Planning Commission Staff Report

PLANNING COMMISSION REPORT
CASE:
GPA23-04 & ZON23-06 GLEN LAKES LOCATED AT THE
NORTHEAST CORNER OF 55TH AVENUE AND
NORTHERN AVENUE
CASE #:
GPA23-04 & ZON23-06
MEETING DATE:
09/28/2023
FROM:
Christina Lavelle, Senior Planner, Planning,
CLavelle@glendaleaz.com, 623-930-2553
SUBJECT
GPA23-04 & ZON23-06 Entitlement request for approval of a General Plan Amendment
and Planned Area Development (PAD) Rezoning Application.
Presented By: Christina LaVelle, Senior Planner
REQUEST
Planning Commission recommendation to amend the General Plan Land Use
Designation and Rezone classification for Glen Lakes (GPA23-04 & ZON23-06).
APPLICANT/OWNER
City Council Initiated / City of Glendale
REQUIRED ACTION
The Planning Commission must conduct a public hearing and determine if this request
is in the best, long-term interest of the neighborhood and consistent with the "Envision
Glendale 2040" (General Plan).
SUMMARY
The applicant is requesting a Minor General Plan Amendment from POS (Public Open
Space) to PC (Planned Commercial) and Rezoning from A-1 (Agricultural) to PAD
(Planned Area Development) for approximately 1.5 acres to allow the development of a
low intensity commercial project.
BACKGROUND INFORMATION
General Plan Designation:  
The property is designated as POS (Public Open Space).
Zoning Classification:
 The property is zoned A-1 (Agricultural).  
Property Location and Size:

The 1.5- acre site is located at the northeast corner of 55th Avenue and Northern
Avenue. 
Surrounding Uses:  
Direction
General Plan 2040-
Land Use
Designation
Existing
Zoning
Existing Use
North 
Medium Density
Residential: 3.5-5.0
du/ac
R1-6 PRD
Vacant
West (Across
55th Avenue)
Medium Density
Residential: 3.5-5.0
du/ac
R1-6
Single Family
Residential
Subdivision
South (Across
Northern
Avenue)
Office
PAD
Financial Institution
East 
Office
C-O
Professional Office
History: 
The site is the 1.5 acre remnant parcel of the historic Glen Lakes Golf Course. On
March 23, 2021, staff presented the request for consideration to the City Council. On
October 12, 2021, City Council reached consensus for a hybrid strategy to allow for site
specific commercial uses. On February 22, 2022, at the City Council Workshop, staff
was given direction to move forward with the General Plan Amendment and Rezone of
the property. 
Project Details: 
The project site is located at the northeast corner of 55th Avenue and Northern
Avenue. The property is an acre and a half with an existing building. The building was
used as the pro-shop for the Glen Lakes Golf Course. Specified uses were
incorporated within the PAD to address the concerns of adjacent property owners and
ensure compatibility with the Trevino Subdivision to the north, and the neighborhoods
to the north and northwest. 
The applicant is proposing a General Plan amendment and a rezone application to
allow for site specific commercial, office, and limited, multifamily residential uses. The
proposed use table is as follows:  
Permitted Uses
Live-Work Units, limited as follows: 
Exclusively residential buildings are not permitted.
Residential units are not permitted on first floor.
Live-Work units are encouraged to provide private open spaces
for units but not required.
Public open space should include amenities that support the live
work concept.
Exterior design of live-work buildings is compatible exterior
design of commercial, and residential buildings in the area, will
remain consistent with the predominant workspace character if

live-work buildings.
Required parking will be based on the applicable parking
standard for the nonresidential use or the closest similar use as
determined by the City's regulations.
Financial Institutions
Professional Offices, such as, but not limited to, those of architects,
medical doctors, interior designers, physical therapists, state-licensed
message therapists, dentist, engineers, attorneys, public
accountants, stockbrokers offices, real estate offices, executive or
administrative offices for business, insurance offices, travel agencies;
post offices. 
Personal Services such as barbershop and beauty salon
Childcare Facility 
Restaurant; full service
Service Establishment such as a tailor, shoe repair, watch and clock
repair, electrical appliances, television and radio repair,
telecommunications, and printing establishments.
Recreational Facilities within soundproof building(s)
Business or Trade School
Laundry, cleaning, and dry-cleaning establishments, limited as follows: 
Maximum of one thousand (1,000) square feet of floor area to
occupied by or develop devoted to machinery to be used for
laundry, cleaning, dying, and finishing work.
Retail service to individual customers only and no wholesaling of
any commodity or service shall be permitted. 
Arts, performing arts, and craft studios
Assisted Living/ Nursing Homes
Physical Therapy Rehabilitation Center.
Business support services.
Permitted, Subject to Performance Conditions
Restaurant with drive through services, subject to the following
performance standards:  
Building on corner lots shall be designed with two facades of
equal architectural expression.
A combination of landscaping and opaque screen wall may be
utilized for minor portions of the drive-through stacking lanes with
design review approval,
Drive-through stacking spaces will not infringe on any parking lot
spaces.
8-foot wall required adjacent to any residential zoned property.
Permitted, Subject to Conditional Use Permit Approval
Outdoor Recreational Facilities

Minor Auto Repair Shop
Prohibited Land Uses
Adult Oriented Business
Carwash
Self-Storage
New and used car, boat, RV sales and/or repairs
Thrift Store
Pawn Shops
Tattoo Parlor
Plasma Donation Center
Deferred Presentment Company
Gas Stations
The site will incorporate architectural elements that will consider all four sides of the
building elevations to provide diversity in the facade. Architectural elements will be
required on twenty percent (20%) of each side, with at least three (3) materials which
include, but not limited to, wood, veneer, metal, stucco, masonry, brick, or tile. Muted,
desert colors will be used to enhance the desert landscaping. Landscaping will be
provided on-site and within the right-of-way.  Low water using, drought tolerant, plants
and trees will line the perimeter of the site to complement the street appeal of the site
and to provide shade for the site.
Circulation is provided by way of ingress and egress from both 55th Avenue and
Northern Avenue.  Parking requirements will be evaluated based on use and are
subject to Article 7. Section 7.400- Off Street Parking, except the minimum parking
space dimension. The PAD proposes reducing the parking space dimension from a 10
feet by 20 feet parking space to a parking space at 9.5 feet by 18.5 feet in size.
The PAD establishes development standards as follows:  
Lot Dimensions
N/A
Building Setbacks
Front- 25 feet
Side-15 feet
Street side-25 feet
Rear- 60 feet (North
Property line)
Maximum Building Height
35 feet
Common Open Space, minimum
percentage of net lot area
20% 
Lot Coverage
80% of lot area
Where conflicts arise between the PAD and the zoning ordinance, the PAD shall
prevail. Where the PAD is silent, the zoning ordinance in effect at the time of proposal
will prevail. 
 
CITIZEN PARTICIPATION TO DATE:

Applicant’s Citizen Participation Process:
On August 19, 2023, the applicant mailed notification letters. A neighborhood meeting
was held on August 21, 2023. Seven citizens attended the meeting and had questions
regarding permitted uses. The applicant’s Citizen Participation Final Report is attached.
Planning Commission Public Hearing:
A Notice of Public Hearing was published in The Arizona Republic on September 8,
2023. Notification postcards of the public hearing were mailed to adjacent property
owners and interested parties on September 7, 2023. The property was posted on
September 8, 2023.
STAFF FINDINGS AND ANALYSIS
The amendment is consistent with the policies and objectives of the rest of the
General Plan; and 
Staff Analysis:
Goal LU-1: Development is guided by sound growth management.
Goal CRR-2: Infill development is a top priority.
1.
The General Plan Amendment to PC is consistent with the goals and policies of
Envision 2040 because it supports the redevelopment of a small, infill site and provides
for a process to redevelop the site with sound growth management. The PAD guides
the development by providing site specific uses that are either permitted, approved with
conditions, approved with a Conditional Use Permit, or prohibited uses. In addition, site
specific development standards ensure context appropriate development on a size
restricted parce 
The proposed amendment furthers the public health, safety, and general welfare
of the citizens of Glendale.
2.
Staff Analysis:
Goal CRR-3: Underutilized properties are redeveloped and reused.
Policy CRR-2.5:The City should protect established areas/neighborhoods by
promoting context appropriate infill development, redevelopment, and
rehabilitation; sensitive neighborhood and property assemblage; and innovative
adaptive reuse of existing community resources and historic properties.
The property is underutilized with the building in disrepair and landscaping is either
removed or not maintained. Redevelopment will elevate the site and improve
the neighborhood and surrounding area. The PAD improves the area
through supporting job creation, providing commercial services for adjacent residential
uses, and encouraging mixed use options that allow for live-work units. Potential
impacts to adjacent residences are mitigated by limiting the permitted uses (to
discourage incompatible uses), requiring a sixty (60) foot building setback and eight (8)
foot screen wall, and requiring landscape buffers with shade trees. 
3. If the amendment is to the Land Use Map, an additional finding must be made that
the proposed change will be compatible with other land uses, existing or planned, in
the vicinity. 
Staff Analysis:

Policy LU-4.4: The City shall encourage a variety and mix of uses, including both
vertical and horizontal mixed use where appropriate,
Goal LU-2: There are transition and buffer areas between unrelated uses.
The property is located at the northeast corner of 55th Avenue and Northern Avenue
and is within a mixed-use, commercial corridor. To the east, the properties from 53rd
Avenue to 55th Avenue are all commercial in nature and include a business office,
dental office, salon suites, and a church. South of the property at the southeast corner
of 55th Avenue and Northern Avenue is a bank and, further east, is a single family
subdivision. To the southwest of the site is an existing commercial center. With special
consideration for appropriate land uses, the PAD will fit seamlessly within this diverse
commercial corridor. 
Section 5.914 of the Zoning Ordinance requires the following finding to be met prior to
approval of a PAD (Planned Area Development) District:
 
The Planning Commission shall find that the PAD application is consistent with the
purpose of the district. The Commission evaluation shall include land use mixture, land
use categories, land use intensities, and the proposed development standards.
 
Purpose:
 
Section 5.901 of the Zoning Ordinance states that the purpose of the PAD (Planned
Area Development) district is to: 
Encourage creative and effective use of land and circulation systems to
accommodate changes in land development technologies. 
Staff Analysis: 
A.
The site takes access by way of two (2); existing driveways, with one at the
southeast corner of the site off Northern Avenue and the other at the northwest corner
of the site off 55th Avenue. All new buildings will be oriented to provide for adequate
circulation, parking, and landscape buffers.  
Encourage residential development to provide a mixture of housing types and
designs. 
Staff Analysis: 
B.
The PAD allows for limited, multifamily residential uses on the second floor in
conjunction with commercial uses on the first floor. Live-work units provide a unique
living experience and increase housing options within the City. 
  
Encourage innovative development or redevelopment concepts for all land use
types to provide a greater variety and intensity of uses. 
Staff Analysis: 
C.
The PAD supports a variety and intensity of uses by encouraging mixed use
development. The PAD allows for uses that range from office to commercial to limited
multifamily residential. Providing a variety in intensity of uses allows for flexibility in
design for the end user.  
Provide a process which relates the urban design and scale of project to the
unique characteristics of the site. 
D.

Staff Analysis: 
The proposed PAD is unique due to its location, size, and surrounding developments.
The remnant parcel is size restricted which impacts what can be developed. The PAD
encourages urban design that optimizes the site by allowing for a two-story, mixed use
development with strong urban architecture. The PAD encourages the use of a variety
of colors and materials in architectural design that will not only complement the existing
neighborhood, but will enhance and improve the site and area. The PAD encourages
the use of stone, masonry, stucco, metal, and veneers to enhance the design of the
building elevations. In addition, the PAD encourages lush, landscaping along the
perimeter of the site to beautify the corner. Desert plant material, that is in-line with
adjacent sites will soften the massing of any buildings and will provide shade within the
parking areas. 
  
Require the nature and intensity of development to be supported by adequate
utilities, transportation, drainage, and common open spaces to serve the
development and to minimize impact on existing or future adjacent development. 
Staff Analysis: 
E.
The proposed PAD supported by existing utilities, transportation, drainage, and is
providing a substantial amount of open space and landscaping to minimize possible
impacts to the residential community to the north.  As part of the approval process, any
new development will be required to contribute to the costs of connecting to existing
water and sewer services provided by the City. Overall, the project anticipates minimal
impacts to existing and future development.
Encourage development that is consistent with the policies and the guidelines
established in any specific plan and the General Plan.  
Staff Analysis:
The proposed development complies with the goals and policies of the General Plan.
The proposed General Plan Designation of PC is appropriate for this site in that it
meets the key factors of this designation for commercial activities. These factors are to
minimize land use conflicts, maintain appropriate transportation access and parking,
ensure development where adequate municipal services are present, and provide
community connectivity and convenience.   
RECOMMENDATION
Should the Planning Commission recommend approval of GPA23-04, it should be as
written in the staff report.
 
Should the Planning Commission recommend approval of ZON23-06, it should be
subject to the stipulations in the staff report.
PROPOSED MOTION

Move to recommend approval of GPA23-04, as written.
 
Move to recommend approval of ZON23-06, subject to the following stipulation:
Development shall be in substantial conformance with the Glen Lakes PAD Narrative,
date stamped September 1, 2023. 
Attachments
Glen Lakes PAD Narrative 
Citizen Participation Plan Final Report 
General Plan Map 
Zoning Map 
Aerial Map 
PowerPoint Presentation