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Frequently Asked Questions (FAQ)
General
What is a General Plan?
California State law requires every city and county to prepare a comprehensive policy document, known as a General Plan, to guide decision-making on land use and public services over a 20-to-30-year timeframe. A General Plan contains several sections, called elements, that are each published individually. State law requires the following elements: Conservation, Housing, Land Use, Mobility, Noise, Open Space, Safety and Environmental Justice. Glendale’s General Plan also includes Recreation, Historic Preservation, Air Quality, and Community Facilities elements.
Why is the City updating the General Plan?
The City is in the process of updating various elements of the Glendale General Plan, including comprehensive updates to the Land Use Element and Mobility Element, and introduction of a new Environmental Justice Element. Certain elements of the General Plan are decades old and need to be updated to reflect current conditions and community needs.
Are any studies being prepared to assess the impact the draft Land Use Element, Mobility Element, and Environmental Justice Element will have on communities?
Yes. The Draft Land Use, Mobility, and Environmental Justice Elements are being analyzed under one California Environmental Quality Act (CEQA) Environmental Impact Report (EIR). Backed by technical studies, the EIR analyzes the impacts the draft elements will have on the environment (i.e., air and water quality, traffic, noise, etc.) and what can be done to reduce or avoid any negative effects. The EIR is currently being prepared and will be released for public review and comment in fall 2025. This will also provide an additional opportunity for the public to continue to comment on the draft General Plan elements.
How can I receive updates?
Please consider subscribing at GlendalePlan.com to stay informed about the draft elements as they continue through the planning process. And review all the goals, policies and actions proposed at GlendalePlan.com. You’re invited to provide your input on any and all aspects of the draft elements.
Draft Land Use Element (LUE)
Are multi-family or mixed-use projects proposed on Lot 3 in Montrose or Lot 30 by Glendale Community College?
No. There is currently NO residential development project proposed. The City is not currently considering any development proposals for any public parking lots.
What is being proposed in the draft Land Use and Environmental Justice elements?
As part of the comprehensive update to the Land Use Element and introduction of the new Environmental Justice Element, the City of Glendale is proposing related goals, policies and actions. The proposed goals, policies, and actions are shaped by community input and a review of current conditions in the City. One proposal in the draft Land Use Element is a new overlay, known as the City-Owned Residential Overlay (CORO), that could be applied to certain public parking lots.
What is the City-Owned Residential Overlay (CORO)?
The CORO is an overlay, or a new layer of regulations, that would allow residential development up to 50 dwelling units per acre while the City retains land ownership.
Which parking lots are proposed to have the City-Owned Residential Overlay?
The CORO is proposed on public parking lots 3, 4, 6 and 7 in Montrose and public parking lots 30, 31, 32, 33 and 34 along Cañada Boulevard and N. Glendale Avenue across from Glendale Community College.
What is the current land use designation and zone for those parking lots?
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Lot 3: Moderate Density Residential and Parking
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Lot 4: Moderate Density Residential and Parking
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Lot 6: Moderate Density Residential and Parking
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Lot 7: Commercial
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Lot 30: Special Recreation
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Lot 31: Special Recreation
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Lot 32: Special Recreation
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Lot 33: Special Recreation
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Lot 34: Special Recreation
Does the CORO obligate the City to develop on a site with a CORO?
No. The CORO is not a mandate to develop a site. Instead, this overlay gives the City Council the ability to consider residential projects on these lots, which the City would continue to own. A development project could only be initiated at the direction of the City Council.
Does the CORO change a property’s land use designation or zoning?
No. As an overlay, the CORO adds a new layer of development regulations without changing the underlying land use designation or zoning. Its purpose is to provide a locally tailored framework that can help safeguard against future state-mandated policies that may be less compatible with the community’s goals.
How is the City-Owned Residential Overlay (CORO) different from traditional zoning?
The proposed CORO is different than traditional zoning in that a development project could only be initiated at the direction of the City Council and any consideration of developing a CORO site would include extensive public engagement. Since the City retains ownership of these sites, any proposed residential development project would have to meet the terms negotiated by the City.
If the City Council adopts CORO as part of the Land Use Element, could a site be developed without public input?
No. Any proposed development on a site with this overlay would require public input as part of the development process. Any proposed development would also have to be initiated by and take direction from the City Council. In other words, a project would have to meet the terms negotiated by the City, such as conditions for replacement parking.
If the City Council adopts CORO as part of the Land Use Element, will it result in building additional multi-family residences on the CORO parking lots in the near term?
No. The City is focused on directing development growth in Downtown Glendale and along commercial and transit corridors, such as the North Hollywood to Pasadena Bus Rapid Transit (BRT) route, which will run along Glenoaks Boulevard to Central Avenue, down Central and then turn on Broadway and head towards Eagle Rock. Visit metro.net/projects/noho-pasadena-corridor for a map of the BRT route and more information.
What about the possibility of multi-family development on these lots in the long term?
The reality of life is that it is filled with change and unpredictable events. We can speculate about a variety of outcomes, including some that could result in residential development on a public parking lot even without a CORO. The City is committed to gathering and considering public input for any proposed developments on any proposed CORO site as part of the development process.
How has the City been engaging the community about the draft Land Use Element?
The City has been carrying out extensive outreach regarding the draft Land Use Element, often in conjunction with the other General Plan Element updates, such as the Environmental Justice Element. These include updates about the General Plan through multiple channels, including GlendalePlan.com, social media, newspaper ads and newsletters. Information has been shared via flyers, GlendaleTV, targeted emails, and at numerous in-person events such as the Earth Day Fair, Fire Service Day, Cruise Night, and National Night Out. The City has also met directly with neighborhoods groups (HOAs and POAs), business groups, and community organizations, and presented the updates to City Council and the Planning Commission. For more opportunities, visit the Get Involved page at GlendalePlan.com.
What is the planning process for the draft Land Use and draft Environmental Justice elements and what opportunities do I have to provide input?
The draft Land Use Element and draft Environmental Justice Element public review and comment period started June 30, 2025. The comment period for the draft Environmental Justice Element closes August 29, 2025. At City Council’s direction, on August 26 the City extended the public review and comment period indefinitely for the draft Land Use Element. The City will provide a 30-day notice before the public review and comment period closes. The elements are also being analyzed under a California Environmental Quality Act (CEQA) Environmental Impact Report (EIR), which also includes a round of public review and comment. The EIR will be available in fall 2025. To discuss opportunities to receive more information about the General Plan updates, such as a group presentation, please send an email to GlendalePlan@GlendaleCA.gov. The draft elements, along with all the public comments received, are planned to be presented to City Council for adoption next year.
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