Planning Commission Staff Report

PLANNING COMMISSION REPORT
CASE:
GPA25-01 & ZON25-01 NIKKI'S NEXT STEP LOCATED
SOUTH OF THE SOUTHEAST CORNER OF 67TH
AVENUE AND BELL ROAD
CASE #:
GPA25-01 & ZON25-01
MEETING DATE:
02/26/2026
FROM:
Sydney Tirella, Senior Planner, Planning,
stirella@glendaleaz.com, 6239302588
SUBJECT
 GPA25-01 & ZON25-01, a request by Noel Griemsmann on behalf of Snell & Wilmer,
LLP, representing Nikki’s Next Step LLC, to rezone approximately three acres from
Single Residence (R1-6) to Planned Area Development (PAD) and amend the General
Plan from Medium-High Density Residential 8 - 12 du/ac (MHDR 12) to High Density
Residential 12 - 20 du/ac (HDR 20). The site is located south of the southeast corner of
67th Avenue and Bell Road and in the Sahuaro District.
Presented By: Sydney Tirella, Senior Planner  
REQUEST
Planning Commission recommendation to amend the General Plan Land Use
Designation and Rezone for Nikki’s Next Step (GPA25-01 & ZON25-01). 
APPLICANT/OWNER
Noel Griemsmann, Snell & Wilmer / Nikki’s Next Step 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 PAD proposes a mix of single and multi-residential uses. Specific standards for an
adult, Intellectual or Developmental Disabilities (IDD) community are separated from
traditional multi-family standards. Conceptual plans for a 57-unit IDD development are
included. 
BACKGROUND INFORMATION

General Plan Designation:
The property is designated as Medium-High Density Residential 8.0 - 12.0 du/ac
(MHDR 12). 
Property Location and Size:
The three-acre property is located south of the southeast corner of 67th Avenue and
Bell Road and in the Sahuaro District.
History: 
A Planning Commission initiative established the Single Residence (R1-6) zoning
district with rezone action Z-85-08. The initiative spanned from the Loop 101 Freeway
to 51st Avenue and from Union Hills Drive to Paradise Lane. The subject property was
intended for development as a single-family residential subdivision. Currently, the
property is developed as a single-family residence. Properties to the east and west are
developed as multi-family residential and an adult day care, respectively. 
Project Details:
The proposed PAD includes a mix of multi and single-family residential, with standards
for multi-family and IDD developments. Standards are considerate of the surrounding
uses, providing additional buffering from the single-family subdivision to the north. 
The existing single-family residence will be demolished to accommodate the IDD
development. Conceptual development plans include 57 one and two-story units for
adults of one, two, and three bedrooms. Development along the northern property line
is limited to one-story and planting density is increased to provide additional buffering. 
CITIZEN PARTICIPATION TO DATE:
Applicant’s Citizen Participation Process:
On September 5, 2025, the applicant mailed notification letters to adjacent property
owners and interested parties. At the September 25, 2025, Neighborhood Meeting, four
attendees posed general questions. Staff received one comment after the Citizen
Participation Process. The applicant included additional language to prevent
encroachment of parking spaces, drive aisles, and trash enclosures into building
setbacks.  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 February 4,
2026. Notification postcards of the public hearing were mailed to adjacent property
owners and interested parties on January 30, 2026. The property was posted on
January 27, 2026. 
STAFF FINDINGS AND ANALYSIS
Required General Plan Amendment and Rezoning Findings:
Section 35.6.206(G) and Section 35.6.207(I) of the UDC require the following
findings to be met. Section 35.2.901(A)1-6 of the UDC provides the intent of a
Planned Area Development.
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.
 
The amendment allows for high density residential on an infill property which is
complementary to the surrounding built environment (CRR-2). A higher density
land use designation provides for graduated density on approach to 67th Avenue,
a major arterial (LU-1). 
 
The proposed amendment furthers the public health, safety, and general welfare of the
citizens of Glendale.
 
Staff Analysis:
 
Goal HE-4: Glendale has appropriate housing options and housing assistance for
special needs populations.
Policy HE-4.1: The City should encourage the planning and construction of
housing and residential facilities designed to serve the elderly and disabled
populations in Glendale.  
 
The high-density land use designation allows for a specialized facility to be
uniquely collocated with on and off-site support services (HE-4). A community
garden and community services center are included on the conceptual site plan
to supplement staff services (HE-4.1). The proximity of public transportation and
employment opportunities provides options for the IDD and general populations. 
 
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 LU-2: There are transition and buffer areas between unrelated land uses.
 
Development standards are considerate of the lower density single-family
residential to the north. Units are limited to one-story along the northern property
line with a walking path and landscaping proposed within the building setback.
Standards for multi-family residential are separated for IDD-specific residents and
general multi-family residents in response to the differing requirements of
accessibility and building codes for each population. The development will
provide a use buffer between a for-rent community and commercial facility which
is appropriate in scale and intensity (LU-2). 
 
If the amendment is to the official Zoning Map, the proposed change will include any
conditions necessary to mitigate any adverse impacts on businesses, persons, or
properties adjacent to the requested amendment.
 
Staff Analysis:

Policy LU-2.3: The City should use spatial transitions, design buffers or similar
techniques between incompatible land uses.
The PAD includes standards which provide buffering between proposed and
surrounding uses. The intent of a PAD is met as the blend of uses and standards
encourage creative development of an infill property. Additionally, staff and the
applicant discussed the restrictive size of the property. In response, site-specific
development standards are included to mitigate impact to adjacent property
owners (LU-2.3). 
RECOMMENDATION
Should the Planning Commission recommend approval of GPA25-01, it should be as
written in the staff report.
Should the Planning Commission recommend approval of ZON25-01, it should be
subject to the stipulation in the staff report.  
PROPOSED MOTION
Move to recommend approval of GPA25-01, as written. 
Move to recommend approval of ZON25-01, subject to the following stipulation:
  
Development shall be in substantial conformance with Nikki’s Next Step PAD
Narrative, stamped received December 13, 2025.
Attachments
PAD Narrative
Conceptual Site Plan
Citizen Participation Final Report
Prop. 207 Waiver
Traffic Statement
General Plan Map
Zoning Map
Aerial Map
PowerPoint Presentation