building types, The project site, with its approximately 5,600 sq,ft.<br />
building and adjacent parking lot, is located in the South Brand Boulevard Specific Plan (SBBSP)<br />
area and is zoned Commercial Specialty ("CS") with a Design Development Overlay ("DO"), The<br />
purpose of the CS zone is to provide areas of specialized, concentrated commercial development<br />
of a nature complementary to the mixed commercial zones in the specific plan area, Despite the<br />
fact that auto dealerships and vehicle sales, leasing and rental businesses are found all along<br />
South Brand Boulevard, car rental, leasing and sales are not currently listed as permitted uses in<br />
the CS zone. The CS zoning applies to the west side of Brand Boulevard for one-half block north<br />
and one-half block south of Maple Street; all other neighboring properties along Brand Boulevard<br />
in the immediate area are zoned Commercial Auto/Office ("CAlO") or Commercial<br />
Auto/Commercial Specialty ("CAlCS") (see Exhibit 2), Unlike the CS zone, the CAlO and CAICS<br />
zones focus on auto-related uses and permit the rental, leasing and sales of vehicles,<br />
c. The proposed building or structure and uses thereof shall be compatible with<br />
developments of land in the general area. Consideration of scale, height, bulk, materials,<br />
cohesiveness, community, traffic sight distance, the desirability of preserving a sense of<br />
open space, and the need for privacy are deemed to be important considerations of<br />
compatibility.<br />
The project is compatible with neighboring developments in terms of scale, height, mass, materials,<br />
cohesiveness, community, traffic sight distance, preservation of a sense of open space and need<br />
for privacy. The remodel of the existing one-story building will not change the low scale and<br />
restrained massing of the existing building; the majority of the building has an overall height of 14'-<br />
6" and an additional two foot cornice pop-up for the proposed wall sign to mark the main entrance is<br />
proposed. This overall roof height is similar to or less than the surrounding 1-, 2- and 3-story<br />
commercial developments along Brand Boulevard, The main entrance and office area of the Lshaped<br />
building are recessed from the front property line and are buffered from Brand Boulevard by<br />
additional parking, thereby further reducing the building's impact on the street. All building<br />
elevations will be repainted, with cornice details and pilasters painted in an accent color, resulting in<br />
a unified look throughout. Meanwhile, the parking lot will be enhanced by required shade trees and<br />
perimeter landscaping planters; these enhancements will not obstruct the corner visibility of the<br />
project site or the traffic sight lines, With the remodel of the existing building and the parking lot upgrade,<br />
the project will preserve the site's sense of openness and not present an appearance of an<br />
over-built or over-concentrated development. Furthermore, given that the building is oriented<br />
towards Brand Boulevard, and except for an existing emergency access door and window, there<br />
are no other openings along the westerly or northerly building elevations, the directly adjacent<br />
properties have their privacy needs met. Therefore, the project appears to be compatible with<br />
developments in the general area,<br />
d. The proposed development shall be in conformity with applicable regulations and<br />
standards, and other ordinances, insofar as the location and appearance of the buildings<br />
and structures are involved.<br />
The project conforms with the applicable standards of the SSBSP, including the Commercial<br />
Specialty ("CS") zone and Design Development overlay, following approval of Use Variance Case<br />
No, PVAR 2010-029, The South Brand Boulevard Specific Plan states that CS areas are intended
617 South Brand Blvd.<br />
Page 4 of 5<br />
to be concentrated nodes or clusters of commercial uses, as opposed to isolated single-lot<br />
development. As recommended by the SBBSP for CS zoning, this project combines three<br />
currently distinct lots into one development with a total lot area of 15,624 square feet; this lot tie<br />
was recently approved by the City and is being recorded with the County Recorders Office.<br />
Furthermore, the subject site is located in the Design Development ("DO") overlay zone, which<br />
also emphasizes lot consolidation and unified development, and provides a method by which<br />
assembled parcels can be developed in a comprehensive and coordinated manner. This project<br />
upholds the intent of the CS and DO zones for unified development.<br />
The project involves the re-use of the existing building and the up-grade of the parking lot, so the<br />
site design and setback (Iocational) recommendations listed in the South Brand Boulevard<br />
Specific Plan for new developments in the CS zones are not applicable (p. 156). However, the 3dimensional<br />
elements, unified color scheme and materials of the elevations do comply with the<br />
SBBSP guidelines for building design, renovation, materials and colors. The building's existing<br />
cornice details and pilasters are retained and accented through the use of a different color from<br />
the rest of the building walls, thus providing a more visually interesting treatment versus flat,<br />
unbroken planes. The major building surface is finished in a neutral hue (grey in this case), as<br />
also recommended in the guidelines. Furthermore, the pedestrian entrance to the building faces<br />
Brand and roof-top mechanical equipment is screened by the parapet, also in compliance with the<br />
SBBSP recommendations.<br />
e. The proposed use, bui/ding or structure shall not unreasonably interfere with the use or<br />
enjoyment of property in the vicinity by the occupants thereof for lawful purposes, and<br />
shall not adversely affect the public peace, health, safety or general welfare.<br />
The proposed car rental and sales use will not adversely affect the public peace, health, safety or<br />
general welfare, nor will the project negatively impact the neighborhood. The proposed business<br />
will occupy the currently vacant building on the northerly half of the lot that was most recently<br />
used as a tavern ("Hypnotic Lounge"). This tavern had long-standing cases of code and law<br />
enforcement violations due to noncompliance with the original CUP and Zoning Use Certificate<br />
prior to its closure. The reuse of the building as an office (with an incidental car wash bay) for the<br />
proposed car rental business will have a much less negative impact on and will not be detrimental<br />
to the surrounding community, as was the case with the previous tavern use. This type of use is<br />
typically open only during the day (no late night activity) and is not considered a "noisy" business.<br />
The proposed car wash bay is also not anticipated to have any negative impacts on neighboring<br />
uses, given that the bay will be constructed within the existing building envelop, oriented towards<br />
Brand Boulevard, and have no exterior openings facing the southerly or westerly properties (not a<br />
drive-thru car wash); the car wash will be solely incidental to the car rental business.<br />
Furthermore, the southerly half of the project site is currently being used for inventory storage<br />
(parking lot) by Mercedes BenzThis area will continue to be used as inventory storage (parking<br />
lot) by the proposed vehicle rental business, so no new impacts are anticipated. Therefore, the<br />
proposed development is not expected to interfere with adjacent uses or adversely impact<br />
surrounding neighborhood.<br />
f. The proposed bui/ding or structure and its use shall be in compliance with the<br />
comprehensive General Plan, the South Brand Boulevard Specific Plan, and any<br />
applicable adopted plans. .<br />
The project, with its approximately 5,600 sq.ft. building and adjacent parking lot, is in compliance<br />
with the comprehensive General Plan, the South Brand Boulevard Specific Plan (following<br />
approval of Use Variance Case No. PVAR 2010-029), and the Zoning Code.<br />
According to the Land Use Element, the project site is located in Commercial Area 19 - South<br />
Brand Boulevard, which is known as the regional automotive center of the City and where such<br />
uses are encouraged. A new vehicle rental use would be complementary to the existing autooriented<br />
uses along Brand Boulevard and would provide an additional rental option for those<br />
individuals who are having their cars serviced by the adjacent dealerships. The Circulation<br />
Element identifies Brand Boulevard as a major arterial and states that its 120 foot right-of-way<br />
also meets City standards. The project is providing more parking spaces than required by Code<br />
(15 required, 25 parking spaces provided) and a revised parking lot design that complies with all
617 South Brand Blvd.<br />
Page 5 of 5<br />
Code standards for parking lots and parking lot landscaping; the parking plan has also been<br />
revised to address Traffic & Transportation staff's concerns regarding the driveway width and<br />
previously proposed angle parking back-up area. Lastly, Section 4.43 of the Noise Element notes<br />
that potential noise impacts are controlled through the enforcement of the Noise Ordinance. It<br />
states that "In general, the City's Noise Ordinance is an excellent tool for controlling noise<br />
generated on private property throughout the City." The Noise Ordinance regulates noise that<br />
may be associated with a such a commercial use, including, but not limited to loud and unusual<br />
noises, loud vehicles (on private property), and radios/stereos. Therefore, the car rental use is<br />
consistent with the general plan and zoning for the South Brand commercial area, given that the<br />
car rental and sales use is complementary to other uses in the area and that the use variance has<br />
been approved by the Planning Commission based on the required findings (see Exhibit 4).<br />
RECOMMENDATION:<br />
Given the analysis of the required findings summarized above, it is recommended that the Environmental<br />
Planning Board approve the Design Development application.<br />
ATTACHMENTS:<br />
1. Location Map<br />
2. Reduced Plans<br />
3. Photographs<br />
4. Approval Letter for Use Variance Case No. PVAR 2010-029
ADDENDUM <strong>OF</strong> DESIGN <strong>DEVELOPMENT</strong> APPLICATION<br />
PROJECT: 617 S Brand Blvd Glendale CA 91204<br />
Sec.1402. Contents ofthe Development Plan.<br />
Answers correspond to questions in sequence:<br />
b. Property owner name: Homayoon Shamollan and Janet Shamolian<br />
Property owner address: 17328 Ventura Blvd. #423 Encino, CA 91316<br />
c. Existing structures remained with following improvement:<br />
1). Wood patio demolition.<br />
2). Improve Parking lot and landscaping.<br />
3). Re-paint all exterior wall and remodel interior office.<br />
4). Re-roofing all the built-up roof.<br />
h. No dedication to the public or to public utilities is required.<br />
i. proposed resource conservation measures in this project:<br />
l).Replace all lighting into energy saving fixture.<br />
2). Replace all plumbing fixture into water saving device.<br />
j. Proposed use of all buildings and facilities: Car rental and sale office with<br />
outdoor parking lot.<br />
ATTACHMENT 2
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ATTACHMENT 3<br />
Front View<br />
Front View<br />
. . , (<br />
617 S OrAnd Blvd GlendAle Oil
617 South Brand Boulevard<br />
CASE NO. PVAR 2010-029<br />
C. The proposed car rental and sales use will not be materially detrimental to the public welfare<br />
· or Injurious to the property or the neighborhood,<br />
The proposed business will occupy the currenlly vacant building on the northerly half of the lot that<br />
was most recenlly used as a tavern ('Hypnotica Lounge"), This tavern had long-standing cased of<br />
code and law enforcement violations due to noncompliance with the original CUP and Zoning Use<br />
Certificate, prior to its closure. The reuse of the building as an office (with an incidental car wash bay)<br />
for the proposed car rental business will have a much less negative impact on and will not be .<br />
detrimental to the surrounding community than the previous tavern use. This type of use is typically<br />
open only during the day (no late night activity) and is not considered a "noisy' business. The .<br />
proposed car wash bay is also not anticipated to have any negative impacts on neighboring uses,<br />
· given that the bay will be constructed within the existing building envelop, oriented towards Brand<br />
Boulevard, and have no exterior openings facing the southerly or westerly properties (not a drive-thru<br />
car wash); the car wash will be solely incidental to the car rental business, Furthermore, the southerly<br />
half of the project site is currenlly being used for inventory storage (parking lot) by Mercedes Benz,<br />
This portion will be continue to be used as inventory storage (parking lot) by the proposed vehicle<br />
rental business, so no new impacts are anticipated. ' Furthermore, no negative comments were<br />
received from other City departments that would indicate the proposed car rental and sales use in the<br />
CSIDD zone will create an adverse or significant impact on the community.<br />
D, The granting of the variance will not be contrary to the objectives of the ordinance,<br />
A review of the Land Use Element, Circulation Element and the Noise Element indicate that granting<br />
the variance will not be contrary to the objectives of the General Plan: According to the Land Use<br />
Element, the project site is located in Commercial Area 19 -: South Brand Boulevard, which is known<br />
as the regional automotive center of the City and where such uses are encouraged. A new vehicle<br />
rental use would be complementary to the existing auto-oriented uses along Brand Boulevard and<br />
would provide an additional rental option for those individuals who are having their cars serviced by<br />
the adjacent dealerships. The Circulation Element identifies Brand Boulevard as a major arterial and<br />
states that its 120 foot right-of-way also meets City standards. The project is providing more parking<br />
spaces than required by Code (15 required, 25 parking spaces provided) and a revised parking lot<br />
· design that complies with all Code standards for parking lots and parking lot landscaping; the parking<br />
plan has also been revised to address Traffic & Transportation staffs concerns regarding the<br />
driveway width and previously proposed angle parking back-up area. Laslly, Section 4.43 of the<br />
Noise Element notes that potential noise impacts are controlled through the enforcement of the Noise<br />
Ordinance, It states that "In general, the City's Noise Ordinance is an excellent tool for controlling<br />
noise generated on private property throughout the City." The Noise Ordinance regulates noise that<br />
may be associated with such a commercial use,including, but not limited to loud.and unusual noises,<br />
loud vehicles (on private property), and radios/stereos ..<br />
3
617 South Brand Boulevard ·<br />
CASE NO. PVAR 2010-D29<br />
APPROVAL of this Use Variance shall be subject to the following conditions:<br />
1. That the development shall be in substantial accord with the plans submitted with the application and<br />
presented at the hearing except for any modifications as may be required to meet specific Code<br />
standards or other conditions stipulated herein to the satisfaction of the Hearing Officer.<br />
2. That all licenses, permits as required or approvals from Federal, State, County or City authorities<br />
including the City Clerk shall be obtained and kept current at all times, and that the premises shall be<br />
operated in full accord with applicable State, County, and local laws . .<br />
3. That all necessary licenses, permits as required or approvals from State authorities shall be obtained<br />
and kept current at all times.<br />
4. That access to the premises shall be made available to all City of Glendale Planning Department,<br />
Neighborhood Services, Police Department, and Fire Department staff, upon request for the purpose<br />
of verifying compliance with all laws and the conditions of approval.<br />
5. . That the premises shall be operated and maintained as a vehicle sales, leasing and rental use, as<br />
defined in Chapter 30.70 Glendale Municipal Code and conditioned herein. No additional land uses<br />
not recognized in this approval or permitted by Code shall be established on the subject property.<br />
6. That any expansion or modification of the facility as determined by the Planning Hearing Officer to be<br />
inconsistent with this grant and allowed use shall require a new use variance application.<br />
7. That no speaker systems shall be installed in the parking area.<br />
8. That the parking area shall be kept adequately illuminated for security purposes during all hours of<br />
darkness. Lighting fixtures shall be installed and maintained in the parking area in those areas where<br />
street lights do not effectively illuminate the premises. The lighting shall be directed away from the<br />
residential properties. .<br />
9. That the premises and the adjacent public right-of-way areas be maintained in a clean and orderly<br />
condition, free of weeds, trash, and graffiti, particularly after every event.<br />
10. That adequate means be provided for the collection of solid waste generated at the site and that all<br />
recyclable items be collected and properly disposed of to the satisfaction of the Integrated Waste<br />
Management Administrator of the City of Glendale.<br />
11. That the app·licant shall obtain a Zoning Use Certificate.<br />
12. That all signs displayed shall conform to the reqUirements of the Glendale Municipal Code.<br />
13. That no off-site parking for employees and additional car inventory be allowed. All parking shall be<br />
on-site.<br />
14. That the authorization granted herein shall be valid for a period of ten (10) years until February 16,<br />
2021, at which time reapplication must be made.<br />
4