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NARRATIVE REPORT
FOR
GAMBLER’S ROW
Case no. Z2022171
Prepared:
Aug 9, 2022
Revisions:
Mar. 06, 2023
Dec. 21, 2023
Prepared by:
HUITT-ZOLLARS, INC.
5050 N 40TH STREET
SUITE 100
PHOENIX, AZ
85018
602.252.8384
johnmireles@huitt-zollars.com
Jan 4, 2023
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NARRATIVE REPORT
GAMBLER’S ROW
Table of Contents
1 PURPOSE OF REQUEST ......................................................................................... 1
2 LOCATION ........................................................................................................... 1
3 PROJECT DESCRIPTION ........................................................................................ 1
4 PROJECT DEVELOPMENT STANDARDS .................................................................... 7
5 LIGHTING ............................................................................................................ 9
6 SIGNAGE ........................................................................................................... 10
7 DEVELOPMENT SCHEDULE .................................................................................. 10
8 MANURE HANDLING............................................................................................ 10
9 DUST CONTROL ................................................................................................. 10
10 RELATIONSHIP TO SURROUNDING PROPERTIES ................................................... 11
11 CIRCULATION SYSTEMS ...................................................................................... 11
12 PARKING ........................................................................................................... 12
13 COMMUNITY FACILITIES AND SERVICES ................................................................ 13
14 PUBLIC UTILITIES AND SERVICES ......................................................................... 13
15 NOISE…………………………………………………………………………………………..14
16 AVIATION………………………………………………………………………………………15
Reference Plans
Site Plan
Lighting and Sound Exhibit
Aviation Exhibit
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GAMBLER’S ROW
1 PURPOSE OF REQUEST
Wickenburg is about twenty-five miles east of the subject project. Wickenburg
advertises itself as the team roping capital of the world. They may be right. Thousands of
people travel to Wickenburg during the winter season to participate in team roping events. The
owner wishes to construct a facility for equine events that require cattle such as team roping,
cutting, working cow horse and others as well as a RV Park. The proposed name of the facility
is Gambler’s Row.
2 LOCATION
Gambler’s Row proposed location will be adjacent to the west side of Eagle Eye Rd.
about 1,485 feet south of the intersection of Pete Road and Eagle Eye Road in Section 34,
Township 7N, Range 9W. It will occupy APN 506-06-061C completely. The proposed Gambler’s
Row is also located east of, and adjacent to a proposed forty-five lot subdivision being
developed by the owner of Gambler’s Row under subdivision case number S2022008.
3 PROJECT DESCRIPTION
Gambler’s Row will consist of two outdoor arenas, one indoor arena, cattle holding
pens, cattle sorting pens, parking areas, areas for retail and concession vendors, public
restrooms, RV parks, RV park comfort stations, RV park office, horse stalls, facility shop and hay
storage. The RV Park will be owned and operated by the owner of Gambler’s Row. Gambler’s
Row will see seasonal usage. The season starts in October and ends in March. Events are
planned for daylight hours. On occasions, due to participants beyond expectation, events may
last into the evening hours. That is why the outdoor arenas have lighting. The Maricopa County
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NARRATIVE REPORT
GAMBLER’S ROW
outdoor noise regulations will be followed. Also, all PA system speakers will be pointed in a
southerly direction toward vacant land.
3.1
RV Park
Two RV Parks are proposed for Gambler’s Row referred to as the West RV Park
and the East RV Park. The West RV Park consists of 95 spaces and two comfort
stations. The East RV Park consists of 45 spaces and one comfort station. The
RV Parks will be owned and operated by the owner of Gambler’s Row as a part
of the equine event facility. The comfort stations will contain restrooms,
showers and laundry facilities. The comfort stations are for the exclusive use
of the RV Park residents. They are not public restrooms. All of the spaces are
pull-throughs and angled at 45° to all streets. The RV Park interior streets are
all one way with proposed construction matching paragraph 11.0 below. A
check in booth / office is also provided. See the table below for estimated
occupancy. The RV Park is for event participants. The lower summer season
occupancy corresponds with the lower number of events as shown in the
indoor arena event table in Paragraph 3.2 and a lower number of participants
per event.
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GAMBLER’S ROW
RV Park Annual Occupancy
Estimates
Total Spaces140
RV Park
Occupied
Month
% Full
Spaces
1
90%
126
2
90%
126
3
75%
105
4
45%
63
5
15%
21
6
15%
21
7
15%
21
8
15%
21
9
45%
63
10
75%
105
11
75%
105
12
90%
126
Annual Occupancy
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GAMBLER’S ROW
3.2
Arenas
Two outdoor arenas are proposed as shown on the site plan. Gambler’s Row
will see seasonal usage. The outdoor arenas season starts in September and
ends in April. The following table shows scheduled events for these arenas.
Outdoor Arenas Events per Year
Events
Events
Month
per week
per
month
1
4
16
2
4
16
3
4
16
4
2
8
5
0
0
6
0
0
7
0
0
8
0
0
9
2
8
10
4
16
11
4
16
12
4
16
Total per Year
112
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One indoor arena is proposed as shown on the site plan. Gambler’s Row will
see seasonal usage. The indoor arena season starts in April and ends in
September. The following table shows scheduled events for this arena.
Indoor Arena Events per Year
Events
Events
Month
per week
per
month
1
0
0
2
0
0
3
0
0
4
1
4
5
1
4
6
1
4
7
1
4
8
1
4
9
1
4
10
0
0
11
0
0
12
0
0
Total per Year
24
3.3
Additional Accessories
3.3.1
Horse stalls are proposed for rent by RV Park residents and horse
owners from off site. Each stall will be provided with a water supply. See
the site plan for the water system layout.
3.3.2
Proposed events require cattle. The cattle will require turn out
pens, holding pens, sorting pens, sorting/feeding alley and shipping pens
which are all provided on the site plan.
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3.3.3
Hay storage for cattle feeding and purchase by horse stall
renters is provided.
3.3.4
An area is provided south of the east outdoor arena for trailers
owned by retail vendors and concessioners. Water and power will be
provided for these trailers which do not belong to the Gamblers Row owner
and will be hauled in and out for events.
3.3.5
Public Restrooms are proposed for the two outdoor arenas and
the indoor arena. The proposed restrooms for the outdoor arenas will be
pre-fabricated using 40' by 8' shipping containers, shipped to the site and
installed. The two restrooms for the indoor arena will be constructed
within the foyer of the indoor arena.
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4 PROJECT DEVELOPMENT STANDARDS
4.1
The subject property is currently zoned RU-43. Lots are not being
created nor will lots be sold. See the table below for proposed standards.
Rural 43 Regulations (MCZO Section 503)
Maximum Building Height (Feet)
30
Minimum Yard Regulations:
Front
40
Rear
40
Interior Side
30
Street Side
20
Minimum Lot Area (SQ. FT.)
43,560
Minimum Lot Width (Feet)
145
Minimum Lot Area per dwelling Unit (SQ. FT.)
43,560
Maximum Lot Coverage (% of Lot)
25%
4.2
A portion of the proposed development under this SUP application will
be used for a RV Park with 140 spaces and three comfort stations. See the site
plan. The proposed RV Park is for the exclusive use of pickups pulling horse
trailers with living quarters. Typical travel trailers, motorhomes and mobile
homes will not be allowed. See the table below for the proposed standards.
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MCZO Article 1203.1 Recreational Vehicle Park Standards
MCZO
Proposed
1203.1.1.
RV Spaces (1)
Minimum area
sf
3,000
1,740
Minimum average width
ft
44
30
1203.1.2.
RV's will conform to required setback & County plumbing & health codes.
1203.1.3.
RV Setbacks
Space boundaries
ft
5
5
Lot lines or screening
ft
10
10
1203.1.4.
RV Setbacks
Other RV's and buildings
ft
10
10
1203.1.5.
RV Setbacks
Front lot line clear area
ft
10
10
Side street lot lines
ft
10
10
1203.1.6.
Comfort stations will comply with MCHD and MCES requirements.
1203.1.7.
The streets bounding the SUP site will be constructed to MCDOT standards.
1203.1.8.
Design and construction of on and off site drainage improvements will be in accordance with the
requirements of MCDPD and the Flood Control District.
1203.7.9.
Fire protection will be provided by the Aguila Volunteer Fire Dept. and their requirements will be
met.
1203.1.11.
RV Park Interior Roadways (2)
Width
ft
26
16
Surfacing
2" AC over
4" ABC
1" of 3/4" rock
over compacted
native material
1203.1.12.
RV Park Screening (3)
Suitable planting height
ft
6
6
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1203.1.14.
A licensed engineer shall certify the completion of the RV Park in accordance with the approved
development plan.
1203.1.15.
There are no subdivision lots of any kind within the SUP.
1203.1.16.
There is no access to any of the RV spaces from a public street.
1203.1.17.
RV Park residents have access to all SUP facilities for recreation.
1203.1.18.
RV Park signs shall comply with Chapter 14, Article 1406 of the MCZO.
1203.1.19.
Parking in the RV Park shall comply with Chapter 11, Article 1102.
1203.1.20.
RV Park lighting will reflect away from adjoining rural or residential zoning
districts and comply with any adopted County Outdoor Lighting Ordinance.
(1) The proposed RV Park is for the exclusive use of pickups pulling horse trailers with
living quarters. Typical travel trailers, motorhomes and mobile homes will not be allowed.
(2) All of the RV spaces are pull-throughs and angled at 45° to all streets. The RV Park
interior streets are all one way with proposed construction matching paragraph 11.0 below.
(3) The proposed screening is irrigated bamboo pruned to a height of six feet, irrigated
and planted to a thickness that will screen the RV park.
5 LIGHTING
Exterior lighting will consist of stadium type lighting for the outdoor arenas and wall
mounted lighting on the exterior of the indoor arena. All will be LEDs purchased and installed
in accordance with the Maricopa County Zoning Ordinance Section 1112. Exterior lighting will
face downward and be provided with extra shielding to confine illumination to the arenas.
Lighting will be one quarter mile from any residences. See the Lighting and Sound Exhibit.
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6 SIGNAGE
One sign is proposed at the main entrance which is from a new street called Gambler’s
Way. This sign will conform to Section 1402 of the Maricopa County Zoning Ordinance.
7 DEVELOPMENT SCHEDULE
Construction of Phase 1 of the facility is planned to start in the Fall of 2023 and be
completed in the Spring of 2024. Construction of Phase 2 is planned to start in the Spring of
2024 and be completed in the Fall of 2024.
8 MANURE HANDLING
Manure in horse stalls will be removed daily, deposited in dumpsters and hauled to a
local farm for fertilizer. Manure in the cattle sorting pens will be removed after each event,
deposited in dumpsters and hauled to a local farm for fertilizer. The density of the cattle in the
holding pens will preclude manure removal. The size and number of dumpsters will be
selected for weekly hauling and dumping.
9 DUST CONTROL
Two, 4,000-gallon water trucks will be used to constantly water all interior streets, RV
parks and parking areas on event days. Prior to each event day, 1,100 gallons of water per acre
will be applied to these areas. On other non-event days, water will be applied to these areas
as needed. A dust palliative will be applied to all areas where water applications alone are
inadequate to control dust. Arenas will be kept moist to provide optimum footing for horses
moving at high speeds as practiced at racetracks.
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10 RELATIONSHIP TO SURROUNDING PROPERTIES
This proposed project is adjacent to and west of Eagle Eye Road about 1,485 feet south
of Pete Road. The property to the north between this project and Pete Road (506-06-061D)
belongs to the owner of this project, is zoned RU-43 and is un-developed and vacant. The
property to the south (506-06-059A) belongs to the owner of this project, is zoned RU-43 and is
undeveloped and vacant. The property to the west (506-06-060) belongs to the owner of this
project, is zoned RU-43 and is undeveloped and vacant. The owner of this project proposes to
develop a 45 lot subdivision on this property under subdivision case number S2022008. The
property to the east, on the east side of Eagle Eye road (506-06-062) is zoned RU-43 and is
undeveloped and vacant.
11 CIRCULATION SYSTEMS
11.1 A separate Traffic Impact Analysis (TIA) was prepared for the facility and the
proposed 45 lot subdivision to the west of and adjacent to the facility. The TIA
is enclosed with the SUP application package.
11.2 The proposed construction of interior streets is compacted native material
overlain with 1.0” of 3/4" minus crushed rock. The proposed drainage channel
crossings are at grade crossings. There will be more horse traffic on the interior
streets than vehicle traffic. The proposed street construction will be far less
conducive to legs injuries than pavement. In addition to the pickups hauling
horses and cars with spectators traveling to and from events, there will be
tractor trailer rigs entering and leaving Gambler’s Row with cattle and hay. A
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separate entrance for these rigs is provided on the west side of Gambler’s Row.
At the peak of the season there will be 2.0 hay trucks and 1.0 cattle trucks
entering and leaving per week.
11.3 The main access to the site is on the south side of the east parking lot from a
new street called Gambler’s Way. Access to the site by hay and cattle truck is
on the west side, north of the RV Park from 519th Avenue. There are no interior
rights-of-way.
12 PARKING
The event that will draw the most participants will be team roping. The largest event is
expected to consist of 1,050 teams. Article 1102.1 of the Ordinance requires one parking space
per 200 square feet of floor area. There is no floor area since the indoor arena is an arena for
equine event use. There will be bleachers measuring 20 ft by 200 ft at each arena. 3 arenas *
20 ft * 200 ft is 12,000 square feet. At one parking space per 200 square feet, 60 parking spaces
would be required. 298 parking spaces are being provided because parking is needed for
participants more than spectators. Rancho Rio, a similar facility in Wickenburg, has the largest
events with the most participants. It has two outdoor arenas and six total acres of parking.
Gambler’s Row will have three arenas and 15 acres of parking. Parking spaces are restricted to
event participants and spectators. There is no public parking. Sheet 2 of the plans shows the
layout of the RV spaces with one vehicle parking space per RV space.
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13 COMMUNITY FACILITIES AND SERVICES
Telephone
Table Top Telephone Co.
Internet
Table Top Telephone Co.
Police
Maricopa County Sheriff’s Office
Fire Protection
Aguila Volunteer Fire Dept.
Elementary School Aguila Elementary School
High School
Wickenburg Consolidated or
Bicentennial Union
Refuse
CR&R Environmental Services
14 PUBLIC UTILITIES AND SERVICES
14.1
The potable water provider is Aguila Water Services, Inc. (AWS), a
private water company regulated by the Corporation Commission. AWS has a
main of various sizes under Pete Road from Eagle Eye Road approximately
3,900 feet west. The largest pipe size in the main is 4 inch. It is proposed that
the entire main be converted to 4 inch pipe and extended along Pete Road to
the Northwest corner of Section 34.
14.2
The owner of Gambler’s Row is developing a proposed 45 lot
subdivision west of and adjacent to Gambler’s Row under subdivision case
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GAMBLER’S ROW
number S2022008. It is proposed that the re-built main under Pete Road feed
a new water storage tank located on the south side of Pete Road within the
subdivision as part of a satellite system that will serve the subdivision and
Gambler’s Row. The storage tank will discharge, through pressure pumps, to
mains flowing south within the subdivision to a main within the Section 34
east-west mid-section line road, Gambler’s Way, which will feed Gambler’s Row
to the east.
14.3
There are no wastewater treatment facilities within 30 miles of the
subject project. Wastewater collection, treatment and disposal will be by on
site systems.
14.4
There will be up to 820 head of horses and cattle housed at Gambler’s
Row. In addition, Gambler’s Row will consume up to 31,000 gallons of water
per day for dust control. This water is not required to be potable. A separate
water system, not connected to the potable system, will be constructed to fill
these water needs. The system will include a well, water storage, pressure
pumps and a water distribution system.
14.5
The Aguila Volunteer Fire Department provides local fire protection.
Gambler’s Row will provide fire hydrants, water mains, water storage and
pressure pumps in accordance with their requirements.
14.6 Electricity will be provided by Arizona Public Service.
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GAMBLER’S ROW
15 NOISE
A public address system will be used to direct events in the outdoor arenas. All speakers
will be directional and mounted on the north side of the arenas, on the light poles, pointing to
the south to prevent noise projection to the north toward residential areas. The speakers will
be one quarter mile south of residences. See the Lighting and Sound Exhibit.
16 AVIATION
Two north – south runways are located in the vicinity of the SUP area. See the Aviation
Exhibit. The south end of the Sampley runway is more than half mile north of the SUP area.
The Eagles Roost runway is one quarter mile north of and one-half mile east of the SUP area.
Structures are within the Runway Protection Zone of the south end of the Sampley runway and
the north end of the Eagles Roost runway. A review of FAA Circulars revealed no FAA violations
caused by proposed construction within the SUP area.
5050 N 40th St Suite 10 | Phoenix, AZ 85018
Office (602) 252-8384
www.huitt-zollars.com
GAMBLER'S ROW
LIGHTING AND SOUND EXHIBIT
5050 N 40th St Suite 100 | Phoenix, AZ 85018
Office (602) 252-8384
www.huitt-zollars.com
GAMBLER'S ROW
AVIATION CLEARANCE EXHIBIT
Alvin Rd
Eagle Eye
Rd
523rd Ave
507th Ave
Pete Rd
301 W. Jefferson St., Suite 170, Phoenix, Arizona 85003, (602) 506-3601
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Maricopa County OET, GIS Division, 1/3/2024
Ü
1,000
0
1,000
500
Feet
Opposition and Support
Z2022171
Parcel
Subject Parcel
300' Buffer
Opposition Parcel
Supporting Parcel
All Opposition Parcels
All Supporting Parcels
300' Buffer Interior
300' Buffer Selection
Eligible parcels: 7
Supporting parcels: 5
Opposition parcels: 0
Supporting parcels sq ft: 2,171,748
Opposition parcels sq ft: 0
Subject parcels sq ft: 3,251,158
All area inside the 300' buffer:
5,909,204
All area inside the 300' buffer -
excluding subject parcel,
ROW and excluded parcels: 2,658,046
sq ft
No-response parcels sq ft: 0
Super Majority opposed parcel acres:
0%
Super Majority opposed parcel number:
0%