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60th Avenue Assisted Living Facility
GPA24-03 / ZON24-04
NAME OF REQUEST:
60TH AVE ASSISTED LIVING
LOCATION:
North of the northwest corner of 59th Avenue and Peoria Avenue
APN:
143-02-002L
ZONING DISTRICT:
PAD (Planned Area Development)
COUNCIL DISTRICT:
Barrel
REQUEST:
The applicant is requesting a Minor General Plan Amendment and
Rezoning. Given approval of these actions a request for a Conditional
Use Permit for an Assisted Living and Memory Care Facility will be
submitted.
Introduction:
The purpose of this project is to obtain the rights and entitlements to develop, maintain, and
operate a new Assisted Living Facility in Glendale. This request is for a Minor General Plan
Amendment to change the land use designation from OFC (OƯice) to PC (Planned Commercial) and
a Rezoning application to rezone from PAD (Planned Area Development) to C-1 (Neighborhood
Commercial). To operate an Assisted Living Facility in the City of Glendale the C-1 (Neighborhood
Commercial) designation requires a Conditional Use Permit (CUP) to use the property for an Assisted
Living and Memory Care Facility per Table 2.500-1. This General Plan Amendment and Rezoning
application will run concurrently with the Conditional Use Permit application for an Assisted Living
Facility.
Site Zoning and General Plan Designation:
The site's current zoning designation falls under a PAD from 1985, (Case #Z-85-15) which
designates the parcel as OƯice/Commercial. The General Plan Designation is currently OFC (OƯice).
The PAD does not provide a list of uses, permitted or otherwise. As the remnant parcel within the
PAD, the parcel is proposed to be rezoned to C-1 as a transitional zoning district between the existing
commercial center and single family residential. The C-1 zoning district requires additional
entitlements for potentially impactful uses to ensure the surrounding property owners are not
detrimentally impacted by proposed development.
A commercial use permit for an Assisted living facilities can be more seamlessly integrated into
residential neighborhoods compared to oƯice buildings, maintaining the residential character of
certain areas while providing necessary services. Also, they contribute to a balanced mix of uses
within the city, supporting the plan’s goal of diverse and vibrant neighborhoods. The reasons are as
follows:
Failed
BY
DATE
Conditionally Approved
Approved
Sydney Tirella
9/16/2024
City of Glendale
Development Services Department
Planning Division
GPA24-03/ZON24-04 Conditionally Approved Narrative
Appropriateness of the New Proposal:
1. Enhanced Community Integration: The Planned Commercial designation with assisted
living aligns better with the needs of the surrounding community by providing accessible
commercial services and residential options. This integration fosters a more vibrant, mixed-
use environment that supports both daily living needs and commercial activities.
2. Increased Pedestrian Orientation: The focus on pedestrian-friendly design within Planned
Commercial developments encourages walkability and reduces the reliance on vehicular
traffic. This is particularly beneficial for assisted living residents, who may prefer or require
nearby amenities that are easily accessible on foot.
3. Comprehensive Development: The requirement for the proposed development ensures
that it is complementary to surrounding uses and provides connectivity with existing
developments. The transition to Planned Commercial with assisted living will be thoughtfully
designed, with careful consideration given to the relationship between various site elements.
This comprehensive planning approach leads to a more cohesive and functional
development compared to the potentially fragmented nature of office designations.
Context of Surrounding General Plan Designations:
The surrounding areas likely include a mix of residential, commercial, and other land use
designations. By transitioning to Planned Commercial with assisted living, the new proposal creates
a bridge between these different uses, fostering a more integrated and sustainable community
structure.
1. Compatibility with Residential Areas: Through thoughtful and innovative design, the
Planned business designation minimizes growth and land use disputes and encourages
business operations that are harmonious with neighboring residential communities. This is
essential to bringing in new business and residential prospects while preserving the standard
of living for current residents.
2. Support for Employment and Services: The community's aim to improve job opportunities
and services is in line with the focus on commercial growth. The plan also addresses the
expanding need for a variety of housing options by including assisted living, especially for
senior citizens who gain from being close to services and amenities.
3. Sustainable Land Use Patterns: By combining commercial and residential activity into
planned developments, the shift encourages sustainable land use patterns, which reduces
urban sprawl and enhances resource and infrastructure efficiency.
Overall, the transition from General Plan Designation of Office to Planned Commercial with assisted
living is a more appropriate and beneficial approach. It enhances community integration, supports
pedestrian-friendly environments, and aligns with the broader goals of sustainable development and
efficient land use within the context of surrounding designations.
Location:
The selected location for the Assisted Living Facility is Parcel #143-02-002L, a 1.61-acre
vacant infill site in Glendale, Arizona. The site is surrounded by high, medium, and low-density
residential zoning, as well as the Home Depot commercial parcel. The setback requirements ensure
that the physical building is a minimum of 60 feet from any residential lot adjoining the rear property
line, 27 feet away from the right-of-way on 59th Avenue, and another 25 feet from any right-of-way
activity on 60th Avenue (Mercer Lane), providing a feeling of open space rather than congestion.
General Building Design:
The facility is planned as a 30,000-square-foot, 2-story structure, standing 30 feet tall, and
will oƯer 60 individual studio-type apartments. Amenities will include a community kitchen and
dining area, administration and staƯ oƯices, spaces for group gatherings, and areas for quiet
relaxation. The design prioritizes the safety and comfort of residents, staƯ, and guests.
Site and Building Data:
The utilities for the facility will include water from the City of Glendale, sewer services from
the City of Glendale, electric services from APS, and gas from Southwest Gas. The health department
is the Maricopa County Health Department. The zoning designation for the site is PAD, and the
Assessor Parcel Number is 143-02-002L. The site area coverage will be limited to 30% of the net area,
and the proposed coverage is 26%. Open space in the development is 35,501 S.F. equivalent to
50.57% which exceeds the 20% minimum. The building will have a total square footage of 18,397 S.F.
gross and 14,345 S.F. net, on an existing lot size of 70,198 S.F. (1.61 Acres) gross. The building will be
2 stories, reaching 30'-0" in height to the top of the parapet. The building will be constructed with
Type V-B construction and will include a building sprinkler system (with deferred submittal). The type
of occupancy for the building will be "I-1" Institutional.
Services and Care:
The proposed Assisted Living Facility aims to provide senior living options for individuals with
minimal needs and aid with daily living and care. The facility will also include a memory care unit for
those requiring a higher level of care. It is designed to support seniors in living independently within
a safe and comfortable environment. StaƯ will be on-site and available to assist the residents with
personal hygiene, bathing, grooming, dressing, eating, toileting, mobility, shopping, meal
preparation, housework, and household management, as well as to address all medical and non-
medical needs. 7 employees are considered on a normal shift.
Mitigation of Anticipated Use Impact:
To address concerns, the development team has already taken steps to mitigate potential
issues. The two-story building's impact on neighboring residents' privacy has been minimized by the
building's distance from side and rear property lines, limiting the number of windows facing adjacent
neighbors. Also, the site walls and proposed landscape design will serve as major site barriers
mitigating most of the concern of privacy. Night lighting will be minimal and shaded away from
neighbors with use of landscape and site walls as screenings, ensuring no nuisance lighting reaches
adjacent properties. Noise concerns are addressed by positioning gathering areas away from
neighbors, limiting the hours of any outside gatherings and using landscaping and existing site walls
to reduce noise transmission.
The concern of congestion, over building, and lack of open space feel in immediate area for
immediate residents has been mitigated by exceeding the mandatory 60’ rear, 27’ side, and 25’ front
setbacks. Also, the 2-story option greatly reduces the building footprint leaving more open space
than required. The pedestrian circulation plan was completely designed with the ‘open space feeling’
in mind. Open space is a major factor considered in all aspects of the project because we want this
to be a pleasant open and spacious atmosphere for residents, neighbors, and guest.
TraƯic generated by the development will be minimal, especially outside of 7 am to 6 pm
business hours. The parking lot design considers sight visibility and circulation for residents, staƯ,
guests, emergency, and service vehicles.
The hours of operations will be 24 hours a day because it is an Assisted Living Facility.
However, staƯ will be limited outside of the normal 7am to 6pm workday to just essential personnel
only such as care givers, nurses, and nurse’s aides.
The City of Glendale has determined that no additional ROW needs to be dedicated for this
development.
By working closely with the City of Glendale and the local citizens we feel all negative impacts
this development may impose will have been thought about, talked about, evaluated, resolved, and
mitigated where appropriate. Therefore, we see no reason to have a sunset date/time levied on the
Conditional Use Permit. We feel this Assisted Living Facility will be a great new addition to the City of
Glendale.
Project Timeline and Phasing:
Following the approval of the conditional permit, we will begin documentation for the design review
process. There will be no phasing this project. After all entitlements and permits are obtained in 2024
groundbreaking will occur and construction will begin immediately. Late 2024 to early 2025 is our
target date to begin the construction of the site improvements and facilities. The plan is to build all in
one phase to lessen the impact to the community. The target date of completion and full operational
occupancy is November to December of 2025.
Community Engagement:
Throughout the development process, we will engage with the City of Glendale StaƯ, City Council
Members, and local citizens of the Barrel Council District. We will involve the community through a
rigorous Citizen Participation Plan, seeking input and feedback to ensure that the facility meets the
needs and expectations of the residents and the community.
General Plan policies alignment:
An assisted living new development will support general plan policies such as housing diversity by
oƯering specialized housing for seniors. It contributes to the variety of housing options in Glendale,
ensuring that the needs of all demographics are met. Also, community services and facilities may
have a positive impact. Assisted living developments ensure that essential services such as
healthcare and daily living assistance are readily available, enhancing the quality of life for senior
residents. The location promotes land use and growth management since it is integrated into
residential areas, promoting balanced growth and eƯicient land use in accordance with the city's
strategic development goals.
These policies align with Glendale's vision of creating a supportive environment for all community
members, particularly its aging population:
1. Land Use Element (Goal LU-4 Policy LU-4.1)
The City should support and facilitate the creation of mixed-use projects that
locate housing, employment, retail, entertainment, and services in condensed
areas to support walkability and reduce vehicle trips.
The Land Use Element emphasizes a balanced mix of residential, commercial, and
recreational areas to foster a sustainable community. An assisted living facility supports this
balance by providing a residential option that meets the needs of Glendale’s aging
population, ensuring that housing options are available for all stages of life. This contributes
to a diverse and inclusive community, aligning with the General Plan's goal of promoting land
use patterns that accommodate growth while maintaining quality of life.
2. Housing Element (Goal HE-1 Policy HE-1.1)
The City should partner with the private sector to achieve goals for safe, aƯordable
housing and coordinate housing programs and services to ensure consistency with the
current Consolidated Plan.
The Housing Element seeks to ensure a variety of housing types and aƯordability levels.
Assisted living facilities oƯer specialized housing for seniors, addressing a critical need as
the population ages. By incorporating such facilities into the community, Glendale ensures
that there are adequate housing options for seniors, which is crucial for accommodating the
demographic changes anticipated in the future. This supports the objective of providing safe,
accessible, and aƯordable housing for all residents.
3. Growth Areas Element (Goal GA-2 Policy GA-2.1)
The City shall concentrate growth in areas that may be served most eƯiciently.
The Growth Areas Element focuses on directing development to appropriate areas,
promoting eƯicient land use, and minimizing urban sprawl. Establishing an assisted living
facility in designated growth areas ensures that such developments are well-integrated into
the urban fabric, enhancing the eƯiciency of land use and supporting the city's growth
management strategies. This alignment helps to concentrate development in areas with
existing infrastructure and services, thus supporting sustainable growth patterns.
4. Conservation, Rehabilitation, and Redevelopment Element (Goal CRR-2 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.
This element emphasizes infill developments. Assisted living facilities can play a pivotal role
in the revitalization of neighborhoods by introducing new investments and upgrading the built
environment. These facilities often incorporate modern, accessible design and amenities,
contributing to the overall improvement of the neighborhood’s infrastructure and aesthetics.
Furthermore, they can serve as anchors for further community redevelopment eƯorts,
stimulating economic activity and enhancing neighborhood vitality.
5. Neighborhood Preservation and Revitalization Element (Goal CRR-3 Policy CRR-3.1)
The city should encourage redevelopment and revitalization of areas with the greatest
potential for long-term economic vitality by emphasizing public resources, tools, and
incentives to catalyze private investment.
Maintaining safe, livable, and desirable neighborhoods is a key focus of this element.
Assisted living facilities contribute to neighborhood stability and safety by providing
supervised, supportive environments for seniors. They also generate employment
opportunities for residents and can increase the demand for nearby services and amenities,
enhancing the overall livability of the area. By ensuring that seniors can age in place within
their communities, these facilities foster social cohesion and community resilience.
6. Promote Sustainable Development Practices (Goal EN-1 Policy EN-1.1)
The Assisted living facility will incorporate sustainable practices, such as energy-eƯicient
designs, use of renewable energy sources, and water conservation measures. These
practices align with Glendale's goals to promote sustainability and reduce environmental
impacts.
7. Protect and Enhance Natural Resources (Goal CON-1 Policy CON-1.3)
Assisted living facilities will be designed to minimize environmental footprint, ensuring
minimal disruption to natural resources. Landscaping should include native plants, and
stormwater management practices will help preserve local water quality.
8. Circulation Element (Goal C-1 Policy C-1.2)
The City shall implement safety programs and provide transportation services in
accordance with all safety standards
The proposed Assisted living facility includes features such as accessible pathways and
proximity to transit options, which align with the goals of providing eƯicient mobility options
for all community members.
9. Circulation Element (Goal C-1 Policy C-1.1)
The City shall provide safe and eƯective transportation services for the whole
population.
Assisted living facilities typically require robust public transit connections to serve residents,
staƯ, and visitors. By integrating such facilities within the existing transit network, the
proposal supports Policy C-2.5, ensuring compatibility with regional transit systems and
enhancing connections to high-capacity transit corridors and nodes
10. Bicycling and Pedestrian Element (Gopal BP-1 Policy BP-1.3)
The City shall encourage businesses to provide facilities for their employees who
commute to work by bicycle.
Pedestrian Facilities: The assisted living facility will include safe and accessible pedestrian
routes, promoting walking as a viable transportation option. This aligns with the emphasis on
creating a comprehensive system of bicycle and pedestrian facilities.
Community Awareness: By incorporating design elements that encourage walking and
cycling, the proposal supports the goal of raising community awareness of alternative
transportation modes. This is in line with the long-term planning goals to allocate suƯicient
resources for maintaining and expanding these facilities.
11. Enhance Transportation Connectivity (Goal GA-4 Policy GA-4.1)
The city should program and develop access from key high-volume transportation
facilities to high intensity nodes in Growth Areas.
The Assisted living facility benefits from being in an area with good transportation
connectivity. This supports the city's goal of improving transportation links within growth
areas, ensuring residents and visitors can easily access the facility.
12. Encourage Economic Diversity (Goal GA-5 Policy GA-5.1)
The City shall encourage economic diversity in each Growth Area.
Assisted living facilities contribute to economic diversity by creating jobs in healthcare,
maintenance, and administration. This aligns with Glendale’s goal to foster diverse
economic opportunities within growth areas.
Conclusion
The proposed development of an assisted living facility aligns well with the objectives and policies
outlined in the Envision Glendale 2040 General Plan.
By providing a much-needed residential option for Glendale’s aging population, the assisted living
facility promotes a balanced and inclusive community. It supports sustainable development
practices, enhances neighborhood stability, and contributes to the revitalization of aging
neighborhoods. The facility’s design will incorporate modern, accessible features and sustainable
practices, minimizing its environmental footprint while enhancing local air quality and water
conservation eƯorts.
The development also contributes to the city’s goals of eƯicient land use and improved connectivity.
It integrates well with existing transportation infrastructure, enhancing accessibility and supporting
multi-modal transportation options. Additionally, by concentrating growth in designated areas and
promoting mixed-use development, the facility aligns with Glendale’s strategy to foster vibrant,
connected, and economically diverse communities.
Overall, the assisted living facility not only meets the current needs of Glendale’s residents but also
furthers the city’s long-term vision for sustainable, inclusive, and well-connected growth. This
proposal supports the public health, safety, and general welfare of Glendale’s citizens, making it a
valuable addition to the community.