In our first tour of Glendale, we took a long walk down W Wilson Ave, from the city center on Brand Blvd to the industrial edge at San Fernando.
Today, we’re going to go seven blocks south and look at a short block on W Elk Ave, between the end of the ramps from the 5 and Pacific Ave. This stretch is barely 700’ long, but has a remarkable diversity of buildings.
From the freeway off-ramp, the view is at first dominated by Brio, a large apartment complex that was finished in 2012-2013. The left side is large apartment house with three wings; the right side of the street is a set of 14 townhouse-style units built as part of the same project. The 186-unit apartment building has a Colorado St address but takes up the whole block, with the wings opening up towards Elk.
Like most large new construction apartment buildings with boatloads of on-site amenities in LA, rents aren’t exactly cheap. Studios start around $1,800/month and a 2BR will run you over $3,000/month. The side facing Colorado has first floor retail.
The apartment portion of the project is zoned SFMU, which is Glendale’s basic mixed-use zone, allowing up to 100 du/acre and 75’/6 stories height. (These are slightly reduced when abutting other multi-family zones and significantly reduced when abutting single-family zones.) This is more or less equivalent to the RAS4-1L zone in Los Angeles. On some streets (San Fernando, Colorado, & Broadway), commercial uses are required on the street frontage. The townhouse portion of the project is zoned IMU-R, which is Glendale’s most generous mixed-use zone, allowing everything up to heavy manufacturing. (Multi-family requires an administrative use permit and mixed-use requires a conditional use permit.)
Moving beyond Brio on the right, there are three single family homes.
Well, there were three single family homes. Now there’s one and a hole in the ground.
The demo permit for this job was just issued at the end of March. Soon, a 6-unit townhouse will be rising on the site. This is going to leave on SFR in between Brio & the townhouses, for some infill developer in the future to tackle. The south side of Elk from Brio to Pacific is zoned R-2250, one of Glendale’s basic multi-family zones. As the name suggests, this allows one unit per 2250 SF of lot area, or 19 du/acre, similar to the RD2 zone in LA.
The next building up looks like an SFR at first, but is at least a duplex and maybe a triplex, and it might even have a backyard cottage too. Walk around this part of Glendale, and you’ll notice the density is often hidden; it’s nearly impossible to tell how many units a property has from the street. This is classic missing middle affordable housing, which we ought to be building in spades all over the region, especially towards the edges of the city where there’s housing demand but apartments might not pencil out.
After that, we have two classic 1980s buildings. The building on the right was finished in 1988 and is built on two lots, just like the new 6-unit townhouse project being built. However, it has 15 units. So unfortunately, the permitted density here has been reduced by more than half since the 1980s, making it impossible to construct smaller, more affordable units. If you can only put 3 units on a lot, you need to make them pretty big to make it worthwhile. The building on the left was finished in 1989 and has 5 units.
Three small structures take us to the corner of Pacific. The one on the right is a duplex; the middle is single-family. The last is two units on one lot and actually has a Pacific Ave address.
The north side of Elk is still zoned SFMU all the way to Pacific, so eventually we may see another mixed-use development pop up here. For now, most of the north side between Brio and Pacific is occupied by a generic light industrial building, mysteriously and awesomely named “Promoting Growth AWAP”. A little digging reveals this to be an auto parts wholesaler.
The last building, a set of twin apartment buildings at the corner of Pacific, was built so long ago they actually got away with a surface parking lot. It has a Pacific Ave address, and provides 16 apartments.
This little block on Elk displays a lot of the different types of housing you’ll find in Glendale. It’s providing a variety of housing for a variety of people, but it’s also a warning about what we’re at risk of losing the LA region. New buildings like Brio are great; new townhouses are great. But we’re not building the small duplexes, the small apartment buildings, or the medium size apartment buildings that fit in many small, but affordable, apartment units.
If we want to maintain the dynamism that makes LA such a great city, we’ve got to be building those missing middle housing types. Land costs are such that it might not make sense to build them in this particular neighborhood today, but there are places where it would – if we only allowed it.