Planning Commission Staff Report

PLANNING COMMISSION REPORT
CASE:
GPA22-12 & ZON22-26 - KEBEDE RESIDENCES - NORTHWEST
CORNER OF ORANGEWOOD AVENUE AND 43RD AVENUE
CASE #:
GPA22-12 & ZON22-26 
MEETING DATE:
10/24/2024
FROM:
Joseline Castaneda, Planner, Planning, JCastaneda@glendaleaz.com,
623-930-2823
SUBJECT
GPA22-12 & ZON22-26  A request by Million Kebede representing RENAISSANCE G C LLC, for
General Plan Amendment from OFC (Office) to MHDR 8 (Medium-High Density Residential: 5.0
to 8.0 d/u per acre) and rezone from C-O (Commercial Office) to R1-6 PRD (Single Residence
Planned Residential Development) for approximately 1.48 acres, for a single-family residential
development. The site is located on the northwest corner of Orangewood Avenue and 43rd
Avenue and is in the Cactus District. 
Presented by: Joseline Castaneda, Planner
REQUEST
Planning Commission recommendation to amend the General Plan Land Use Designation and 
Rezone classification for Kebede Residences (GPA22-12 & ZON22-26).
APPLICANT/OWNER
Million Kebede (623) 755-4659 / RENAISSANCE G C LLC
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 General Plan.
SUMMARY
The site is comprised of two parcels and about 1.49 acres and is currently vacant. The proposal is
to use the site to develop seven (7) single family homes within an existing residential
neighborhood. The minimum lot size will be 7,650 square feet.  
BACKGROUND INFORMATION
General Plan Designation:
The property is designated as OFC (Office).
Property Location and Size:
The 1.48-acre property is located at the northwest corner of Orangewood Avenue and 43rd
Avenue, it is comprised of two parcels (APN’s 147-06-091A &147-06-091B) and is in the Cactus
District.
History: 
The property was annexed April 28, 1959 (Annexation Number 23). In 1987, the property was
rezoned (Z-87-04) from A-1 (Agricultural) to C-O (Commercial Office).

Project Details: 
The property is comprised of two (2) parcels and is currently a vacant, undeveloped site.
All lots will have property frontage along Orangewood Avenue, which provides direct access
to 43 rd Avenue to the east.
The proposal is for a property to be rezoned to R1-6 PRD for the development of seven (7)
single family residential lots. The development will include a passive recreation park of
6,547 square feet in size that will include a children’s playground  and picnic areas.
Lot sizes will be a minimum 7,650 square feet and a maximum 10,399 square feet in size.
Proposed open space and retention area will be 15.27% or 0.23 acres of the project size.
The site to implement the following proposed R1-6 PRD development standards:
R1-6
Proposed (R1-6 PRD)
Minimum Net Lot Area
6,000 square feet
7,650 square feet
Minimum Lot Width
60 feet
60 feet
Minimum Lot Depth
100 feet
127.5 feet
Minimum Front Setback
15 feet to living area,
20 feet to garage or carport
20 feet to living area, 
25 feet to garage or carport
Minimum Rear Setback
20 feet
30 feet
Minimum Side Setback
5 feet & 10 feet, minimum 15
feet separation between
buildings on adjacent lots
5 feet & 10 feet, minimum 15
feet separation between
buildings on adjacent lots
Minimum Street Yard
Setback
10 feet 
10 feet
Maximum Building Height 30 feet, limit two-story maximum30 feet, limit two-story maximum
Maximum % Lot Coverage40%
40%
CITIZEN PARTICIPATION TO DATE:
Applicant’s Citizen Participation Process:
On February 4, 2022, the applicant mailed notification letters to adjacent property owners and
interested parties. A neighborhood meeting was held via ZOOM on February 16, 2022. Two
neighbors attended the meeting virtually and expressed their support for the proposed
single-family development. A second notification letter was sent on August 16, 2024, to provide
an update on the project as the proposal changed from 8 to 7 lots. There was no participation as
correspondence was not received by the applicant or staff during this second mailing . 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 October 2, 2024.
Notification postcards for the public hearing were mailed to adjacent property owners and
interested parties on October 4, 2024. The property was posted on October 9, 2024.
STAFF FINDINGS AND ANALYSIS
Required General Plan Amendment Findings:
Section 35.6.206(G) of the Unified Development Code required the following General Plan
Amendment Findings:
1a. The amendment is consistent with the policies and objectives of the rest of the General Plan;

and 
Staff Analysis:
Goal CRR-2:  Infill development is a top priority.
Policy CRR-2.2: The City shall identify neighborhoods and areas that have
availability for residential infill development.  
 
This site has remained vacant, even after this property was rezoned in 1987
with the intent to develop in accordance with the Commercial Office zoning
district. Developing a site that has remained underutilized meets the City’s goal
of development.
 
Allowing this property to develop as a single-family development allows for the
expansion of the existing single family neighborhood and to meet the priority of
the General Plan for infill development. 
 
Goal NPR-1: Glendale retains a sense of community through preserving and
enhancing the character, identity and quality of its diverse neighborhoods.  
Policy NPR-1.1: The City shall exemplify pride in neighborhood character and
community appearance through landscape themes and property maintenance.
 
As the site has direct access to 43rd Avenue from Orangewood Avenue, the
community identity is enhanced with site improvements along this entryway.
 
Along 43rd Avenue, there will be significant landscaping along the foot buffer
between the right of way and the first residential lot, creating a distinct entrance
to the neighborhood that leads to the new and existing residences. 
1b. The proposed amendment furthers the public health, safety, and general welfare of the
citizens of Glendale.  
Staff Analysis:
Goal LU-2: There are transition and buffer areas between unrelated land uses.
Policy LU-2.3: The City should use spatial transitions, design buffers or similar
techniques between incompatible land uses.
 
Although these properties are compatible in residential use as the adjacent
properties to the west and north, spatial buffers were applied to accommodate
the existing residences. To allow the abutting residential properties to the north
more privacy as two-story homes are proposed, the minimum rear setback was
increased to 30 feet, pushing the building farther from the neighbors to the rear.
 
The adjacent properties to the north and west have a designation of MHDR 5
and the property to the south is MDHR 12, and the proposed designation of
MHDR 8 for this site provides the transition between both densities.
 
Goal CRR-1: Deteriorating neighborhoods are revitalized and blight is removed.
Policy CRR-1.11: The City should ensure that new development in revitalization
areas is appropriate in form and scale. 
 
The addition of new single-family homes and removal of blight with on this site
contributes to the revitalization of the existing neighborhood. The size of the
lots are similar in size to the adjacent residential lots, which make it

appropriate for this area. In addition to new homes, a new public space is being
proposed that will contribute to the general welfare of the community.
 
The proposed amendment makes a positive impact as it allows for an
underutilized site to contribute to the growth of the existing residential
neighborhood. The incorporation of the PRD overlay also encourages the
development to provide public open spaces for the benefit of all community
members. 
2. 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:
Goal HE-2: Glendale has a wide variety of housing types, styles and options.
Policy HE-2.1: The City should encourage variety in siting, floor plans, elevations,
massing, materials, and color schemes in housing units included in new residential
developments.
 
This project provides additional housing options to an existing residential
neighborhood in terms of diverse house designs and types that are still
compatible with the existing residences.  
 
The variety of house sizes and layouts are also proposed as another tier of
variety that the new homeowners can explore when they start the development
process on any of these lots.
Goal CRR-2: Infill development is a top priority.
Policy CRR-2.1: The City shall encourage and support infill development to take
advantage of existing infrastructure, community, and educational facilities, and
enhance existing neighborhoods.
 
The proposal creates a continuation of the existing single family residential
identity in the neighborhood and contributes to the redevelopment of the
streetscape. 
 
The project also contributes to the intent of providing more high quality infill
housing to a site that has otherwise remained vacant. 
Required PRD Findings:
Section 35.2.1001(4.) all PRD applications shall be reviewed for conformance with the stated
purpose of this overlay district. Prior to approval, the Planning Commission and City Council shall
make the following findings: 
The proposal is consistent in substance and location with the development objectives of the
General Plan and any adopted specific area plans.
A.
Staff Analysis:
The proposal is consistent with the existing general plan designation of
adjacent properties. It meets multiple goals related to Housing, Conservation,
Rehabilitation, Redevelopment, and Land Use. The new proposed designation
of MHDR 8 (Medium-High Density Residential), which allows up to 5.0 to 8.0
dwelling units per acre is being met as the site is 1.49 acres in size, which
would allow up to eleven (11 ) single family lots, but only seven (7) are to be
developed.

The proposal will be compatible with other existing and planned development in the area.
B.
Staff Analysis:
The proposal is compatible with the development standards applicable to the
existing single family residential neighborhoods. 
The proposal meets or exceeds the City's Subdivision Design Expectations regarding site
planning, architecture, landscaping, building materials and colors, and screening of
mechanical equipment.
C.
Staff Analysis:
The City’s Subdivision Design Expectations have been met as the applicant has
applied all requirements in relation to site planning, architecture, landscaping,
building materials, colors, screening of mechanical equipment when they
designed the site and residential buildings to be built. 
The proposal will result in a quality living environment and accommodate desired lifestyles.
D.
Staff Analysis:
The proposal would allow the addition of more residential properties and
complete the residential neighborhood as this site has always remained vacant.
It will also positively contribute to the lifestyles of the residents as an active
space will be provided, which does not currently exist along this neighborhood
street. 
The proposed project amenities including equestrian and pedestrian trails, bike paths,
landscaped areas, entry features, decorative theme walls, parks, playgrounds, and other
public or commonly owned open space and recreation facilities are adequate and
appropriate for this development.
E.
Staff Analysis:
The proposed project will add a recreation area as an amenity to be enjoyed by
the new families to occupy the new residential homes as well as the existing
residents. The amenities include walkways, children’s bike lanes, children’s
playground, benches, and picnic tables.
The type and quality of house products will be consistent with the intended character of the
development.
F.
Staff Analysis:
The house products to be compatible with the house designs of the existing
adjacent neighborhood but will apply a wider range of materials and finishes to
update the design. 
If development is to be accomplished in phases, the development plan shall coordinate
improvement of the open space, the construction of buildings, structures, and improvements
in such open space, and the construction of dwelling units in order that each development
phase achieves a proportionate share of the total open space and environmental quality of
the total planned development.
G.
Staff Analysis:
The single-family residential development with a new active open space is
intended to be developed under one phase. The entire share of open space and
environmental quality of the planned development will be provided at once.
Purpose:
Section 35.2.1001(A) this overlay district is intended to promote the design and construction of
Single-Family or Multi-Family residential development according to an overall development plan.

The purpose of this district is to:  
1. Encourage imaginative and innovative planning of residential neighborhoods by providing
greater flexibility in design. 
Staff Analysis: 
The applicant is proposing to develop residential homes that will be consistent
with the existing residential homes, but also provide a variety of additional
design elements. The design intent is not only compliment but also enhance
the existing architecture in the neighborhood with these new buildings. 
2. Encourage the provision of useable open space and recreation facilities within
neighborhoods. 
Staff Analysis:
The usable open space that is being proposed is an amenity that will benefit the
new residents from this development as well as existing residents. There will be
a variety of amenities that are being proposed for families from a kid’s play area
to picnic areas to encourage recreation within the area.
Encourage variation in lot size, lot width, building setback, building orientation, and house
product design within neighborhoods. 
3.
Staff Analysis:
The new development offers a variation of lot sizes as most lots will be about
7,000 square feet and the largest lot will be 10,399 square feet, allowing for
different sizes of residential buildings. The buildings will be offset from each
other to create staggering between properties. 
Establish residential neighborhoods which have a distinct character and convey a sense of
place. Promote the efficient use of land by enabling the development of parcels which
would otherwise be difficult to develop.  
Staff Analysis:
4.
There is a continuation of the character of the neighborhood with the new
residential development and addition of homes that also mirror the design of
existing residential buildings. 
Promote the efficient use of land by enabling the development of parcels which would
otherwise be difficult to develop. 
Staff Analysis:
5.
The site has been rezoned for commercial office use since 1987 and has
remained vacant since then. The proposed use aligns with the existing
residential use and would not apply the buffering that would be required for
more intense commercial uses.
RECOMMENDATION
Should the Planning Commission recommend approval of GPA22-12, it should be as written in
the staff report.
Should the Planning Commission recommend approval of ZON22-26, it should be subject to the
stipulation in the staff report.
PROPOSED MOTION

Move to recommend approval of GPA22-12, as written. 
Move to recommend approval of ZON22-26, subject to the following stipulation: 
Development shall be in substantial conformance with the Orangewood Meadows - II PRD
Narrative, dated August 20, 2024, and site plan dated June 05, 2024.
Attachments
PRD Narrative 
Site Plan 
CP Final Report without labels 
Prop 207 Waiver 
Certificate of Adequate Schools 
General Plan Map 
Vicinity Zoning Map 
Aerial Map 
PowerPoint Presentation