Approved GPA & PAD Narrative
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Westgate Parc
6115 N. 91st Avenue
Planned Area Development and Minor General Plan Amendment
Project Narrative
Received 2/18/2026
Development Team
Developer
D.R. Horton, Inc.
1890 S. Price Road Suite 200
Chandler, AZ 85286
Contact: Dan Bonow
DRBonow@drhorton.com
Representative
Benjamin L. Tate
Withey Morris Baugh, PLC
2525 E. Arizona Biltmore Circle, Suite A-212
Phoenix, AZ 85016
ben@wmbattorneys.com
Planning and Architecture
Thomas Durant, RLA, LEED AP
Alex Fish
ABLA Studio
310 E Rio Salado Pkwy
Tempe AZ 85281
alex.fish@ablastudio.com
Traffic Engineering
Sean Messner, PE
CivTech, Inc.
10605 North Hayden Road, Suite 140
Scottsdale, Arizona 85260
SMessner@civtech.com
1 | Westgate Parc
Introduction
This application is being submitted on behalf of D.R. Horton, Inc., the proposed developer of
approximately 10.11 gross acres on the east side of 91st Avenue between Rose Lane and Rovey
Avenue in Glendale, Arizona (the “Property”) as illustrated in the Aerial Map at Tab 1. The Property
is currently zoned R1-8 PRD. See Zoning Map at Tab 2. The Property has a General Plan land use
designation MDR 3.5 – Medium Density Residential 2.5 – 3.5 du/ac. See General Plan Map at Tab 3.
D.R. Horton seeks to redevelop this infill site as a Westgate Parc – a single-family attached residential
community with seventy-eight (78) homes. The community is thoughtfully arranged into thirty-nine
(39) two-story duplex townhomes carefully designed and configured to blend seamlessly with the
surrounding single-family neighborhood. The proposed residential community is right-sized to meet
the needs of the housing market surrounding the Westgate Entertainment District with an
appropriate transitional density between the traditional single-family detached neighborhood that
borders three sides of the Property and the high-intensity hub of activity to the west.
Request
This application requests the following:
1. Amend the General Plan Land Use Map designation from MDR 3.5 – Medium Density Residential
2.5 – 3.5 du/ac to MHDR 8 - Medium-High Density Residential 5.0 - 8.0 du/ac.
2. Rezone the Property from R1-8 PRD to Planned Area Development.
Site Background
The Property is an infill redevelopment site that straddles two different eras of growth and
development in the City of Glendale. The church on the Property was originally constructed in 1982,
prior to both the subdivision that now borders the site on three sides and massive entertainment,
dining, and retail hub to the west consisting of State Farm Stadium and Westgate. At the time, the
Property was surrounded by farmland and remained in that condition until 1989. Construction on
the 397-lot La Buena Vida subdivision, which surrounds the property to the north, east, and south,
began in late 1989 and was completed in 1993. The area remained predominantly residential and
agricultural land uses until 2002, when construction commenced on the Cardinals football stadium,
Coyotes hockey arena, and Westgate Entertainment District.
The development of the City’s sports and entertainment district, which now consists of approximately
482 acres of development and includes a shopping, dining, and entertainment hub, an NFL stadium,
an entertainment venue/arena, a conference and events center, multiple hotels, offices, and multiple
residential communities, represented a seismic shift in the land use pattern in west Glendale. The
growth in this area has had significant ripple effects, leading to the development of a major casino,
a destination resort and theme park, and new residential communities in the immediate vicinity.
In this context, the Property poses significant challenges as an infill development site. Any new
development must align with the modern development trends and patterns associated with
2 | Westgate Parc
Westgate and State Farm Stadium, while also remaining compatible with the single-family
community that surrounds the Property and predates the entertainment district. As detailed below,
D.R. Horton’s proposed residential community threads this needle with a thoughtfully designed
community of 78 for-sale residences on the 10.11 gross-acre site.
Surrounding Land Uses
Existing Use
Zoning
North
Single-Family Residential
La Buena Vida Subdivision
R1-8 PRD
East
Single-Family Residential
La Buena Vida Subdivision
R1-8 PRD
South
Single-Family Residential
La Buena Vida Subdivision
R1-8 PRD
West
State Farm Stadium
Westgate Entertainment District
Planned Area Development
Minor General Plan Amendment Request
In order to facilitate the proposed development and align the proposed residential density with the
appropriate land use designation in the City of Glendale’s Envision 2040 General Plan, a Minor
General Plan Amendment is requested as part of this application. The proposed amendment is an
incremental shift from the existing MDR 3.5 designation, and simply reflects the changes in the
residential housing market and the land use patterns adjacent to the site since the designation was
first applied to this site in the 1990s.
In accordance with Table 1 in the General Plan, a request to amend the land use designation from
MDR 3.5 to MDHR 8 for less than 160 acres in Area B (between 83rd Avenue and Highway 101) is
categorized as a Minor General Plan Map Amendment. The proposed Minor General Plan
Amendment is required to be consistent with the policies and objectives of the rest of the General
Plan; and further the public health, safety and general welfare of the citizens of Glendale. As outlined
below, this request meets many policies and objectives of the General Plan, including housing,
socioeconomic and proximity to employment. In addition, this request furthers the public health,
safety and general welfare for the surrounding area as the development will contribute to impact
fees ensuring new developments pay for their proportional share of public services like police, fire,
parks, and libraries. The proposed amendment meets many of the Goals and Objectives set forth in
the Envision 2040 General Plan:
3 | Westgate Parc
Goal HE-2: Glendale has a wide variety of housing types, styles, and options.
Policy HE-2.3: The City should provide housing areas that allow homeowners to move up in home
size, quality, and price.
Policy HE-2.6: The City shall develop a comprehensive strategy for attracting a variety of housing
opportunities, including higher-end and move-up housing markets.
The proposed Minor GPA aligns with the above policy goals by allowing the development of high-
quality for-sale housing product that falls within what has often been referred to as the “missing
middle” in the housing supply: housing opportunities that fall between traditional multi-family for-
rent apartments and for-sale single-family detached residences. The proposed community offers a
move-up opportunity for first-time home buyers seeking to both live within walking distance of the
vibrant hub of activity at Westgate and also build equity in a home.
Goal HE-3: Glendale has housing options that meet the range of socioeconomic needs of the
City’s current and future residents.
Policy HE-3.5: The City should support adjustments to the housing mix based on demographic needs
and economic changes within Glendale.
This goal/policy within the General Plan perfectly encapsulates the basis of this Minor GPA request.
At the time the land use designation was established for the Property, the City of Glendale and the
Phoenix MSA as a whole was experiencing a massive boom in suburban residential growth with
enormous demand for new single-family detached homes. As this area of Glendale evolved and the
Westgate entertainment district sprang up to the west of the Property, the land use patterns in this
area permanently shifted. More importantly, the housing crisis that now exists across the Valley and
the State inform the need for more housing – particularly on infill sites where developers can create
new ownership opportunities with duplexes, townhomes and the like.
Goal HE-6: Residential areas relate to work places.
Policy HE-6.2: The City should encourage housing in close proximity to designated employment
areas.
The entertainment district to the west employs an enormous workforce, as do many of the
surrounding office parks and industrial developments at the periphery. The proposed development
creates new home ownership opportunities for the local workforce, thereby shortening commutes,
encouraging alternative forms of transportation, and promoting better work/life balance.
Planned Area Development Plan
A. Purpose and Overview
The purpose of the proposed PAD is to facilitate the development of a 78-lot single-family attached
residential development with development standards that ensure the appropriate flexibility to meet
the needs of this infill redevelopment site. The PAD will utilize the R1-4 zoning district for its base
development standards, modified to meet the specific needs of the duplex-style single-family
attached residences.
4 | Westgate Parc
As illustrated in the Site Plan attached at Tab 4, the residences are arranged around the interior of a
dual-looped private road that runs around the perimeter of the site. The configuration of the site
plan was the result of considerable feedback from the surrounding residents obtained through a
voluntary neighborhood outreach process prior to the filing of this application. Previous iterations of
the site plan included two-story homes around the perimeter of the site, which garnered
considerable feedback from the adjacent homeowners with concerns about the proximity, privacy,
and loss of views. To address these concerns, the site plan was reconfigured to remove the perimeter
homes entirely, concentrate the new residences in the interior of the site, and create a significant
buffer around the perimeter of the site with a landscape tract and perimeter road. Additionally, the
orientation of the homes, with front doors/driveways facing outward, further addresses resident
concerns regarding privacy. The combined setback of the perimeter landscape tract, road, and front
yard/driveway ensures that the second-story windows do not have a viewing angle into the
surrounding backyards of the existing residents.
The proposed residential community has been carefully designed to ensure a comfortable transition
and buffer with the existing neighborhood, while allowing residential density appropriate for the site
with respect to current market needs and prevailing land use trends. The conceptual site plan strikes
a thoughtful balance between the concerns of the existing residents and the housing needs of the
immediate area and Glendale as a whole.
B. Permitted Uses
Permitted uses for this PAD shall conform with the table below.
Table A
PAD Permitted Use Table
Urban Agriculture, Noncommercial
Conditional Use
Dwelling, Duplex
Permitted
Dwelling, Single-Family Attached
Not Permitted
Dwelling, Single-Family Detached
Permitted
Dwelling, Modular Home
Permitted
Residential Care Home
Permitted
Model Home Complex
Permitted
Short-Term or Vacation Rental
Permitted
Cemetery or Mausoleum
Requires Special Use District
Community Playfields and Parks
Permitted
Community Recreation Center
Permitted
Country Club
Permitted
5 | Westgate Parc
Golf Course
Requires Special Use District
Government Offices and Civic Buildings
Permitted
Place of Worship
Permitted
Private Schools, Colleges, and Universities;
without Dormitories
Conditional Use
Utility Facility and Service Yard, Major
Requires Special Use District
Utility Facility, Minor
Permitted
Wireless
Facility
(Including
Tower
and
Supporting Facilities)
Permitted
Commercial Entertainment, Outdoor
Requires Special Use District
Hotels, Resort
Requires Special Use District
Broadcast Tower
Requires Special Use District
Helistops or Heliports
Requires Special Use District
Resource Extraction and Processing
Requires Special Use District
C. Development Standards
As reflected in Table B below, the development standards for the proposed Planned Area
Development are intended to facilitate the development of the Conceptual Site Plan at Tab 4 by
providing targeted relief and tailored standards for this specific residential community. Should a
conflict exist between any provision in this PAD and the Glendale Unified Development Code, the
PAD standards shall apply.
Table B
R1-4 Development Standards
Regulation
Base UDC Standards
(R1-4)
Proposed UDC Standards
(R1-4)
Minimum
Required Net Lot
Area
4,000 SF
2,700 SF
Minimum
Required Lot
Width
401
30
Minimum
Required Setbacks
Front: 15-20 Feet2
Side: 0-10 Feet3
Rear: 15 Feet
Front: 18 Feet
Side: 0-10 Feet3
Rear: 10 Feet
6 | Westgate Parc
Within 35’ of the South
Perimeter Property Line: N/A
Within 35’ of the South
Perimeter Property Line: 15’
Lot Coverage
45% Maximum
65% Maximum
Building Height
Maximum
30 feet
30 feet
Minimum
Required Common
Open
Space
15%
19%
Landscape Areas
Lots within 35’ of South
Perimeter Property line: Not
Applicable
Lots within 35’ of South
Perimeter Property line:
Minimum fifteen (15) foot wide
Planting
Specifications
All landscape areas:
x
A minimum of one tree and
five shrubs (or groundcover
subject to Table 4.100-5) per
400 square feet of landscape
area.
x
No trees shall be permitted
within a Public Utility
Easement (PUE)
Use Buffers:
x
A minimum of one screening
tree per 25 linear feet of
required buffer area
Street Frontage:
x
A minimum of one tree and
five shrubs (or groundcover
subject to Table 4.100-5) per
30 linear feet of street
frontage.
x
This minimum quantity of
trees, shrubs, and vegetative
groundcover shall be located
in the street right-of-way
landscaped area. Trees shall
not be placed between the
curb/gutter and a detached
sidewalk.
x
Within the street right-of-
way, no trees are to be
planted within 25' of a street
All landscape areas:
x
A minimum of one tree and
five shrubs (or groundcover
subject to Table 4.100-5) per
400 square feet of landscape
area.
x
No trees shall be permitted
within a Public Utility
Easement (PUE)
Use Buffers:
x
A minimum of one screening
tree per 25 linear feet of
required buffer area
Street Frontage:
x
A minimum of one tree and
five shrubs (or groundcover
subject to Table 4.100-5) per
30 linear feet of street
frontage.
x
This minimum quantity of
trees, shrubs, and vegetative
groundcover shall be located
in the street right-of-way
landscaped area. Trees shall
not be placed between the
curb/gutter and a detached
sidewalk.
x
Within the street right-of-
way, no trees are to be
planted within 25' of a street
7 | Westgate Parc
light pole.
x
Trees and shrubs may be
clustered to improve
visibility of signage and store
fronts and should be placed
in a manner that provides
shade for pedestrians.
x
Reverse street frontage. All
developments that back or
side onto a street and which
have a six-foot screening
wall constructed on the
property line shall install
within the street right-of-way
contiguous with the property
one tree and three shrubs
for every thirty (30) feet of
such reverse street frontage.
x
Groundcover placed within
sight visibility triangle areas
should adhere to the
"Drought Tolerant
Groundcover Selection For
COG ROW Sight Triangle
Areas".
Parking Areas:
x
A minimum of one tree and
two shrubs per single
landscape island
x
A minimum of two trees and
four shrubs per double
landscape island.
x
A minimum of one tree and
three shrubs per 30 linear
feet of landscape median.
light pole.
x
Trees and shrubs may be
clustered to improve
visibility of signage and store
fronts and should be placed
in a manner that provides
shade for pedestrians.
x
Reverse street frontage. All
developments that back or
side onto a street and which
have a six-foot screening
wall constructed on the
property line shall install
within the street right-of-way
contiguous with the property
one tree and three shrubs
for every thirty (30) feet of
such reverse street frontage.
x
Groundcover placed within
sight visibility triangle areas
should adhere to the
"Drought Tolerant
Groundcover Selection For
COG ROW Sight Triangle
Areas".
Parking Areas:
x
A minimum of one tree and
two shrubs per single
landscape island
x
A minimum of two trees and
four shrubs per double
landscape island.
A minimum of one tree and
three shrubs per 30 linear feet
of landscape median.
Accessory Building
Requirements
Section 35.3.200 of the Unified
Development Code will regulate.
Section 35.3.200 of the Unified
Development Code will regulate.
Parking
Section 35.4.000 of the Unified
Development Code will regulate.
Section 35.4.000 of the Unified
Development Code will regulate.
Outdoor Lighting
Section 35.4.400 of the Unified
Development Code will regulate.
Section 35.4.400 of the Unified
Development Code will regulate.
1.
Lot width is measured at front setback.
2.
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.
3.
For Single-Family Attached uses, side yard setbacks with common walls may be zero (0) feet.
8 | Westgate Parc
D. PAD Deviation Justification
The requested deviations for lot area/width, setbacks, lot coverage, and common open space are all
interrelated and are aimed to solve a single, collective problem. The Property is an infill
redevelopment site with a non-uniform shape that requires creative design solutions to address the
physical constraints of the site. Neither the R1-4 district nor the R-2 district are a perfect fit for the
proposed duplex townhome product, and while selection of the R1-4 base standards requires
greater modification, it also establishes permitted uses and a scale of development more compatible
with the surrounding area.
E. Landscape, Screening, and Walls
A Conceptual Landscape Plan for the proposed development is attached at Tab 5. All landscaping
for the proposed development shall comply with Section 35.4.100 of the Unified Development
Code, as amended over time. Landscaping shall be designed to complement the overall design
theme for the site. All materials must be included on the most recent edition of the Phoenix Active
Management Area Low Water Using Plant List.
Tree plantings in the perimeter landscape tract along the north, east, and south perimeter shall be
designed to ensure adequate screening and privacy for the adjacent single-family residents. A
variety of tree species, combined with a colorful combination of shrubs and groundcovers, will
provide an overall landscape composition of appropriate scale to enhance the overall development
and its visual impact on its surroundings. Plantings, types, locations and quantities will be required
to conform with Table B.
A Conceptual Wall Plan is attached at Tab 6, illustrating the perimeter and interior wall design for
the project. Screening, walls, and fences for the development will comply with Section 35.4.200 of
the Unified Development Code. An entirely opaque, masonry wall, with a minimum height of 6 feet,
shall be provided along the development's abutting property lines, as depicted.
PAD Findings
This request meets the PAD findings as follows:
1. Encourage creative and effective use of land and circulation systems to accommodate
changes in land development technologies.
The proposed development demonstrates an effective use of land through the redevelopment
of an underutilized property, utilizes an existing signalized intersection, and provides ample
internal circulation. The site plan contemplates 78 homes, an outdoor community amenity area,
retention, emergency access, sidewalks, and appropriate buffering. Given the unique location
and geometry of the Property, the proposed project balances best practices with existing
conditions.
9 | Westgate Parc
2. Encourage residential development to provide a mixture of housing types and designs.
The proposed development includes single family attached duplex units, which provides
diversity within an area with predominantly traditional single family homes. This new housing
product will provide a new living opportunity for various lifestyles and stages of life.
3. Encourage innovative development or redevelopment concepts for all land use types to
provide a greater variety and intensity of uses.
The redevelopment of this underutilized property will provide a greater variety in housing
product and act as a buffer for existing homes from more intense entertainment uses and arterial
roadways to the west. This proposed PAD seeks relief from Euclidian zoning districts to allow for
a thoughtful infill residential development.
4. Provide a process which relates the urban design and scale of the project to the unique
characteristics of the site.
As an infill development, the Property is impacted by land use patterns of the past while subject
to development standards of the present. The Project is intended to provide additional housing
that mitigates impacts to existing homes through maintaining a residential character with
appropriate building heights, while acting as a buffer between more intense uses and the
surrounding community.
5. Require the nature and intensity of development to be supported by adequate utilities,
transportation, drainage, and common open spaces to serve the development and to
minimize impact on existing or future adjacent development.
The development, as outlined by this narrative, will have access to adequate utilities,
transportation, drainage, and open space. The transportation impact analysis for this project
indicates that all studied intersections operate within an acceptable level of service. Additionally,
pedestrian mobility will be enhanced through an on-site sidewalk network. On-site drainage is
accommodated through two (2) retention basins located at the northeast of the project site. The
project proposes 19% common area open space, exceeding the base zone requirements of
15%.
6. Encourage development that is consistent with the policies and the guidelines established
in any specific plan and the General Plan.
As noted in the General Plan Amendment section of this narrative, this request is consistent with
the policies and guidelines of the General Plan.
10 | Westgate Parc
Architectural Design
As illustrated in the Conceptual Elevations attached at Tab 7, the proposed duplex townhomes will
be developed in multiple architectural styles with a variety of materials to ensure that the community
maintains a neighborhood feel. Pop-outs and recesses create movement in the facades along with
awnings and overhangs – some masonry and wood, others metal – to provide architectural diversity
along the internal street frontages. A mix of stacked stone and changes in color offer texture and
visual interest to street facing elevations. The composition of these features creates visual diversity
within the community, avoiding the monotony of a typical townhome development and creating a
true neighborhood feel. The development is subject to the requirements of the City's Residential
Design and Development Manual, as amended over time.
Sign Standards
Section 35.4.300 Signage of the Unified Development Code will regulate the applicable signage
criteria/review, specifically utilizing the R1-4 Zoning District’s signage regulations for this PAD.
Circulation and Access
Vehicular access to the site will be provided by the existing signalized access intersection at 91st
Avenue. As illustrated on the Conceptual Circulation Plan at Tab 8, vehicles will enter off 91st Avenue
and be provided with the option to continue ahead into the residential community via secured
electronic gates, or turn into the adjacent property to the south, if and when the adjacent property
develops, that is not included in this application. For motorists that turn into the development by
mistake, a turnaround area is provided outside the electronic gates. The looped internal private drive
providing access to the residences will be a 42-foot-wide tract consisting of a 32-foot-wide roadway
section flanked by 5-foot sidewalks. See Street Section Exhibit at Tab 9.
Secondary emergency-only access is provided via the cul-de-sac at 90th Avenue to the south of the
Property. Adequate contiguous right-of-way exists at the northern end of the cul-de-sac to provide
emergency access, which will be secured via “crash gate” and landscaped with appropriately
compacted decomposed granite and adjacent landscaping to provide a pleasant and attractive
condition for adjacent residents.
Grading and Drainage
The grading and drainage for the site will be designed to retain the 100-year, 2-hour storm event in
accordance with the City of Glendale drainage design guidelines. Storm drainage will be conveyed
via internal drain or downspouts and overland flow to the streets where it will be conveyed into either
catch basins or curb openings which will outfall to a combination of surface and/or underground
retention areas. The required storage volume will dissipate within 36 hours via a combination of
natural percolation and drywells. Any off-site drainage impacts to the site will be routed through the
site in order to maintain its historical drainage pattern.
11 | Westgate Parc
Summary
The proposed PAD is the ideal use of an infill parcel that is both surrounded by single-family homes
and adjacent to the most intense commercial district in the City of Glendale. While it is not well-suited
for new single-family detached development, the Property is perfectly positioned to create new
home ownership opportunities in the missing middle. D.R. Horton has crafted a thoughtful and
attractive residential community that appropriately balances the needs of existing residents, the
prevailing land use patterns, and the realities of the current housing market.
TAB 1
6115 N. 91st Avenue – Glendale, AZ
Aerial Map
TAB 2
6115 N. 91st Avenue – Glendale, AZ
Zoning Map
TAB 3
6115 N. 91st Avenue – Glendale, AZ
General Plan Map
SITE
TAB 4
TAB 5
TAB 6
TAB 7
DRH Properties, Inc., Broker
1,966 SQ. FT. | 4 Bed 2.5 Bath 2 Story 2 Car
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Traditions Series
SM
Elevation C
Elevation D
1,966 SQ. FT. - DRHorton.com
VW$YHQXH 5RYH\
DRH Properties, Inc., Broker
VW$YHQXH 5RYH\
1,983 SQ. FT. | 3 Bed 2.5 Bath 2 Story 2 Car
Traditions Series
SM
Elevation C
1,983 SQ. FT. - DRHorton.com
VW$YHQXH 5RYH\
Elevation D
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TAB 8
TAB 9
Master Development Plan Set
Fire Review - Standard Comments
1.Applicable Fire Code – 2024 International Fire Code (IFC) with local amendments.
2.Fire Department Permit Checklist shall be filled out and submitted with each permit application. The check list
may be found on the city web page with the commercial application form.
3.Fire Hydrants – Number and spacing shall comply with 2024 IFC.
4.Fire lanes shall be a minimum of 20 feet wide. See 2024 IFC Appendix D for specific conditions requiring
additional fire lane width.
5.Deferred plans shall be listed as deferred on the cover sheet of plans. (Ex: Sprinkler, fire alarm, gates, etc.)
6.Fire Access plans shall be submitted and include the following: fire hydrant locations, FDC locations, fire lane
width, turn radius, sprinkler riser room location, fire lane sign locations (see 2024 IFC Appendix D and detail G434),
Aerial fire apparatus access road (buildings over 30 feet), hose pull distances, etc.
7.Fire sprinkler and alarm system shall comply with 2024 IFC and local amendments.
8.The water supply for the building shall comply with 2024 IFC Appendix B. A water supply test shall be provided to
document the available water supply complies with Appendix B.
9.New buildings with unknow occupancy type or hazard classification shall comply with 2024 IFC Code
Amendment Section 903.2.13 for fire sprinkler density (.495 gpm/2000 sq.ft.).
10.Gates shall comply with Regulation 503 Fire Access Gates.
Land Development
No additional comments at this time.