Narrative

City of Glendale — Regular Meeting (2024-08-22)

Extracted text (via pymupdf) 64013 characters

Narrative
A General Plan Amendment and Rezoning to PAD
on approximately 17 acres
South of the southwest corner of
83rd Avenue and Glendale Avenue
Case No. GPA22-09 and ZON22-17

Submittal: June 30, 2022
Revised: May 16, 2024

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

Regulatory Provisions and Unified Development Code Applicability…...… 3
A.
Introduction……………………………………...……………………….……… 4
B.
Description of Proposal………………………………………………………… 5
C. Site, Location and Context.…………...............………………......…..……... 6
D. General Plan Amendment Request………………….…………………..…...
8
E.
Rezoning Request………………………………...………….......................... 10
F.
PAD Findings…………………………………………………………...………. 14
G. List of Uses……………………….…….………….……….............................
16
H. Prohibited Uses…………………………………………………………………. 18
I.
Development Standards…………….……………...…….……………………
18
J.
Design Guidelines……………………………………………...………………. 21
K.
Landscape and Design……………………………………………………….... 24
L.
Signs….…………………………..…………….……………….……………….
25
M. Amendments………………………………………….……………………….... 25
N. Conclusion……………………………..……………….………………….……. 26

LIST OF EXHIBITS

Page
A.
Vicinity Map..……………………………………….….….…..………....…….. 27
B.
Aerial……………………………………………….………….………..…...….
28
C.
General Plan Land Use Map - Existing…………………………….......…… 29
D.
General Plan Land Use Map - Proposed ……………………..........……… 30
E.
Zoning Map - Existing …………………….…………..……………...………. 31
F.
Zoning Map - Proposed………………….………………....………...………. 32
G.
Conceptual Site Plan…………………………………………………..……...
33
H.
Conceptual Typical Site Details…………………………….………………... 34
I.
Conceptual Representation Clubhouse Building …..……………...………. 35
J.
Conceptual Representation of Entry and Landscaping………...…………. 36
K.
Conceptual Representation of Entry and Landscaping………………...…. 37
L.
Conceptual Representation of Entry and Landscaping………………...…. 38
M.
Conceptual Representation of Entry……………………………………...…. 39
N.
Conceptual Representation of Entry Signage………………………...……. 40

1. Regulatory Provisions

The Glendale Recreational Vehicle Resort PAD has been prepared pursuant to Section
35.2.901-Planned Area Development (“PAD”) of the City of Glendale Unified Development Code
(“UDC”) to establish the regulatory framework for this property. This PAD is intended to be a
stand-alone document comprised of zoning regulations, including permitted uses, development
standards and design guidelines for the entire approximate 17-acre property. The PAD includes
background information to illustrate the intent and scope of the development. All images included
in the PAD are conceptual representations of the character and quality of the development.
Future plans and documents with specific designs for the future development will be processed
through the City’s process in accordance with Section 35.6.212-Design Review. Provisions not
specifically regulated by the Glendale Recreational Vehicle Resort PAD are governed by the
City’s Unified Development Code. This PAD only modifies Unified Development Code
regulations and does not modify other City Codes or requirements.

2. Unified Development Code Applicability

Unless a use or standard for development is specifically revised herein, the Unified Development
Code of the City of Glendale, Arizona as adopted and periodically amended, is applicable to the
Glendale Recreational Vehicle Resort PAD. That said, it is the intent and purpose of this PAD
to establish the permitted uses, development standards and amended provisions of the Unified
Development Code that will govern this development.

A.
INTRODUCTION

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 17-gross-acre (15.82 net)
subject site located approximately 585 feet south of the southwest corner of 83rd Avenue and
Glendale Avenue in Glendale, Arizona (see below Vicinity Map). The overall subject site consists
of 4 parcels and is identified in Maricopa County Assessor’s database as APNs:102-03-006A,
102-03-006B, 102-03-008, and 102-03-009. The property is being planned for a new
Recreational Vehicle Resort.

Vicinity Map

Paul Davis Family - Davis Enterprises, is proposing to develop the site as a Recreational Vehicle
Resort community. The Glendale Recreational Vehicle Resort features Recreational Vehicle
sites within a relaxing and quality setting that will attract and accommodate Recreational Vehicle
users visiting Glendale. The property is a perfect location for such a use to the nearby State
Farm Stadium, Gila River Arena, VAI Resort, Camelback Ranch Glendale ballpark, Desert
Diamond Casino and many nearby restaurants, sporting, and entertainment venues along the

Loop 101 corridor. The proposed Recreational Vehicle Resort community is an appropriate land
use solution for this infill site. This project would enable Glendale to tap into a segment of the
leisure and vacation market that had already grown popular in the United States and has only
become more so during the pandemic. The proposed Recreational Vehicle Resort has arterial
frontage and provides appropriate buffers to the existing residential to the South and the existing
mobile home park to the west. A row of columnar ficus buffer is planned to be installed along the
west and south property lines to provide additional screening. An 8’ high wall will be installed
along Glendale Avenue, 83rd Avenue and along the south boundary to act as an additional buffer
to the perimeter. Note that the same owner owns the Mobile Home Park immediately to the west
of the subject site.

The purpose of this request is to submit, process, and obtain approval for a Minor General Plan
Amendment and Rezoning 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) and OFC (Office) land use designations to CCC
(Corporate Commerce Center) land use designation.

The second companion request seeks PAD (Planned Area Development) zoning on the property
to allow for a Recreational Vehicle Resort community. This request seeks a rezoning from R-3
to PAD with amended development standards to allow a planned Recreational Vehicle Resort
development, which is an appropriate use next to the existing mobile home park and near the
City’s entertainment and sports corridor. Glendale Recreational Vehicle Resort is designed as a
community of Recreational Vehicle sites with landscaped open space areas and amenities to
provide guests with an attractive environment to complement their visit to Glendale. The layout
and design of Glendale Recreational Vehicle Resort faces all lots on this property inward onto
the property’s internal loop street and open space. The Recreational Vehicle Resort will be
designed to attract the owners and users of high-end recreational vehicles.

The intent of this development is to create a luxury Recreational Vehicle Resort community that
brings in tourism and sets the bar for design and quality for this area using high-quality design
features and amenities. The goal is to create a high-quality luxury development that enhances
this area of the City.

The proposed Minor General Plan Amendment and companion Rezoning requests would allow
this property the ability to develop as a Recreational Vehicle Resort next to the existing mobile
home park in a cohesively planned setting.

B.
DESCRIPTION OF PROPOSAL

The Glendale Recreational Vehicle Resort project is proposed as a gated recreational vehicle
community at the luxury level. The project offers an opportunity to create a unique vacation
destination in a beautiful setting with amenities and recreational facilities centrally located within
the Recreational Vehicle Resort site. The amenities will include an on-site park host

office/residence, a high-end clubhouse, which includes a small convenient market for guest to
purchase small necessities, office space, fitness center, community kitchen for gathering,
seating area with large screen TV with the ability to stream old and current movies, activity and
game rooms, laundry stations, showers/restrooms facilities, a large resort style swimming pool
with
seating,
BBQ,
ramada
and
lounging
area,
tot
lot,
multi-use
combination
pickleball/badminton court, putting green, horseshoe pits, bocci court, dog-park and grassed
activity area with seating. Each RV space will include: A RV parking area, an approximate 12’
wide by 20’ concrete pad for private individual guest use, an approximate 12’ wide by 20’ turf
area for private individual guest use, a minimum of 1 tree per space, and a sewer connection.
Further, a picnic table and seating will be provided at every other RV space.

The purpose of the proposed “PAD” is to create specific standards to guide the development of
the overall property of approximate 17-acres. This subject property extends from Glendale
Avenue on the north to Ocotillo Road Avenue on the south and from the 83rd Avenue on the east
over to the existing Shamrock Mobile Home Park on the west. The property enjoys approximately
655 feet of 83rd Avenue frontage.

C.
SITE, LOCATION and CONTEXT

1. Site, Location and Acreage

The subject site consists of approximately 17 gross acres (15.82 net) and four properties.
The overall property has both 83rd Avenue and Glendale Avenue frontage. The subject
property is an “L” shaped undeveloped site currently in agricultural use. This narrow portion
of the property is adjacent to Glendale Avenue, with only approximately 232 feet of width
from west to east. The portion of the property that fronts on to 83rd Avenue is approximately
655 feet wide from north to south. Most of the property is currently vacant and being used for
agriculture use. There is a single-family home located on the northwest corner of the property.
The home will be removed as part of the proposed development.

The property is generally bounded by Glendale Avenue and an existing commercial center
along the north; the existing Shamrock Mobile Home Park, along the west; an existing
residential subdivision and Ocotillo Road along the south; and 83rd Avenue and an existing
commercial center along the east.

The site enjoys excellent regional access due to its strategic location being approximately
1.6 miles east of the Loop 101 Freeway. The property also enjoys close proximity to the
Westgate Entertainment Center, nearby Tanger Outlet Mall, shopping, offices, Desert
Diamond Casino, major sports venues (Camelback Ranch, State Farm Stadium, and Gila
River Arena), Topgolf, 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 1.6 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
Vacant undeveloped land
in agricultural use and
one house.
MDR 5 (Medium Density
Residential 3.5 – 5.0
du/ac) and OFC (Office)
R-3 (Multiple Residences)
North
Glendale Avenue and
Commercial uses.
Beyond Glendale
Avenue, residential and
vacant land.
MDR 5 (Medium Density
Residential 3.5 – 5.0
du/ac) and PC (Planned
Commercial)
R1-6 PRD (Single
Residence Planned
Residential Development),
A-1 (Agricultural), and SC
(Shopping Center).
South
Single family residential.
MDR 3 (Medium Density
Residential 2.5 – 3.5
du/ac)
R1-8 PRD (Single
Residence Planned
Residential Development)
East
83rd Avenue and
Commercial uses.
Beyond 83rd Avenue,
multi-family apartments.
MDR 5 (Medium Density
Residential 3.5 – 5.0
du/ac) and PC (Planned
Commercial)
R-3 (Multiple Residences)
and SC (Shopping
Center).
West
Mobile Home Park
MDR 5 (Medium Density
Residential 3.5 – 5.0
du/ac)
R-4 MH (Multiple
Residences Mobile Home
Overlay)

D.
GENERAL PLAN AMENDMENT REQUEST

The subject site consists of four parcels. These four 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) and OFC (Office). According to the City’s zoning
maps, the subject site is zoned R-3 (Multiple Residence). The R-3 zoning that is the existing
zoning 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 develop a Recreational Vehicle Resort on the property 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) and OFC (Office) land use designations to CCC
(Corporate Commerce Center) land use designation to allow the Recreation Vehicle Resort
community.

A companion rezoning request to rezone this Property from R-3 to PAD is also being requested.
Additional information on the rezoning/PAD request is provided in the Rezoning request section
of this narrative.

General Plan-Existing

General Plan-Proposed

With the site as designed, there will be an appropriate transition between the noise and activity
of Glendale Avenue and the adjacent residential development to the south. The proposed
request is a practical and useful land use solution to an undeveloped site, especially adjacent to
the existing mobile home park.

There is a tax base and economic benefit derived by this proposal. The increased population of
new people to Glendale with an expanded income created by new tourism translates into
additional retail sales tax when residents shop and dine at local and area businesses. Future
guests will surely take advantage of the site’s close proximity to a wide variety of sporting
locations, shopping, entertainment venues and restaurants, including those at Westgate. The

City has been focused on providing hotel space around Westgate. But many families prefer to
take their hotel room with them by traveling via RV. Without a high-end RV resort for these
families to stay, Glendale is losing tourism dollars.

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 single family and surrounding multi-family use land
uses in the surrounding area. The proposed luxury Recreational Vehicle Resort 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 RV Resort site plan incorporates an 8’ high wall along the north, east and south
sides along with 25-feet-wide landscaped buffers along both 83rd Avenue and Glendale Avenue
street frontages and a 25-feet-wide setback along the south side adjacent to the existing
residential community. There is also a 10-foot-wide landscape buffer between the existing
commercial center at the northeast portion of the property and this RV Resort property. The
development standards also require a 10-feet wide landscape buffer along west property line. A
6-feet high wall is also proposed along the west side to separate this project from the existing
mobile home park. The proposed applications will allow the ability for new development, which
will fit seamlessly within the existing context.

Urban Design Element Goal UD-1 - Glendale supports visual identities and transitions
between districts and neighborhoods to provide guidance for residents and visitors
throughout Glendale.

Policy UD-1.2, The City should establish streetscape themes (such as xeriscape
plantings), open space, and/or density transition between different districts and/or
neighborhoods.

This amendment and the companion rezoning request will follow any established streetscape
theme in place along Glendale Avenue and will create a streetscape theme along its 83rd Avenue
frontage. Given the zoning request establishes setbacks it will provide sufficient landscape
buffers that act as a transition to the existing single family to the south. The GC designation will
allow for a proposed Recreational Vehicle Resort that is a compatible land use in the area and
creates a density transition between this site and the existing single family to the south. The
proposed applications will allow the ability for new development, which will transition seamlessly
within the existing developments.

Goal UD-2 – Enhance streetscapes enrich the experience of traveling through Glendale.

Through the companion rezoning request, this request provides an enhanced streetscape along
the project’s main street frontage on 83rd Avenue. It provides a 25-feet wide landscape setback
and is designed to have an attractive streetscape for those guests entering the project, those
residents living in the area, and those driving by.

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 limited Glendale Avenue
frontage and the existing developments on all sides. This minor amendment and the companion
rezoning request will allow for a Recreational Vehicle Resort community on an infill property.
This change in land use designation will convert this undeveloped site into an attractive
Recreational Vehicle Resort that will serve as a transition use. It will also support the nearby
sporting venues, retail, restaurants, 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 PAD 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 and Glendale. The project offers an opportunity to create a unique vacation
destination in a beautiful setting with amenities and recreational facilities centrally located within
the Recreational Vehicle Resort site. The proposed amendment will be compatible with the
existing single-family residential to the south and the existing mobile home park to the west and
does not adversely impact any portion of the planning area. It will create a land use that
appropriately buffers existing neighborhoods and complements the overall mix of uses in the
area. In addition, the resulting new tourism dollars resulting from the Recreational Vehicle resort
guest will support local businesses within Glendale.

E.
REZONING REQUEST

The second companion request seeks a rezoning to implement the proposed luxury Recreational
Vehicle Resort development. This request seeks to rezone the approximately 17 gross acres
(15.82 net) site from the current R-3 (Multiple Residence) to PAD (refer to Exhibit E, Zoning-
Existing and Exhibit F, Zoning - Proposed). The existing R-3 zoning on the subject site has been
in place since 1984. The R-3 zoning allows for multifamily residential development up to 16 du/ac
and building heights up to 30-feet. As mentioned, to accommodate the proposed Luxury
Recreational Vehicle Resort two requests are being filed concurrently.

This request seeks to rezone the Property to PAD zoning category to allow for a luxury
Recreational Vehicle Resort community, and reduces the intensity of what could occur under the
existing R-3 zoning by developing the site with a substantial less intense development. The
project offers an opportunity to create a unique vacation destination in a beautiful setting with
amenities and recreational facilities centrally located within the Recreational Vehicle Resort site.
With so many attractions nearby, we believe this is a desired site for a luxury Recreational
Vehicle Resort community. The conceptual master development plan shows up to 166 total RV
spaces in a variety of sizes to accommodate different RV types and models. The plans include
two different back-in space sizes, two different pull-thru spaces sizes and includes
adventure/camper van spaces. Each RV space will include: A RV parking area, an approximate
12’ wide by 20’ concrete pad for private individual guest use, an approximate 12’ wide by 20’ turf
area for private individual guest use, a minimum of 1 tree per space, and a sewer connection.
Further, a picnic table and seating will be provided at every other RV space. The amenities will
include an on-site park host office/residence, a high-end clubhouse, which includes a small
convenient market for guest to purchase small necessities, office space, fitness center,
community kitchen for gathering, seating area with large screen TV with the ability to stream old
and current movies, activity and game rooms, laundry stations, showers/restrooms facilities, a
large resort style swimming pool with seating, BBQ, ramada and lounging area, tot lot, multi-use
combination pickleball/badminton court, putting green, horseshoe pits, bocci court, dog-park and
grassed activity area with seating.

The RV Resort will provide Wi-Fi capabilities at the Clubhouse for guests to use. The RV Resort
will also provide Wi-Fi connection antennas on the property that will allow a signal to get to all
RV spaces within the subject site. The proposed zoning will help support the nearby sports,
entertainment, restaurant, and shopping venues.

The intent is to not allow long-term rental of spaces within the RV resort. Long-term stays can
be accommodated next door at the mobile home park. The rental fee structure is set up for daily,
weekly, and monthly. The rent structure is set up such that guests cannot get discounts if they
stay on a multi-month rate because it will not be offered. More expensive daily and weekly rates
during peak times will be proposed. A monthly rate that fluctuates depending on the season is
proposed and will never offer a multi-month discounted rate. This is how high-end resorts and
hotels control length of stay. Individual RV Space shall not be continuously occupied by the
same renter for more than six (6) months.

Over the past decade, there has been tremendous growth in the City of Glendale along the Loop
101 Freeway corridor and near the Westgate Entertainment Center. The area has evolved from
mostly suburban neighborhoods with corresponding suburban style retail centers and employers
into a dynamic, vibrant mixed-use area featuring professional sports and entertainment venues,
retail stores, restaurants, and other regional commercial and employment uses, including State
Farm Stadium, Gila River Arena, Topgolf, Camelback Ranch Glendale, Tanger Outlets, and the
major retail/entertainment venues in Westgate Center. This RV resort will bring more people to
those amenities, capturing more tax dollars for the City and providing alternative tourism

accommodations. RV users exist and Glendale should be capturing the spending of such users.
This proposal allows Glendale to increase its ability to do so.

Background on the Target Users for Glendale Recreational Vehicle Resort

It is estimated that 8 million U.S. households currently own Recreational Vehicles. During the
pandemic, these numbers have grown as people are looking for safe ways to vacation and are
more flexible in where they do their work.1 As the number of Recreational Vehicle owners grows,
so does the demand for new, quality Recreational Vehicle Resorts to accommodate Recreational
Vehicle users.

Recreational Vehicles range from the tow behind vehicles to the larger Class A motor homes.
Such motor homes come with high-quality appointments that rival hotel suites and range from
$100,000 up to $900,000. Retractable canopies and expandable slide outs can add up to 450
square feet of living space when parked.

Resorts for Recreational Vehicle users are routinely found in vacation spots from southern
Florida to the northern Pacific. They are an important asset to destination cities. Without such
Recreational Vehicle resorts, destination cities miss out on a segment of the leisure and retired
market that consists of people that have the desire and means to travel in the comfort of their
own home. The Glendale Recreational Vehicle Resort presents a great and timely opportunity
to tap into this market and attract visitors with expendable income to Westgate Entertainment
and other regional commercial and employment uses, including State Farm Stadium, Gila River
Arena,
Topgolf,
Camelback
Ranch
Glendale,
Tanger
Outlets,
and
other
major
retail/entertainment venues in the west valley.

1 https://www.travelandleisure.com/travel-tips/travel-trends/rv-sales-increase-coronavirus

The new casino will certainly be a target destination for many Recreational Vehicle users. And
while the City will not profit from the casino’s revenues directly, the casino delivers many
derivative benefits to the City by way of the eating, shopping, and recreating that casino users
will certainly do in Glendale.

The Developer intends to dedicate additional right-of-way and develop Glendale Avenue, 83rd
Avenue and Ocotillo Road frontages as required by the City adjacent to this subject site. 30’ half
street right-of-way will be dedicated, and construction of half street improvements will be done
along Ocotillo Road at the southeast corner of the property. The Developer will also be providing
right-of-way landscaping which meets or exceeds the City of Glendale development standards.
Except for an emergency secondary access to Glendale Avenue, no direct access to Glendale
Avenue is being proposed from the subject site. The main access will be from 83rd Avenue. The
entrance is designed to provide a grand arrival into the community. As guests enter the property
their eyes will be focused on the attractive clubhouse that is the focal point into the community
and located directly behind of the gated main entrance into the community. The Property is
designed with emphasis on a simple internal roadway system to keep the site secure. The
physical design of this subject site is dictated by the property’s size and location. A continuous
25-foot-wide landscape buffer is provided adjacent to Glendale Avenue and adjacent to 83rd
Avenue.

Other considerations have been taken into the design and layout of the proposed Recreational
Vehicle Resort site plan to ensure compatibility with the adjacent residential community. The site
plan for the site has been especially developed to place open space buffering along the project’s
southern boundary adjacent to the existing residential community. A 25-foot setback with
landscaping is proposed along the south property boundary. This proposal seeks to install a row
of Columnar Ficus along the west and south property lines to serve as a buffer to the existing
developments. It also proposes an 8’ high wall along the south, north and east boundaries.

This is a well-designed infill concept that offers the City a tourist destination 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 is compatible with the
existing developments and within this area of the City.

The new expendable income from the increased tourism generated by this proposal should
translate into additional retail sales tax when residents shop and dine at local businesses. The
proposed request is a practical and useful land use solution to a vacant site that has not been
generating taxes to the City for decades.

F.
PAD FINDINGS

Section 35.2.901. A. Purpose Statement, of the City of Glendale’s Unified Development Code
states the intent of the PAD district is to:

A.
Encourage creative and effective use of land and circulation systems to accommodate
changes in land development technologies.

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 subject property is located approximately 1.6 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 primary streets adjacent to this site (83rd Avenue and Glendale Avenue) are in and provide
excellent access to the property. The layout and design of Glendale Recreational Vehicle Resort
faces all lots on this property inward onto the property’s internal loop street and open space.
Primary access will be from 83rd Avenue with an emergency access to Glendale Avenue. The
Glendale Recreational Vehicle Resort PAD is a creative and effective land use that is a good
land use solution near the adjacent sports and entertainment corridor.

B.
Encourage residential development to provide a mixture of housing types and designs.

While not a true residential development, in the sense of permanent housing, it does provide an
alternative residential lifestyle. The Recreational Vehicle Resort lifestyle is one that brings
tourism and guests that will likely stay in their Recreational Vehicle’s while vacationing and on
this site. This is not a Recreational Vehicle storage facility; rather it is a place where Recreational
Vehicle owners come to stay. This use brings tourism and provides temporary living within their
own recreational vehicles. This use will capture a market that the city of Glendale currently does
not cater to as much as it could. We believe this PAD will help provide another excellent
opportunity for tourism and those wishing to stay near one of the City’s most vibrant and diverse
economic engines.

C.
Encourage innovative development or redevelopment concepts for all land use types to
provide a greater variety and intensity of uses.

As mentioned, this use brings tourism and provides temporary living for guest within their own
recreational vehicles. With the close proximity to the State Farm Stadium, ballparks, and
Westgate for a vacation use like this proposal we believe this is an appropriate use that fits
seamlessly within the existing context and the surrounding area. Hotels, higher density, and
entertainment uses should be in the immediate vicinity to Westgate. But as we move further out
to 83rd Avenue, vacation uses like the proposed uses are appropriate and will help the City to
capture a growing (and usually well-funded) segment of the leisure and vacation market.

D.
Provide a process which relates the urban design and scale of project to the unique
characteristics of the site.

The vision for this PAD is to provide tourism environment that supports the City’s
sports/entertainment area. The City has long wanted commercial retail, restaurants,
entertainment, hospitality, office, medical, healthcare, and employment to locate adjacent to the
Loop 101 corridor. The PAD provides a unique Recreational Vehicle Resort that helps support
the City’s vision urban vision. All new development is required to follow the PAD design criteria
and the City’s Design Review process. This will ensure City Staff sufficient review of the urban
design, scale, and character of each development as it comes forth with the overall project.

E.
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.

This proposed PAD provides a use that is consistent and compatible with the surrounding
properties. The proposed use provides adequate common open space and amenities that will
serve its guests. There are adequate utilities, transportation, drainage, and common open
spaces to serve the development.

F.
Encourage development that is consistent with the policies and the guidelines established
in any specific plan and the General Plan.

See General Plan Amendment request section in this narrative.

When consideration is given to the City’s overall vision for the Loop 101 corridor, the sporting
events venues, the nearby entertainment district, the number of restaurants and businesses in
the area, the excellent access the site enjoys to both the 101 Freeway and the arterial street
network, as well as the low intensity use next to the single-family homes adjacent to the site, this
request is appropriate for this Property. The proposed use and site’s location works well with
the nearby Westgate entertainment area and the Loop 101 corridor. This request provides a
benefit to the existing businesses and restaurants by providing tourism and expandable income
to the area. We do not want to be so close that we take away from higher density developments
and other commercial uses in the Westgate area or along the Loop 101 corridor. We are in just
the right geographical positioning.

G.
LIST OF USES

Permitted Uses.
A. Recreational Vehicle resort community, including but not limited to: Clubhouse,
Guardhouse/Check-in Kiosk, Park host office/residence, Manager’s office.
B. Residential-Multifamily dwelling.
C. Restaurants (with or without drive-thrus).
D. Retail stores:
1. General merchandising, including variety and specialty stores.
2. Food.
3. Apparel and accessories.
4. Home and office furnishings.
5. Hardware stores.
E. Professional, administrative, and business offices.
F. Medical Office, including urgent care facility.
G. Emergency medical care facility twenty-four (24) hour operations.
H. Financial institutions, real estate and insurance offices.
I. Convenience uses.
1. Retail gasoline is sold.
2. The primary business is the sale of food or drink for consumption, either on or off
premises, over a counter, or from an outdoor service window or automobile drive-thru
service window. Of the food or drink sold, at least twenty (20) percent is in disposable,
carry out, or edible containers.
3. Stores less than seven thousand five hundred (7,500) square feet where food and
drink is sold primarily for consumption off premises.
4. Car washes (self-service and/or automated).
5. Any commercial use with service designed to be accessed by occupants of a vehicle.
J. Services:
1. Personal Services.
a. Barbershops and beauty salons.
b. Small appliance repair shops.
c. Laundry, cleaning, and dry-cleaning establishments
d. Mortuaries.
K. Indoor recreational facilities.
L. Veterinary clinics, all activities within an enclosed building.
M. Appliance, furniture, and household equipment rentals.
N. Child care center.
O. Medical or dental clinics.
P. Churches.
Q. Business Schools.
R. Bar or cocktail lounge.
S. Nursing homes.

Uses Subject to Conditions.
A. Live entertainment facilities which include music by more than one (1) musician, or
dancing. Such facilities can be approved through administrative review, if the entrances
and exits to the building are located more than three hundred (300) feet from any
residential use. The dance floor may not exceed one-eighth (1/8) of the total floor area.
No adult entertainment uses permitted. The closing time of the dance floor shall be
simultaneous with the closing of the bar or cocktail lounge.
B. Seasonal sales and special events subject to the City’s UDC standards.
C. Wireless communication facilities, subject to the City’s UDC standards.

Uses Subject to Conditional Use Permit.
A. Shelter-care facilities.
B. New or used automobile, motorcycle, boat, truck, and recreational vehicle sales and
repair services.
C. Live entertainment facilities including nightclubs which include: music performed by more
than one musician, or dancing. Exits and entrances to the structure are less than three
hundred (300) feet from any existing or planned residential use. The closing time of the
dance floor shall be simultaneous with the closing of the bar or cocktail lounge. No adult
entertainment uses permitted.
D. Outdoor recreation facilities not to exceed three (3) acres in size.
E. Automotive truck/trailer or RV leasing and rental facilities where vehicles are stored on-
site.
F. Self-storage warehouses. All storage shall be within an enclosed building, except that
boats, trailers and motor vehicles may be placed in outdoor storage areas which are
separate from the buildings and screened from the view of adjacent streets by walls and
landscaping. Outside storage shall not exceed ten (10) percent of the gross site area and
shall not count towards meeting parking requirements. All service storage warehouse
facilities are to be used for storage purposes only.
G. Thrift stores, subject to the following conditions:
a. A storage area must be provided for all discarded items. All storage areas for
individual items, including collection receptacles, shall be entirely enclosed or
screened and not visible from the public right-of-way or from adjacent residential
areas.
b. All collection receptacles shall be secure from public access during nonbusiness
hours.
c. No material, goods, or merchandise may be stored outside of an approved collection
receptacle unless it is within an approved screened area.
H. Hotels and motels.
I. Lodges or fraternal associations.
J. Recreational vehicle storage facility.
K. Private recreational clubs, YMCA, YWCA.
L. Plant nurseries, limited to retail sales only.
M. Commercial parking lots which include overnight parking.

N. Auto body repair.
O. Minor auto repair including lubrication, tires, engine tune-up, washing and polishing,
brakes, muffler and maintenance of other similar accessories. This use does not include
major engine repair, radiator repair, automotive painting and body repair, or transmission
repair. All repair areas must be within an enclosed building. Service bays shall not be
visible from a public street.
P. Any single retail use that is greater than seventy-five thousand (75,000) square feet of
gross floor area.
Q. Children's residential care facility.
R. Donation centers.

Accessory Uses.
Uses which are customary and incidental to the principal use of the property.
A. Amateur radio tower.
B. Satellite earth station.

H.
PROHIBITED USES

a. Adult Oriented Businesses.
b. Automobile Sales or Storage.
c. Checking Cashing Facilities.
d. Fortune-tellers/Palm Readers.
e. Medical Marijuana establishments.
f. Pawn Shops.
g. Deferred Presentment (Pay Day Loan) Service.
h. Swap meet.

I.
DEVELOPMENT STANDARDS

The purpose and intent of these provisions is to promote and regulate the development within
the Glendale Recreational Vehicle Resort property. The Glendale Recreational Vehicle Resort
will fully comply with the Design Review criteria set forth in Section 3.600-Design Review of the
Glendale UDC or as amended herein.

The attached “Conceptual Site Plan” is an illustration of how the RV Resort 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.

Since no two-story structures are proposed along the perimeter of the property the need for large
building setbacks is not necessary to provide compatibility between uses. However, a 25-feet
wide landscape and building setback is proposed along 83rd Avenue, Glendale Avenue and
along the south property line adjacent to the existing residential. The RV Resort plan proposes
an 8-feet high wall along the north, east and south property lines and a 6-feet high wall is

proposed along the west side to separate this project from the existing mobile home park.
Furthermore, a row of trees will be planted along the south and west property lines to act as
screening and buffer next to the existing residential and mobile home park. A perimeter street
25-feet landscape buffer along the south property line will act as an appropriate separation
between existing and proposed uses.

The applicant fully intends to develop the site as a Recreational Vehicle Resort Community. The
Applicant proposes the use of the PAD zoning (“Planned Area Development”) District to develop
the site in accordance with the below Recreational Vehicle Resort Community Development
Standards. If the site is not developed as a Recreational Vehicle Resort Community, then the
development of the site shall follow either the Multifamily Residential or the Commercial, Office,
Non-Residential Development Standards Table, depending on the use.

Recreational Vehicle Resort Community – Development Standards
Use
Maximum
number
of RV
spaces
Common Lot
[1]
Dimensions,
minimum
Perimeter
Setbacks [3]
Lot
Coverage,
maximum
(% of net
common
lot area)
Building
Height,
maximum
(feet)
Common
Open
Space,
minimum
(% of net
common
lot area)
[6]
Net Lot
Area
(square
feet)
Lot
Width
(feet)
[2]
Front, Side, & Rear
(feet) [4]
Recreational
Vehicle Resort
Use
166
N/A
N/A
North along
Glendale
Avenue
25
50
36 [5]
30
North along
commercial
parcel
10
East along
83rd Avenue
25
East along
commercial
parcel
10
South
25
West
10

NOTES:
[1]
A common lot shall be the original site or lot in which permitted buildings/dwelling, multi-family uses are placed, or in
which all subsequent permitted individual lots/dwelling, single-family uses are placed.
[2]
Lot width is measured at front setback of common lot.
[3]
Individual lots within a common lot are not subject to setbacks, except interior building separation shall be as required by
the building code.
[4]
Perimeter setbacks shall increase by one (1) foot per one (1) foot increase in height over twenty (20) feet, up to a maximum
perimeter setback of twenty-five (25) feet.
[5]
Limit to three story maximum.
[6]
Applicable to multiple family residential uses only.

Multifamily Residential – Development Standards
Use
Density,
Maximum
(dwelling
units/
gross
acre)
Common Lot [1]
Dimensions,
minimum
Perimeter
Setbacks
[4]
Lot
Coverage,
maximum
(% of net
common
lot area)
Building
Height,
maximum
(feet)
Common
Open
Space,
minimum
(% of net
common
lot area)
[8]
Net Lot
Area
(square
feet)
Lot Width
(feet) [3]
Front, Side,
& Rear
(feet)
Multifamily
Residential Use
16
2,720 [2]
N/A
20 [5] [6]
50
36 [7]
30

NOTES:
[1]
A common lot shall be the original site or lot in which permitted buildings/dwelling, multi-family uses are placed, or in
which all subsequent permitted individual lots/dwelling, single-family uses are placed.
[2]
Minimum Net Lot Area per Dwelling Unit (square feet).
[3]
Lot width is measured at front setback of common lot.
[4]
A perimeter setback shall be provided for the common lot only. Individual lots within a common lot are not subject to
setbacks, except interior building separation shall be a minimum of ten (10) feet unless otherwise stated herein or as
required by the building code.
[5]
Perimeter setbacks shall increase by one (1) foot per one (1) foot increase in height over twenty (20) feet, up to a maximum
perimeter setback of twenty-five (25) feet.
[6]
When adjacent to a Single Residence Zoning District, regardless of height, base side and rear perimeter setbacks shall
be increased by ten (10) feet.
[7]
Limit to three story maximum.
[8]
Applicable to multiple family residential only.

Commercial, Office, Non-Residential - Development Standards
Use
Density,
Maximum
(dwelling
units/
gross
acre)
Lot Dimensions
Minimum Setback [1]
Building
Height,
maximum
(feet)
Common
Open
Space,
minimum
(% of net
lot area)
Net Lot
Area,
minimum
(square
feet)
Net Lot
Area,
maximum
(square
feet)
Front
(feet)
Side
(feet)
Street
Side
(feet)
Rear
(feet)

Commercial,
Office, Non-
Residential
N/A
N/A
N/A
30
60 [2]
25
60 [2]
30 [3]
20

NOTES:
[1]
Building setbacks along arterial streets shall be as stated or a minimum of one (1) foot for each one (1) foot of building
height, whichever is greatest, unless alternatively specified below.
[2]
Building setbacks shall be sixty (60) feet when adjacent to residential uses, fifteen (15) feet when adjacent to
nonresidential uses.
[3]
Additional height may be permitted subject to the following. Side and rear building setbacks shall increase two (2) feet for
every one (1) foot of building height over thirty (30) feet when adjacent to a residential use or one (1) foot of additional
setback for every one (1) foot of building height when adjacent to a non-residential use. Maximum height shall not exceed
fifty-six (56) feet. Any building height above fifty-six (56) feet shall require approval of a conditional use permit.

Off-Street Parking.
Shall comply with the City of Glendale Unified Development Code, Section 35.4.00 through
35.4.13 or as approved herein.

J.
DESIGN GUIDELINES

The provisions of this section seek to create a foundation for design that will ensure development
of an attractive, high-quality project. The design of buildings within the overall development will
be complementary to create a harmonious style. This will be accomplished through the use of
compatible materials and colors and architectural character. The design guidelines and
standards proposed herein are intended to provide an overall vision for the character of the
project. As earlier noted, the site layout, landscape and buildings are subject to separate Design
Review approval as outlined in the “Design Review” Section of the Unified Development Code,.

Materials

A. Approved materials include the following list, unless otherwise
expanded with approval by the Planning Division:
 Common clay brick
 Granite
 Marble, or other natural stone
 Tile cladding
 Concrete masonry unit (provided that surfaces are integrally
colored, painted, stained, or have attractive exposed aggregate
which must be approved as to color and texture)
 Architectural metal
 Stucco or plaster (synthetic systems simulating stucco or plaster
are permitted)
 Concrete, pre-cast or poured in place
 Glass
 Metal panels and/or trim
 Metal and composite panels
 Metals (polished and rusted)
 Perforated metals and meshes
 Stucco
 Exposed finished structural steel
 Stone
 Masonry
 Green-Screen or Green walls including trellises to reduce
excessive radiant heat in pedestrian areas.
 Other materials as approved by the Planning Division

Materials (cont.)
B. Covered Parking Canopies Finishes.
1. Roof, Sloped: Metal roof deck with metal eaves
2. Steel Elements (columns): Paint to match building main color.

C. Any pitched roof structure shall use concrete tiles, “pre-finished”
metal roofing or other acceptable material as approved by Planning
Division. Flat roofs shall be non-reflective material (minimum SRI of
78 for non-occupiable roof patios).

Amenities

The Recreational Vehicle Resort Development must provide the
following amenities, such as, but not limited to the following:
 Park host office/residence.
 A high-end clubhouse, which includes a small convenient market
for guests to purchase small necessities and seating area with
large screen TV with the ability to stream old and new movies.
 Office space.
 Fitness center.
 Community Kitchen for gathering.
 Activity and game rooms .
 Seating area with large screen TV with the ability to stream old
and current movies.
 Laundry stations.
 Showers/restrooms facilities.
 A large resort style heated swimming pool with seating.
 Spa.
 BBQ.
 Ramada and lounging area.
 Tot lot.
 Multi-use combination pickleball/badminton court.
 Putting green.
 Horseshoe pits.
 Bocci court.
 Dog-parks.
 Grassed Activity Area with Seating.
 Wi-Fi capabilities is encouraged to be provided at the Clubhouse
 Other form of amenity as approved by the Planning Division.

RV Space
Design

 A picnic table and seating will be provided at every other RV space.
 Full 30/50 amp hook-up shall be provided.

Each RV space will include:
 An approximate 12’ wide by 20’ concrete pad for private individual
guest use.

RV Space
Design (cont.)
 An approximate 12’ wide by 20’ turf area for private individual guest
use.
 A minimum of 1 tree per space.
 A sewer connection.

Each Adventure/Camper Van spaces will include:
 An approximate 10’ wide by 10’ concrete pad for private individual
guest use.
 An approximate 10’ wide by 10’ turf area for private individual guest
use.
 A minimum of 1 tree per space.

Paving
Materials
Design
Pedestrian crossing area shall have a different color, texture, or material
to define these areas with one of the following methods:
 Stamped concrete or asphalt
 Interlocking concrete pavers
 Stained concrete
 Integral colored concrete
 Or other acceptable method as approved by the Planning Division
 All materials within the Pedestrian crossing shall meet ADA
requirements and may not create a significant noise issue with
vehicle traffic

Walls/Fences

Thematic walls and fences shall be utilized to provide a cohesive project
as approved by the Planning Division. Up to 8-feet tall wall is permitted.
Approved wall materials include the following list, unless otherwise
approved by the Planning Division:
 8’ high wall shall be installed along Glendale Avenue, 83rd Avenue
and along the southern boundary if developed as an RV Resort. If
developed other that RV Resort wall height is subject to Design
Review.
 Metals, wrought iron, view fencing, steel tube (polished and
rusted)
 Perforated metals and meshes
 Architectural masonry products as cmu, integral color cmu,
textured cmu
 Architectural masonry bricks and veneers
 Architectural metal works, stand alone or integrated into masonry
walls
 Stucco or synthetic applied to all exposed surfaces of masonry
cmu
 Poured in place concrete works

Lighting Design
All lighting shall comply with Section 26.5 Outdoor Lighting Controls of the
City of Glendale’s Municipal Code.

All exterior lighting on the site is to be shielded from view of the light source
off-site to the extent feasible. Parking lot fixtures and wall lights shall not
exceed 25-feet in height.

Main Project
Entry Point
Main project entry point shall be created to convey the identity of the
development. The main project entry point shall be designed as part of the
overall development and shall be part of the Design Review application
when that portion of the property is submitted to the City for review and
approval.

K.
LANDSCAPE and DESIGN

These landscape guidelines are intended to provide the framework for the development of the
overall landscape character for the Glendale Recreational Vehicle Resort property. 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 buffer to the existing
adjacent developments.

A 25-feet wide landscape setback shall be provided along 83rd Avenue and Glendale Avenue
frontage. A continuous landscape strip is provided adjacent to 83rd Avenue and Glendale
Avenue. The main entrance to the Glendale Recreational Vehicle Resort property is from 83rd
Avenue and is flanked by two landscape tracts to create a pleasant, open, and attractive sense
of arrival to this community.

Landscaped Area Along Street Frontage
Landscaped areas along street frontages shall be contoured or bermed when possible, to
provide variations in grade, visual relief, and more pleasing aesthetic value. All Recreational
Vehicle spaces shall be screened from street view by a decorative wall not less than six (6) feet
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
The southern and western perimeters shall be developed to create a dense tree canopy or
landscape hedge with a consistent look. The western and southern perimeters shall have a row
of columnar ficus (or as approved by the Planning Division) themed tree landscape appearance.
The northern, eastern, and south street 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 all site western and southern perimeters.

Landscape Setbacks
Minimum Perimeter Landscape
Setbacks
North along Glendale Avenue
25-feet
North along commercial parcel
10-feet
East along 83rd Avenue
25-feet
East along commercial parcel
10-feet
South
25-feet
West
10-feet

L.
SIGNS

Signs shall conform to all provisions defined by Sections 7.100-Signs through Section 7.110-
Digital Billboard Signs of the City of Glendale Unified Development Code,, as amended over
time. The RV Resort use and non-commercial uses shall comply with the City non-residential
signage requirments. If the property is developed as multifamily, signage shall comply with the
City’s multiple residence signage criteria. 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.

M.
AMENDMENTS

The following provisions are intended to provide criteria for Administrative Interpretations and
for the determination of a Major Amendment or Minor Amendment.

Administrative Interpretations

On occasion, it may be necessary to request a formal or informal interpretation from the City of
Glendale Planning Administrator related to the implementation and/or interpretation of the
project intent, use, or development standards as may be applicable to the interpretation of the
provisions of the City of Glendale Unified Development Code or to the interpretation of the intent
of narrative descriptions/statements contained in this PAD application. Such requests for
interpretation to these provisions will be made in written form to the City of Glendale Planning
Administrator, or his/her designee, by the Master Developer or the property owner.

Major Amendments

 A Major change is a substantial alteration to the “List of Uses” of the Property as set forth
in this PAD, as deemed to be substantial by the Planning Administrator or his/her
designee. Major Changes shall comply with the procedural/public hearing requirements

set forth in City of Glendale Unified Development Code and State Statute.

Minor Amendments

The City of Glendale Planning Administrator or his/her designee may allow minor changes to the
PAD, provided that such proposed changes do not rise to the level of a major change as outlined
above. Minor Amendment shall be acted upon administratively by the Planning Administrator, or
his/her designee. Unless otherwise required by law, those changes determined to be Minor by
the City shall not require public notice or public hearings. The following items shall be considered
as minor changes to the PAD:

 Changes in configuration of individual development parcels to include modifications to
boundaries as long as there is no net loss of open space allowable within the PAD.

 Any minor alterations to the PAD narrative which does not directly impact the health,
safety, and welfare for any adjacent property owner or that of the general public as
determined by the Planning Administrator, or his/her designee.

 Changes or modifications in any development standards (e.g. building setbacks, building
height, open space, etc.) by less than 10% in order to accommodate for unique
circumstances or specific site constraints, so long as the change does not conflict with
the City of Glendale Building Code.

 Any analogous interpretations of the List of Uses of the property as set forth in the PAD,
as determined by the Planning Administrator or his/her designee.

 Minor modifications or adjustment to internal driveway alignments and/or parcel
configuration so long as the proposed modification does not change the overall intent of
the PAD.

 Other changes not identified above, but deemed appropriate by the Planning
Administrator, or his/her designee, as long as the change does not impact the general
health, safety, and welfare of the residents of the City of Glendale and does not impact
the overall intent of the approved PAD.

Upon the approval of any proposed amendment to the Planned Area Development (PAD), the
amendment shall be attached to the PAD as an addendum and shall become a part thereof.

N.
CONCLUSION

This project is an appropriate solution for this L-shaped parcel that sits adjacent to the existing
mobile home park on the west, 83rd Avenue on the east, single-family residential on the south,

and wraps around commercial uses. The heights will be limited by the very nature of the use,
which will protect the privacy of the neighbors to the south, and it will be compatible with the
commercial use and the mobile home park next door.

This project would enable Glendale to tap into a segment of the leisure and vacation market that
had already grown popular in the United States. The vision for this PAD is to provide a tourism
environment that supports the City’s sports/entertainment area. Future guests will surely take
advantage of the site’s close proximity to a wide variety of sporting locations, shopping,
entertainment venues and restaurants, including those at Westgate. There is a tax base and
economic benefit derived by this proposal.

Paul Davis Family - Davis Enterprises, is proposing to create an exceptional project that offers
an opportunity to create a unique and relaxing destination in a beautiful setting. The on-site
amenities will also act as an attraction to higher-end users. These amenities will include an on-
site park host office/residence, a high-end clubhouse, which includes a small convenient market
for guests to purchase small necessities, office space, fitness center, community kitchen for
gathering, seating area with large screen TV with the ability to stream old and current movies,
activity and game rooms, laundry stations, showers/restrooms facilities, a large resort style
swimming pool with seating, BBQ, ramada and lounging area, tot lot, multi-use combination
pickleball/badminton court, putting green, horseshoe pits, bocci court, dog-parks and grassed
activity area with seating. The development of the site will create a luxury Recreational Vehicle
Resort community that brings in tourism and sets the bar for design and quality for this area of
the City and one that we feel will enhance this area of the City. 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)(RV RESORT)(3rd Sub)(FINAL)_5.16.2024.docx

EXHIBIT A - VICINITY MAP

EXHIBIT B - AERIAL

EXHIBIT C – GENERAL PLAN LAND USE MAP - EXISTING

EXHIBIT D – GENERAL PLAN LAND USE MAP – PROPOSED

EXHIBIT E – ZONING MAP – EXISTING

EXHIBIT F – ZONING MAP – PROPOSED

EXHIBIT G – CONCEPTUAL SITE PLAN

EXHIBIT H - CONCEPTUAL REPRESENTATION OF TYPICAL SITE DETAILS

EXHIBIT I - CONCEPTUAL REPRESENTATION OF CLUBHOUSE BUILDING

EXHIBIT J - CONCEPTUAL REPRESENTATION OF ENTRY AND LANDSCAPING

EXHIBIT K - CONCEPTUAL REPRESENTATION OF ENTRY AND LANDSCAPING

EXHIBIT L - CONCEPTUAL REPRESENTATION OF ENTRY AND LANDSCAPING

EXHIBIT M - CONCEPTUAL REPRESENTATION OF ENTRY

EXHIBIT N - CONCEPTUAL REPRESENTATION OF ENTRY SIGNAGE