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NIKKI’S NEXT STEP
GPA25-01 & ZON25-01
LOCATED AT THE NORTHEAST CORNER OF 67TH AVENUE
AND PARADISE LANE
Nick Wood, Esq
Attorney
Michael Maerowitz, Esq
Attorney
Noel J. Griemsmann, AICP
Sr. Urban Planner
Ryan McCann, AICP
Urban Planner
Maggie Dellow
Urban Planner
Simran Shah
Assistant Planner
Sarah Schiele
Planning Technician
SNELL
& WILMER
DATE OF INITIAL SUBMISSION: JANUARY 6, 2025
SECOND SUBMITTAL: JULY 25, 2025
THIRD SUBMITTAL: NOVEMBER 12, 2025
FOURTH SUBMITTAL: DECEMBER 19, 2025
Received
12-22-2025
PRINCIPALS & DEVELOPMENT TEAM
APPLICANT
Madison Blanton
OSBI, Inc
9299 W. Olive Ave, Suite 311
Peoria, AZ 85345
https://osbi.org/
ARCHITECT
Alan M. Kravitz
8020 E. Del Mercurio Dr.
Scottsdale, Arizona 85258
akravitz.az@gmail.com
LANDSCAPE ARCHITECT
Mariana Pereira
AFORA Design
480-322-9760
contact@aforadesign.com
aforadesign.com
TRAFFIC ENGINEER
Joseph Spadafino
CivTech
10605 North Hayden Road, Suite 140
Scottsdale, AZ
www.civtech.com
ZONING ATTORNEY
Michael Maerowitz, Esq.
Snell & Wilmer, LLP
1 E. Washington Street
27th Floor
602-382-6494
www.swlaw.com
Received
12-22-2025
TABLE OF CONTENTS
A. Introduction
4
Project Overview and Goals
4
Description of Property
4
B. Minor General Plan Amendment Request
6
C. Zoning Requests
9
D. Development Standards
11
Performance Standards
11
Parking
12
Screening
13
E. Landscape and Design
13
Site Entrances
13
Hardscape
13
F. Circulation
14
G. Architectural Design
14
Building Materials
14
Color Palette
14
H. Public Utility and Services
15
I. Conclusion
15
J. Conceptual Project Renderings
16
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[ 4 ]
INTRODUCTION
Project Overview and Goals
One Step Beyond, Inc. (“OSBI”) is a 501(c)(3) Arizona nonprofit corporation founded in
2003 with a mission to provide dynamic programs to individuals who have intellectual or
developmental disabilities (“IDD”) and their families so they may achieve full participation in their
community1. For most adults, the choice to move out and live on one’s own is a natural progression
toward independence. Choice, especially in the realm of safe housing that meets their needs, is
rarely an option for people with IDD. Barriers to housing options for people with disabilities include
affordability, lack of options, complex support systems, and the aging population of parents and
caregivers.
To address this housing need, OSBI proposes to develop an IDD focused community located
near the northeast corner of 67th Avenue and Paradise Lane in Glendale, Arizona, currently
addressed as 6612 West Paradise Lane (the “Property”). This development will create a dynamic
environment by transforming a mostly vacant, approximately 3.40-acre Property into multi-family
housing that meets the needs of individuals with IDD and their families so they may achieve full
participation in their community (the “Project”). The Project will feature up to 57 residential units,
including one-bedroom units, two-bedroom units, and three-bedroom units, along with amenities
for the residents such as a community garden, a dog run, and a community building with spaces
for residents to participate in classes, social gatherings, recreation, and events. One of the
Project’s key objectives is to enhance housing options for individuals with IDD near community
resources such as grocery stores, retail centers, and opportunities for employment. The Project
will provide both rental and ownership opportunities for adults with IDD, allowing them to live
independently in a supportive community.
To facilitate the Project, OSBI is proposing a minor General Plan Amendment and an
accompanying, concurrent rezoning application for this Property. The General Plan Amendment
requests to change the current future land use designation of the Property from “Medium-High
Density Residential: 8.0 - 12.0 Dwelling Units per Acre” to “High Density Residential 12.0 - 20.0
Dwelling Units per Acres.” The rezoning request seeks to rezone the Property from Single
Residence (“R1-6”) to Planned Area Development (“PAD”) to support the development of the
Project. The General Plan Amendment and rezoning application will allow the Project to be able
to meet the needs of individuals with IDD, while also complementing the surrounding
neighborhood.
Description of Property
The Property is situated approximately 300 feet east of the intersection of 67th Avenue and
Paradise Lane. It is currently underdeveloped with only a single-family residence and minor
outbuildings onsite—making the Property an infill property in the context of the surrounding
established neighborhood. The majority of the Property is vacant land. As to the surrounding
properties, to the west is the Foundation for Senior Living, a senior adult daycare provider, zoned
R-2 Mixed Residence. To the east is a recently developed multi-family rental development of 27
1 https://osbi.org/nns/
A
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[ 5 ]
units, zoned R-2 Mixed Residence. To the north are four (4) single-family homes (within the
Deerview Unit Twenty-Eight Subdivision) constructed in 1983 and 1984, zoned R1-6. To the south,
across Paradise Lane, are two (2) mobile homes dating from 1967 and 1971. The Project proposes
access from Paradise Lane, which runs along the Property’s southern boundary.
The General Plan Land Use designations and existing zoning for the properties
surrounding the subject site are as follows:
General Plan Designation
North:
Medium Density Residential: 3.5 - 5.0 Dwelling Units per Acre
South (beyond Paradise Lane): Medium Density Residential: 2.5 - 3.5 Dwelling Units per Acre
East:
Medium-High Density Residential: 8.0 - 12.0 Dwelling Units
per Acre
West:
Medium-High Density Residential: 8.0 - 12.0 Dwelling Units
per Acre
Existing Zoning
North:
R1-6 Single Family Residence
South (beyond Paradise Lane): R1-6 Single Family Residence, Zoned R1-6 MH (Single
Residence, Mobile Home Overlay)
East:
R-2 Mixed Residence
West:
R-2 Mixed Residence
Illustration A: Site Aerial
SITE
Multi-Family
Rental
Development
. Services
Provider
A
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[ 6 ]
MINOR GENERAL PLAN AMENDMENT REQUEST
The Minor General Plan Amendment is a total of approximately 3.4 acres. It is bounded by
the recently constructed multi-family development to the east, single-family homes to the north,
the Foundation for Senior Living to the west, and Paradise Lane to the south.
The City of Glendale’s Glendale 2025 General Plan Land Use Map currently designates
the site as “Medium-High Density Residential: 8.0 - 12.0 Dwelling Units per Acre.”
This request would amend the Property’s General Plan Land Use designation from its
current designation to “High Density Residential 12.0 - 20.0 Dwelling Units per Acres” to facilitate
the associated rezoning request, which requires 17 Dwelling Units per Acre. This change will
support the minimum density required to provide this housing opportunity for individuals with IDD,
both from a construction cost standpoint and to have sufficient unit count to create a “community
within a community” that supports a social environment.
Illustration B: Current and Proposed General Plan Land Use Designations
The proposed amendment aligns with the existing adult daycare facility to the west and the
surrounding neighborhood. Additionally, the Property’s proximity to nearby essential services,
such as grocery stores and medical centers, makes the proposed designation compatible for the
area. This designation will complement the surrounding multi-family and single-family
developments in the neighborhood and offer a practical housing solution for individuals with IDD.
Moreover, the proposed amendments will meet the Goals and Objectives outlined in the
General Plan. The relevant General Plan Goals being addressed include:
• Land Use Goal 1 - Development is guided by sound growth management.
o As an established neighborhood, the location for the Project is surrounded by
sufficient essential infrastructure, including transportation, utilities, and public
services, and will be available to support future residents.
B
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• Land Use Goal 2 - There are transition and buffer areas between unrelated land uses.
o The Project sits in between the Foundation for Senior Living, a senior adult daycare
provider, and a rental development (to the east). Beyond the rental development,
there is a single-family home neighborhood. Because the Project is creating a
denser housing typology and a community for individuals with IDD, it serves as an
excellent transition from the adult daycare provider to the more standard apartments
to the east through creating a community that blends in with the neighborhood while
also being compatible with the adjacent uses. This placement creates a sense of
continuity with the surrounding neighborhood.
• Land Use Goal 3 - Land use ties into existing and future transportation systems.
o The amendment will establish a higher density allowance closer to public
transportation options. The Project’s location is within walking distance of several
Valley Metro bus stops, with the closest being only 390 feet away. The proximity to
public transportation provides future residents with accessible, convenient, reliable
access to various transit options. Access to transportation systems allows future
residents to live independently and easily move around their community. Whether
for work, social activities, or daily errands, residents will benefit from the ability to
travel independently which additionally reduces the reliance on car travel and
promotes a more connected lifestyle. The availability of accessible transportation
systems also plays an important role in supporting individuals who may experience
mobility challenges by offering a practical transportation solution.
• Housing Element Goal 2 - Glendale has a wide variety of housing types, styles and options.
o The proposed minor amendment is consistent with the goals of the General Plan
because the Project offers a targeted mix of multi-family housing units that
seamlessly blend into and compliment the surrounding neighborhood. The Project
also provides individuals with IDD to live in housing that is affordable and accessible
to them, with even the opportunity to own a residential unit. This development
expands the City of Glendale’s housing stock and types of housing, meeting the
intent of this Goal.
• Housing Element Goal 3 - Glendale has housing options that meet the range of socioeconomic
needs of the City’s current and future residents.
o OSBI proposes to ensure that a multifamily community designed for individuals with
IDD meets a vital range of socioeconomic needs for both current and future
residents of the City. By providing accessible and inclusive housing, the Project
addresses the growing demand for supportive housing options for individuals with
IDD in a safe area that also offers close proximity to transportation, retail, and
employment areas meeting the unique needs of persons with IDD.
• Housing Element Goal 4 - Glendale has appropriate housing options and housing assistance
for special needs populations.
o This proposed Project adds to the supply of housing opportunities for special needs
options by creating a supportive housing environment. The Project will allow
individuals with IDD the opportunity to live independently in a community where they
can easily access services and staff to address their specific needs. The Project
also aims to give individuals with IDD the opportunity to purchase their own home
in the community, which will add to their independence and autonomy long term.
OSBI’s mission is to create a community that provides stable, accessible living
B
B
B
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environment and a sense of community and belonging, which will improve the
mental health and wellbeing of special needs populations.
The proposed minor amendment satisfies the overall Goals and Objectives of the General
Plan and will positively benefit the surrounding area while enhancing the land use mix in the area.
The site is well-suited for a multi-family residential development given its size and proximity
essential and commercial services. This development will create a logical land use for this
underutilized Property. Rather than adversely impacting any part of the area, this amendment
offers a suitable designation for a multi-family residential development that complements the
existing residential uses.
B
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[ 9 ]
ZONING REQUEST
The Property is currently zoned Single Residence R1-6. This rezoning request seeks to
change this zoning designation to Planned Area Development (PAD), allowing customized zoning
appropriate to support the development of a unique residential community designed for adults
with IDD that will consist of two (2) buildings, featuring approximately 57 dwelling units in a mix of
1-, 2-, and 3-bedroom configurations. This community will also include resident amenity spaces
located within the main building and a community garden.
The existing single-family residential zoning is not appropriate to the context of the Property
given its position between the senior adult daycare facility (a more commercial type of use) and a
multi-family residential development. With only 3.4 acres to work with, and given the adjoining
land uses, it would be challenging to develop a standard R1-6 subdivision and such a subdivision
would not be suitable for the programing needs of those with IDD. Presuming the approval of the
proposed minor General Plan Amendment to "High Density Residential 12.0 - 20.0 Dwelling Units
per Acres," the proposed rezoning to PAD will then align with the General Plan’s future land use
designation for the area and allow for the Project to be constructed, helping to meet the housing
needs of people with IDD (supporting General Plan Housing Element Goal 4 in particular).
The PAD identifies a limited list of land uses that will integrate well with existing
developments and addresses known site constraints. Given its location close to the Bell Road
corridor, the Project is positioned to offer a high-quality multi-family residential living environment
for adults with IDD, with proximity to retail and services coupled with on-site improvements
featuring attractive building design, landscape buffers along Paradise Lane, inviting entrances,
and pedestrian connections to and through the Property.
The proposed PAD zoning is an ideal fit for this Property due to its limited size and location
between two very different land uses (adult daycare and multi-family) that require thoughtful site
planning to facilitate a project that “fits”. This zoning request aims to establish compatible land
uses that complement the surrounding area. The proposed land uses for the PAD are outlined
below.
Permitted Uses2
• Dwelling, Multi-family
• Dwelling, Multi-family Specialized:
o Focused on care for people with intellectual or developmental disabilities (“IDD”)
• Dwelling, Single-Family Attached
• Dwelling, Single-Family Detached
• Dwelling, For Rent Community
• Adult Day Care Center
2 The Zoning Administrator may issue interpretations for land uses that are analogous to those listed in Section C,
Permitted Uses.
C
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Non-Permitted Uses
• Uses not called out in “Permitted Uses” section of this PAD
Accessory Uses
•
Resident amenity buildings/structures
C
Existing Zoning
Proposed Zoning
Illustration C – Zoning Map Excerpt
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DEVELOPMENT STANDARDS
As previously described, single family homes neighbor the Property to the east and the
north, and to the west is a senior adult daycare facility. The development standards below are
proposed to facilitate a built environment that is unique to this Property that will provide housing
for individuals with IDD while also cohesively existing with surrounding uses, which are
predominantly residential in nature.
Since single-family homes abut the north edge of the Property, height is limited in this area
to one (1) story, lower than allowed by the current zoning. On the west side of the Property, a
parking area will separate residential units from the adult daycare facility to buffer residents from
this more active use. Open space and the community garden are located in the center of the
Project, surrounded by the community building and residential units, providing for privacy, as well
as utilization of the surrounding structures as noise barriers (benefiting both residents and off-site
property owners). The single-story units will be located on the north side of the Property, providing
visual privacy and maintaining a more consistent scale for the single-family homes to the north.
These provisions are provided for in the Project site plan and are codified as follows:
Development Standards Multi-family
and Adult Day Care Developments
Proposed PAD
a. Density (Maximum)
17 du/ac
b. Height (Maximum)
2 stories, 30 feet maximum
Except for units adjacent to north property line,
these are limited to 1 story, 16’ maximum
c. Building Setbacks (Minimum)
North
South (Paradise Lane)
East
West
15’
25’
15’
15’
d. Landscape Setbacks (Minimum)
North
South (Paradise Lane)
East
West
15’3
15’
15’4
5’
e. Lot Coverage (Maximum)
50%
f. Open Space (Minimum)
30%
h. Parking Space Dimension
9’ x 18.5’
i. Parking Lot Landscape Islands
Required every 14 consecutive spaces
3 Parking spaces and drive aisles shall be permitted to encroach up to 11 feet into the required landscape setback along the west 55 feet of the
north property line. No encroachments shall be permitted within the east 215 feet of the north property line.
4 Parking spaces, drive aisles, and trash enclosures shall be permitted to encroach up to 12 feet into the required landscape setback along the
southern 105 feet of the east property line. No encroachments shall be permitted within the northern 417 feet of the east property line.
D
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Development Standards
Single Family Developments
Proposed PAD
a. Net Lot Area (Square Feet)
4,000
b. Lot Width (Feet)4
40’
c. Setbacks (Minimum)
Front5
Side6
Rear
15’-20’
0’-10’78
15’
d. Lot Coverage (Maximum)
45%
e. Building Height (Maximum)
2 stories, 30 feet maximum
Except for units adjacent to north property line,
these are limited to 1 story, 16’ maximum
Performance Standards
• Landscaping, buffering, and walls must conform to the standards in the "Landscaping,
Buffering, Walls" section of the current Zoning Ordinance, unless specified otherwise in
this PAD.
• All accessory buildings and uses must comply with the "Accessory Buildings and Uses"
section of the Zoning Ordinance.
• All lighting must comply with Section 26.5 and the outdoor lighting requirements from
Section 35.4.400 of the City of Glendale’s Unified Development Code, which governs
Outdoor Lighting Controls.
• All lighting on the site must be fully shielded.
• Lighting along the northern property line adjacent to single-family residences should be
designed to limit light spill over into the adjacent residences.
• Parking lot lighting and wall-mounted fixtures are limited to a maximum height of 25 feet.
• Multi-family residential developments must conform to the design standards in the City of
Glendale’s Multiple Residence Housing Design Guidelines, unless otherwise modified by
this PAD.
Parking
The project is proposing a reduced parking ratio from that of the current Zoning Ordinance
based on the needs of the future residents. The IDD community does not drive motor vehicles, thus
the demand for parking spaces onsite is greatly reduced. The space for each unit is anticipated to
be used by a caregiver for the unit, serving the needs of the resident(s) in said unit. The Zoning
Ordinance would require 90 parking spaces based on a traditional multi-family project. The
proposed parking ratios result in a difference of 20 parking spaces (70 proposed to be provided).
4 Measured at front setback.
5 Front setback shall be fifteen (15) feet to living area or for side entry garages and/or covered front porch. Front setback shall be twenty (20) feet
for front entry garages and carports.
6 For all street side setbacks, the minimum street side yard setback shall be ten (10) feet. When an open space tract with a minimum width of five
(5) feet is located between the lot and the street, the intent of the additional setback separation is satisfied. However, in no instance shall the
building be located any closer to the street side property line than the prescribed internal side yard setback for that property.
7 For Single-Family Detached uses, minimum separation between buildings on adjacent lots shall be ten (10) feet.
8 For Single-Family Attached uses, side yard setbacks with common walls may be zero (0) feet.
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Based on the needs of the future residents, the small reduction in parking spaces should provide
sufficient parking for the development and not be detrimental to the surrounding community.
Use Type
Parking Requirements
Dwelling, Multi-family Specialized9
1 space per unit in addition to 0.22 spaces per
unit for guest/staff
Dwelling, Multi-family
Dwelling, For Rent Community
Studio and 1-Bedroom
2-Bedroom
3-Bedroom
1.5 spaces per unit
1.5 spaces per unit
2 spaces per unit
Dwelling, Single-Family Attached
Dwelling, Single-Family Detached
2 spaces per dwelling unit with minimum 1
covered
Adult Day Care Center
1 space per 400 SF GFA
Screening
View fencing up to 6 feet in height shall be permitted within the front building setbacks
(including decorative columns). Note, this standard is only applicable to an specialized multi-family
(IDD related) development. Traditional multi-family and single-family development shall not be
permitted to utilize this revised standard.
LANDSCAPE AND DESIGN
The landscape guidelines for this PAD are intended to provide the framework for the
development of the overall landscape character for the Project. These guidelines include all areas
of the site in order to unify the Project and create an environment that enhances the well-being of
residents, staff, and visitors.
Site Entrances
The Project’s entrance shall be prominently marked as an entry point using distinctive
landscape features. These will include larger plant groupings, themed plant species, and
architecturally styled monument signage and site walls. Design elements may feature palms, accent
shrubs, as well as site walls and directional signage.
Hardscape
A variety of hardscape and paving materials shall be used throughout the site to highlight
key areas, such as major vehicular entrances, pedestrian crossings, and pedestrian plazas.
Architecturally themed signage, screen walls, and decorative elements will be chosen to
complement the overall character of the development.
9 As defined on Page 9 of this PAD.
E
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CIRCULATION
The Project is accessible
exclusively from Paradise Lane,
which is the primary point of entry and
exit. This limited access ensures that
all vehicular and pedestrian traffic will
be directed through a singular route,
requiring consideration of traffic flow,
safety, and signage. The design of
the entrance/exit point will have clear
visibility and well-marked pedestrian
sidewalk.
The
landscaping
and
design of the entryway will be
planned to create a welcoming and
functional gateway to the site.
ARCHITECTURAL DESIGN
This PAD seeks to produce a high quality, attractive housing opportunity that blends in with
the surrounding neighborhood and evokes a sense of community for its future residents while
maintaining reasonable cost to construct and long-term durability for reduced maintenance expense
over time. Styles will be consistent throughout the Project and will maintain common elements that
ensure compatibility between buildings and land uses. The images provided in Section K are for
illustrative purposes only, meant to convey a general sense of quality and design language. Final
Project elevations shall provide the following.
Building Materials
The buildings within the Project shall be permitted to use the following approved materials10:
1. Common brick
2. Architectural metal panels.
3. Concrete
4. Stucco or EIFS
5. Integrally colored concrete block, smooth face and/or split-face block units.
6. Natural stone
7. Ceramic tile
8. All roof drainage shall be interior roof drains or architecturally integrated into the
building design
Color Palette
The Project strives to embrace a warm and welcoming community atmosphere by
10 Additional materials may be reviewed and approved administratively by Planner Director or designee.
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incorporating colors and light materials that create visual consistency. The use of desert hues and
earth tones will help create a cohesive and calming environment, reflecting the elements of the
surrounding area. Muted shades of stone, sand, and greys are inspired by the colors found in the
desert and will further enhance the connection to the area's character. Additionally, incorporating
colors that mirror the tones of natural stone in the buildings will create a seamless blend between
the built environment and the natural surroundings, promoting a sense of unity and tranquility
throughout the community.
PUBLIC UTILITY AND SERVICES
As a developed area, abutting street improvements, such as sidewalks and streetlights along
the Property, are existing in place. No additional off-site improvements are anticipated currently
other than installation of a new driveway to provide access to the Property.
Public Utility and Service Providers
•
Police: City of Glendale
•
Fire and Emergency: City of Glendale
•
Refuse: City of Glendale
•
Sewer: City of Glendale
•
Water: City of Glendale
•
Gas: Southwest Gas Company
•
Electricity: Arizona Public Service
•
Cable TV: Cox Communications
CONCLUSION
In conclusion, the Project proposed by OSBI seeks to address a need for accessible,
supportive housing for individuals with IDD in the Glendale area. The Project, located at the
northeast corner of 67th Avenue and Paradise Lane, aims to transform a largely vacant 3.4-acre
site into a vibrant, inclusive community. With up to 57 residential units, including one-, two-, and
three-bedroom apartments, the development will provide a mix of rental and homeownership
opportunities designed to promote independence while offering essential support for residents. By
offering close proximity to essential services, employment opportunities, and public transportation,
the Project aligns with the City of Glendale’s stated goals of expanding housing options and creating
more inclusive communities for special needs populations.
The minor General Plan Amendment and rezoning request are important in making the
Project a reality. By changing the land use designation to high-density residential and rezoning the
Property to a PAD, the Project will meet the housing needs of individuals with IDD while respecting
the surrounding neighborhood character. The proposed development standards, including
setbacks, height limits, and landscaping, ensure that the Project will blend in with neighboring
properties and the overall neighborhood. Through its design, amenities, and emphasis on
accessibility, the development will provide a safe, supportive environment where residents can
thrive and create a sense of community. Ultimately, the Project meets not only the immediate
housing needs of individuals with IDD, but also will contribute to the long-term vision of a more
diverse and connected Glendale.
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CONCEPTUAL PROJECT RENDERINGS
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