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Bungalows on Paradise Rezoning Application Project Narrative Application No. ZON19-12 Paradise Lane east of 67th Avenue 6566 West Paradise Lane Submitted: July 2019 Revised: October 2019 Updated: December 2019 Bungalows on Paradise | Project Narrative 2 Development Team Property Owner / Agent: TMG Construction, LLC Applicant / Planning Consultant: Jon M. Froke Urban Planning, LLC Bungalows on Paradise | Project Narrative 3 Table of Contents 1. Introduction .............................................................................................. 4 2. Project Description & Development Concept .................................................. 5 3. Findings & Conclusions ............................................................................... 9 4. Conclusion ............................................................................................... 10 List of Exhibits Exhibit A: Vicinity Map / Aerial Photograph ........................................................ 4 Exhibit B: Existing General Plan Land Use Map ................................................... 6 Exhibit C: Existing Zoning Map ......................................................................... 7 Exhibit D: Conceptual Site Plan ........................................................................ 8 Bungalows on Paradise | Project Narrative 4 1. Introduction TMG Construction, LLC (the "Property Owner"), requests consideration of a rezoning application for property located on the north side of Paradise Lane, just east of 67th Avenue in the City of Glendale (the “Project Site”). Exhibit A: Vicinity Map / Aerial Photograph Surrounding Land Use & Zoning The Project Site is an infill parcel surrounded by vacant lots and existing residential development. The surrounding land uses are as follows: North: Detached, single-family residential East: Detached, single-family residential South: Detached, single-family residential & manufactured housing, across Paradise Lane West: Manufactured housing & vacant lots All surrounding residential development and vacant lots are currently zoned R1-6 with exception to the lot at the northeast corner of Paradise Lane and 67th Avenue, which is zoned R-2. 2. Project Description & Development Concept The Applicant proposes the Bungalows on Paradise as a multi-family residential development that is complimentary to surrounding development. The project proposes 27 duplexes, with 22 two-bedroom units, and 5 one-bedroom units. The site will also include ample planned open space, landscaping, swimming pool, covered parking and an administrative office. The duplexes in the Bungalows on Paradise will be available to tenants for rent. This is unique to the surrounding residential development which is comprised mainly of Project Site ZON19-12 Bungalows on Paradise | Project Narrative 5 detached, single-family homes and manufactured housing. Rental duplexes will add an additional housing option for those looking to live in the area and will help address the demand for rental housing in the area. The Rezoning application requests to change the zoning on the property from R1-6, Single Residence, to R-2, Mixed Residence. The Bungalows on Paradise meets the purpose of R-2 as defined in the Glendale Zoning Ordinance: This district provides a transition from urban single residence districts to a mixture of residential land uses which include low-density, multiple-residence dwellings. The intent of the district is to preserve d encourage the development of a variety of attached and detached housing units which include common open space and recreational amenities. The district encourages the clustering of single residence units which can provide a varied residential environment. The requested rezoning to R-2 is consistent with the General Plan and should be approved, similar to the recent approve of R-2 zoning just west of this site. On & Off-Site Improvements Water improvements will include the installation of water lines within the Project Site. The water line will connect to existing waterlines along Paradise Lane. No other off-site water improvements are required. Sewer improvements include the installation of sewer lines within the Project Site. The sewer line will connect to existing sewer lines. No other off-site sewer improvements are required. A power pole is located along the northside of Paradise Lane. This power pole will be removed and the utility lines will be placed underground, unless waived by the City Engineer, consistent with past practices by that office. Transportation & Circulation The Bungalows on Paradise will be accessed from a new driveway off of Paradise Lane. An existing light pole on the north side of Paradise Lane will be relocated to provide access to the site. It is not anticipated that additional right-of-way dedications will be needed. Parking will be provided for residents and guests within the site. The project proposes 58 parking spaces for the development including 3 ADA parking spaces. Enclosed garages will provided with this in-fill project and details will be determined at the time of Design Review. Bungalows on Paradise | Project Narrative 6 Local bus transit service is available along 67th Avenue, with stops at Paradise Lane. The Glendale Dial a Ride service is also available to the site. Bungalows on Paradise | Project Narrative 7 Exhibit B: Existing General Plan Land Use Map Project Site MDR 3.5 MDR 5 ZON19-12 Bungalows on Paradise | Project Narrative 8 Exhibit C: Existing Zoning Map R1-6 R1-6 MH R-2 R1-6 Project Site ZON19-12 Bungalows on Paradise | Project Narrative 9 Exhibit D: Conceptual Site Plan ZON19-12 Bungalows on Paradise | Project Narrative 10 Pedestrian Circulation Pedestrian movement within the site itself will be facilitated through a series of sidewalks and pathways. Notable points throughout the site including the pool, playgrounds, and office will be easily accessible on foot. A key component of the site design will be pedestrian sidewalks that are removed from vehicular roadways. Planned Open Space & Amenities The Bungalows on Paradise will include a minimum of 30% of open space. Both pedestrians and bicyclists will be accommodated in the design of the site. Final design and amenities will be determined at the time of Design Review. Proper landscaped buffers will be included in the design to meet city requirements. R-2 Zoning Request. The Bungalows on Paradise will provide the following plans at the time of Design Review. Again, ZON19-12 is a request for rezoning the site. Grading & Drainage Building Architecture Lighting Plan Landscape Plan Stormwater Prevention Plan 4. Findings This application warrants approval based on the following findings and conclusions: • The proposal will be compatible with existing residential and is consistent with the General Plan land use designation of MHDR 12. • The proposal meets the City’s expectations regarding site planning, landscaping, building materials, colors, and screening of mechanical equipment. • The completed project will provide a housing option that is unique and of a higher density than the surrounding development. This varied housing style may cater demographics that single-family housing developments do not. • This proposed development will serve two primary objectives of the General Plan by: Creating new infill development opportunities; and Create a variety of housing types • Conservation, Rehabilitation and Redevelopment Element Policy. The City shall encourage and support in-fill development to take advantage of existing infrastructure, community and educational facilities, and enhance existing neighborhoods. Bungalows on Paradise | Project Narrative 11 The Bungalows on Paradise will fulfill the City’s goal of promoting in-fill development • Housing Element. The City shall foster a pleasing, comfortable blending of single family and multi‐family housing units through use of compatibility techniques. When developed, the Bungalows on Paradise will comply offer multi- family housing options with an area that lacks this type of housing. 5. Conclusion The Applicant has proposed the development of vacant and under-utilized land along Paradise Lane. This proposal provides an opportunity for infill development and will complement existing residential development of the area. It will also allow new investment in an established part of the City near the amenities found in the nearby Bell Road Corridor. The requested R-2 zoning is consistent with the adopted General Plan and should be approved, consistent with nearby properties to the west.