City of Glendale, CA
Home MenuSears Site — 236 N. Central Ave. Development
Sears Site Redevelopment Highlights State Housing Mandates and Constraints on Local Decision-Making
The proposed redevelopment of the former Sears property at 236 North Central Avenue underscores the growing tension between state housing mandates and local planning authority. Cities across California face increasing legal constraints on their ability to address community concerns.
On October 21, 2025, the Glendale City Council voted to deny the Stage II Design Review application for the Sears site redevelopment after extensive public testimony and deliberation. Councilmembers expressed frustration with the limited tools available to address issues related to scale, design, and neighborhood compatibility. That decision followed recommendations for approval from City staff, the Design Review Board, the Planning Commission, and the Planning Hearing Officer, all of whom found the project consistent with the City’s objective general plan, development and design standards.
State Enforcement and HCD Guidance
On December 30, 2025, the California Department of Housing and Community Development (HCD) issued a formal Notice of Violation, concluding that the City’s denial of the project violated the Housing Accountability Act (HAA) and that the City is legally required to approve the project.
In its letter, HCD stated that the project—comprised of 682 housing units, including very low- and low-income affordable units—qualifies for heightened protections under state law and complies with all applicable objective standards, including those modified through the State Density Bonus Law. HCD further advised that failure to correct the violation could subject the City to enforcement actions, including referral to the California Attorney General.
Council Direction to Reconsider
In response to this guidance, the City Council has directed staff to schedule a public hearing for January 27, 2026 to reconsider the prior denial, including potential rescission of the October 21, 2025 denial and potential approval of the project, in order to comply with state law and avoid further enforcement consequences.
At this time, no decision has been made, and the Council has not pre-committed to any specific outcome. The forthcoming hearing will provide the City Council an opportunity to formally reconsider the project in light of HCD’s findings.
Recent state laws—including the Housing Accountability Act, State Density Bonus Law, and other housing mandates—significantly restrict a city’s ability to deny or meaningfully modify qualifying projects. Failure to comply can result in litigation, attorneys’ fees, state enforcement actions, financial penalties, and loss of state funding.
The City of Glendale remains committed to responsible planning, transparency, and public engagement. City leaders continue to advocate for housing solutions that balance production goals with community character and local accountability. At the same time, the City must operate within the legal framework established by the State of California.
Residents are encouraged to participate in the upcoming public hearing as the City Council considers next steps in light of HCD’s guidance.
FAQ
Q1: Why did the City originally deny the Sears project?
The City Council denied the project after hearing extensive public testimony and raising concerns about scale, design, and neighborhood compatibility.
Q2: If the Council denied it, why is the City reconsidering?
In response to HCD’s guidance, the City Council directed staff to schedule a public hearing for January 27, 2026, to reconsider the prior denial, including potential rescission of the October 21, 2025, denial and potential approval of the project, in order to comply with state law and avoid further enforcement consequences.
Q3: Is the City being forced to approve the project?
State law strongly limits local discretion. When a project meets objective standards and includes qualifying affordable housing, the City may be legally obligated to approve it, even if local officials and residents have concerns.
Q4: What happens if the City does not comply with HCD?
Failure to comply can result in:
- State enforcement actions
- Litigation
- Financial penalties
- Loss of eligibility for certain state funding
- Referral to the California Attorney General
Q5: Has the City already decided to approve the project?
At this time, no decision has been made, and the Council has not pre-committed to any specific outcome. The forthcoming hearing will provide the City Council an opportunity to formally reconsider the project in light of HCD’s findings.
Q6: Can the City still change the project?
State law allows cities to apply objective standards but prohibits denial or subjective redesign of qualifying projects.
Q7: Why do state laws override local decision-making?
Over the past several years, California has enacted housing laws aimed at accelerating housing production statewide. These laws prioritize uniform approval standards over local discretion in response to the statewide housing shortage.
Q8: What role does public input still play?
Public participation remains critical. While state law limits outcomes, community input:
- Is part of the public record
- Helps inform Council deliberations
- Shapes the City’s ongoing advocacy for legislative reform
Q9: How is this similar to the Garden Apartments case?
Both cases illustrate how recent state housing mandates constrain local authority, even after extensive review and public engagement. They reflect a broader structural change affecting cities throughout California.
Q10: What is the City doing long-term?
Glendale continues to:
- Advocate for greater local flexibility
- Work with regional and state partners on housing solutions
- Seek reforms that better balance housing goals with community character