Montrose Shopping Park Parking Lots May be rezoned for Housing

City-Owned Residential Overlay: What It Could Mean for La Crescenta–Montrose & North Glendale What’s happening: The City of Glendale is exploring a “city-owned residential overlay.” It would let the City consider mixed-use housing on city-owned parking lots in places like Montrose Shopping Park and near two lots adjacent to Glendale Community College. These ideas are draft proposals, not final decisions. Supporters see incremental RHNA,(Regional Housing Needs Assessment) progress in Montrose barely 1% and updated facilities; critics worry about parking loss, small-business impacts, traffic/evacuation, and scale. Now is the time to review the drafts and share feedback.

Speak Up: Share Your Feedback

The City is taking comments on draft proposals related to the “city-owned residential overlay.” Your input helps shape what happens next.

Email Your Comment
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Tip: Be specific—mention location (e.g., Montrose lots on Florencita), parking/ADA needs, small-business impacts, traffic/evacuation, and overall neighborhood character.

Some Simple Stats and Thoughts to Consider:
The Montrose Shopping Park Parking lots are located on Florencita Ave. and consist of 6 parcels with a total of 93,750 square feet or 2.15 acres.

Regional Housing Needs Assessment – Set by the Southern California Association of Governments + California Department of Housing and Community Development
• City of Glendale Total Required Units (2021–2029): 13,425

What is the result of changing the Parking Lot Zoning
Example 1: If the City approves this overlay, the site will allow for 108 units. (not a density bonus project), No Low-income units and Market rents.
Total stories above grade:
• Likely 4 stories (1 retail + 3 resi) or
• Up to 5 stories (1 retail + 4 resi) if layouts/amenities eat space
Approx height: ~65–75 ft (4 stories) or 75–85 ft (5 stories)

Contribution to Glendale’s RHNA goal: 108 ÷ 13,425 = ~0.8% of total need

Example 2: A density bonus project, with 17 units set aside for very low-income, would have a total unit count of 167 units. The very low-income rent for the 17 units, if all were 2-bedroom units, would be $1400 per month. Median Income rent would be applied to a regular 2-bedroom, $2500 per month.
Residential floors needed:
• 4 resi floors: 140–160 units (usually short)
• 5 resi floors: 175–200 units (meets 167 target)
Total stories above grade: 6 stories (1 retail + 5 resi)
Approx height: ~85–95 ft
Contribution to Glendale’s RHNA goal: Total: 167 ÷ 13,425 = ~1.2% of total need

The Montrose area (91020/91208) remains predominantly low-rise residential homes and small duplexes—generally not exceeding 2–3 stories.

Is the Damage to Montrose Shopping Park worth the trade-off?
1. Minimal RHNA Impact – Even the larger project meets only about 1% of Glendale’s total housing goal and less than 1% of the very-low-income need.
2. Disproportionate Trade-Off – Eliminates nearly all public parking for Montrose Shopping Park’s merchants, visitors, and events in exchange for a minimal increase in affordable housing stock.
3. Out of Character – 4–6 story building mass would overshadow the district’s current small-town scale and foothill character.
4. Not Transit-Proximate – Location is not within ½ mile of major transit, meaning residents will likely bring cars, worsening neighborhood parking pressures after city lots are removed.
5. Currently, Montrose Shopping Park Association represents merchants, 180 of whom are not just small business owners; they are residents, and they employ residents. If you just factored in an average of 4 employees per merchant who are also residents. You are essentially giving the City a green light to destroy the livelihood of 720 residents.

This isn’t about being a NIMBY or a YIMBY; it’s about doing right by a neighborhood we share. If you’ve lived here long enough, you know how tirelessly Montrose Shopping Park has worked to be a caring, welcoming place for everyone—young and old, residents and small businesses alike. Did your little one ever light up after a pony ride during the Christmas holiday? Mine did at four—one ride, and she fell in love with horses. Haven’t generations grown up in Montrose Shopping Park, each with a fond memory to pass along? And be honest, don’t you smile when our quaint town pops up in the latest TV series or commercial? From the Montrose Christmas Parade to Oktoberfest, from our weekly farmers Harvest market to the everyday hospitality of local merchants, this place is built on connection and care. As we consider what comes next, I keep returning to a simple truth: “Just because you can doesn’t mean you should.”