Narrative

City of Glendale — Regular Meeting (2024-09-24)

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Narrative
A General Plan Amendment and Zone change
to R-3 MH Mobile/Manufactured Home Overlay
on approximately 6 acres
West of the southwest corner of
Glendale Avenue and 83rd Avenue

Submittal: June 29, 2022
Revised: May 16, 2024
Case No. GPA22-08 and ZON22-18

PLANNING DIVSION
RECEIVED
[15 MAY 2024]

PRINCIPALS & DEVELOPMENT TEAM

PROPERTY OWNER:
Shamrock Land Holdings LLC
5110 N. 40th Street, Suite 220
Phoenix, AZ 85018
Contact: Nick Davis
Phone: (602) 275-1000
Contact: Jenifer Davis Lunt
Phone: (602) 842-7256
E-mail: nickdavis@de-az.com
E-mail: jlunt@de-az.com

APPLICANT/LAND USE ATTORNEY:
Earl & Curley, P.C.
3101 N. Central Avenue, Suite 1000
Phoenix, AZ 85012
Attorney: Taylor C. Earl
Principal Planner: Ricardo Toris
Phone: (602) 265-0094
Fax: (602) 265-2195
E-mail: tearl@earlcurley.com
E-mail: rtoris@earlcurley.com

TABLE OF CONTEXT

Page
A.
INTRODUCTION and DESCRIPTION OF PROPOSAL……….……...…… 3
B.
SITE, LOCATION and CONTEXT.…………….……………..……….……...
4
C. GENERAL PLAN AMENDMENT REQUEST………..…………….…....…... 6
D. REZONING OVERLAY REQUEST…………....…………............................ 8
E.
DEVELOPMENT STANDARDS…………………...……..…………..….…… 10
F.
LANDSCAPE and DESIGN…..……….………………………………….….... 13
G. SIGNS….…………………………..…………….…………………………….... 13
H. UNIFIED DEVELOPMENT CODE SECTION 35.6.207.I FINDINGS.......... 14
I.
CONCLUSION……………………………..………………………………...…. 15

LIST OF EXHIBITS

Page
A.
VICINITY MAP..……………………………………….….……………....…… 16
B.
AERIAL……………………………………………….…………………...……. 17
C.
GENERAL PLAN LAND USE MAP – EXISTING………………..…………
18
D.
GENERAL PLAN LAND USE MAP – PROPOSED……………..…………
19
E.
ZONING MAP – EXISTING…………………….…………..………..……….
20
F.
ZONING MAP – PROPOSED………………….…………..………..……….
21
G.
CONCEPTUAL SITE PLAN………………………………………...………... 22
H.
REPRESENTATIVE EXAMPLE OF OPEN SPACE AREAS………….….. 23

A.
INTRODUCTION and DESCRIPTION OF PROPOSAL

On behalf of our client, Paul Davis Family - Davis Enterprises, we are pleased to submit this
General Plan Amendment and Rezoning request for an approximate 6 gross acres (5.683 net)
subject site located approximately 1,720 feet west of the southwest corner of Glendale Avenue
and 83rd Avenue in Glendale, Arizona (see below Vicinity Map). The overall subject site consists
of 2 parcels and is identified in Maricopa County Assessor’s database as APNs:102-03-003H
and 102-03-012A. The property is being planned for an expansion of the existing Shamrock
Mobile Home Park.

Vicinity Map

Paul Davis Family - Davis Enterprises, is proposing to develop the site as an expansion to the
existing mobile home park. The proposed community is an appropriate land use solution for this
small infill site that has been passed over for decades because of its irregular shape and size.
The proposed mobile home park expansion has arterial frontage and provides appropriate
buffers between the existing residential to the West and South.

The purpose of this request is to submit, process, and obtain approval for a Minor General Plan
Amendment and Rezoning/MH Mobile/Manufactured Home Overlay for the proposed project.
Both requests are being filed concurrently.

The first request seeks a Minor General Plan Amendment (“GPA”) to change the existing MDR
5 (Medium Density Residential 3.5 - 5.0 du/ac) land use designation to the MHDR 12 (Medium-
High Density Residential 8.0 – 12.0 du/ac) land use designation.

The second companion request seeks a MH (“Mobile/Manufactured Home”) Overlay to the
existing R-3 zoning on the property to allow for the expansion of the existing mobile home park.
This request seeks a rezoning from R-3 to R-3 MH Overlay. Because of the narrow and deep
shaped parcel and limited access we believe the proposed requests are appropriate and are a
good land use solution for this challenging site. It would be difficult to think of a more compatible
use for this site, given the existing mobile home park and the shape and size of the lot. The
development of the mobile home park expansion will fit seamlessly into the surrounding
community.

The proposed Minor General Plan Amendment and companion Rezoning Overlay request would
allow this small and challenging property the ability to develop as an expansion to the existing
mobile home park in a cohesively planned setting.

B.
SITE, LOCATION and CONTEXT

1. Site, Location and Acreage

The subject site consists of approximately 6 acres and two properties fronting Glendale
Avenue. The subject property is a rectangular shaped undeveloped site currently in
agricultural use. This property is long and narrow, with only approximately 198-feet of width
from west to east along Glendale Avenue and is approximately 1,265-feet deep from north
to south. We refer to these types of parcels as bowling alleys. Most of the property is currently
vacant and being used for agriculture use. There is a single-family home located on the
northeast corner of the property. The home will be removed as part of the proposed
development.

The property is generally bounded by Glendale Avenue along the north; the existing
Shamrock Mobile Home Park, along the east; and existing residential subdivisions, on the
south and the west.

The site enjoys excellent regional access due to its strategic location being approximately
1.4 miles east of the Loop 101 Freeway. The property also enjoys close proximity to the
Westgate Entertainment Center, nearby Tanger Outlet Mall, shopping, offices, Gila River
Arena, Desert Diamond Casino, major sports venues (Camelback Ranch and State Farms
Stadium), numerous restaurants and the future VAI Resort.

2. Topography and Natural Features

The existing property topography is relatively flat with a slight slope from the northeast to
southwest and with no natural features. The property has several small irrigation ditches and
dirt roads within and surrounding the overall property that are currently serving the current
farming operations on the property. These irrigation ditches and farm roads will be removed
at the time of development.

3. Surrounding Context

As noted above, the subject property is located approximately 1.4 miles east of the Loop 101
Freeway on the south side of Glendale Avenue. Freeway interchanges already exist at
Glendale Avenue, Cardinals Way/Bethany Home Road, and Camelback Road with an HOV
interchange at Loop 101 and Maryland Avenue. The uniquely shaped property enjoys the
close proximity of Westgate entertainment center, nearby Tanger Outlets Mall, shopping,
offices, major sport venues and numerous restaurants. The property is situated in an area of
the City which includes a wide spectrum of complementary uses, including entertainment
and both multi-family and single-family residential uses.

The Land Uses, General Plan Land Use designations, and existing Zoning for the subject site
and properties surrounding the subject site are as follows:

Surrounding Land Uses, General Plan and Zoning

Land Use
General Plan
Zoning
On site
A residential home and
vacant undeveloped land
in agricultural use.
MDR 5 (Medium Density
Residential 3.5 – 5.0
du/ac)
R-3 (Multiple Residences)
North
Glendale Avenue.
Beyond Glendale
Avenue, an existing
Church.
MDR 3 (Medium Density
Residential 2.5 – 3.5
du/ac)
R1-10 (Single Residence)
South
Single family residential
MDR 3 (Medium Density
Residential 2.5 – 3.5
du/ac)
R1-8 PRD (Single
Residence Planned
Residential Development)
East
Existing Shamrock
Mobile Home Park
MDR 5 (Medium Density
Residential 3.5 – 5.0
du/ac)
R-4 MH (Multiple
Residences Mobile Home)
West
Single family residential
MDR 5 (Medium Density
Residential 3.5 – 5.0
du/ac)
R1-7 PRD (Single
Residence Planned
Residential Development)

C.
GENERAL PLAN AMENDMENT REQUEST

The subject site consists of two parcels. These two parcels are in the City of Glendale and
according to the City’s General Plan Land Use map, these parcels are designated as MDR 5
(Medium Density Residential 3.5 - 5.0 DU/AC). According to the City’s zoning maps, the subject
site is zoned R-3 (Multiple Residence). The R-3 zoning that existing on the property allows up
to 16 du/ac, however, the current Land Use designation is not consistent with the current R-3
zoning that has been in place on the subject property since 1984. In order to match the R-3
zoning that exists on the property and allow the expansion of the existing mobile home park a
request for a General Plan Amendment is being sought.

This first request seeks a Minor General Plan Amendment (“GPA”) to change the existing MDR
5 (Medium Density Residential 3.5 - 5.0 du/ac) land use designation to the MHDR 12 (Medium-
High Density Residential 8.0 – 12.0 du/ac) land use designation to match the existing R-3 zoning
on the property and allow the expansion of the adjacent mobile home park.

The existing R-3 zoning on the property could allow apartment style development (up to 16
du/ac), but we believe the mobile home park expansion on this challenging site is a better fit with
the existing surrounding developments.

A companion rezoning request to add an MH (Mobile/Manufactured Home) park Overlay to the
existing R-3 zoning is also being requested. Additional information on the rezoning/overlay
request is provided in the Rezoning request section of this narrative.

General Plan-Existing

General Plan-Proposed

Given the site’s proximity to the nearby Loop 101 Freeway and Westgate Entertainment District,
it is expected this community will be a positive support to Westgate. Furthermore, the MHDR 12
(Medium-High Density Residential 8.0 – 12.0 du/ac) designation serves as an appropriate
transition between Glendale Avenue and the adjacent residential development to the south.

There is a tax base and economic benefit derived by this proposal. The increased population of
residences with an expanded income created by new residences translates into additional retail

sales tax when residents shop and dine at local and area businesses. Future residents will surely
take advantage of the site’s close proximity to a wide variety of shopping, entertainment venues
and restaurants, including those at Westgate. Additionally, increases in residential density
equate to an increase in tax revenue for the city.

For the reasons stated above and below, the proposed amendment and future development will
better meet the Goals and Objectives set forth in the General Plan than the existing land use
designation and undeveloped parcel. The General Plan Goals being met are as follows:

Land Use Element Goal LU-2 – There are transition and buffer areas between unrelated
land uses.

This amendment and the companion rezoning request will establish a land use that will be
designed to be compatible with the existing surrounding single family and multi-family use land
uses in the surrounding area. The proposed mobile home park expansion will be compatible with
the existing uses in the area while creating a needed transition between the existing vehicular
noise from Glendale Avenue and the existing neighborhood to the south. Moreover, the site plan
incorporates landscape buffers along the north adjacent to Glendale Avenue and along the west
and south sides adjacent to the existing residential community. The proposed applications will
allow the ability for new development that is consistent with the surrounding area and with the
desired density near Westgate.

Housing Element Goal HE-6 – Residential areas relate work places.

The site enjoys exceptional regional access due to its strategic location approximately 1.4 miles
east of the Loop 101 Freeway. This residential community expansion will also capitalize on its
proximity to the Westgate Entertainment District with its shopping, offices, and nearby
restaurants. The new residents will benefit from the nearby Loop 101 Freeway which provides
regional access to west valley wide employment areas.

Conservation, Rehabilitation and Redevelopment Element Goal CRR-2 – Infill
development is a top priority.

The general plan calls for a focus on infill development, and that is exactly what these
applications would allow for. The subject site is a challenge due to its size and the existing
developments on all sides. This minor amendment and the companion rezoning request will
allow for an expansion of a residential community on a challenging infill property. This change
in land use designation to match the existing zoning on the subject site will allow new residential
living, which constitutes an improvement to the City’s General Plan, because it will convert this
undeveloped challenging site into an attractive expansion of an existing use that will serve as a
transition use. It will also support the nearby retail, restaurants, and office buildings, including at
Westgate District and uses within the Loop 101 corridor.

Most of the infrastructure necessary to accommodate the proposed request is in place adjacent
to the site and therefore this request complies with the General Plan goal to encourage infill

development to take advantage of existing infrastructure. The development standards attached
to this Overlay request will also help promote sound growth and compatibility with the
surrounding area.

Based upon the analysis provided above, we believe the proposed Minor Amendment is
consistent with the overall intent and goals of the General Plan and as such will be beneficial to
the surrounding area. The proposed change will match the existing zoning on the property. The
proposed amendment will be compatible with the existing single family residential to the west
and south and does not adversely impact any portion of the planning area. It will create an
excellent land use that appropriately buffers existing neighborhoods and complements the
overall mix of housing in the area. In addition, the resulting new residents resulting from the
mobile home park expansion will support local businesses within Glendale.

D.
REZONING OVERLAY REQUEST

This second companion rezoning request merely seeks to add MH (Mobile/Manufactured Home)
Overlay to the existing R-3 zoning on the property to allow for the expansion of the existing
Shamrock Mobile Home Park. This request seeks to rezone the approximate 6 gross acres
(5.683 net) site from the current R-3 to R-3 MH overlay (refer to Exhibit E, Zoning - Existing
Zoning and Exhibit F – Zoning - Proposed).

The existing R-3 zoning on the subject site has been in place since 1984 and yet no development
has occurred. The R-3 zoning allows for multifamily residential development up to 16 du/ac and
building heights up to 30-feet. The proposed density for this rezoning overlay request is
approximately 9.49 du/ac (net)-which is well below the allowed density under the existing R-3
zoning on the subject property. As mentioned, to accommodate the proposed expansion of the
existing mobile home park two requests are being filed concurrently.

While this request seeks to add an MH Overlay zoning category to what is already on the subject
property, it reduces the intensity and density of the overall development. We believe density is
a positive thing in this area. However, the addition of density must always consider existing
surrounding development and compatibility. As noted earlier, our proposal seeks to develop the
property with single-family residential uses, but at a less dense and intense scale than what is
allowed by the existing zoning, to be complementary to the area. It also limits the building heights
to single story development.

This proposal seeks to expand the existing mobile home park to allow single family residential
with a total of 54 mobile home spaces with a minimum space size of 3,000 square feet for the
expansion site through this Minor General Plan Amendment and MH Overlay applications. The
proposed development will have a maximum gross density of 9.49 dwelling units per acre (net)
and proposes all single-story mobile home units. The changes we are proposing to the zoning
will finally bring development to this site that will be compatible with surrounding development.

The Developer intends to dedicate additional right-of-way and develop Glendale Avenue
frontage as required by the City adjacent to this subject site. The Developer will also be providing
ROW (“Right of Way”) landscaping which meets or exceeds the City of Glendale development
standards. No direct access to Glendale Avenue is proposed from the subject site. All access
will be from the existing adjacent mobile home park. The Property is designed with emphasis on
a simple internal roadway system which extends the existing cul-de-sacs to the new expansion
area. The physical design of this subject site is dictated by the property’s size and location. A
continuous 20’ wide landscape buffer is provided adjacent to Glendale Avenue.

Other considerations have been taken into the design and layout of the proposed expansion site
plan to ensure compatibility with the adjacent residential communities. The site plan for the
expansion site has been especially developed to place open space buffering along the project’s
western and southern boundaries adjacent to the existing residential communities. Landscape
tracts that are 20’ wide along the west and south property boundary are proposed to provide a
deep and continuous landscape buffer. This proposal seeks to install a row of Columnar Ficus
(or similar, as approved by the Planning Division) along the west and south property lines to
serve as a buffer to the existing developments. The design for this site addresses the off-site
drainage coming from adjacent arterial roadway as well as accommodates on-site storm water
requirements.

This proposed expansion provides approximately 30% (74,265.4 square feet) open space for
active and passive use. The Planning Division made the interpretation that since this is an
expansion of the existing mobile home park a portion of the open space percentage could be
accommodated within the existing mobile home park area. As such, open space and amenities
are being provided within both the expansion area and the existing mobile home park.

The new open space and amenities will be both passive and active. Amenities will include
features such as a walking path along the west property line of the expansion area, benches
and associated shade trees, BBQs, ramada with seating, basketball court, dog park, a tot-lot
area with usable play equipment, and at least one large non-programmed turf area that can
accommodate a host of different activities.

Although this rezoning is focused on the expansion area, these proposed open space and
amenity enhancements will be a major upgrade to the existing mobile home park. They will
provide substantive and quality recreational opportunities for existing and new residents. Over
the years, the need for these types of outdoor areas has increased, and these upgrades will
continue the owner’s efforts to upgrade the existing mobile home park.

This is a well-conceived infill concept that offers another diverse housing type in this growth area
of Glendale. Based upon the analysis provided above, we believe the proposed rezoning is
consistent with the overall intent and goals of the City’s General Plan goals and policies and will
be beneficial to the surrounding area. The proposed zoning request provides for a better land
use that is compatible with the existing developments and within this area of the City.

This companion rezoning is to allow this oddly shaped and significantly challenging property the
ability to bring together a new single-family residential development in a cohesively planned
setting. This challenging site and location, with close proximity to a wide variety of shopping and
entertainment venues, is uniquely and appropriately situated to attract new mobile homes users.
The new expendable income from the increased population generated by single family should
translate into additional retail sales tax when residents shop and dine at local businesses. There
is a tax base and economic benefit derived by this proposal. The proposed request is a practical
and useful land use solution to a vacant site that has so many constraints that make development
for a productive use challenging.

E.
DEVELOPMENT STANDARDS

The Shamrock Mobile Home Expansion will comply with the criteria set forth in Section
35.2.1005 Mobile/Manufactured Home Overlay of the Glendale Unified Development Code
(“UDC”) or as clarified herein.

The attached “Conceptual Site Plan” is an illustration of how the site plan may be developed. It
is anticipated that the project will be developed in a single phase and will be subject to the City’s
normal Design Review process.

No two-story mobile/manufactured homes will be provided on this expansion site. Accordingly,
the need for large building setbacks is not necessary to provide compatibility between uses. The
existing perimeter street and 20’ buffer along the south and west act as appropriate separation
between existing and proposed residential uses. Density and intensity in urbanized areas, near
employment and retail centers, is typical, appropriate, and desirable. And we are well below
what the zoning would already allow for this site.

The City of Glendale Unified Development Code, Section 35.2.1005.E., has specific
Development Standards which must be adhered to when seeking and developing a
Mobile/Manufactured Home Park. Each standard is listed herein and followed by how the
standard is being met. This case will adhere to the current Mobile/Manufactured Home standards
as outlined below and not the adjacent existing mobile home park standards.

1. Mobile/Manufactured Home Parks.

a. Minimum size of such mobile/manufactured home park shall be ten (10) net acres.

Compliance: This standard was discussed with the City of Glendale Planning Division,
and it was deemed that this request is not creating a new stand-alone
mobile/manufactured home park rather it is incorporating additional adjacent property into
an existing mobile home park. The Planning Division made the interpretation that this is
merely an expansion to an existing mobile home park and when combined with the
existing mobile home park it exceeds the minimum 10 net acre requirement. Thus, the
minimum size of (10) net acres is being met.

b. The current setback requirements and spacing standards of this district shall be met prior
to replacing mobile homes or travel trailers in an existing nonconforming park. No permits
shall be issued without a scaled development plan on file showing existing improvements
and locations of all units.

As mentioned above, this request is an expansion of an existing mobile park site and all
new homes/units on this site will comply with the setbacks and spacing standards as set
forth in the City of Glendale Unified Development Code, Section 35.2.1005.E.

c. The minimum space size for a mobile/manufactured home shall be three thousand
(3,000) square feet; for a travel trailer or motor home, one thousand (1,000) square feet.

These minimum space sizes shall be met.

d. There shall be a distance of not less than twenty (20) feet between the front or rear of a
mobile/manufactured home or travel trailer and not less than five (5) feet between fixed
canopies.

The minimum separation requirements shall be met.

e. Travel trailers and motor homes shall constitute no more than fifteen (15) percent of total
spaces. These spaces must be delineated on the approved development plan for each
mobile home park. These spaces should be located together and not spread throughout
the park. These spaces shall not be continuously occupied for more than six (6) months.

These standards shall be met.

f. No mobile/manufactured home, travel trailer, or accessory building shall be placed or built
within fourteen (14) feet of the side of another mobile/manufactured home, travel trailer,
or accessory building.

This separation standard shall be met.

g. There shall be a seven (7) foot setback from all interior drives, roadways, and exterior
perimeters to the nearest edge of any mobile/manufactured home or travel trailer.

This setback standard shall be met.

h. No more than one (1) mobile/manufactured home, travel trailer, or motor home shall be
placed on each space.

This standard shall be met.

i. Off-street parking for at least two (2) automobiles shall be provided in each space or on
each lot or on a separate designated parking area within the mobile/manufactured home
park.

This standard shall be met.

j. Interior private streets shall not be less than thirty (30) feet in width.

This standard shall be met.

k. Screening shall be provided around the exterior of the mobile home park by a minimum
six (6) foot masonry wall.

Compliance: This standard was discussed with the City of Glendale Planning Division,
and it was deemed that the minimum six (6) foot masonry wall does not apply along the
common internal east property line since this property line is between the existing and
proposed expansion. The Planning Division made the interpretation that this is an
extension of the existing mobile home park and therefore it is not necessary to have a
minimum six (6) foot masonry wall internally between properties when you have the same
use and the same Mobile Home Park. An existing six (6) foot masonry exists along the
south and west property lines. A new minimum six (6) high masonry wall will be installed
along Glendale Avenue.

l. All mobile/manufactured homes shall be skirted in a uniform manner.

This standard shall be met.

m. No mobile/manufactured home space shall be located within twenty (20) feet of a property
line. Such area shall be maintained as a landscape buffer area which can be used for
recreation or as part of a retention area.

Compliance: This standard will be met along the north, west and south property lines.
This standard for the east property line was discussed with the City of Glendale Planning
Division, and it was deemed that the 20-feet separation does not apply along the common
internal east property line since this property line is between the existing mobile home
park and the proposed mobile home park expansion. The Planning Division made the
interpretation that since this is an expansion of the existing mobile home park it is not
necessary to have a 20-feet landscape separation internally between properties when
you have the same use and the same mobile home park.

n. A common area of five hundred (500) square feet for each rental space shall be provided
and approved for recreation, laundry, and service purposes.

This standard shall be met.

o. No boat, motor home, or travel trailer shall be permitted to be stored on any rental space.
Such storage area shall be provided by the park at a ratio of fifty (50) square feet for each
rental space.

This standard shall be met.

p. Mobile/manufactured home parks may include accessory storage buildings, office
buildings, recreational facilities, laundry facilities, and other common facilities use
provided for park residents.

This standard shall be met.

F.
LANDSCAPE and DESIGN

These landscape guidelines are intended to provide the framework for the development of the
overall landscape character for Shamrock Mobile Home Expansion. The guidelines include all
areas of the site including perimeter treatments, open spaces, and parking areas. The objective
of these guidelines is to unify the project and provide a buffer to the existing adjacent
developments.

Landscaped Area Along Street Frontage
Landscaped areas along street frontages shall be contoured or bermed to provide variations in
grade, visual relief, and more pleasing aesthetic value. All on-site parking areas shall be
screened from public street view by a landscaped berm or decorative wall not less than four (4)
in height. The required height of the berm or wall shall be measured from the highest finished
grade of the adjacent on-site parking area or adjacent finished grade of the street, whichever is
greater. Tree spacing shall not exceed a maximum distance of 25 feet.

Specific Perimeter Treatments
An existing six (6) foot high masonry wall exists along the south and west property lines. A new
minimum six (6) foot high masonry wall will be installed along Glendale Avenue. The western
and southern perimeters shall provide landscaping to create a dense tree canopy or landscape
hedge and with a consistent look. The western and southern perimeters shall have a themed
tree landscape appearance. The western and southern perimeters of the site shall incorporate
the use of flowering desert shrubs and groundcovers that will provide a sense of identity and be
compatible with the environmental conditions of the area. Drought tolerant shade trees and
ground cover shall be incorporated along the site’s western and southern perimeters.

G.
SIGNS

Signs shall conform to all provisions defined by Section 35.4.300-Signage through Section
35.4.400 of the City of Glendale Unified Development Code, as amended over time. All signs

must be located on the subject property. No signs shall be allowed within public right-of-way,
unless authorized in writing by the City of Glendale.

H.
UNIFIED DEVELOPMENT CODE SECTION 35.6.207.I FINDINGS

Section 35.6.207.I., Findings, in the City of Glendale’s Unified Development Code states
amendments to the Unified Development Code text and official Zoning Map of the City of
Glendale shall be approved only if:

A. The amendment is consistent with the policies and objectives of the Glendale General Plan;

As explained in more detail above and below, this proposal is consistent with many of the
policies and objectives of the City’s General Plan.

B. The proposed amendment furthers the public health, safety, and general welfare of the
citizens of Glendale; and

As home prices have skyrocketed over the last several years, it has become increasingly
vital for the City to support and cultivate a stock of attainable housing for its residents,
including its senior population. With this proposal, we are providing that type of housing, and
we are doing so with an owner and operator that has proven its willingness to operate a safe
facility and reinvest over many years.

This narrow strip of land is ill-suited for any other use than an expansion of the existing park.
By allowing for similar land uses to locate next to each and with the proposed development
standards there are no negative impacts to the public health, safety, and general welfare of
the citizens of Glendale.

C. 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.

This amendment and the companion rezoning request will establish a land use that is
compatible with the existing and surrounding single family land uses to the west and south.
The Mobile/Manufactured Home Park development standards provide the necessary
conditions needed to address compatibility between uses. Moreover, the site plan
incorporates significant landscaped buffers along the north adjacent to Glendale Avenue and
along the west and south sides adjacent to the existing residential community that help fit
this request seamlessly into the existing context.

While no longer a finding in the current Section 35.6.207.I. of the UDC, the applicant, in
accordance with the City’s Adequate School Facilities requirements and procedures, sent the
required notifications to the Pendergast Elementary School District and to the Tolleson Union

High School District to inform them of the requests and for them to provide the City with their
response.

I.
CONCLUSION

While this request seeks to keep the existing R-3 zoning and add an MH Overlay zoning category
on the subject property, it does remove the potential for ultra-intense character and density of
the overall development. The intent of the overall proposal is to allow for an expansion of the
existing mobile home park community. Paul Davis Family - Davis Enterprises, is proposing to
create an exceptional mobile home park expansion with enhanced buffer features that will
provide compatibility with the existing developments. The proposed mobile home park expansion
development is consistent with the development pattern and the surrounding area. This mobile
home park expansion development will provide another housing option to support the growth
seen in the area. Paul Davis Family - Davis Enterprises believes this community will be a valued
addition to the City of Glendale.

https://ecllaw.sharepoint.com/sites/Common/Shared Documents/INDEX/Davis Enterprises/83rd & Glendale (RV Park)/Docs/Narrative (GPA & Rezone w.MH Overlay)(MH Park-Expansion)(3rd Sub)(FINAL)_5.16.2024.docx

EXHIBIT A - VICINITY MAP

EXHIBIT B - AERIAL

EXHIBIT C – GENERAL PLAN - EXISTING

EXHIBIT D – GENERAL PLAN – PROPOSED

EXHIBIT E – ZONING – EXISTING

EXHIBIT F – ZONING – PROPOSED

EXHIBIT G – CONCEPTUAL SITE PLAN

EXHIBIT H – REPRESENTATIVE EXAMPLE OF OPEN SPACE AREAS